Document


 
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549  
 
FORM 8-K  
 
CURRENT REPORT
Pursuant to Section 13 or 15(d) of
The Securities Exchange Act of 1934
Date of Report (Date of earliest event reported):
May 1, 2018
 
REXFORD INDUSTRIAL REALTY, INC.
(Exact name of registrant as specified in its charter) 
 
 
Maryland
 
001-36008
 
46-2024407
(State or other jurisdiction of
incorporation)
 
(Commission File Number)
 
(IRS Employer Identification No.)
 
 

11620 Wilshire Boulevard, Suite 1000, Los Angeles, California
 
90025
(Address of principal executive offices)
 
(Zip Code)
Registrant’s telephone number, including area code: (310) 966-1680

N/A
(Former name or former address, if changed since last report.)
 
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
 
o
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
 
 
o
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 
 
o
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
 
 
o
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
 Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
Emerging growth company o
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. o 
 






ITEM 2.02 RESULTS OF OPERATIONS AND FINANCIAL CONDITION
On May 1, 2018, Rexford Industrial Realty, Inc. (“Rexford Industrial”) issued a press release announcing its earnings for the quarter ended March 31, 2018, and distributed certain supplemental financial information. On May 1, 2018, Rexford Industrial also posted the supplemental financial information on its website located at www.rexfordindustrial.com.  Copies of the press release and supplemental financial information are furnished herewith as Exhibits 99.1 and 99.2, respectively.
The information included in this Current Report on Form 8-K under this Item 2.02 (including Exhibits 99.1 and 99.2 hereto) are being “furnished” and shall not be deemed to be “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of the Exchange Act, nor shall it be incorporated by reference into a filing under the Securities Act of 1933, as amended (the “Securities Act”), or the Exchange Act, except as shall be expressly set forth by specific reference in such filing.

ITEM 7.01 REGULATION FD DISCLOSURE  
As discussed in Item 2.02 above, Rexford Industrial issued a press release announcing its earnings for the quarter ended March 31, 2018 and distributed certain supplemental information.  On May 1, 2018, Rexford Industrial also posted the supplemental financial information on its website located at www.rexfordindustrial.com.  
The information included in this Current Report on Form 8-K under this Item 7.01 (including Exhibit 99.1 and 99.2 hereto) is being “furnished” and shall not be deemed to be “filed” for the purposes of the Exchange Act, or otherwise subject to the liabilities of the Exchange Act, nor shall it be incorporated by reference into a filing under the Securities Act or the Exchange Act, except as shall be expressly set forth by specific reference in such filing. The information included in this Current Report on Form 8-K under this Item 7.01 (including Exhibit 99.1 and 99.2 hereto) will not be deemed an admission as to the materiality of any information required to be disclosed solely to satisfy the requirements of Regulation FD.

ITEM 9.01 FINANCIAL STATEMENTS AND EXHIBITS
(d)    Exhibits.
 
Exhibit
Number
  
Description
99.1
 
Press Release Dated May 1, 2018
 
 
 
99.2
 
First Quarter 2018 Supplemental Financial Report






SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
 
 
Rexford Industrial Realty, Inc.
May 1, 2018
 
/s/ Michael S. Frankel
 
Michael S. Frankel
Co-Chief Executive Officer
(Principal Executive Officer)
 
 
 
Rexford Industrial Realty, Inc.
May 1, 2018
 
/s/ Howard Schwimmer
 
Howard Schwimmer
Co-Chief Executive Officer
(Principal Executive Officer)






EXHIBIT INDEX

Exhibit
Number
  
Description
99.1
  
 
 
 
99.2
  



Exhibit
Exhibit 99.1

 https://cdn.kscope.io/34a2a028e6bbc5b8607bc4dc2ae856e4-rexrlogoa35.jpg

REXFORD INDUSTRIAL ANNOUNCES FIRST QUARTER 2018 FINANCIAL RESULTS

- Net Income of $0.15 per Diluted Share for First Quarter 2018 -
- First Quarter 2018 Core FFO of $21.4 million, Up 41.8% Compared to First Quarter 2017 -
- First Quarter 2018 Core FFO of $0.27 per Diluted Share, Up 17.4% Compared to First Quarter 2017 -
- Same Property Portfolio NOI Up 9.3% Compared to First Quarter 2017 -
- Consolidated Portfolio NOI Up 41.5% Compared to First Quarter 2017 -
- Stabilized Same Property Portfolio Occupancy at 97.5% -
- 25.3% GAAP and 14.9% Cash Releasing Spreads -


Los Angeles, California - May 1, 2018 - Rexford Industrial Realty, Inc. (the “Company” or “Rexford Industrial”) (NYSE: REXR), a real estate investment trust (“REIT”) that specializes in acquiring, owning and operating industrial properties located in Southern California infill markets, today announced financial results for the first quarter of 2018.

First Quarter 2018 Financial and Operational Highlights:
Net income attributable to common stockholders of $0.15 per diluted share for the quarter ended March 31, 2018, compared to $0.06 per diluted share last year.
Company share of Core FFO increased 41.8% year-over-year to $21.4 million for the quarter ended March 31, 2018.
Company share of Core FFO per diluted share increased 17.4% year-over-year to $0.27 per diluted share for the quarter ended March 31, 2018.
Total first quarter rental revenues of $48.4 million, which represents an increase of 38.4% year-over-year. Property Net Operating Income (NOI) of $36.5 million, which represents an increase of 41.5% year-over-year.
Same Property Portfolio NOI increased 9.3% in the first quarter of 2018 compared to the first quarter of 2017, driven by a 7.8% increase in Same Property Portfolio total rental revenue and a 3.7% increase in Same Property Portfolio operating expenses. Same Property Portfolio Cash NOI increased 8.3% compared to the first quarter of 2017.
Stabilized Same Property Portfolio NOI increased 7.4% in the first quarter of 2018 compared to the first quarter of 2017.
Stabilized Same Property Portfolio Cash NOI increased 8.0% compared to the first quarter of 2017.
Signed new and renewal leases totaling 848,395 rentable square feet. Rental rates on new and renewal leases were 25.3% higher than prior rents on a GAAP basis and 14.9% higher on a cash basis.
Stabilized Same Property Portfolio occupancy was 97.5%, which represents an increase of 110 basis points year-over-year. Same Property Portfolio occupancy, inclusive of assets in value-add repositioning, was 94.9%, which represents an increase of 220 basis points year-over-year.
At March 31, 2018, the consolidated portfolio including repositioning assets was 95.6% leased and 95.2% occupied, which represents an increase in occupancy of 630 basis points year-over-year. At March 31, 2018, the consolidated portfolio, excluding repositioning assets aggregating approximately 0.5 million rentable square feet, was 98.1% leased and 97.7% occupied.
During the first quarter of 2018, the Company acquired five industrial properties for a total purchase price of $52.7 million.




During the first quarter of 2018, the Company sold three industrial properties for an aggregate sales price of $26.9 million.


“Rexford’s strong first quarter results, which culminated with a 42% increase in Core FFO and a 17.4% increase in Core FFO per share, driven in part by a 9.3% increase in Same Property NOI, are indicative of the strength of the value-driven Rexford platform, our focused business model and extensive market opportunity,” stated Michael Frankel and Howard Schwimmer, Co-Chief Executive Officers of the Company. “During the first quarter, we achieved impressive GAAP and cash releasing spreads of 25.3% and 14.9%, respectively, as we capitalized on the favorable fundamentals within the infill Southern California industrial market. We continue to see an extreme scarcity of available space and a supply-demand imbalance into the foreseeable future, as more product is converted to other uses than can be delivered, amidst increasing demand from the dramatic growth in e-commerce, among other landlord-favorable factors.”

Financial Results:

The Company reported net income attributable to common stockholders of $12.2 million, or $0.15 per diluted share, for the three months ended March 31, 2018, as compared to net income attributable to common stockholders of $4.2 million, or $0.06 per diluted share, for the three months ended March 31, 2017. Net income for the three months ended March 31, 2018 includes $10.0 million of gains on sale of real estate, as compared to $2.7 million for the three months ended March 31, 2017.

The Company reported Company share of Core FFO of $21.4 million, or $0.27 per diluted share of common stock, for the three months ended March 31, 2018, as compared to Company share of Core FFO of $15.1 million, or $0.23 per diluted share of common stock, for the three months ended March 31, 2017. Adjusting for non-core expenses ($9,000 reported during the first quarter of 2018 and $385,000 reported during the first quarter of 2017), Company share of FFO was $21.4 million, or $0.27 per diluted share of common stock, for the three months ended March 31, 2018, as compared to Company share of FFO of $14.7 million, or $0.22 per diluted share of common stock, for the three months ended March 31, 2017.

For the three months ended March 31, 2018, the Company’s Same Property Portfolio GAAP NOI increased 9.3% compared to the first quarter of 2017, driven by a 7.8% increase in Same Property Portfolio total rental revenue and a 3.7% increase in Same Property Portfolio expenses. Same Property Portfolio Cash NOI increased 8.3% compared to the first quarter of 2017. Stabilized Same Property Portfolio NOI increased 7.4% in the first quarter of 2018 compared to the first quarter of 2017 and Stabilized Same Property Portfolio Cash NOI increased 8.0% in the first quarter of 2018 compared to the first quarter of 2017.

Operating Results:

During the first quarter of 2018, the Company signed 117 new and renewal leases totaling 848,395 rentable square feet. Average rental rates on comparable new and renewal leases were up 25.3% on a GAAP basis and up 14.9% on a cash basis. The Company signed 47 new leases for 281,844 rentable square feet, with GAAP rents up 32.0% compared to the prior in-place leases. The Company signed 70 renewal leases for 566,551 rentable square feet, with GAAP rents up 23.1% compared to the prior in-place leases. For the 47 new leases, cash rents increased 18.1%, and for the 70 renewal leases, cash rents were up 13.8%, compared to the ending cash rents for the prior leases.

The Company has included in a supplemental information package the detailed results and operating statistics that reflect the activities of the Company for the three months ended March 31, 2018. See below for information regarding the supplemental information package. 

Transaction Activity:

In the first quarter 2018, the Company completed five acquisitions, for an aggregate purchase price of $52.7 million, as detailed below. Additionally, the Company sold three properties for $26.9 million.





In January 2018, the Company acquired 13971 Norton Avenue, a 100% leased single-tenant industrial building containing 103,208 square feet on 4.8 acres of land, located in the Inland Empire West submarket, for $11.4 million or approximately $110 per square foot.

In February 2018, the Company acquired 1900 Proforma Avenue and 1910-1920 Archibald Avenue, an 86% leased three-building industrial park containing 214,000 square feet on 12.3 acres of land located in the Inland Empire West submarket, for $24.1 million or approximately $113 per square foot.

In March 2018, the Company acquired 16010 Shoemaker Avenue, a 100% leased single-tenant industrial property containing 115,600 square feet on 4.4 acres of land, located in the Los Angeles - Mid Counties submarket, for $17.2 million or approximately $149 per square foot.

In January 2018, the Company sold 8900-8980 North Benson Avenue and 5637 Arrow Highway, a six building industrial park containing 88,016 square feet in the Inland Empire West submarket, for $11.4 million or approximately $130 per square foot.

In January 2018, the Company sold 700 Allen Avenue and 1851 Flower Street, a two-building creative office property containing 25,168 square feet on 1.14 acres of land in the Greater San Fernando Valley submarket, for $10.9 million or approximately $433 per square foot.

In March 2018, the Company sold 200-220 South Grand Avenue, a multi-tenant industrial building containing 27,200 square feet in the Orange County Airport submarket, for $4.5 million or approximately $166 per square foot.


Balance Sheet:
  
As of March 31, 2018, the Company had $662.4 million of outstanding debt, with an average interest rate of 3.39% and an average term-to-maturity of 5.5 years. As of March 31, 2018, approximately $511 million, or 77%, of the Company’s outstanding debt was fixed-rate with an average interest rate of 3.49% and an average term-to-maturity of 5.9 years. The remaining $151.0 million, or 23%, of the Company’s outstanding debt was floating-rate, with an average interest rate of LIBOR + 1.17% and an average term-to-maturity of 4.1 years. The Company has one interest rate swap that will hedge $100 million of its remaining floating-rate debt beginning in August 2018 when the swap becomes effective. If this interest rate swap was effective as of March 31, 2018, the Company’s debt would be 92% fixed and 8% variable with an average interest rate of 3.32%.

During the quarter ended March 31, 2018, the Company issued an aggregate of 2,498,961 shares of common stock under its at-the-market equity offering program (ATM program). The shares were issued at a weighted average price of $28.16 per share, providing gross proceeds of approximately $70.4 million and net proceeds of approximately $69.3 million. As of March 31, 2018, the ATM program had approximately $158.7 million of remaining capacity.

Guidance

The Company is reiterating and increasing its full year 2018 guidance as follows:
Net income attributable to common stockholders within a range of $0.22 to $0.25 per diluted share
Company share of Core FFO within a range of $1.02 to $1.05 per diluted share
Year-end Same Property Portfolio occupancy within a range of 95.0% to 97.0%
Year-end Stabilized Same Property Portfolio occupancy within a range of 96.5% to 98.0%
Same Property Portfolio NOI growth for the year of 6.5% to 8.5%
Stabilized Same Property Portfolio NOI growth for the year of 4.5% to 6.0%
General and administrative expenses of $24.0 million to $25.0 million

The Core FFO guidance refers only to the Company’s in-place portfolio as of May 1, 2018, and does not include any assumptions for acquisitions, dispositions or balance sheet activities that may or may not occur later during the year. The Company’s in-place portfolio as of May 1, 2018, reflects the acquisition of five properties totaling 372,691 rentable square feet and the disposition of one property containing 11,808 rentable square feet that occurred subsequent to March 31, 2018. A number of factors could impact the Company’s ability to deliver results in line with its guidance, including, but not limited to, interest rates, the economy, the supply and demand of industrial real estate, the availability




and terms of financing to the Company or to potential acquirers of real estate and the timing and yields for divestment and investment. There can be no assurance that the Company can achieve such results.

