Morguard North American Residential REIT Announces 2023 Second Quarter Results

MISSISSAUGA, ON, July 26, 2023 /CNW/ - Morguard North American Residential REIT (the "REIT") (TSX: MRG.UN) today announced its financial results for the three and six months ended June 30, 2023.

Highlights

The REIT is reporting second quarter performance of:

• Net operating income ("NOI") of $53.5 million for the three months ended June 30, 2023, an increase of $11.0 million, or 26.0% compared to 2022. The change in foreign exchange rate increased NOI by $3.4 million.
• Same Property Proportionate NOI in Canada increased by $2.2 million (or 16.0%), and in the U.S. increased by US$1.1 million (or 6.4%), compared to 2022.
• Net income of $87.5 million for the three months ended June 30, 2023, a decrease of $79.0 million, or 47.5% compared to 2022, predominantly due to lower fair value gains and a decrease in deferred income tax.
• Basic funds from operations ("FFO") of $23.7 million for the three months ended June 30, 2023, an increase of $3.9 million, or 19.6% over the same period in 2022.
• Basic FFO of $0.42 per Unit for the three months ended June 30, 2023, a 20.0% increase as compared to $0.35 per Unit in 2022.
• FFO payout ratio for the three months ended June 30, 2023 of 42.5% compared to 49.7% in 2022.

The REIT is reporting the following corporate and portfolio highlights:

• As at June 30, 2023, average monthly rent ("AMR") in the U.S., on a Same Property basis, increased by 9.0% compared to June 30, 2022, while occupancy was 95.1% at June 30, 2023, compared to 96.4% at June 30, 2022.
• As at June 30, 2023, AMR in Canada increased by 4.2% compared to June 30, 2022, while occupancy improved to 98.4% at June 30, 2023, compared to 95.2% at June 30, 2022.
• As at June 30, 2023, indebtedness to gross book value ratio of 38.4%, compared to 38.0% as at December 31, 2022.
• As at June 30, 2023, the REIT's total assets were valued at $4.1 billion compared to $3.9 billion as at December 31, 2022.

Financial and Operational Highlights

As at	June 30,	December 31,	June 30,
(In thousands of dollars, except as otherwise noted)	2023	2022	2022
Operational Information
Number of properties	43	42	42
Total suites	13,089	12,849	12,983
Occupancy percentage – Canada	98.4 %	98.6 %	95.2 %
Occupancy percentage – U.S.	95.3 %	95.3 %	96.4 %
Average monthly rent - Canada (in actual dollars)	$1,613	$1,588	$1,565
Average monthly rent - U.S. (in actual U.S. dollars)	US$1,848	US$1,771	US$1,636
Summary of Financial Information
Gross book value^(1)	$4,128,900	$3,934,417	$3,856,408
Indebtedness^(1)	$1,583,989	$1,496,179	$1,371,845
Indebtedness to gross book value ratio^(1)	38.4 %	38.0 %	35.6 %
Weighted average mortgage interest rate	3.65 %	3.50 %	3.31 %
Weighted average term to maturity on mortgages payable (years)	5.2	4.9	4.6
Exchange rates - United States dollar to Canadian dollar	$1.32	$1.35	$1.29
Exchange rates - Canadian dollar to United States dollar	$0.76	$0.74	$0.78

(1)   Represents a non-GAAP financial measure/ratio that does not have any standardized meaning prescribed by IFRS and is not necessarily comparable to similar measures presented by other reporting issuers in similar or different industries. This measure should be considered as supplemental in nature and not as substitutes for related financial information prepared in accordance with IFRS.

	Three months ended		Six months ended
	June 30		June 30
(In thousands of dollars, except per Unit amounts)	2023	2022	2023	2022
Summary of Financial Information
Revenue from real estate properties	$83,326	$67,392	$162,974	$132,649
NOI	$53,494	$42,456	$72,802	$59,880
Proportionate NOI^(1)	$45,238	$37,101	$86,902	$72,228
Same Property Proportionate NOI^(1)	$40,216	$35,440	$78,523	$68,533
NOI margin – IFRS	64.2 %	63.0 %	44.7 %	45.1 %
NOI margin – Proportionate^(1)	54.6 %	54.1 %	53.6 %	53.5 %
Net income	$87,515	$166,550	$121,764	$337,692
FFO – basic^(1)	$23,711	$19,833	$45,665	$38,140
FFO – diluted^(1)	$24,549	$20,792	$47,571	$40,042
FFO per Unit – basic^(1)	$0.42	$0.35	$0.81	$0.68
FFO per Unit – diluted^(1)	$0.42	$0.34	$0.80	$0.66
Distributions per Unit	$0.1800	$0.1749	$0.3600	$0.3498
FFO payout ratio^(1)	42.5 %	49.7 %	44.2 %	51.6 %
Weighted average number of Units outstanding (in thousands):
Basic	55,957	56,304	56,118	56,298
Diluted	58,276	60,537	59,485	60,531
Average exchange rates - United States dollar to Canadian dollar	$1.34	$1.28	$1.35	$1.27
Average exchange rates - Canadian dollar to United States dollar	$0.74	$0.78	$0.74	$0.79

