Brandywine Realty Trust Announces Fourth Quarter and Full Year 2010 Earnings

RADNOR, Pa., Feb. 16, 2011 /PRNewswire/ -- Brandywine Realty Trust (NYSE: BDN), a real estate investment trust focused on the ownership, management and development of Class A, suburban and urban office properties in the mid-Atlantic region and other selected markets throughout the United States, today reported its financial and operating results for the three and twelve-month periods ended December 31, 2010.  

"2010 marked another year of solid business plan execution," stated Gerard H. Sweeney, President and Chief Executive Officer of Brandywine Realty Trust.  "Despite market challenges, we achieved record leasing activity of nearly 4.2 million square feet, better than expected tenant retention and stable operating margins.  We closed $52.6 million of asset dispositions and $157.1 million of acquisitions and investments, positioning the company for future growth.  In 2010, we issued 5.7 million shares under our 15.0 million share continuous equity program and 7.1 million units in our Three Logan Square acquisition, raising approximately $150.0 million of equity capital to further strengthen our balance sheet and enhance our liquidity.  Furthermore, based on favorable execution of initial elements of our 2011 business plan, we are raising our FFO guidance to a range of $1.26 to $1.34 per diluted share."

Financial Highlights - Fourth Quarter

• Net loss allocated to common shares totaled ($7.0 million) or ($0.05) per diluted share in the fourth quarter of 2010 compared to ($6.1 million) or ($0.05) per diluted share in the fourth quarter of 2009.  Our weighted average diluted share count increased to 134.4 million shares in the fourth quarter of 2010 from 128.6 million shares in the fourth quarter of 2009.
• Funds from operations available to common shares and units (FFO) in the fourth quarter of 2010 totaled $47.9 million or $0.33 per diluted share compared to $45.7 million or $0.34 per diluted share in the fourth quarter of 2009.  Our fourth quarter 2010 FFO payout ratio was 45.5% ($0.15 common share dividend paid / $0.33 FFO per share).  Our weighted average fully diluted share/unit count for FFO calculations increased to 145.7 million shares/units in the fourth quarter of 2010 from 132.9 million shares/units in the fourth quarter of 2009 due primarily to our issuance in August 2010 of 7.1 million units in connection with our Three Logan Square acquisition and 5.7 million common shares during 2010 under our continuous equity program.
• In the fourth quarter of 2010, we incurred $17.2 million of revenue maintaining capital expenditures reflecting disbursements related to several previously executed larger leases which along with other adjustments to FFO, resulted in $26.5 million of cash available for distribution (CAD) or $0.19 per diluted share compared to $32.6 million of CAD or $0.25 per diluted share in the fourth quarter of 2009 when we incurred $10.0 million of revenue maintaining capital expenditures.  Our fourth quarter 2010 CAD payout ratio was 78.9% ($0.15 common share dividend paid / $0.19 CAD per share). We exclude the aforementioned units from the CAD share/unit count because they do not receive or accrue distributions until after the one-year anniversary of the transaction.

Financial Highlights – Full Year 2010

• Net loss allocated to common shares totaled ($25.6 million) or ($0.19) per diluted share in 2010 compared to ($0.2 million) or ($0.00) per diluted share in 2009.  Our weighted average diluted share count increased to 131.7 million in 2010 from 113.3 million in 2009 due primarily to the issuance of 40.25 million common shares in June 2009 as well as the aforementioned 7.1 million units in August 2010 and 5.7 million common shares during 2010 under our continuous equity program.  In 2009, we realized $23.2 million of gains from early extinguishment of debt versus ($2.1 million) of losses which we incurred in 2010.
• FFO available to common shares and units in 2010 totaled $185.8 million or $1.34 per diluted share compared to $213.5 million or $1.84 per diluted share in 2009 ($217.2 million or $1.87 per diluted share excluding a $3.7 million impairment charge).  Our 2010 FFO payout ratio was 44.8% ($0.60 common share dividend paid / $1.34 FFO per share).  Our weighted average fully diluted share/unit count for FFO calculations increased to 139.1 million shares in 2010 from 116.1 million shares in 2009 primarily due to the aforementioned common share and unit issuances.
• For the year ended December 31, 2010, we incurred $50.5 million of revenue maintaining capital expenditures which along with other adjustments to FFO, resulted in $122.6 million of CAD or $0.90 per diluted share compared to $168.6 million of CAD or $1.45 per diluted share for the year ended December 31, 2009 when we incurred $41.9 million of revenue maintaining capital expenditures.  Our 2010 CAD payout ratio was 66.7%, ($0.60 common share dividend paid / $0.90 CAD per share). The units have been excluded from the CAD share/unit count as noted above.