Dividends:

On April 30, 2018, the Company’s Board of Directors declared a dividend in the amount of $0.16 per share for the second quarter of 2018, payable in cash on July 16, 2018, to common stockholders and common unit holders of record as of June 29, 2018.
 
On April 30, 2018, the Company’s Board of Directors declared a dividend of $0.367188 per share of its Series A Cumulative Redeemable Preferred Stock and $0.367188 per share of its Series B Cumulative Redeemable Preferred Stock, payable in cash on June 29, 2018, to preferred stockholders of record as of June 15, 2018.

Supplemental Information:

Details regarding these results can be found in the Company’s supplemental financial package available on the Company’s investor relations website at www.ir.rexfordindustrial.com.

Earnings Release, Investor Conference Webcast and Conference Call:

The Company will host a webcast and conference call on Wednesday, May 2, 2018, at 1:00 p.m. Eastern Time to review first quarter results and discuss recent events. The live webcast will be available on the Company’s investor relations website at ir.rexfordindustrial.com. To participate in the call, please dial 877-407-0789 (domestic) or 201-689-8562 (international). A replay of the conference call will be available through June 2, 2018, by dialing 844-512-2921 (domestic) or 412-317-6671 (international) and entering the pass code 13678602.

About Rexford Industrial:

Rexford Industrial is a real estate investment trust focused on owning and operating industrial properties in Southern California infill markets. The Company owns 158 properties with approximately 19.1 million rentable square feet and manages an additional 19 properties with approximately 1.2 million rentable square feet.
For additional information, visit www.rexfordindustrial.com.

Forward Looking Statements:

This press release may contain forward-looking statements within the meaning of the federal securities laws, which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. While forward-looking statements reflect the Company’s good faith beliefs, assumptions and expectations, they are not guarantees of future performance. For a further discussion of these and other factors that could cause the Company’s future results to differ materially from any forward-looking statements, see the reports and other filings by the Company with the U.S. Securities and Exchange Commission, including the Company’s Annual Report on Form 10-K for the year ended December 31, 2017, and subsequent filings with the Securities and Exchange Commission. The Company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes.
  




Definitions / Discussion of Non-GAAP Financial Measures:

Funds from Operations (FFO): We calculate FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”). FFO represents net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, impairment losses, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures. Management uses FFO as a supplemental performance measure because, in excluding real estate related depreciation and amortization, gains and losses from property dispositions, other than temporary impairments of unconsolidated real estate entities, and impairment on our investment in real estate, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that, as a widely recognized measure of performance used by other REITs, FFO may be used by investors as a basis to compare our operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effects and could materially impact our results from operations, the utility of FFO as a measure of our performance is limited. Other equity REITs may not calculate or interpret FFO in accordance with the NAREIT definition as we do, and, accordingly, our FFO may not be comparable to such other REITs’ FFO. FFO should not be used as a measure of our liquidity, and is not indicative of funds available for our cash needs, including our ability to pay dividends. FFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance. A reconciliation of net income, the nearest GAAP equivalent, to FFO is set forth below.

Core Funds from Operations (Core FFO): We calculate Core FFO by adjusting FFO to exclude the impact of certain items that we do not consider reflective of our core revenue or expense streams. These adjustments consist of acquisition expenses. Management believes that Core FFO is a useful supplemental measure as it provides a more meaningful and consistent comparison of operating performance and allows investors to more easily compare the Company’s operating results. Because certain of these adjustments have a real economic impact on our financial condition and results from operations, the utility of Core FFO as a measure of our performance is limited. Other REITs may not calculate Core FFO in a consistent manner. Accordingly, our Core FFO may not be comparable to other REITs’ Core FFO. Core FFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance. A reconciliation of FFO to Core FFO is set forth below.
Reconciliation of Net Income Attributable to Common Stockholders per Diluted Share Guidance to Company share of Core FFO per Diluted Share Guidance: The following is a reconciliation of the Company’s guidance range of net income attributable to common stockholders per diluted share, the most directly comparable forward-looking GAAP financial measure, to Company share of Core FFO per diluted share.
 
2018 Estimate
 
Low
 
High
Net income attributable to common stockholders
$
0.22

 
$
0.25

Company share of depreciation and amortization
$
0.92

 
$
0.92

Company share of gains on sale of real estate
$
(0.12
)
 
$
(0.12
)
Company share of Core FFO
$
1.02

 
$
1.05



Net Operating Income (NOI): NOI is a non-GAAP measure, which includes the revenue and expense directly attributable to our real estate properties. NOI is calculated as total revenue from real estate operations including i) rental income, ii) tenant reimbursements and iii) other income less property expenses (before interest expense, depreciation and amortization). We use NOI as a supplemental performance measure because, in excluding real estate depreciation and amortization expense and gains (or losses) from property dispositions, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that NOI will be useful to investors as a basis to compare our operating performance with that of other REITs. However, because NOI excludes depreciation and amortization expense and captures neither the changes in the value of our properties that result from use or market conditions, nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties (all of which have a real economic effect and could materially impact our results from operations), the utility of NOI as a measure of our performance is limited. Other equity REITs may not calculate NOI in a similar manner and, accordingly, our NOI may not be comparable




to such other REITs’ NOI. Accordingly, NOI should be considered only as a supplement to net income as a measure of our performance. NOI should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs.

NOI should not be used as a substitute for cash flow from operating activities in accordance with GAAP. We use NOI to help evaluate the performance of the Company as a whole, as well as the performance of our Same Property Portfolio. A calculation of NOI for our Same Property Portfolio, as well as a reconciliation of net income to NOI for our Same Property Portfolio, is set forth below.

Cash NOI: Cash NOI is a non-GAAP measure, which we calculate by adding or subtracting from NOI i) fair value lease revenue and ii) straight-line rent adjustments. We use Cash NOI, together with NOI, as a supplemental performance measure. Cash NOI should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs. Cash NOI should not be used as a substitute for cash flow from operating activities computed in accordance with GAAP. We use Cash NOI to help evaluate the performance of the Company as a whole, as well as the performance of our Same Property Portfolio. A calculation of Cash NOI for our Same Property Portfolio, as well as a reconciliation of net income to Cash NOI for our Same Property Portfolio, is set forth below.

Same Property Portfolio: Our Same Property Portfolio is a subset of our consolidated portfolio and includes properties that were wholly-owned by us as of January 1, 2017, and still owned by us as of March 31, 2018. Therefore, we excluded from our Same Properties Portfolio any properties that were acquired or sold during the period from January 1, 2017 through March 31, 2018. The Company’s computation of same property performance may not be comparable to other REITs.

Stabilized Same Property Portfolio: Our Stabilized Same Property Portfolio represents the properties included in our Same Property Portfolio, adjusted to exclude the properties listed in the tables below that were under repositioning/lease-up during comparable years.

Stabilized Same Property Portfolio occupancy/leasing statistics, excludes vacant/unleased repositioning space at each of these properties as of the end of each reporting period. Stabilized Same Property Portfolio NOI, excludes the NOI for the entire property for all comparable periods.
Our Stabilized Same Property Portfolio excludes the following Same Property Portfolio properties that were in various stages of repositioning or lease-up during the year ended December 31, 2017 and the three months ended March 31, 2018:
12131 Western Avenue
 
301-445 Figueroa Street
14742-14750 Nelson Avenue
 
3233 Mission Oaks Boulevard
1601 Alton Parkway
 
3880 Valley Boulevard
18118-18120 Broadway Street
 
679-691 South Anderson Street
228th Street
 
9615 Norwalk Boulevard
2700-2722 Fairview Street
 
 
As of March 31, 2018, the difference between our Same Property Portfolio and our Stabilized Same Property Portfolio is 376,385 rentable square feet of space at five of our properties that were classified as repositioning or lease-up. As of March 31, 2017, the difference between our Same Property Portfolio and our Stabilized Same Property Portfolio is space aggregating 534,924 rentable square feet at nine of our properties that were in various stages of repositioning or lease-up.

Properties and Space Under Repositioning: Typically defined as properties or units where a significant amount of space is held vacant in order to implement capital improvements that improve the functionality (not including basic refurbishments, i.e., paint and carpet), cash flow and value of that space. We define a significant amount of space in a building as the lower of (i) 20,000 square feet of space or (ii) 50% of a building’s square footage. Typically, we would include properties or space where the repositioning and lease-up time frame is estimated to be greater than six months. A repositioning is considered complete once the investment is fully or nearly fully deployed and the property is marketable for leasing. We consider a repositioning property to be stabilized at the earlier of the following: (i) upon reaching 90% occupancy or (ii) one year from the date of completion of repositioning construction work.






Contact:
Investor Relations:

Stephen Swett
424-256-2153 ext 401
investorrelations@rexfordindustrial.com




Rexford Industrial Realty, Inc.
Consolidated Balance Sheets
(In thousands except share data)

 
 
March 31, 2018
 
December 31, 2017
 
(unaudited)
 
 
ASSETS
 
 
 
Land
$
1,020,652

 
$
997,588

Buildings and improvements
1,098,695

 
1,079,746

Tenant improvements
50,998

 
49,692

Furniture, fixtures, and equipment
151

 
167

Construction in progress
45,688

 
34,772

Total real estate held for investment
2,216,184

 
2,161,965

Accumulated depreciation
(186,234
)
 
(173,541
)
Investments in real estate, net
2,029,950

 
1,988,424

Cash and cash equivalents
15,625

 
6,620

Restricted cash
4,211

 
250

Rents and other receivables, net
3,328

 
3,664

Deferred rent receivable, net
17,766

 
15,826

Deferred leasing costs, net
12,097

 
12,014

Deferred loan costs, net
1,775

 
1,930

Acquired lease intangible assets, net
45,876

 
49,239

Acquired indefinite-lived intangible
5,156

 
5,156

Interest rate swap asset
11,294

 
7,193

Other assets
5,961

 
6,146

Acquisition related deposits
4,525

 
2,475

Assets associated with real estate held for sale, net
8,300

 
12,436

Total Assets
$
2,165,864

 
$
2,111,373

LIABILITIES & EQUITY
 
 
 
Liabilities
 
 
 
Notes payable
$
659,417

 
$
668,941

Interest rate swap liability

 
219

Accounts payable, accrued expenses and other liabilities
21,441

 
21,134

Dividends payable
13,294

 
11,727

Acquired lease intangible liabilities, net
17,783

 
18,067

Tenant security deposits
19,936

 
19,521

Prepaid rents
5,540

 
6,267

Liabilities associated with real estate held for sale
132

 
243

Total Liabilities
737,543

 
746,119

Equity
 
 
 
Rexford Industrial Realty, Inc. stockholders’ equity
 
 
 
Preferred stock, $0.01 par value, 10,000,000 shares authorized;
 
 
 
5.875% series A cumulative redeemable preferred stock, 3,600,000 shares outstanding as of March 31, 2018 and December 31, 2017 ($90,000 liquidation preference)
86,651

 
86,651

5.875% series B cumulative redeemable preferred stock, 3,000,000 shares outstanding as of March 31, 2018 and December 31, 2017 ($75,000 liquidation preference)
72,443

 
73,062

Common Stock, $0.01 par value 490,000,000 shares authorized and 80,667,789 and 78,495,882 shares outstanding as of March 31, 2018 and December 31, 2017, respectively
804

 
782

Additional paid in capital
1,297,391

 
1,239,810

Cumulative distributions in excess of earnings
(67,622
)
 
(67,058
)
Accumulated other comprehensive income
11,014

 
6,799

Total stockholders’ equity
1,400,681

 
1,340,046

Noncontrolling interests
27,640

 
25,208

Total Equity
1,428,321

 
1,365,254

Total Liabilities and Equity
$
2,165,864

 
$
2,111,373





Rexford Industrial Realty, Inc.
Consolidated Statements of Operations
(Unaudited and in thousands, except per share data)


 
Three Months Ended March 31,
 
2018
 
2017
RENTAL REVENUES
 
 
 
Rental income
$
40,911

 
$
29,614

Tenant reimbursements
7,293

 
5,155

Other income
229

 
232

TOTAL RENTAL REVENUES
48,433

 
35,001

Management, leasing and development services
103

 
126

Interest income

 
227

TOTAL REVENUES
48,536

 
35,354

OPERATING EXPENSES
 
 
 
Property expenses
11,960

 
9,222

General and administrative
6,162

 
5,086

Depreciation and amortization
19,452

 
13,599

TOTAL OPERATING EXPENSES
37,574

 
27,907

OTHER EXPENSES
 
 
 
Acquisition expenses
9

 
385

Interest expense
5,852

 
3,998

TOTAL OTHER EXPENSES
5,861

 
4,383

TOTAL EXPENSES
43,435

 
32,290

Equity in income from unconsolidated real estate entities

 
11

Loss on extinguishment of debt

 
(22
)
Gains on sale of real estate
9,983

 
2,668

NET INCOME
15,084

 
5,721

Less: net income attributable to noncontrolling interest
(318
)
 
(132
)
NET INCOME ATTRIBUTABLE TO REXFORD INDUSTRIAL REALTY, INC.
14,766

 
5,589

Less: preferred stock dividends
(2,423
)
 
(1,322
)
Less: earnings attributable to participating securities
(97
)
 
(91
)
NET INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS
$
12,246

 
$
4,176

Net income attributable to common stockholders per share  basic
$
0.16

 
$
0.06

Net income attributable to common stockholders per share  diluted
$
0.15

 
$
0.06

Weighted-average shares of common stock outstanding – basic
78,694

 
66,341

Weighted-average shares of common stock outstanding – diluted
79,196

 
66,626







Rexford Industrial Realty, Inc.
Same Property Portfolio Occupancy and NOI and Cash NOI
(Unaudited, dollars in thousands)
 
 
Same Property Portfolio Occupancy:
 
 
 
 
 
 
 
March 31, 2018
 
March 31, 2017
 
Change (basis points)
 
Same Property
Portfolio
 
Stabilized
Same
Property
Portfolio
(1)
 
Same Property
Portfolio
 
Stabilized
Same
Property
Portfolio
(2)
 
Same Property
Portfolio
 
Stabilized
Same
Property
Portfolio
Occupancy:
 
 
 
 
 
 
 
 
 
 
 
Los Angeles County
96.1%
 
98.9%
 
93.3%
 
98.8%
 
280 bps
 
10 bps
Orange County
93.7%
 
96.9%
 
92.4%
 
97.6%
 
130 bps
 
(70) bps
San Bernardino County
98.9%
 
98.9%
 
91.9%
 
91.9%
 
700 bps
 
700 bps
San Diego County
95.8%
 
95.8%
 
95.7%
 
95.7%
 
10 bps
 
10 bps
Ventura County
86.0%
 
92.6%
 
88.1%
 
90.5%
 
(210) bps
 
210 bps
Total/Weighted Average
94.9%
 
97.5%
 
92.7%
 
96.4%
 
220 bps
 
110 bps

(1)
Reflects the occupancy of our Same Property Portfolio as of March 31, 2018, adjusted for total space of 376,385 rentable square feet at five properties that was in various stages of repositioning or lease-up as of March 31, 2018.
(2)
Reflects the occupancy of our Same Property Portfolio as of March 31, 2017, adjusted for space aggregating 534,924 rentable square feet at nine properties that were in various stages of repositioning or lease-up as of March 31, 2017.