(1)   Represents a non-GAAP financial measure/ratio that does not have any standardized meaning prescribed by IFRS and is not necessarily comparable to similar measures presented by other reporting issuers in similar or different industries. This measure should be considered as supplemental in nature and not as substitutes for related financial information prepared in accordance with IFRS.

Specified Financial Measures

The REIT reports its financial results in accordance with International Financial Reporting Standards ("IFRS"). However, this earnings release also uses specified financial measures that are not defined by IFRS, which follow the disclosure requirements established by National Instrument 52-112 Non-GAAP and Other Financial Measures Disclosure. Specified financial measures are categorized as non-GAAP financial measures, non-GAAP ratios, and other financial measures. Additional details on specified financial measures including supplementary financial measures, capital management measures and total segment measures are set out in the REIT's Management's Discussion and Analysis for the three and six months ended June 30, 2023 and available on the REIT's profile on SEDAR at www.sedar.com.

The following Non-GAAP financial measures do not have any standardized meaning prescribed by IFRS and are not necessarily comparable to similar measures presented by other reporting issuers in similar or different industries. These measures should be considered as supplemental in nature and not as substitutes for related financial information prepared in accordance with IFRS. The REIT's management uses these measures to aid in assessing the REIT's underlying core performance and provides these additional measures so that investors may do the same. Management believes that the non-GAAP financial measures, which supplement the IFRS measures, provide readers with a more comprehensive understanding of management's perspective on the REIT's operating results and performance.

A reconciliation of each non-GAAP financial measure referred to in this earnings release is provided below.

Proportionate Share NOI ("Proportionate NOI") & Same Property Proportionate NOI

Proportionate NOI and Same Property Proportionate NOI are important measures in evaluating the operating performance of the REIT's real estate properties and are a key input in determining the fair value of the REIT's properties. Proportionate NOI represents NOI (an IFRS measure) adjusted for the following: i) to exclude the impact of realty taxes accounted for under International Financial Reporting Interpretations Committee ("IFRIC") Interpretation 21, Levies ("IFRIC 21"). Proportionate NOI records realty taxes for all properties on a pro rata basis over the entire fiscal year; ii) to exclude the non-controlling interest share of NOI for those properties that are consolidated under IFRS ("NCI Share"); and iii) to include equity-accounted investments NOI at the REIT's ownership interest ("Equity Interest").

Same Property Proportionate NOI is presented in this earnings release because management considers this non-GAAP measure to be an important measure of the REIT's operating performance, representing Proportionate NOI for properties owned by the REIT continuously for the current and comparable reporting period and does not take into account the impact of the operating performance of property acquisitions and dispositions as well as development properties until reaching stabilized occupancy. In addition, Same Property Proportionate NOI is presented in local currency and by country, isolating any impact of foreign exchange fluctuations.

The following table provides a reconciliation of Proportionate Share NOI and Same Property Proportionate Share NOI to its closely related financial statement measurement for the following periods:

					2023					2022
		Non-GAAP Adjustments					Non-GAAP Adjustments
For the three months ended					Proportionate					Proportionate
June 30		NCI	Equity		Basis		NCI	Equity		Basis
(In thousands of dollars)	IFRS	Share	Interest	IFRIC 21	(Non-GAAP)	IFRS	Share	Interest	IFRIC 21	(Non-GAAP)
Revenue from properties
Same Property	$73,040	($4,334)	$3,853	$—	$72,559	$63,433	($3,742)	$4,926	$—	$64,617
Acquisition/Disposition	10,286	—	—	—	10,286	3,959	—	—	—	3,959
Total revenue from properties	83,326	(4,334)	3,853	—	82,845	67,392	(3,742)	4,926	—	68,576
Property operating expenses
Same Property	26,241	(1,275)	1,027	6,350	32,343	23,198	(1,095)	1,579	5,495	29,177
Acquisition/Disposition	3,591	—	—	1,673	5,264	1,738	—	—	560	2,298
Total property operating expenses	29,832	(1,275)	1,027	8,023	37,607	24,936	(1,095)	1,579	6,055	31,475
NOI
Same Property	46,799	(3,059)	2,826	(6,350)	40,216	40,235	(2,647)	3,347	(5,495)	35,440
Acquisition/Disposition	6,695	—	—	(1,673)	5,022	2,221	—	—	(560)	1,661
Total NOI	$53,494	($3,059)	$2,826	($8,023)	$45,238	$42,456	($2,647)	$3,347	($6,055)	$37,101
NOI Margin	64.2 %				54.6 %	63.0 %				54.1 %