Portfolio Highlights

• In the fourth quarter of 2010, our net operating income (NOI) excluding termination revenues and other income items declined 4.9% on a GAAP basis and 5.1% on a cash basis for our 227 same store properties which were 86.0% and 89.2% occupied on December 31, 2010 and December 31, 2009, respectively.  For the full year, our same store NOI declined 4.4% on a GAAP basis and 5.1% on a cash basis.
• During the fourth quarter of 2010, we commenced occupancy on 1,146,565 square feet of total leasing activity including 682,858 square feet of renewals, 359,698 square feet of new leases and 104,009 square feet of tenant expansions.  We have an additional 549,694 square feet of executed new leasing in place scheduled to commence subsequent to December 31, 2010.  For all of 2010, we commenced occupancy on 4,177,185 square feet of combined renewals, new leases and expansions.
• During the fourth quarter of 2010, we achieved an 82.1% retention rate in our core portfolio with positive net absorption of 187,798 square feet, bringing our full year retention rate to 65.9%.  During the fourth quarter of 2010, we experienced a 1.3% decline on our renewal rental rates and a 10.3% decline on our new lease and expansion rental rates, both on a GAAP basis.
• At December 31, 2010, our core portfolio of 232 properties comprising 25.6 million square feet was 85.6% occupied and 87.7% leased (reflecting new leases commencing after December 31, 2010).

Investment Highlights

• During the fourth quarter, we closed the portfolio sale of One and Two Greentree Center, 8000 Lincoln Drive and Lake Center IV all in southern New Jersey and the sale of Spyglass Point in Austin, TX for aggregate proceeds of $34.4 million, bringing total 2010 sales to $52.6 million with $11.0 million of gains on sale.  The net proceeds of the fourth quarter sales were used to repay balances on our unsecured revolving credit facility and for general corporate purposes.

Capital Markets Highlights

• During the fourth quarter of 2010, we issued 0.4 million shares of our common stock under our continuous equity program realizing $4.9 million of net proceeds.  The net proceeds of the issuances were used to repay balances on our unsecured revolving credit facility and for general corporate purposes.  During 2010, we issued a total of 5.7 million shares under the 15.0 million share program raising $70.8 million of net proceeds and have remaining authorization for the future issuance of 9.3 million shares of common stock.
• During the fourth quarter of 2010, we repurchased a total of $13.7 million of our 2011 unsecured notes (our exchangeable notes due 2026 with a put date in October 2011) in a series of open-market transactions and incurred an aggregate loss of ($0.5 million) on the early extinguishment of debt.  We funded these repurchases with draws on our unsecured revolving credit facility and with other available corporate funds.  Overall during 2010, we repurchased $82.7 million of various unsecured note issues and incurred a ($2.2 million) loss on the early extinguishment of debt.
• During the fourth quarter, we used available corporate funds to pre-pay our Plymouth Meeting Executive Center mortgage loan without penalty on October 1, 2010 in the amount of $41.5 million and realized a gain of $0.1 million reflecting the elimination of the unamortized loan premium.
• At December 31, 2010, our net debt to gross assets measured 44.4%.  At December 31, 2010, we had $183.0 million outstanding on our $600.0 million unsecured revolving credit facility with $405.8 million available for use and drawdown and $16.6 million of cash and cash equivalents on hand.
• For the quarter ended December 31, 2010, we achieved a 2.4 EBITDA to interest coverage ratio and a 7.2 ratio of net debt to annualized quarterly EBITDA based on consolidated EBITDA excluding non-recurring items, and inclusive of our pro rata share of unconsolidated EBITDA, interest and net debt.

Distributions

On December 2, 2010, our Board of Trustees declared a quarterly dividend distribution of $0.15 per common share that was paid in the first quarter on January 20, 2011 to shareholders of record as of January 6, 2011.  Our Board also declared regular quarterly dividend distributions of $0.46875 per 7.50% Series C Cumulative Redeemable Preferred Share and $0.460938 per 7.375% Series D Cumulative Redeemable Preferred Share that were paid on January 18, 2011 to holders of record as of December 30, 2010 of the Series C and Series D Preferred Shares, respectively.