Same Property Portfolio NOI and Cash NOI
 
 
 
 
 
 
 
Three Months Ended March 31,
 
2018
 
2017
 
$ Change
 
% Change
Rental income
$
31,145

 
$
28,575

 
$
2,570

 
9.0%
Tenant reimbursements
5,056

 
5,004

 
52

 
1.0%
Other income
221

 
201

 
20

 
10.0%
Total rental revenues
36,422

 
33,780

 
2,642

 
7.8%
Property expenses
8,997

 
8,680

 
317

 
3.7%
Same Property Portfolio NOI
$
27,425

 
$
25,100

 
$
2,325

 
9.3%
Straight line rental revenue adjustment
(1,324
)
 
(928
)
 
(396
)
 
42.7%
Amortization of above/below market lease intangibles
(68
)
 
(142
)
 
74

 
(52.1)%
Same Property Portfolio Cash NOI
$
26,033

 
$
24,030

 
$
2,003

 
8.3%






Rexford Industrial Realty, Inc.
Reconciliation of Net Income to NOI, Same Property Portfolio NOI and Same Property Portfolio Cash NOI
(Unaudited and in thousands)


 
Three Months Ended March 31,
 
2018
 
2017
Net income
$
15,084

 
$
5,721

Add:
 
 
 
General and administrative
6,162

 
5,086

Depreciation and amortization
19,452

 
13,599

Acquisition expenses
9

 
385

Interest expense
5,852

 
3,998

Loss on extinguishment of debt

 
22

Deduct:
 
 
 
Management, leasing and development services
103

 
126

Interest income

 
227

Equity in income from unconsolidated real estate entities

 
11

Gains on sale of real estate
9,983

 
2,668

Net operating income (NOI)
$
36,473

 
$
25,779

Non-Same Property Portfolio operating revenues
(12,011
)
 
(1,221
)
Non-Same Property Portfolio property expenses
2,963

 
542

Same Property Portfolio NOI
$
27,425

 
$
25,100

Straight line rental revenue adjustment
(1,324
)
 
(928
)
Amortization of above/below market lease intangibles
(68
)
 
(142
)
Same Property Portfolio Cash NOI
$
26,033

 
$
24,030






Rexford Industrial Realty, Inc.
Reconciliation of Net Income to Funds From Operations and Core Funds From Operations
(Unaudited and in thousands, except per share data)

 
 
Three Months Ended March 31,
 
2018
 
2017
Net income
$
15,084

 
$
5,721

Add:
 
 
 
Depreciation and amortization
19,452

 
13,599

Deduct:
 
 
 
Gains on sale of real estate
9,983

 
2,668

Gain on acquisition of unconsolidated joint venture property

 
11

Funds From Operations (FFO)
$
24,553

 
$
16,641

Less: preferred stock dividends
(2,423
)
 
(1,322
)
Less: FFO attributable to noncontrolling interest(1)
(557
)
 
(449
)
Less: FFO attributable to participating securities(2)
(158
)
 
(137
)
Company share of FFO
$
21,415

 
$
14,733

 
 
 
 
FFO per common share - basic
$
0.27

 
$
0.22

FFO per common share - diluted
$
0.27

 
$
0.22

 
 
 
 
FFO
$
24,553

 
$
16,641

Adjust:
 
 
 
Acquisition expenses
9

 
385

Core FFO
$
24,562

 
$
17,026

Less: preferred stock dividends
(2,423
)
 
(1,322
)
Less: Core FFO attributable to noncontrolling interest(1)
(557
)
 
(460
)
Less: Core FFO attributable to participating securities(2)
(158
)
 
(140
)
Company share of Core FFO
$
21,424

 
$
15,104

 
 
 
 
Company share of Core FFO per common share - basic
$
0.27

 
$
0.23

Company share of Core FFO per common share - diluted
$
0.27

 
$
0.23

 
 
 
 
Weighted-average shares of common stock outstanding – basic
78,694

 
66,341

Weighted-average shares of common stock outstanding – diluted
79,196

 
66,626


(1)
Noncontrolling interest represent holders of outstanding common units of the Company’s operating partnership that are owned by unit holders other than the Company.
(2)
Participating securities include unvested shares of restricted stock, unvested LTIP units and unvested performance units.


Exhibit
Exhibit 99.2

https://cdn.kscope.io/34a2a028e6bbc5b8607bc4dc2ae856e4-coverq118.jpg



Table of Contents.
 
 
 
 
 
Section
Page
 
 
Corporate Data:
 
Investor Company Summary
3
Financial and Portfolio Highlights and Common Stock Data
4
Consolidated Financial Results:
 
Consolidated Balance Sheets
5
Consolidated Statements of Operations
6-7
Non-GAAP FFO, Core FFO and AFFO Reconciliations
8-9
Statement of Operations Reconciliations
10
Same Property Portfolio Performance
11
Capitalization Summary
12
Debt Summary
13
Portfolio Data:
 
Portfolio Overview
14
Occupancy and Leasing Trends
15
Leasing Statistics
16-17
Top Tenants and Lease Segmentation
18
Capital Expenditure Summary
19
Properties and Space Under Repositioning
20-21
Current Year Acquisitions and Dispositions Summary
22
Guidance
23
Net Asset Value Components
24
Notes and Definitions
25-28
Disclosures:
Forward Looking Statements: This supplemental package contains “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. We caution investors that any forward-looking statements presented herein are based on management’s beliefs and assumptions and information currently available to management. Such statements are subject to risks, uncertainties and assumptions and may be affected by known and unknown risks, trends, uncertainties and factors that are beyond our control. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, estimated or projected. These risks and uncertainties include, without limitation: general risks affecting the real estate industry (including, without limitation, the market value of our properties, the inability to enter into or renew leases at favorable rates, dependence on tenants’ financial condition, and competition from other developers, owners and operators of real estate); risks associated with the disruption of credit markets or a global economic slowdown; risks associated with the potential loss of key personnel (most importantly, members of senior management); risks associated with our failure to maintain our status as a Real Estate Investment Trust under the Internal Revenue Code of 1986, as amended; possible adverse changes in tax and environmental laws; litigation, including costs associated with prosecuting or defending pending or threatened claims and any adverse outcomes, and potential liability for uninsured losses and environmental contamination.
For a further discussion of these and other factors that could cause our future results to differ materially from any forward-looking statements, see Item 1A. Risk Factors in our 2017 Annual Report on Form 10-K, which was filed with the Securities and Exchange Commission (“SEC”) on February 21, 2018. We disclaim any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 2

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Investor Company Summary.
 
 
 
 
 
Executive Management Team
Howard Schwimmer
 
Co-Chief Executive Officer, Director
Michael S. Frankel
 
Co-Chief Executive Officer, Director
Adeel Khan
 
Chief Financial Officer
David Lanzer
 
General Counsel and Corporate Secretary
Board of Directors
Richard Ziman
 
Chairman
Howard Schwimmer
 
Co-Chief Executive Officer, Director
Michael S. Frankel
 
Co-Chief Executive Officer, Director
Robert L. Antin
 
Director
Steven C. Good
 
Director
Peter Schwab
 
Director
Tyler H. Rose
 
Director
Diana J. Ingram
 
Director
Investor Relations Information
 
ICR
 
Stephen Swett
www.icrinc.com
212-849-3882
 
 
Equity Research Coverage
 
 
Bank of America Merrill Lynch
 
James Feldman
 
(646) 855-5808
Capital One
 
Chris Lucas
 
(571) 633-8151
Citigroup Investment Research
 
Emmanuel Korchman
 
(212) 816-1382
D.A Davidson
 
Barry Oxford
 
(212) 240-9871
J.P. Morgan
 
Michael W. Mueller, CFA
 
(212) 622-6689
Jefferies LLC
 
Jonathan Petersen
 
(212) 284-1705
National Securities Corporation
 
John R. Benda
 
(212) 417-8127
Stifel Nicolaus & Co.
 
John W. Guinee
 
(443) 224-1307
Wells Fargo Securities
 
Blaine Heck
 
(443) 263-6529
Disclaimer: This list may not be complete and is subject to change as firms add or delete coverage of our company. Please note that any opinions, estimates, forecasts or predictions regarding our historical or predicted performance made by these analysts are theirs alone and do not represent opinions, estimates, forecasts or predictions of Rexford Industrial Realty, Inc. or its management. We are providing this listing as a service to our stockholders and do not by listing these firms imply our endorsement of, or concurrence with, such information, conclusions or recommendations. Interested persons may obtain copies of analysts’ reports on their own; we do not distribute these reports.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 3

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Financial and Portfolio Highlights and Common Stock Data. (1)
 
 
(in thousands except share and per share data and portfolio statistics)

 
Three Months Ended
 
March 31, 2018
 
December 31, 2017
 
September 30, 2017
 
June 30, 2017
 
March 31, 2017
Financial Results:
 
 
 
 
 
 
 
 
 
Total rental revenues
$
48,433

 
$
45,767

 
$
43,230

 
$
36,419

 
$
35,001

Net income
$
15,084

 
$
14,115

 
$
2,009

 
$
19,855

 
$
5,721

Net Operating Income (NOI)
$
36,473

 
$
33,615

 
$
32,001

 
$
26,883

 
$
25,779

Company share of Core FFO
$
21,424

 
$
20,025

 
$
18,049

 
$
15,893

 
$
15,104

Company share of Core FFO per common share - diluted
$
0.27

 
$
0.26

 
$
0.25

 
$
0.23

 
$
0.23

Company share of FFO
$
21,415

 
$
19,993

 
$
18,034

 
$
15,873

 
$
14,733

Company share of FFO per common share - diluted
$
0.27

 
$
0.26

 
$
0.25

 
$
0.23

 
$
0.22

Adjusted EBITDA
$
32,306

 
$
30,675

 
$
28,265

 
$
25,360

 
$
22,292

Dividend declared per common share
$
0.160

 
$
0.145

 
$
0.145

 
$
0.145

 
$
0.145

Portfolio Statistics:
 
 
 
 
 
 
 
 
 
Portfolio SF - consolidated
18,741,304

 
18,476,809

 
18,044,612

 
16,221,646

 
15,069,122

Ending occupancy - consolidated portfolio
95.2
%
 
95.5
%
 
92.9
%
 
91.4
%
 
88.9
%
Stabilized occupancy - consolidated portfolio
97.7
%
 
98.2
%
 
97.2
%
 
96.5
%
 
96.4
%
Leasing spreads - GAAP
25.3
%
 
27.7
%
 
26.3
%
 
20.4
%
 
23.3
%
Leasing spreads - cash
14.9
%
 
18.9
%
 
16.7
%
 
10.6
%
 
13.7
%
Same Property Performance:
 
 
 
 
 
 
 
 
 
Same Property Portfolio SF
14,100,476

 
14,100,476

 
14,100,476

 
14,100,476

 
14,100,476

Same Property Portfolio ending occupancy
94.9
%
 
95.2
%
 
93.1
%
 
92.2
%
 
92.7
%
Stabilized Same Property Portfolio ending occupancy
97.5
%
 
97.9
%
 
96.7
%
 
96.3
%
 
96.4
%
NOI growth
9.3
%
 
n/a

 
n/a

 
n/a

 
n/a

Cash NOI growth
8.3
%
 
n/a

 
n/a

 
n/a

 
n/a

Capitalization:
 
 
 
 
 
 
 
 
 
Common stock price at quarter end
$
28.79

 
$
29.16

 
$
28.62

 
$
27.44

 
$
22.52

Common shares issued and outstanding
80,441,338

 
78,305,187

 
77,337,373

 
70,810,523

 
66,375,624

Total shares and units issued and outstanding at period end (2)
82,482,513

 
80,323,432

 
79,284,781

 
72,785,007

 
68,365,436

Weighted average shares outstanding - diluted
79,196,060

 
78,227,824

 
73,068,081

 
68,331,234

 
66,626,239

5.875% Series A and Series B Cumulative Redeemable Preferred Stock
$
165,000

 
$
165,000

 
$
90,000

 
$
90,000

 
$
90,000

Total equity market capitalization
$
2,539,672

 
$
2,507,231

 
$
2,359,130

 
$
2,087,221

 
$
1,629,590

Total consolidated debt
$
662,425

 
$
671,657

 
$
666,979

 
$
564,242

 
$
512,504

Total combined market capitalization (net debt plus equity)
$
3,186,472

 
$
3,172,268

 
$
3,013,191

 
$
2,638,345

 
$
2,130,418

Ratios:
 
 
 
 
 
 
 
 
 
Net debt to total combined market capitalization
20.3
%
 
21.0
%
 
21.7
%
 
20.9
%
 
23.5
%
Net debt to Adjusted EBITDA (quarterly results annualized)
5.0x

 
5.4x

 
5.8x

 
5.4x

 
5.6x

(1)
For definition/discussion of non-GAAP financial measures and reconciliations to their nearest GAAP equivalents, see the definitions section and reconciliation section beginning on page 25 and page 8 of this report, respectively.
(2)
Includes the following number of OP Units and vested LTIP units held by noncontrolling interests: 2,041,175 (Mar 31, 2018), 2,018,245 (Dec 31, 2017), 1,947,408 (Sep 30, 2017), 1,974,484 (Jun 30, 2017) and 1,989,812 (Mar 31, 2017). Excludes the following number of shares of unvested restricted stock: 226,451 (Mar 31, 2018), 190,695 (Dec 31, 2017), 257,867 (Sep 30, 2017), 312,379 (Jun 30, 2017) and 333,128 (Mar 31, 2017). Excludes unvested LTIP units and unvested performance units.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 4

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Consolidated Balance Sheets.
 