					2023					2022
		Non-GAAP Adjustments					Non-GAAP Adjustments
For the six months ended					Proportionate					Proportionate
June 30		NCI	Equity		Basis		NCI	Equity		Basis
(In thousands of dollars)	IFRS	Share	Interest	IFRIC 21	(Non-GAAP)	IFRS	Share	Interest	IFRIC 21	(Non-GAAP)
Revenue from properties
Same Property	$145,204	($8,514)	$7,625	$—	$144,315	$124,242	($7,197)	$9,631	$—	$126,676
Acquisition/Disposition	17,770	—	—	—	17,770	8,407	—	—	—	8,407
Total revenue from properties	162,974	(8,514)	7,625	—	162,085	132,649	(7,197)	9,631	—	135,083
Property operating expenses
Same Property	78,788	(5,215)	5,055	(12,836)	65,792	66,765	(4,660)	6,979	(10,941)	58,143
Acquisition/Disposition	11,384	—	—	(1,993)	9,391	6,004	—	—	(1,292)	4,712
Total property operating expenses	90,172	(5,215)	5,055	(14,829)	75,183	72,769	(4,660)	6,979	(12,233)	62,855
NOI
Same Property	66,416	(3,299)	2,570	12,836	78,523	57,477	(2,537)	2,652	10,941	68,533
Acquisition/Disposition	6,386	—	—	1,993	8,379	2,403	—	—	1,292	3,695
Total NOI	$72,802	($3,299)	$2,570	$14,829	$86,902	$59,880	($2,537)	$2,652	$12,223	$72,228
NOI Margin	44.7 %				53.6 %	45.1 %				53.5 %

Funds From Operations

FFO (and FFO per Unit) is a non-GAAP financial measure widely used as a real estate industry standard that supplements net income and evaluates operating performance but is not indicative of funds available to meet the REIT's cash requirements. FFO can assist with comparisons of the operating performance of the REIT's real estate between periods and relative to other real estate entities. FFO is computed by the REIT in accordance with the current definition of the Real Property Association of Canada ("REALPAC") and is defined as net income attributable to Unitholders adjusted for fair value adjustments, distributions on the Class B LP Units, realty taxes accounted for under IFRIC 21, deferred income taxes (on the REIT's U.S. properties), gains/losses on the sale of real estate properties (including income taxes on the sale of real estate properties) and other non-cash items. The REIT considers FFO to be a useful measure for reviewing its comparative operating and financial performance. FFO per Unit is calculated as FFO divided by the weighted average number of Units outstanding (including Class B LP Units) during the period.

The following table provides a reconciliation of FFO to its closely related financial statement measurement for the following periods:

	Three months ended June 30		Six months ended June 30
(In thousands of dollars, except per Unit amounts)	2023	2022	2023	2022
Net income for the period attributable to Unitholders	$81,227	$162,601	$110,722	$325,031
Add/(deduct):
Realty taxes accounted for under IFRIC 21	(8,023)	(6,055)	14,829	12,233
Fair value gain on conversion option on the convertible debentures	(249)	(3,297)	(538)	(1,147)
Distributions on Class B LP Units recorded as interest expense	3,100	3,013	6,200	6,025
Foreign exchange loss (gain)	23	(32)	24	(17)
Fair value gain on real estate properties, net	(62,171)	(111,655)	(132,857)	(362,132)
Non-controlling interests' share of fair value gain on real estate properties	4,368	2,247	9,990	11,997
Fair value loss (gain) on Class B LP Units	(9,473)	(55,631)	11,195	(22,907)
Deferred income tax expense	14,909	28,642	26,100	69,057
FFO - basic	$23,711	$19,833	$45,665	$38,140
Interest expense on the convertible debentures	838	959	1,906	1,902
FFO - diluted	$24,549	$20,792	$47,571	$40,042
FFO per Unit - basic	$0.42	$0.35	$0.81	$0.68
FFO per Unit - diluted	$0.42	$0.34	$0.80	$0.66
Weighted average number of Units outstanding (in thousands):
Basic	55,957	56,304	56,118	56,298
Diluted	58,276	60,537	59,485	60,531

Indebtedness and Gross Book Value

Indebtedness (as defined in the REIT's Declaration of Trust) is a measure of the amount of debt financing utilized by the REIT. Indebtedness is presented in this earnings release because management considers this non-GAAP financial measure to be an important measure of the REIT's financial position.