2011 Earnings and FFO Guidance

Based on current plans and assumptions and subject to the risks and uncertainties more fully described in our Securities and Exchange Commission filings, we are revising our previously issued guidance for full year 2011 FFO per diluted share to be in a range of $1.26 to $1.34 versus the prior range of $1.24 to $1.34.  This guidance is provided for informational purposes and is subject to change.  The following is a reconciliation of the calculation of 2011 FFO per diluted share and earnings per diluted share:

Our 2011 FFO guidance does not include income arising from sales or impairments which may be taken in the future, and does not include any income from the sale of undepreciated real estate in accordance with our current practice.  Our 2011 earnings and FFO per diluted share each reflect $0.07 per diluted share of net non-cash income attributable to the first of five annual pro-rata recognitions beginning in the third quarter of 2011 equal to 20% of the total net impact of the previously disclosed rehabilitation tax credit financing on the 30th Street Post Office.  Other key assumptions include flat to slightly improved occupancy levels in 2011 with modest mid-year declines, 2.5-7.5% GAAP declines in rental rates, a resulting 4.0-6.0% decline in same store NOI (GAAP) and 147.0 million fully diluted weighted average shares.

Accounting Disclosure

On January 1, 2010, we adopted the new accounting standard for the consolidation of variable interest entities.  The new standard revises the prior guidance related to the consolidation of variable interest entities, and among other provisions, includes a new approach for determining which party should consolidate a variable interest entity and the frequency as to when each party should reassess its consolidation decision.  As a result of our adoption of the new standard, we will no longer consolidate three variable interest entities that were previously consolidated in our financial statements.  The new standard was applied prospectively beginning January 1, 2010 and accordingly, only our current year financial statements reflect this adoption.

Non-GAAP Supplemental Financial Measures

We compute our financial results in accordance with generally accepted accounting principles (GAAP).  Although FFO, NOI and CAD are non-GAAP financial measures, we believe that FFO, NOI and CAD calculations are helpful to shareholders and potential investors and are widely recognized measures of real estate investment trust performance.  At the end of this press release, we have provided a reconciliation of the non-GAAP financial measures to the most directly comparable GAAP measure.

Funds from Operations (FFO)  

We compute FFO in accordance with standards established by the National Association of Real Estate Investment Trusts (NAREIT), which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than us.  NAREIT defines FFO as net income (loss) before non-controlling interests and excluding gains (losses) on sales of property and extraordinary items (computed in accordance with GAAP); plus real estate related depreciation and amortization (excluding amortization of deferred financing costs), and after similar adjustments for unconsolidated joint ventures.  Net income, the GAAP measure that we believe to be most directly comparable to FFO, includes depreciation and amortization expenses, gains or losses on property sales, extraordinary items and non-controlling interests.  To facilitate a clear understanding of our historical operating results, FFO should be examined in conjunction with net income (determined in accordance with GAAP) as presented in the financial statements included elsewhere in this release.  FFO does not represent cash flow from operating activities (determined in accordance with GAAP) and should not be considered to be an alternative to net income (loss) (determined in accordance with GAAP) as an indication of our financial performance or to be an alternative to cash flow from operating activities (determined in accordance with GAAP) as a measure of our liquidity, nor is it indicative of funds available for our cash needs, including our ability to make cash distributions to shareholders.

For information purposes, we may also provide FFO adjusted for impairment charges.  Although our calculation of FFO as adjusted differs from NAREIT's definition of FFO and may not be comparable to that of other REITs and real estate companies, we believe it provides a meaningful supplemental measure of our operating performance because we believe that by excluding impairment charges, shareholders and potential investors are presented with an indicator of our operating performance that more closely achieves the objectives of the real estate industry in presenting FFO.

Net Operating Income (NOI)

NOI is a non-GAAP financial measure equal to net income available to common shareholders, the most directly comparable GAAP financial measure, plus corporate general and administrative expense, depreciation and amortization, interest expense, non-controlling interests and losses from early extinguishment of debt, less interest income, development and management income, gains from property dispositions, gains on sale from discontinued operations, gains on early extinguishment of debt, income from discontinued operations, income from unconsolidated joint ventures and non-controlling interests.  In some cases, we also present NOI on a cash basis, which is NOI after eliminating the effect of straight-lining of rent and deferred market intangible amortization.  NOI presented by us may not be comparable to NOI reported by other REITs that define NOI differently.  NOI should not be considered an alternative to net income as an indication of our performance, or as an alternative to cash flow from operating activities as a measure of our liquidity or ability to make cash distributions to shareholders.