 
 
 
(unaudited and in thousands)
 
March 31, 2018
 
December 31, 2017
 
September 30, 2017
 
June 30, 2017
 
March 31, 2017
Assets
 
 
 
 
 
 
 
 
 
Land
$
1,020,652

 
$
997,588

 
$
925,360

 
$
763,622

 
$
692,731

Buildings and improvements
1,098,695

 
1,079,746

 
1,051,037

 
923,760

 
816,912

Tenant improvements
50,998

 
49,692

 
47,663

 
43,717

 
39,595

Furniture, fixtures, and equipment
151

 
167

 
167

 
167

 
167

Construction in progress
45,688

 
34,772

 
33,158

 
25,792

 
21,792

  Total real estate held for investment
2,216,184

 
2,161,965

 
2,057,385

 
1,757,058

 
1,571,197

Accumulated depreciation
(186,234
)
 
(173,541
)
 
(165,385
)
 
(153,163
)
 
(143,199
)
Investments in real estate, net
2,029,950

 
1,988,424

 
1,892,000

 
1,603,895

 
1,427,998

Cash and cash equivalents
15,625

 
6,620

 
12,918

 
13,118

 
11,676

Restricted cash
4,211

 
250

 

 

 
6,537

Notes receivable

 

 

 

 
6,090

Rents and other receivables, net
3,328

 
3,664

 
3,040

 
2,644

 
2,921

Deferred rent receivable
17,766

 
15,826

 
14,929

 
13,628

 
12,793

Deferred leasing costs, net
12,097

 
12,014

 
10,756

 
9,448

 
9,279

Deferred loan costs, net
1,775

 
1,930

 
2,084

 
2,239

 
2,352

Acquired lease intangible assets, net(1)
45,876

 
49,239

 
49,147

 
41,087

 
33,050

Indefinite-lived intangible
5,156

 
5,156

 
5,156

 
5,156

 
5,156

Interest rate swap asset
11,294

 
7,193

 
4,752

 
4,399

 
5,657

Other assets
5,961

 
6,146

 
7,144

 
7,388

 
5,944

Acquisition related deposits
4,525

 
2,475

 
1,075

 
2,250

 
500

Assets associated with real estate held for sale, net(2)
8,300

 
12,436

 

 

 

Total Assets
$
2,165,864


$
2,111,373

 
$
2,003,001

 
$
1,705,252

 
$
1,529,953

Liabilities
 
 
 
 
 
 

 
 
Notes payable
$
659,417

 
$
668,941

 
$
664,209

 
$
561,530

 
$
509,693

Interest rate swap liability

 
219

 
785

 
1,094

 
1,356

Accounts payable and accrued expenses
21,441

 
21,134

 
22,190

 
14,298

 
18,005

Dividends and distributions payable
13,294

 
11,727

 
11,580

 
10,642

 
10,008

Acquired lease intangible liabilities, net(3)
17,783

 
18,067

 
18,147

 
10,785

 
8,653

Tenant security deposits
19,936

 
19,521

 
19,149

 
16,721

 
15,311

Prepaid rents
5,540

 
6,267

 
5,738

 
5,204

 
4,785

Liabilities associated with real estate held for sale(2)
132

 
243

 

 

 

Total Liabilities
737,543

 
746,119

 
741,798

 
620,274

 
567,811

Equity
 
 
 
 
 
 

 
 
Series A preferred stock, net ($90,000 liquidation preference)
86,651

 
86,651

 
86,651

 
86,651

 
86,651

Series B preferred stock, net ($75,000 liquidation preference)
72,443

 
73,062

 

 

 

Common stock
804

 
782

 
773

 
708

 
664

Additional paid in capital
1,297,391

 
1,239,810

 
1,213,123

 
1,027,282

 
912,047

Cumulative distributions in excess of earnings
(67,622
)
 
(67,058
)
 
(67,578
)
 
(56,992
)
 
(64,682
)
Accumulated other comprehensive income (loss)
11,014

 
6,799

 
3,870

 
3,216

 
4,176

Total stockholders’ equity
1,400,681

 
1,340,046

 
1,236,839

 
1,060,865

 
938,856

Noncontrolling interests
27,640

 
25,208

 
24,364

 
24,113

 
23,286

Total Equity
1,428,321

 
1,365,254

 
1,261,203

 
1,084,978

 
962,142

Total Liabilities and Equity
$
2,165,864

 
$
2,111,373

 
$
2,003,001

 
$
1,705,252

 
$
1,529,953

(1)
Includes net above-market tenant lease intangibles of $4,899 (March 31, 2018), $5,223 (December 31, 2017), $5,512 (September 30, 2017), $5,640 (June 30, 2017) and $5,420 (March 31, 2017).
(2)
At March 31, 2018, the properties located at 1910 Archibald Avenue and 1920 Archibald Avenue were classified as held for sale. At December 31, 2017, the properties located at 700 Allen Avenue, 1851 & 1830 Flower Street and 8900-8980 Benson Avenue were classified as held for sale.
(3)
Includes net below-market tenant lease intangibles of $17,642 (March 31, 2018), $17,919 (December 31, 2017), $17,990 (September 30, 2017), $10,102 (June 30, 2017) and $8,479 (March 31, 2017).

 
First Quarter 2018
Supplemental Financial Reporting Package
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Consolidated Statements of Operations.
 
 
Quarterly Results
 
(unaudited and in thousands, except share and per share data)

 
Three Months Ended
 
March 31, 2018
 
December 31, 2017
 
September 30, 2017
 
June 30, 2017
 
March 31, 2017
Revenues
 
 
 
 
 
 
 
 
 
Rental income
$
40,911

 
$
38,691

 
$
36,748


$
31,132

 
$
29,614

Tenant reimbursements
7,293

 
6,757

 
6,279


5,172

 
5,155

Other income
229

 
319

 
203


115

 
232

Total Rental Revenues
48,433

 
45,767

 
43,230


36,419

 
35,001

Management, leasing, and development services
103

 
113

 
109


145

 
126

Interest income

 

 


218

 
227

Total Revenues
48,536

 
45,880

 
43,339


36,782

 
35,354

Operating Expenses
 
 
 
 


 
 
 
Property expenses
11,960

 
12,152

 
11,229


9,536

 
9,222

General and administrative
6,162

 
5,558

 
5,843


5,123

 
5,086

Depreciation and amortization
19,452

 
18,767

 
17,971


14,515

 
13,599

Total Operating Expenses
37,574

 
36,477

 
35,043


29,174

 
27,907

Other Expenses
 
 
 
 


 
 
 
Acquisition expenses
9

 
33

 
16


20

 
385

Interest expense
5,852

 
5,638

 
6,271


4,302

 
3,998

Total Other Expenses
5,861

 
5,671

 
6,287


4,322

 
4,383

Total Expenses
43,435

 
42,148

 
41,330


33,496

 
32,290

Equity in income from unconsolidated real estate entities

 

 



 
11

Gain (loss) on extinguishment of debt

 
47

 



 
(22
)
Gains on sale of real estate
9,983

 
10,336

 


16,569

 
2,668

Net Income
15,084

 
14,115

 
2,009


19,855

 
5,721

Less: net income attributable to noncontrolling interest
(318
)
 
(304
)
 
(21
)

(531
)
 
(132
)
Net income attributable to Rexford Industrial Realty, Inc.
14,766

 
13,811

 
1,988


19,324

 
5,589

Less: preferred stock dividends
(2,423
)
 
(1,909
)
 
(1,322
)

(1,322
)
 
(1,322
)
Less: earnings allocated to participating securities
(97
)
 
(83
)
 
(80
)

(156
)
 
(91
)
Net income attributable to common stockholders
$
12,246

 
$
11,819

 
$
586


$
17,846

 
$
4,176

 
 
 
 
 



 

Earnings per Common Share
 
 
 
 



 

Net income attributable to common stockholders per share - basic
$
0.16

 
$
0.15

 
$
0.01


$
0.26

 
$
0.06

Net income attributable to common stockholders per share - diluted
$
0.15

 
$
0.15

 
$
0.01


$
0.26

 
$
0.06

 
 
 
 
 


 
 
 
Weighted average shares outstanding - basic
78,694,161
 
77,771,084
 
72,621,219
 
67,920,773
 
66,341,138
Weighted average shares outstanding - diluted
79,196,060
 
78,227,824
 
73,068,081
 
68,331,234
 
66,626,239

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 6

 https://cdn.kscope.io/34a2a028e6bbc5b8607bc4dc2ae856e4-logo3a05.jpg
 



Consolidated Statements of Operations.
 
 
Quarterly Results
 
(unaudited and in thousands)
 
Three Months Ended March 31,
 
2018
 
2017
Rental Revenues
 
 
 
Rental income
$
40,911

 
$
29,614

Tenant reimbursements
7,293

 
5,155

Other income
229

 
232

Total Rental Revenues
48,433

 
35,001

Management, leasing, and development services
103

 
126

Interest income

 
227

Total Revenues
48,536

 
35,354

Operating Expenses
 
 
 
Property expenses
11,960

 
9,222

General and administrative
6,162

 
5,086

Depreciation and amortization
19,452

 
13,599

Total Operating Expenses
37,574

 
27,907

Other Expenses
 
 
 
Acquisition expenses
9

 
385

Interest expense
5,852

 
3,998

Total Other Expenses
5,861

 
4,383

Total Expenses
43,435

 
32,290

Equity in income from unconsolidated real estate entities

 
11

Gain on extinguishment of debt

 
(22
)
Gains on sale of real estate
9,983

 
2,668

Net Income
15,084

 
5,721

 Less: net income attributable to noncontrolling interest
(318
)
 
(132
)
Net income attributable to Rexford Industrial Realty, Inc.
14,766

 
5,589

 Less: preferred stock dividends
(2,423
)
 
(1,322
)
 Less: earnings allocated to participating securities
(97
)
 
(91
)
Net income attributable to common stockholders
$
12,246

 
$
4,176


 
First Quarter 2018
Supplemental Financial Reporting Package
Page 7

 https://cdn.kscope.io/34a2a028e6bbc5b8607bc4dc2ae856e4-logo3a05.jpg
 


Non-GAAP FFO and Core FFO Reconciliations. (1)
 
 
 
(unaudited and in thousands, except share and per share data)
 
Three Months Ended
 
March 31, 2018
 
December 31, 2017
 
September 30, 2017
 
June 30, 2017
 
March 31, 2017
Net Income
$
15,084

 
$
14,115

 
$
2,009

 
$
19,855

 
$
5,721

Add:
 
 
 
 
 
 
 
 
 
Depreciation and amortization
19,452

 
18,767

 
17,971

 
14,515

 
13,599

Deduct:
 
 
 
 
 
 
 
 
 
Gains on sale of real estate
9,983

 
10,336

 

 
16,569

 
2,668

Gain on acquisition of unconsolidated joint venture property

 

 

 

 
11

Funds From Operations (FFO)
24,553

 
22,546

 
19,980

 
17,801

 
16,641

Less: preferred stock dividends
(2,423
)
 
(1,909
)
 
(1,322
)
 
(1,322
)
 
(1,322
)
Less: FFO attributable to noncontrolling interests(2)
(557
)
 
(506
)
 
(491
)
 
(468
)
 
(449
)
Less: FFO attributable to participating securities(3)
(158
)
 
(138
)
 
(133
)
 
(138
)
 
(137
)
Company share of FFO
$
21,415

 
$
19,993

 
$
18,034

 
$
15,873

 
$
14,733

 
 
 
 
 
 
 
 
 
 
Company share of FFO per common share‐basic
$
0.27

 
$
0.26

 
$
0.25

 
$
0.23

 
$
0.22

Company share of FFO per common share‐diluted
$
0.27

 
$
0.26

 
$
0.25

 
$
0.23

 
$
0.22

 
 
 
 
 
 
 
 
 
 
FFO
$
24,553

 
$
22,546

 
$
19,980

 
$
17,801

 
$
16,641

Adjust:
 
 
 
 
 
 
 
 
 
Acquisition expenses
9

 
33

 
16

 
20

 
385

Core FFO
24,562

 
22,579

 
19,996

 
17,821

 
17,026

Less: preferred stock dividends
(2,423
)
 