Gross book value (as defined in the REIT's Declaration of Trust) is a measure of the value of the REIT's assets. Gross book value is presented in this earnings release because management considers this non-GAAP financial measure to be an important measure of the REIT's asset base and financial position.

The following table provides a reconciliation of gross book value and indebtedness as defined in the REIT's Declaration of Trust from their IFRS financial statement presentation:

As at	June 30,	December 31,
(In thousands of dollars)	2023	2022
Total Assets / Gross book value	$4,128,900	$3,934,417
Mortgage payable	$1,495,175	$1,382,174
Add: Deferred financing costs	14,363	12,270
Mark-to-market adjustment	2,596	—
	1,512,134	1,394,444
Convertible debentures, face value	56,000	85,500
Lease liability	15,855	16,235
Indebtedness	$1,583,989	$1,496,179
Indebtedness / Gross book value	38.4 %	38.0 %

Non-GAAP Ratios

Non-GAAP ratios do not have any standardized meaning prescribed by IFRS and are not necessarily comparable to similar measures presented by other reporting issuers in similar or different industries. These measures should be considered as supplemental in nature and not as substitutes for related financial information prepared in accordance with IFRS. The REIT's management uses these measures to aid in assessing the REIT's underlying core performance and provides these additional measures so that investors may do the same. Management believes that the non-GAAP ratios described below, provide readers with a more comprehensive understanding of management's perspective on the REIT's operating results and performance.

The following discussion describes the non-GAAP ratios the REIT uses in evaluating its operating results.

Proportionate NOI Margin

Proportionate NOI margin is calculated as Proportionate NOI divided by revenue (on a Proportionate Basis) and is an important measure in evaluating the operating performance (including the level of operating expenses) of the REIT's real estate properties. Proportionate NOI margin is presented in this earnings release because management considers this non-GAAP ratio to be an important measure of the REIT's operating performance and financial position.

FFO Payout Ratio

FFO payout ratio compares distributions declared (including Class B LP Units) to FFO. Distributions declared (including Class B LP Units) is calculated based on the monthly distribution per Unit multiplied by the weighted average number of Units outstanding (including Class B LP Units) during the period and is an important metric in assessing the sustainability of retained cash flow to fund capital expenditures and distributions. FFO payout ratio is presented in this earnings release because management considers this non-GAAP ratio to be an important measure of the REIT's operating performance and financial position.

Indebtedness to Gross Book Value Ratio

Indebtedness to gross book value ratio is a compliance measure in the REIT's Declaration of Trust and establishes the limit for financial leverage of the REIT. Indebtedness to gross book value ratio is presented in this earnings release because management considers this non-GAAP ratio to be an important measure of the REIT's financial position.

Subsequent Event

The REIT entered into binding agreements for the refinancing of two multi-suite residential properties located in Pensacola, Florida, for an aggregate amount of $36.8 million (US$27.8 million) at an interest rate of 5.66% and for terms of 8 years. The maturing mortgages amount to $20.7 million (US$15.6 million) and have a weighted average interest rate of 3.39%.

The REIT's condensed consolidated financial statements for the three and six months ended June 30, 2023, along with the Management's Discussion and Analysis will be available on the REIT's website at www.morguard.com and will be filed with SEDAR at www.sedar.com.

Conference Call Details

Morguard North American Residential Real Estate Investment Trust will hold a conference call on Thursday, July 27, 2023 at 3:00 p.m. (ET) to discuss the financial results for the three and six months ended June 30, 2023 and 2022. To participate in the conference call, please dial 416-764-8688 or 1-888-390-0546. Please quote conference ID 81807013.

About Morguard North American Residential REIT

The REIT is an unincorporated, open-ended real estate investment trust established under and governed by the laws of the Province of Ontario. The Units of the REIT trade on the Toronto Stock Exchange under the ticker symbol MRG.UN. With a strategic focus on the acquisition of high-quality multi-suite residential properties in Canada and the United States, the REIT maximizes long-term Unit value through active asset and property management. The REIT's portfolio is comprised of 13,089 residential suites and 239,500 square feet of commercial area (as of July 25, 2023) located in Alberta, Ontario, Colorado, Texas, Louisiana, Illinois, Georgia, Florida, North Carolina, Virginia and Maryland with an appraised value of approximately $4.0 billion at June 30, 2023. For more information, visit the REIT's website at www.morguard.com.

SOURCE Morguard North American Residential Real Estate Investment Trust

Morguard North American Residential REIT, K. Rai Sahi, Chief Executive Officer, [phone]; Christopher A. Newman, Chief Financial Officer, [phone]