Cash Available for Distribution (CAD)

CAD is a non-GAAP financial measure that is not intended as an alternative to cash flow from operating activities as determined under GAAP.  CAD is presented solely as a supplemental disclosure with respect to liquidity because we believe it provides useful information regarding our ability to fund our distributions.  Because other companies do not necessarily calculate CAD the same way as we do, our presentation of CAD may not be comparable to similarly titled measures provided by other companies.

Revenue Maintaining Capital Expenditures

Revenue maintaining capital expenditures, a non-GAAP financial measure, are a component of our CAD calculation and represent the portion of capital expenditures required to maintain our current level of funds available for distribution.  Revenue maintaining capital expenditures include current tenant improvement and allowance expenditures for all tenant spaces that have been owned for at least one year, and that were not vacant during the twelve-month period prior to the date that the tenant improvement or allowance expenditure was approved.  Revenue maintaining capital expenditures also include other expenditures intended to maintain our current revenue base.  Accordingly, we exclude capital expenditures related to development and redevelopment projects, as well as certain projects at our core properties that are intended to attract prospective tenants in order to increase revenues and/or occupancy rates.

Fourth Quarter Earnings Call and Supplemental Information Package

We will host a conference call on Thursday, February 17, 2011 at 10:00 a.m. EST.  The conference call can be accessed by calling 1-800-683-1525 and referencing conference ID #26884699.  Beginning two hours after the conference call, a taped replay of the call can be accessed 24 hours a day through Thursday, March 3, 2011 by calling 1-800-642-1687 and providing access code 26884699.  In addition, the conference call can be accessed via a webcast located on our website at www.brandywinerealty.com.

We have prepared a supplemental information package that includes financial results and operational statistics related to the fourth quarter earnings report.  The supplemental information package is available in the "Investor Relations – Financial Reports" section of our website at www.brandywinerealty.com.  

Looking Ahead - First Quarter 2011 Conference Call

We anticipate we will release our first quarter 2011 earnings on Wednesday, April 27, 2011, after the market close and will host our first quarter 2011 conference call on Thursday, April 28, 2011, at 9:00 a.m. EDT.  We expect to issue a press release in advance of these events to reconfirm the dates and times and provide all related information.

About Brandywine Realty Trust

Brandywine Realty Trust is one of the largest, publicly traded, full-service, integrated real estate companies in the United States.  Organized as a real estate investment trust and operating in select markets, Brandywine owns, develops, manages and has ownership interests in a primarily Class A, suburban and urban office portfolio comprising 314 properties and 36.0 million square feet, including 233 properties and 25.6 million square feet owned on a consolidated basis and 51 properties and 6.5 million square feet in 17 unconsolidated real estate ventures. For more information, please visit www.brandywinerealty.com.

Forward-Looking Statements

Estimates of future earnings per share, FFO per share, common share dividend distributions and certain other statements in this release constitute "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995.  Such forward-looking statements involve known and unknown risks, uncertainties and other factors that may cause our and our affiliates' actual results, performance, achievements or transactions to be materially different from any future results, performance, achievements or transactions expressed or implied by such forward-looking statements.  Such risks, uncertainties and other factors relate to, among others: our ability to lease vacant space and to renew or relet space under expiring leases at expected levels; competition with other real estate companies for tenants; the potential loss or bankruptcy of major tenants; interest rate levels; the availability of debt, equity or other financing; risks of acquisitions, dispositions and developments, including the cost of construction delays and cost overruns; unanticipated operating and capital costs; our ability to obtain adequate insurance, including coverage for terrorist acts; dependence upon certain geographic markets; and general and local economic and real estate conditions, including the extent and duration of adverse changes that affect the industries in which our tenants operate. Additional information on factors which could impact us and the forward-looking statements contained herein are included in our filings with the Securities and Exchange Commission, including our Form 10-K for the year ended December 31, 2009. We expect to file our Form 10-K for the year ended December 31, 2010 on or before March 1, 2011.  We assume no obligation to update or supplement forward-looking statements that become untrue because of subsequent events except as required by law.

SOURCE Brandywine Realty Trust