(1,909
)
 
(1,322
)
 
(1,322
)
 
(1,322
)
Less: Core FFO attributable to noncontrolling interests(2)
(557
)
 
(507
)
 
(492
)
 
(468
)
 
(460
)
Less: Core FFO attributable to participating securities(3)
(158
)
 
(138
)
 
(133
)
 
(138
)
 
(140
)
Company share of Core FFO
$
21,424

 
$
20,025

 
$
18,049

 
$
15,893

 
$
15,104

 
 
 
 
 
 
 
 
 
 
Company share of Core FFO per common share‐basic
$
0.27

 
$
0.26

 
$
0.25

 
$
0.23

 
$
0.23

Company share of Core FFO per common share‐diluted
$
0.27

 
$
0.26

 
$
0.25

 
$
0.23

 
$
0.23

 
 
 
 
 
 
 
 
 
 
Weighted-average shares outstanding-basic
78,694,161

 
77,771,084

 
72,621,219

 
67,920,773

 
66,341,138

Weighted-average shares outstanding-diluted(4)
79,196,060

 
78,227,824

 
73,068,081

 
68,331,234

 
66,626,239

(1)
For a definition and discussion of non-GAAP financial measures, see the definitions section beginning on page 25 of this report.
(2)
Noncontrolling interests represent holders of outstanding common units of the Company’s operating partnership that are owned by unit holders other than us.
(3)
Participating securities include unvested shares of restricted stock, unvested LTIP units and unvested performance units.
(4)
Weighted-average shares outstanding-diluted includes adjustments for unvested performance units and operating partnership units if their effect is dilutive for the reported period.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 8

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Non-GAAP AFFO Reconciliation. (1)
 
 
 
 
(unaudited and in thousands, except share and per share data)

 
Three Months Ended
 
March 31, 2018
 
December 31, 2017
 
September 30, 2017
 
June 30, 2017
 
March 31, 2017
Funds From Operations(2)
$
24,553

 
$
22,546

 
$
19,980

 
$
17,801

 
$
16,641

Add:
 
 
 
 
 
 
 
 
 
Amortization of deferred financing costs
311

 
294

 
290

 
288

 
275

Non-cash stock compensation
1,727

 
1,328

 
1,330

 
1,394

 
1,346

Straight line corporate office rent expense adjustment
(41
)
 
(30
)
 
(19
)
 
(36
)
 
(36
)
(Gain) loss on extinguishment of debt

 
(47
)
 

 

 
22

Deduct:
 
 
 
 
 
 
 
 
 
Preferred stock dividends
2,423

 
1,909

 
1,322

 
1,322

 
1,322

Straight line rental revenue adjustment(3)
1,969

 
1,478

 
1,307

 
996

 
956

Amortization of net below-market lease intangibles
1,116

 
1,067

 
885

 
201

 
117

Capitalized payments(4)
1,013

 
1,024

 
1,219

 
1,021

 
976

Note payable premium amortization
(1
)
 
38

 
37

 
36

 
58

Recurring capital expenditures(5)
854

 
826

 
452

 
857

 
390

2nd generation tenant improvements and leasing commissions(6)
983

 
1,480

 
1,618

 
900

 
1,241

Adjusted Funds From Operations (AFFO)
$
18,193

 
$
16,269

 
$
14,741

 
$
14,114

 
$
13,188


(1)
For a definition and discussion of non-GAAP financial measures, see the definitions section beginning on page 25 of this report.
(2)
A reconciliation of net income to Funds From Operations is set forth on page 8 of this report.
(3)
The straight line rental revenue adjustment includes concessions of $1,627, $1,029, $1,019, $851 and $612 for the three months ended March 31, 2018, December 31, 2017, September 30, 2017, June 30, 2017, and March 31, 2017, respectively.
(4)
Includes capitalized interest, and leasing and construction development compensation.
(5)
Excludes nonrecurring capital expenditures of $11,392, $11,255, $9,259, $9,007 and $5,700 for the three months ended March 31, 2018, December 31, 2017, September 30, 2017, June 30, 2017, and March 31, 2017, respectively.
(6)
Excludes 1st generation tenant improvements/space preparation and leasing commissions of $257, $1,099, $860, $370 and $561 for the three months ended March 31, 2018, December 31, 2017, September 30, 2017, June 30, 2017, and March 31, 2017, respectively.


 
First Quarter 2018
Supplemental Financial Reporting Package
Page 9

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Statement of Operations Reconciliations - NOI, Cash NOI, EBITDAre and Adjusted EBITDA. (1)
 
 
(unaudited and in thousands)
NOI and Cash NOI
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended
 
Mar 31, 2018
 
Dec 31, 2017
 
Sep 30, 2017
 
Jun 30, 2017
 
Mar 31, 2017
 
Rental income
$
40,911

 
$
38,691

 
$
36,748

 
$
31,132

 
$
29,614

 
Tenant reimbursements
7,293

 
6,757

 
6,279

 
5,172

 
5,155

 
Other income
229

 
319

 
203

 
115

 
232

 
Total Rental Revenues
48,433

 
45,767

 
43,230

 
36,419

 
35,001

 
Property Expenses
11,960

 
12,152

 
11,229

 
9,536

 
9,222

 
Net Operating Income (NOI)
$
36,473

 
$
33,615

 
$
32,001

 
$
26,883

 
$
25,779

 
Amortization of above/below market lease intangibles
(1,116
)
 
(1,067
)
 
(885
)
 
(201
)
 
(117
)
 
Straight line rental revenue adjustment
(1,969
)
 
(1,478
)
 
(1,307
)
 
(996
)
 
(956
)
 
Cash NOI
$
33,388

 
$
31,070

 
$
29,809

 
$
25,686

 
$
24,706

 
EBITDAre and Adjusted EBITDA
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

Three Months Ended
 
Mar 31, 2018
 
Dec 31, 2017
 
Sep 30, 2017
 
Jun 30, 2017
 
Mar 31, 2017
Net income
$
15,084

 
$
14,115

 
$
2,009

 
$
19,855

 
$
5,721

Interest expense
5,852

 
5,638

 
6,271

 
4,302

 
3,998

Proportionate share of interest expense from
 
 
 
 
 
 
 
 
 
unconsolidated joint ventures

 

 

 

 

Depreciation and amortization
19,452

 
18,767

 
17,971

 
14,515

 
13,599

Gains on sale of real estate
(9,983
)
 
(10,336
)
 

 
(16,569
)
 
(2,668
)
Gain on sale of real estate from unconsolidated joint ventures

 

 

 

 
(11
)
EBITDAre
$
30,405

 
$
28,184

 
$
26,251

 
$
22,103

 
$
20,639

Stock-based compensation amortization
1,727

 
1,328

 
1,330

 
1,394

 
1,346

(Gain) loss on extinguishment of debt

 
(47
)
 

 

 
22

Acquisition expenses
9

 
33

 
16

 
20

 
385

Pro forma effect of acquisitions(2)
395

 
1,181

 
668

 
2,000

 
(15
)
Pro forma effect of dispositions(3)
(230
)
 
(4
)
 

 
(157
)
 
(85
)
Adjusted EBITDA
$
32,306

 
$
30,675

 
$
28,265

 
$
25,360

 
$
22,292

(1)
For a definition and discussion of non-GAAP financial measures, see the definitions section beginning on page 25 of this report.
(2)
Represents the estimated impact on Q1’18 EBITDAre of Q1’18 acquisitions as if they had been acquired January 1, 2018, the impact on Q4’17 EBITDAre of Q4’17 acquisitions as if they had been acquired October 1, 2017, the impact on Q3’17 EBITDAre of Q3’17 acquisitions as if they had been acquired July 1, 2017, the impact on Q2’17 EBITDAre of Q2’17 acquisitions as if they had been acquired April 1, 2017, and the impact on Q1’17 EBITDAre of Q1’17 acquisitions as if they had been acquired January 1, 2017. We have made a number of assumptions in such estimates and there can be no assurance that we would have generated the projected levels of EBITDAre had we owned the acquired entities as of the beginning of each period.
(3)
Represents the impact on Q1’18 EBITDAre of Q1’18 dispositions as if they had been sold as of January 1, 2018, the impact on Q4’17 EBITDAre of Q4’17 dispositions as if they had been sold as of October 1, 2017, the impact on Q2’17 EBITDAre of Q2’17 dispositions as if they had been sold as of April 1, 2017, and the impact on Q1’17 EBITDAre of Q1’17 dispositions as if they had been sold as of January 1, 2017. See page 22 for details related to current year disposition properties.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 10

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Same Property Portfolio Performance. (1)
 
 
 
 
(unaudited and dollars in thousands)
Same Property Portfolio NOI and Cash NOI:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended March 31,
 
 
 
 
 
 
2018
 
2017
 
$ Change
 
% Change
 
Rental income(2)
$
31,145

 
$
28,575

 
$
2,570

 
9.0%
 
Tenant reimbursements
5,056

 
5,004

 
52

 
1.0%
 
Other income
221

 
201

 
20

 
10.0%
 
Total rental revenues
36,422

 
33,780

 
2,642

 
7.8%
 
Property expenses
8,997

 
8,680

 
317

 
3.7%
 
Same property portfolio NOI
$
27,425

 
$
25,100

 
$
2,325

 
9.3%
(2)(3) 
Straight-line rents
(1,324
)
 
(928
)
 
(396)
 
42.7%
 
Amort. above/below market leases
(68
)
 
(142
)
 
74
 
(52.1)%
 
Same property portfolio Cash NOI
$
26,033

 
$
24,030

 
$
2,003

 
8.3%
(2)(3) 
 
 
 
 
 
 
 
 
 
Same Property Portfolio Summary:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same Property Portfolio
 
 
Number of properties
 
 
 
 
127
 
 
Square Feet
 
 
 
 
14,100,476
 
 
Same Property Portfolio Occupancy:
 
 
 

 
 
 
 
 
 
 
 
 
March 31, 2018
 
March 31, 2017
 
Change (basis points)
 
Same Property
Portfolio
 
Stabilized Same Property Portfolio(4)
 
Same Property
Portfolio
 
Stabilized Same Property Portfolio(5)
 
Same Property
Portfolio
 
Stabilized Same Property Portfolio
Occupancy:
 
 
 
 
 
 
 
 
 
 
 
Los Angeles County
96.1%
 
98.9%
 
93.3%
 
98.8%
 
280 bps
 
10 bps
Orange County
93.7%
 
96.9%
 
92.4%
 
97.6%
 
130 bps
 
(70) bps
San Bernardino County
98.9%
 
98.9%
 
91.9%
 
91.9%
 
700 bps
 
700 bps
Ventura County
86.0%
 
92.6%
 
88.1%
 
90.5%
 
(210) bps
 
210 bps
San Diego County
95.8%
 
95.8%
 
95.7%
 
95.7%
 
10 bps
 
10 bps
Total/Weighted Average
94.9%
 
97.5%
 
92.7%
 
96.4%
 
220 bps
 
110 bps
(1)
For a definition and discussion of non-GAAP financial measures, see the definitions section beginning on page 25 of this report.
(2)
Rental income includes lease termination fees of $124 thousand and $4 thousand for the three months ended March 31, 2018 and March 31, 2017, respectively. Excluding these lease termination fees, Same Property Portfolio NOI increased by approximately 8.8% and Same Property Portfolio Cash NOI increased by approximately 7.8% during the three months ended March 31, 2018, compared to the three months ended March 31, 2017, respectively.
(3)
Excluding the operating results of properties under repositioning or lease-up in 2017 and 2018 (see page 27 for a list of these properties), Same Property Portfolio NOI increased by approximately 7.4% and Same Property Portfolio Cash NOI increased by approximately 8.0% during the three months ended March 31, 2018, compared to the three months ended March 31, 2017, respectively.
(4)
Reflects the occupancy of our Same Property Portfolio as of March 31, 2018, adjusted for space aggregating 376,385 rentable square feet at five of our properties that were classified as repositioning or lease-up as of March 31, 2018. For additional details, refer to pages 20-21 of this report.
(5)
Reflects the occupancy of our Same Property Portfolio as of March 31, 2017, adjusted for space aggregating 534,924 rentable square feet at nine of our properties that were classified as repositioning or lease-up as of March 31, 2017.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 11

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Capitalization Summary.
 
 
 
 
(unaudited and in thousands, except share and per share data)
 
 
 
Capitalization as of March 31, 2018
 
 
https://cdn.kscope.io/34a2a028e6bbc5b8607bc4dc2ae856e4-chart-01a79d54820e5435a54.jpg
Description
 
March 31, 2018
 
December 31, 2017
 
September 30, 2017
 
June 30, 2017
 
March 31, 2017
Common shares outstanding(1)
 
80,441,338

 
78,305,187

 
77,337,373

 
70,810,523

 
66,375,624

Operating partnership units outstanding(2)
 
2,041,175

 
2,018,245

 
1,947,408

 
1,974,484

 
1,989,812

Total shares and units outstanding at period end
 
82,482,513

 
80,323,432

 
79,284,781

 
72,785,007

 
68,365,436

Share price at end of quarter
 
$
28.79

 
$
29.16

 
$
28.62

 
$
27.44

 
$
22.52

Common Stock and Operating Partnership Units - Capitalization
 
$
2,374,672

 
$
2,342,231

 
$
2,269,130

 
$
1,997,221

 
$
1,539,590

5.875% Series A Cumulative Redeemable Preferred Stock(3)
 
90,000

 
90,000

 
90,000

 
90,000

 
90,000

5.875% Series B Cumulative Redeemable Preferred Stock(4)
 
75,000

 
75,000

 

 

 

Total Equity Market Capitalization
 
$
2,539,672

 
$
2,507,231

 
$
2,359,130

 
$
2,087,221

 
$
1,629,590

 
 
 
 
 
 
 
 
 
 
 
Total Debt
 
$
662,425

 
$
671,657

 
$
666,979

 
$
564,242

 
$
512,504

Less: Cash and cash equivalents
 
(15,625
)
 
(6,620
)
 
(12,918
)
 
(13,118
)
 
(11,676
)
Net Debt
 
$
646,800

 
$
665,037

 
$
654,061

 
$
551,124

 
$
500,828

Total Combined Market Capitalization (Net Debt plus Equity)
 
$
3,186,472

 
$
3,172,268

 
$
3,013,191

 
$
2,638,345

 
$
2,130,418

 
 
 
 
 
 
 
 
 
 
 
Net debt to total combined market capitalization
 
20.3
%
 
21.0
%
 
21.7
%
 
20.9
%
 
23.5
%
Net debt to Adjusted EBITDA (quarterly results annualized)(5)
 
5.0x

 
5.4x

 
5.8x

 
5.4x

 
5.6x

 
 
 
 
 
 
 
 
 
 
 
(1)
Excludes the following number of shares of unvested restricted stock: 226,451 (Mar 31, 2018), 190,695 (Dec 31, 2017), 257,867 (Sep 30, 2017), 312,379 (Jun 30, 2017) and 333,128 (Mar 31, 2017).
(2)
Represents outstanding common units of the Company’s operating partnership, Rexford Industrial Realty, LP, that are owned by unit holders other than Rexford Industrial Realty, Inc. Represents the noncontrolling interest in our operating partnership. As of March 31, 2018, includes 157,539 vested LTIP Units and excludes 305,894 unvested LTIP Units and 703,248 unvested performance units.
(3)
Value based on 3,600,000 outstanding shares of preferred stock at a liquidation preference of $25.00 per share.
(4)
Value based on 3,000,000 outstanding shares of preferred stock at a liquidation preference of $25.00 per share.
(5)
For a definition and discussion of non-GAAP financial measures, see the definitions section beginning on page 25 of this report.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 12

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Debt Summary.
 
 
 
 
(unaudited and dollars in thousands)
 
 
 
Debt Detail:
 
 
As of March 31, 2018
 
 
Debt Description
 
Maturity Date
 
Stated Interest Rate
 
Effective
Interest Rate
(1)
 
Principal Balance
 
Expiration Date of Effective Swaps
Secured Debt:
 
 
 
 
 
 
 
 
 
 
$60M Term Loan
 
    8/1/2019(2)
 
LIBOR + 1.90%
 
3.816%
 
$58,695
 
2/15/2019
Gilbert/La Palma
 
3/1/2031
 
5.125%
 
5.125%
 
2,730
 
--
Unsecured Debt:
 
 
 
 
 
 
 
 
 
 
$100M Term Loan Facility
 
2/14/2022
 
LIBOR +1.20%(3)
 
3.098%
 
100,000
 
12/14/2018; 8/14/2021(4)
$350M Revolving Credit Facility(5)
 
    2/12/2021(6)
 
LIBOR +1.10%(3)
 
2.983%
 
51,000
 
--
$225M Term Loan Facility
 
1/14/2023
 
LIBOR +1.20%(3)
 
2.549%
 
125,000
 
1/14/2022
$225M Term Loan Facility(7)
 
1/14/2023
 
LIBOR +1.20%(3)
 
3.083%
 
100,000
 
--
$100M Senior Notes
 
8/6/2025
 
4.29%
 
4.290%
 
100,000
 
--
$125M Senior Notes
 
7/13/2027
 
3.93%
 
3.930%
 
125,000
 
--
Total Consolidated:
 
 
 
 
 
3.392%
 
$662,425
 
 
(1)
Includes the effect of interest rate swaps effective as of March 31, 2018, and excludes the effect of discounts, deferred loan costs and the facility fee.
(2)
One additional one-year extension is available, provided that certain conditions are satisfied.
(3)
The applicable LIBOR margin ranges from 1.10% to 1.50% per annum for the revolving credit facility, 1.20% to 1.70% per annum for the $100M term loan facility and 1.20% to 1.70% per annum for the $225M term loan facility depending on the ratio of our outstanding consolidated indebtedness to the value of our consolidated gross asset value (measured on a quarterly basis). As a result, the effective interest rate will fluctuate from period to period.
(4)
We have an interest rate swap that will effectively fix the $100 million term loan facility at 1.764% plus an applicable LIBOR margin from December 14, 2018 (the expiration date of the current swap) through August 14, 2021.
(5)
The credit facility is subject to a facility fee which is calculated as a percentage of the total commitment amount, regardless of usage. The facility fee ranges from 0.15% to 0.30% per annum depending on the ratio of our outstanding consolidated indebtedness to the value of our consolidated gross asset value, which is measured on a quarterly basis.
(6)
Two additional six-month extensions are available, provided that certain conditions are satisfied.
(7)
We have an interest rate swap that will effectively fix $100 million of this $225 million term loan at 1.406% plus an applicable LIBOR margin from August 14, 2018 through January 14, 2022.
Debt Composition:
 
 
 
 
 
 
 
 
 
 
Category
 
Weighted Average Term Remaining (yrs)(1)
 
Stated
Interest Rate
 
Effective Interest Rate
 
Balance
 
% of Total
Fixed(2)
 
5.9
 
3.49%
 
3.49%
 
$511,425
 
77%
Variable(2)
 
4.1
 
LIBOR + 1.17%
 
3.05%
 
$151,000
 
23%
Secured
 
1.9
 
 
 
3.87%
 
$61,425
 
9%
Unsecured
 
5.8
 
 
 
3.34%
 
$601,000
 
91%
(1)
The weighted average remaining term to maturity of our consolidated debt is 5.5 years.
(2)
If all of our interest rate swaps were effective as of March 31, 2018, our consolidated debt would be 92% fixed and 8% variable. See footnote (6) above.
Debt Maturity Schedule:
 
 
 
 
 
 
 
 
 
 
Year
 
Secured(1)
 
Unsecured
 
Total
 
% Total
 
Effective Interest Rate
2018
 
$

 
$

 
$

 
%
 
%
2019
 
58,695

 

 
58,695

 
9
%
 
3.816
%
2020
 

 

 

 
%
 
%
2021
 

 
51,000

 
51,000

 
8
%
 
2.983
%
2022
 

 
100,000

 
100,000

 
15
%
 
3.098
%
Thereafter
 
2,730

 
450,000

 
452,730

 
68
%
 
3.448
%
Total
 
$
61,425

 
$
601,000

 
$
662,425

 
100
%
 
3.392
%
(1)
Excludes the effect of scheduled monthly principal payments on amortizing loans.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 13

 https://cdn.kscope.io/34a2a028e6bbc5b8607bc4dc2ae856e4-logo3a05.jpg
 


Portfolio Overview.
 
 
At March 31, 2018
 
(unaudited results)
 
 
 
Consolidated Portfolio:
 
 
 
 
 
 
Rentable Square Feet
 
Occupancy %
 
In-Place ABR(2)
Market
 
# Properties
 
Same Properties Portfolio
 
Non-Same Properties Portfolio
 
Total Portfolio
 
Same Properties Portfolio
 
Non-Same Properties Portfolio
 
Total Portfolio
 
Total Portfolio Excluding Repositioning(1)
 
Total
(in 000’s)
 
Per Square Foot
Central LA
 
7
 
387,310

 
150,411

 
537,721

 
100.0
%
 
100.0
%
 
100.0
%
 
100.0
%
 
$
5,413

 
$10.07
Greater San Fernando Valley
 
24
 
2,622,856

 
111,346

 
2,734,202

 
98.6
%
 
%
 
94.6
%
 
98.6
%
 
25,854

 
$10.00
Mid-Counties
 
11
 
672,090

 
313,662

 
985,752

 
100.0
%
 
100.0
%
 
100.0
%
 
100.0
%
 
9,192

 
$9.32
San Gabriel Valley
 
16
 
1,872,001

 
87,421

 
1,959,422

 
92.1
%
 
100.0
%
 
92.4
%
 
99.4
%
 
15,263

 
$8.43
South Bay
 
20
 
1,094,864

 
1,612,208

 
2,707,072

 
93.2
%
 
100.0
%
 
97.3
%
 
99.2
%
 
23,573

 
$8.95
Los Angeles County
 
78
 
6,649,121

 
2,275,048

 
8,924,169

 
96.1
%
 
95.1
%
 
95.8
%
 
99.2
%
 
79,295

 
$9.27
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
North Orange County
 
6
 
874,012

 

 
874,012

 
93.2
%
 
%
 
93.2
%
 
93.2
%
 
7,164

 
$8.79
OC Airport
 
6
 
601,782

 

 
601,782

 
85.9
%
 
%
 
85.9
%
 
98.1
%
 
5,324

 
$10.30
South Orange County
 
3
 
329,458

 

 
329,458

 
100.0
%
 
%
 
100.0
%
 
100.0
%
 
3,011

 
$9.14
West Orange County
 
5
 
493,730

 
156,546

 
650,276

 
100.0
%
 
100.0
%
 
100.0
%
 
100.0
%
 
5,502

 
$8.46
Orange County
 
20
 
2,298,982

 
156,546

 
2,455,528

 
93.7
%
 
100.0
%
 
94.1
%
 
97.1
%
 
21,001

 
$9.09
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Inland Empire East
 
1
 
63,675

 

 
63,675

 
81.5
%
 
%
 
81.5
%
 
81.5
%
 
338

 
$6.51
Inland Empire West
 
21
 
1,663,267

 
2,070,534

 
3,733,801

 
99.5
%
 
96.9
%
 
98.1
%
 
98.1
%
 
26,014

 
$7.11
San Bernardino County
 
22
 
1,726,942

 
2,070,534

 
3,797,476

 
98.9
%
 
96.9
%
 
97.8
%
 
97.8
%
 
26,352

 
$7.10
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Ventura
 
13
 
1,605,785

 
138,700

 
1,744,485

 
86.0
%
 
100.0
%
 
87.1
%
 
93.1
%
 
13,144

 
$8.65
Ventura County
 
13
 
1,605,785

 
138,700

 
1,744,485

 
86.0
%
 
100.0
%
 
87.1
%
 
93.1
%
 
13,144

 
$8.65
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Central San Diego
 
12
 
1,103,947

 

 
1,103,947

 
95.9
%
 
%
 
95.9
%
 
95.9
%
 
12,449

 
$11.76
North County San Diego
 
7
 
638,998

 

 
638,998

 
95.7
%
 
%
 
95.7
%
 
95.7
%
 
6,402

 
$10.47
South County San Diego
 
1
 
76,701

 

 
76,701

 
95.1
%
 
%
 
95.1
%
 
95.1
%
 
698

 
$9.57
San Diego County
 
20
 
1,819,646

 

 
1,819,646

 
95.8
%
 
%
 
95.8
%
 
95.8
%
 
19,549

 
$11.21
CONSOLIDATED TOTAL / WTD AVG
 
153
 
14,100,476

 
4,640,828

 
18,741,304

 
94.9
%
 
96.2
%
 
95.2
%
 
97.7
%
 
$
159,341

 
$8.93
(1)
Excludes space aggregating 487,731 square feet at six of our properties that were in various stages of repositioning or lease-up as of March 31, 2018. See pages 20-21 for additional details on these properties.
(2)
See page 25 for definition and details on how these amounts are calculated.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 14

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Occupancy and Leasing Trends.
 
 
 
 
(unaudited results, data represents consolidated portfolio only)
 
 
 
Occupancy by County:
 
 
 
 
Mar 31, 2018
 
Dec 31, 2017
 
Sep 30, 2017
 
June 30, 2017
 
Mar 31, 2017
Occupancy:(1)
 
 
 
 
 
 
 
 
 
 
Los Angeles County
 
95.8%
 
95.3%
 
92.9%
 
90.5%
 
89.8%
Orange County
 
94.1%
 
97.1%
 
91.1%
 
92.0%
 
92.7%
San Bernardino County
 
97.8%
 
99.4%
 
99.0%
 
95.2%
 
92.0%
Ventura County
 
87.1%
 
86.0%
 
85.1%
 
83.1%
 
88.1%
San Diego County
 
95.8%
 
96.3%
 
91.7%
 
95.7%
 
79.8%
Total/Weighted Average
 
95.2%
 
95.5%
 
92.9%
 
91.4%
 
88.9%
 
 
 
 
 
 
 
 
 
 
 
Consolidated Portfolio SF
 
18,741,304
 
18,476,809
 
18,044,612
 
16,221,646
 
15,069,122
Leasing Activity:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended
 
 
Mar 31, 2018
 
Dec 31, 2017
 
Sep 30, 2017
 
Jun 30, 2017
 
Mar 31, 2017
Leasing Activity (SF):(2)
 
 
 
 
 
 
 
 
 
 
New leases(3)
 
281,844
 
506,581
 
678,882
 
310,950
 
423,766
Renewal leases(3)
 
566,551
 
574,522
 
614,175
 
469,766
 
439,602
Gross leasing
 
848,395
 
1,081,103
 
1,293,057
 
780,716
 
863,368
 
 
 
 
 
 
 
 
 
 
 
Expiring leases
 
847,706
 
935,035
 
942,721
 
663,128
 
914,098
Expiring leases - placed into repositioning
 
65,762
 
124,470
 
28,830
 
107,965
 
334,689
Net absorption
 
(65,073)
 
21,598
 
321,506
 
9,623
 
(385,419)
Retention rate(4)
 
68%
 
64%
 
66%
 
71%
 
57%
Weighted Average New / Renewal Leasing Spreads:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended
 
 
Mar 31, 2018
 
Dec 31, 2017
 
Sep 30, 2017
 
Jun 30, 2017
 
Mar 31, 2017
GAAP Rent Change
 
25.3%
 
27.7%
 
26.3%
 
20.4%
 
23.3%
Cash Rent Change
 
14.9%
 
18.9%
 
16.7%
 
10.6%
 
13.7%
(1)
See page 14 for the occupancy by county of our total consolidated portfolio excluding repositioning space.
(2)
Excludes month-to-month tenants.
(3)
Renewal leasing activity for Q1'18, Q4'17, Q3'17 Q2'17and Q1'17 excludes relocations/expansions within Rexford’s portfolio totaling 13,608, 27,222, 9,493, zero and 77,738 rentable square feet, respectively, which are included as part of new leasing activity.
(4)
Retention rate is calculated as renewal lease square footage plus relocation/expansion square footage noted in (3) above, divided by expiring lease square footage (excluding expiring lease square footage placed into repositioning).

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 15

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Leasing Statistics.
 
 
 
 
(unaudited results, data represents consolidated portfolio only)
 
 
 
Leasing Activity:
 
 
 
 
# Leases Signed
 
SF of Leasing
 
Weighted Average Lease Term (Years)
First Quarter 2018:
 
 
 
 
 
 
New
 
47
 
281,844
 
4.8
Renewal
 
70
 
566,551
 
2.8
Total/Weighted Average
 
117
 
848,395
 
3.5
Change in Annual Rental Rates and Turnover Costs for Current Quarter Leases:
 
 
 
 
 
 
 
 
GAAP Rent
 
Cash Rent
 
 
First Quarter 2018:
 
Current Lease
 
Prior Lease
 
Rent Change - GAAP
 
Weighted Average Abatement (Months)
 
Starting Cash Rent - Current Lease
 
Expiring Cash Rent - Prior Lease
 
Rent Change - Cash
 
Turnover Costs per SF(3)
New(1)
 
$12.00
 
$9.09
 
32.0%
 
1.1
 
$11.58
 
$9.80
 
18.1%
 
$3.93
Renewal(2)
 
$10.66
 
$8.65
 
23.1%
 
0.6
 
$10.46
 
$9.19
 
13.8%
 
$0.23
Weighted Average
 
$10.97
 
$8.75
 
25.3%
 
0.7
 
$10.72
 
$9.33
 
14.9%
 
$1.08
Uncommenced Leases by County:
 
 
 
 
 
 
 
 
Market
 
Uncommenced Renewal Leases: Leased SF(4)
 
Uncommenced
New Leases:
Leased SF(4)
 
Percent Leased
 
ABR Under Uncommenced Leases
(in thousands)(5)(6)
 
In-Place + Uncommenced ABR
(in thousands)(5)(6)
 
In-Place + Uncommenced ABR
per SF(6)
Los Angeles County
 
362,973
 
14,643
 
96.0%
 
$608
 
$79,903
 
$9.33
Orange County
 
76,094
 
2,640
 
94.3%
 
88
 
21,089
 
$9.11
San Bernardino County
 
65,828
 
1,968
 
97.8%
 
155
 
26,507
 
$7.13
San Diego County
 
62,443
 
10,450
 
96.4%
 
189
 
19,738
 
$11.25
Ventura County
 
103,197
 
39,938
 
89.4%
 
411
 
13,555
 
$8.69
Total/Weighted Average
 
670,535
 
69,639
 
95.6%
 
$1,451
 
$160,792
 
$8.98
(1)
GAAP and cash rent statistics and turnover costs for new leases exclude 10 leases aggregating 113,185 rentable square feet for which there was no comparable lease data. Of these 10 excluded leases, four leases aggregating 35,282 rentable square feet relate to repositioning properties. Comparable leases generally exclude: (i) space that has never been occupied under our ownership, (ii) repositioned/redeveloped space, (iii) space that has been vacant for over one year or (iv) lease terms shorter than six months.
(2)
GAAP and cash rent statistics and turnover costs for renewal leases excludes one lease for 1,205 rentable square feet for which there was no comparable lease data, due to either (i) space with different lease structures or (ii) lease terms shorter than six months.
(3)
Turnover costs include estimated tenant improvement and leasing costs associated with leases executed during the current period.
(4)
Reflects the square footage of renewal and new leases, respectively, that have been signed but have not yet commenced as of March 31, 2018.
(5)
Includes $692 thousand of annualized base rent under Uncommenced New Leases and $759 thousand of incremental annualized base rent under Uncommenced Renewal Leases.
(6)
See page 25 for further details on how these amounts are calculated.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 16

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Leasing Statistics (Continued).
 
 
 
 
(unaudited results, data represents consolidated portfolio only)
 
 
 
Lease Expiration Schedule as of March 31, 2018:
 
 
https://cdn.kscope.io/34a2a028e6bbc5b8607bc4dc2ae856e4-chart-b938e9b6d3645c41a4f.jpg
Year of Lease Expiration
 
# of Leases Expiring
 
Total Rentable SF
 
In-Place +
Uncommenced ABR
(in thousands)
 
In-Place + Uncommenced
ABR per SF
Available
 
 
357,832
 
$

 
$—
Current Repositioning(1)
 
 
471,857
 

 
$—
MTM Tenants
 
88
 
213,271
 
2,052

 
$9.62
2018
 
251
 
1,721,251
 
16,519

 
$9.60
2019
 
319
 
2,820,447
 
25,551

 
$9.06
2020
 
307
 
3,978,195
 
34,074

 
$8.57
2021
 
184
 
3,736,241
 
31,657

 
$8.47
2022
 
105
 
1,866,040
 
15,820

 
$8.48
2023
 
55
 
1,070,802
 
10,835

 
$10.12
2024
 
14
 
757,895
 
7,260

 
$9.58
2025
 
7
 
202,165
 
2,249

 
$11.13
2026
 
6
 
273,904
 
3,235

 
$11.81
2027
 
6
 
220,311
 
2,077

 
$9.43
Thereafter
 
8
 
1,051,093
 
9,463

 
$9.00
Total Portfolio
 
1,350
 
18,741,304
 
$
160,792

 
$8.98
(1)
Represents space at five of our properties that were classified as current repositioning as of March 31, 2018. Excludes completed repositioning properties and properties in lease-up. See pages 20-21 for additional details on these properties.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 17

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Top Tenants and Lease Segmentation.
 
 
 
 
(unaudited results, data represents consolidated portfolio only)
 
 
 
Top 10 Tenants:
 
 
Tenant
 
Submarket
 
Leased
Rentable SF
 
% of In-Place + Uncommenced ABR
 
In-Place + Uncommenced ABR
per SF
 
Lease Expiration
Federal Express Corporation
 
South Bay
 
173,596
 
1.5%
 
$13.94
 
11/30/2032(1)
32 Cold, LLC
 
Central LA
 
149,157
 
1.4%
 
$14.64
 
3/31/2026(2)
Command Logistics Services, Inc.
 
South Bay
 
340,672
 
1.3%
 
$6.25
 
9/30/2020(3)
Cosmetic Laboratories of America, LLC
 
Greater San Fernando Valley
 
319,348
 
1.3%
 
$6.28
 
6/30/2020
Triscenic Production Services, Inc.
 
Greater San Fernando Valley
 
255,303
 
1.2%
 
$7.60
 
3/31/2022(4)
Universal Technical Institute of Southern California, LLC
 
South Bay
 
142,593
 
1.2%
 
$13.29
 
8/31/2030
Southland Industries, Inc.
 
West Orange County
 
207,953
 
1.2%
 
$9.00
 
5/31/2028
Dendreon Corporation
 
West Orange County
 
170,865
 
0.9%
 
$8.87
 
12/31/2019
Undisclosed high-end luxury car company
 
Greater San Fernando Valley
 
167,425
 
0.9%
 
$8.92
 
8/31/2022(5)
Warehouse Specialists, Inc.
 
San Gabriel Valley
 
245,961
 
0.9%
 
$6.00
 
2/28/2021
Top 10 Total / Weighted Average
 
 
 
2,172,873
 
11.8%
 
$8.71
 
 
(1)
Includes (i) 30,160 rentable square feet expiring September 30, 2027, and (ii) 143,436 rentable square feet expiring November 30, 2032.
(2)
Includes (i) 78,280 rentable square feet expiring September 30, 2025, and (ii) 70,877 rentable square feet expiring March 31, 2026.
(3)
Includes (i) 111,769 rentable square feet expiring June 30, 2018, and (ii) 228,903 rentable square feet expiring September 30, 2020.
(4)
Includes (i) 38,766 rentable square feet expiring November 30, 2019, (ii) 147,318 rentable square feet expiring September 30, 2021, and (iii) 69,219 rentable square feet expiring March 31, 2022.
(5)
Includes (i) 16,868 rentable square feet expiring April 30, 2020, (ii) 21,697 rentable square feet expiring November 30, 2019, (iii) 20,310 rentable square feet expiring May 31, 2020, and (iv) 108,550 rentable square feet expiring August 31, 2022.
Lease Segmentation by Size:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Square Feet
 
Number of Leases
 
Leased Rentable SF
 
Rentable SF
 
Leased %
 
Leased % Excluding Repositioning
 
In-Place + Uncommenced ABR
(in thousands)(1)
 
% of In-Place + Uncommenced ABR
 
In-Place + Uncommenced ABR
per SF(1)
<4,999
 
780
 
1,657,001
 
1,753,419
 
94.5%
 
94.5%
 
$
19,916

 
12.4%
 
$12.02
5,000 - 9,999
 
191
 
1,341,417
 
1,471,651
 
91.2%
 
96.2%
 
14,622

 
9.1%
 
$10.90
10,000 - 24,999
 
226
 
3,633,324
 
4,066,213
 
89.4%
 
95.0%
 
35,709

 
22.2%
 
$9.83
25,000 - 49,999
 
73
 
2,624,783
 
2,624,783
 
100.0%
 
100.0%
 
23,402

 
14.5%
 
$8.92
>50,000
 
80
 
8,655,090
 
8,825,238
 
98.1%
 
100.0%
 
67,143

 
41.8%
 
$7.76
Total / Weighted Average
 
1,350
 
17,911,615
 
18,741,304
 
95.6%
 
98.1%
 
$
160,792

 
100.0%
 
$8.98
(1)
See page 25 for further details on how these amounts are calculated.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 18

 https://cdn.kscope.io/34a2a028e6bbc5b8607bc4dc2ae856e4-logo3a05.jpg
 


Capital Expenditure Summary.
 
 
(unaudited results, in thousands, except square feet and per square foot data)
 
 
 
Quarter ended March 31, 2018
 
 
 
 
Year to Date
 
 
Total
 
SF(1)
 
PSF
Tenant Improvements and Space Preparation:
 
 
 
 
 
 
New Leases‐1st Generation
 
$
139

 
145,236

 
$
0.96

New Leases‐2nd Generation
 
278

 
234,256

 
$
1.19

Renewals
 
74

 
217,436

 
$
0.34

Total Tenant Improvements and Space Preparation
 
$
491

 
 
 
 
 
 
 
 
 
 
 
Leasing Commissions & Lease Costs:
 
 
 
 
 
 
New Leases‐1st Generation
 
$
118

 
42,397

 
$
2.78

New Leases‐2nd Generation
 
549

 
216,699

 
$
2.53

Renewals
 
82

 
207,707

 
$
0.39

Total Leasing Commissions & Lease Costs
 
$
749

 
 
 
 
 
 
 
 
 
 
 
Total Recurring Capex
 
$
854

 
18,765,796

 
$
0.05

Recurring Capex % of NOI
 
2.3
%
 
 
 
 
Recurring Capex % of Operating Revenue
 
1.8
%
 
 
 
 
 
 
 
 
 
 
 
Nonrecurring Capex:
 
 
 
 
 
 
Development and Repositioning(2)
 
$
7,281

 
 
 
 
Other Repositioning(3)
 
3,202

 
 
 
 
Other(4)
 
909

 
 
 
 
Total Nonrecurring Capex
 
$
11,392

 
9,944,261

 
$
1.15

 
 
 
 
 
 
 
Other Capitalized Costs(5)
 
$
1,118

 
 
 
 
(1)
For tenant improvements and leasing commissions, reflects the aggregate square footage of the leases in which we incurred such costs, excluding new/renewal leases in which there were no tenant improvements and/or leasing commissions. For recurring capex, reflects the weighted average square footage of our consolidated portfolio for the period (including properties that were sold during the period). For nonrecurring capex, reflects the aggregate square footage of the properties in which we incurred such capital expenditures.
(2)
Includes capital expenditures related to properties that were under development or repositioning as of March 31, 2018. For details on these properties see pages 20-21.
(3)
Includes capital expenditures related to other space under repositioning or renovation that are not included on pages 20-21 due to smaller space size or limited downtime for completion.
(4)
Includes other nonrecurring capital expenditures including, but not limited to, costs incurred for replacements of either roof or parking lots, and ADA related construction.
(5)
Includes the following capitalized costs: (i) compensation costs of personnel directly responsible for and who spend their time on development, renovation and rehabilitation activity and (ii) interest, property taxes and insurance costs incurred during the development and construction periods of repositioning or development projects.


 
First Quarter 2018
Supplemental Financial Reporting Package
Page 19

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Properties and Space Under Repositioning. (1)
 
As of March 31, 2018
 
(unaudited results, in thousands, except square feet)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same Property Portfolio
 
Estimated Construction Period
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Property (Submarket)
 
Total Property Rentable
Square Feet
 
Space Under Repo/ Lease-Up
 
Est. Development Rentable Square
Feet(2)
 
Total Property Leased %
3/31/18
 
2018
 
Start
 
Target Completion
 
Est. Period until
Stabilized
(months)(3)
 
Purchase
Price
 
Projected Repo Costs
 
Projected Total
Investment
(4)
 
Cumulative
Investment
to Date(5)
 
Actual Quarterly
Cash
NOI
1Q-2018
(6)
 
Est. Annual
Stabilized
Cash
NOI(7)
CURRENT REPOSITIONING:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
14750 Nelson - Repositioning
 
138,090
 
138,090
 
 
0%
 
Y
 
3Q-2016
 
2Q-2018
 
8 - 11
 
$
12,718

 
$
8,385

 
$
21,103

 
$
18,355

 
$
(21
)
 
$
1,466

14750 Nelson - Development
 
 
 
63,900
 
0%
 
N
 
3Q-2016
 
3Q-2018
 
10 - 12
 
$
2,282

 
$
5,634

 
$
7,916

 
$
5,911

 
$

 
$
689

14750 Nelson (San Gabriel Valley)
 
138,090
 
138,090
 
63,900
 
0%
 
 
 
3Q-2016
 
3Q-2018
 
8 - 12
 
$
15,000

 
$
14,019

 
$
29,019

 
$
24,266

 
$
(21
)
 
$
2,155

301-445 Figueroa Street (South Bay)(8)
 
133,650
 
52,200
 
 
61%
 
Y
 
4Q-2016
 
3Q-2018
 
6 - 9
 
$
13,000

 
$
4,035

 
$
17,035

 
$
16,152

 
$
59

 
$
1,266

28903 Avenue Paine - Repositioning
 
111,346
 
111,346
 
 
0%
 
 
 
1Q-2017
 
2Q-2018
 
5 - 10
 
$
11,545

 
$
3,794

 
$
15,339

 
$
13,679

 
$
(29
)
 
$
939

28903 Avenue Paine - Development
 
 
 
115,817
 
0%
 
 
 
1Q-2017
 
1Q-2019
 
12 - 15
 
$
5,515

 
$
9,275

 
$
14,790

 
$
5,606

 
$

 
$
966

28903 Avenue Paine (SF Valley)
 
111,346
 
111,346
 
115,817
 
0%
 
N
 
1Q-2017
 
1Q-2019
 
5 - 15
 
$
17,060

 
$
13,069

 
$
30,129

 
$
19,285

 
$
(29
)
 
$
1,905

2722 Fairview Street (OC Airport)
 
116,575
 
58,802
 
 
50%
 
Y
 
1Q-2018
 
2Q-2018
 
8 - 12
 
$
17,800

 
$
1,436

 
$
19,236

 
$
17,872

 
$
290

 
$
1,177

TOTAL/WEIGHTED AVERAGE
 
499,661
 
360,438
 
179,717
 
28%
 
 
 
 
 
 
 
 
 
$
62,860

 
$
32,559

 
$
95,419

 
$
77,575

 
$
299

(9) 
$
6,503

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
LEASE-UP:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1601 Alton Pkwy. (OC Airport)
 
124,988
 
15,874
 
 
87%
 
Y
 
4Q-2014
 
4Q-2017
 
6 - 8
 
$
13,276

 
$
7,072

 
$
20,348

 
$
20,348

 
$
267

(9) 
$
1,495

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
FUTURE REPOSITIONING:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
9615 Norwalk Blvd. (Mid-Counties)
 
38,362
 
 
201,808
 
100%
 
Y
 
2Q-2018
 
2Q-2019
 
TBD
 
$
9,642

 
$
14,803

 
$
24,445

 
$
10,141

 
$
213

 
$
1,556

15401 Figueroa Street (South Bay)
 
38,584
 
 
 
100%
 
N
 
2Q-2018
 
3Q-2018
 
9 - 12
 
$
4,435

 
$
444

 
$
4,879

 
$
4,438

 
$
40

 
$
281

TOTAL/WEIGHTED AVERAGE
 
76,946
 
 
201,808
 
100%
 
 
 
 
 
 
 
 
 
$
14,077

 
$
15,247

 
$
29,324

 
$
14,579

 
$
253

 
$
1,837

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(1)
See page 27 for a definition of Properties and Space Under Repositioning.
(2)
Represents the estimated rentable square footage upon completion of current and future development projects.
(3)
Represents the estimated remaining number of months, as of March 31, 2018, for the property to reach stabilization. Includes time to complete construction and lease-up the property. Actual number of months required to reach stabilization may vary materially from our estimates. See page 27 for a definition of Stabilization Date - Properties and Space Under Repositioning.
(4)
Projected total investment includes the purchase price of the property and our current estimate of total expected nonrecurring capital expenditures to be incurred on each repositioning and development project to reach completion. We expect to update our estimates upon completion of the project, or sooner if there are any significant changes to expected costs from quarter to quarter.
(5)
Cumulative investment-to-date includes the purchase price of the property and subsequent costs incurred for nonrecurring capital expenditures.
(6)
Represents the actual cash NOI for each property for the three months ended March 31, 2018. For a definition/discussion of non-GAAP financial measures, see the definitions section beginning on page 25 of this report.
(7)
Represents managements estimate of each property’s annual cash NOI once the property has reached stabilization and initial rental concessions, if any, have elapsed. Actual results may vary materially from our estimates. The Company does not provide a reconciliation to net income on a consolidated basis, because it is unable to provide a meaningful or accurate estimation of reconciling items due to the inherent difficulty of forecasting the timing and/or amount of various items that would impact net income.
(8)
All 14 units at 301-445 Figueroa are being repositioned in various phases. As of March 31, 2018, the property consists of: five units (57,220 RSF) that have been completed and leased; five units (45,240 RSF) that have been completed and are vacant; one unit (6,960 RSF) that is currently undergoing repositioning; and three units (24,230 RSF) in which repositioning has not yet started. We estimate that the latter four units (31,190 RSF) will be completed by the end of 3Q-2018. The projected total investment and estimated annual stabilized Cash NOI presented above reflect the repositioning of all 14 units.
(9)
Actual NOI for the three months ended March 31, 2018, reflects the capitalization of $175 thousand of real estate property taxes and insurance for current repositioning and $3 thousand for lease-up properties. respectively. We will continue to capitalize taxes and insurance during the period in which construction is taking place to get each repositioning property ready for its intended use.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 20

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Properties and Space Under Repositioning (Continued). (1)
As of March 31, 2018
 
(unaudited results, in thousands, except square feet)

Repositioning Space
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same Property Portfolio
 
Estimated Construction Period
 
 
 
 
 
 
 
 
 
 
 
 
 
Property (Submarket)
 
Property Rentable Square Feet
 
Space Under Repositioning/Lease-Up
 
2018
 
Start
 
Target Completion
 
Est. Period until
Stabilized
(months)
(2)
 
Projected Total
Investment
(3)
 
Repositioning
Costs Incurred to
Date
 
Total Property Leased %
3/31/18
 
Actual Quarterly Cash
NOI
1Q-2018
(4)
 
Estimated Annual
Stabilized
Cash NOI
(5)
 
CURRENT REPOSITIONING:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
3233 Mission Oaks Blvd. - Unit 3233 (Ventura)(6)
 
461,210
 
111,419
 
Y
 
2Q-2017
 
4Q-2018
 
15 - 18
 
$
7,080

 
$
1,181

 
67%
 
$
(11
)
(7) 
$
852

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
STABILIZED:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
3233 Mission Oaks Blvd. - Unit H (Ventura)
 
461,210
 
 
Y
 
N/A
 
N/A
 
--
 
$
1,135

 
$
1,000

 
67%
 
$
32

 
$
288

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Stabilized Repositionings: Properties and Space
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Property (Submarket)
 
 
 
Rentable Square Feet
 
 
 
 
 
Stabilized Period
 
 
 
 
 
Stabilized Yield
 
7110 Rosecrans Ave. (South Bay)
 
 
 
73,439
 
 
 
 
 
2Q-2015
 
 
 
 
 
7.9%
 
7900 Nelson Rd. (SF Valley)
 
 
 
202,905
 
 
 
 
 
4Q-2015
 
 
 
 
 
6.6%
 
605 8th Street (SF Valley)
 
 
 
55,715
 
 
 
 
 
4Q-2015
 
 
 
 
 
6.8%
 
24105 Frampton Ave. (South Bay)
 
 
 
49,841
 
 
 
 
 
3Q-2016
 
 
 
 
 
7.0%
 
12247 Lakeland Rd. (Mid-Counties)
 
 
 
24,875
 
 
 
 
 
3Q-2016
 
 
 
 
 
6.4%
 
2610 & 2701 S. Birch St. (OC Airport)
 
 
 
98,230
 
 
 
 
 
4Q-2016
 
 
 
 
 
7.1%
 
15140 & 15148 Bledsoe St. (SF Valley)
 
 
 
72,000
 
 
 
 
 
4Q-2016
 
 
 
 
 
N/A(8)
 
679-691 S. Anderson St. (Central LA)
 
 
 
47,490
 
 
 
 
 
2Q-2017
 
 
 
 
 
6.3%
 
18118 - 18120 S. Broadway St. (South Bay)
 
 
 
18,033
 
 
 
 
 
2Q-2017
 
 
 
 
 
N/A(8)
 
3880 Valley Blvd. (San Gabriel Valley)
 
 
 
108,550
 
 
 
 
 
3Q-2017
 
 
 
 
 
6.9%
 
12131 Western Avenue (West OC)
 
 
 
207,953
 
 
 
 
 
4Q-2017
 
 
 
 
 
5.9%
 
228th Street (South Bay)
 
 
 
23,453
 
 
 
 
 
4Q-2017
 
 
 
 
 
N/A(8)
 
3233 Mission Oaks Blvd. - Unit H (Ventura)
 
 
 
43,927
 
 
 
 
 
1Q-2018
 
 
 
 
 
N/A(8)
 
TOTAL/WEIGHTED AVERAGE
 

 
1,026,411
 
 
 
 
 
 
 
 
 
 
 
 
 
6.6%
 
(1)
See page 27 for a definition of Properties and Space Under Repositioning.
(2)
Represents the estimated remaining number of months, as of March 31, 2018, for the space to reach stabilization. Includes time to complete construction and lease-up the space. Actual number of months required to reach stabilization may vary materially from our estimates.
(3)
Projected total investment represents the estimated nonrecurring capital expenditures to be incurred on each repositioning project to reach completion. We expect to update our estimates upon completion of the project, or sooner if there are any significant changes to expected costs from quarter to quarter.
(4)
Represents the actual cash NOI of repositioning space for the three months ended March 31, 2018. For a definition & discussion of non-GAAP financial measures, see the definitions section beginning on page 25.
(5)
Based on management estimates of annual cash NOI for the repositioning space, once the property has reached stabilization and initial rental concessions, if any, have elapsed. Actual results may vary materially from our estimates. The Company does not provide a reconciliation to net income on a consolidated basis, because it is unable to provide a meaningful or accurate estimation of reconciling items due to the inherent difficulty of forecasting the timing and/or amount of various items that would impact net income.
(6)
As of March 31, 2018, we are repositioning space aggregating 111,419 RSF at 3233 Mission Oaks. The amounts presented on this page represent the actual and projected construction costs and the actual and estimated stabilized cash NOI of only the space under repositioning vs. the entire property.
(7)
Actual NOI for the three months ended March 31, 2018, reflects the capitalization of $20 thousand of real estate property taxes and insurance for repositioning space. We will continue to capitalize real estate property taxes and insurance during the period in which construction is taking place to get each repositioning space ready for its intended use.
(8)
We are unable to provide a meaningful stabilized yield for these completed projects as these were partial repositionings of larger properties.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 21

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Current Year Acquisitions and Dispositions Summary.
 
As of March 31, 2018
 
(unaudited results, data represents consolidated portfolio only)
2018 Acquisitions
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Acquisition Date
 
Property Address
 
County
 
Submarket
 
Rentable Square Feet
 
Acquisition Price
($ in MM)
 
Occ. % at Acquisition
 
Occ.% at
March 31, 2018
1/17/2018
 
13971 Norton Avenue
 
San Bernardino
 
Inland Empire West
 
103,208
 
$11.36
 
100%
 
100%
2/23/2018
 
1900 Proforma Avenue
 
San Bernardino
 
Inland Empire West
 
135,360
 
$15.92
 
100%
 
100%
2/23/2018
 
1910 Archibald Avenue(1)
 
San Bernardino
 
Inland Empire West
 
60,003
 
$6.29
 
66%
 
63%
2/23/2018
 
1920 Archibald Avenue(1)
 
San Bernardino
 
Inland Empire West
 
18,240
 
$1.91
 
68%
 
68%
3/13/2018
 
16010 Shoemaker Avenue
 
Los Angeles
 
Mid-Counties
 
115,600
 
$17.22
 
100%
 
100%
 
 
 
 
 
 
 
 
432,411
 
$52.70
 
 
 
 
2018 Dispositions
 
 
 
 
 
 
 
 
 
 
 
 
 
Disposition Date
 
Property Address
 
County
 
Submarket
 
Rentable Square Feet
 
Sale Price
($ in MM)
 
Reason for Selling
1/2/2018
 
8900-8980 Benson Ave. & 5637 Arrow Hwy.
 
San Bernardino
 
Inland Empire West
 
88,016
 
$11.44
 
Opportunistic Sale
1/17/2018
 
700 Allen Avenue & 1851 Flower Street
 
Los Angeles
 
Greater San Fernando Valley
 
25,168
 
$10.90
 
Opportunistic Sale
3/7/2018
 
200-220 South Grand Avenue
 
Orange
 
OC Airport
 
27,200
 
$4.52
 
Opportunistic Sale
 
 
 
 
 
 
 
 
140,384
 
$26.86
 
 
 
 
(1)
At March 31, 2018, this property was classified as held for sale.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 22

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Guidance.
 
 
As of March 31, 2018
 

2018 OUTLOOK*

METRIC
2018 GUIDANCE / ASSUMPTIONS
INITIAL GUIDANCE
Q1’18 UPDATED GUIDANCE
RESULTS AS OF
MARCH 31, 2018
Net Income Attributable to Common Stockholders per diluted share (1)
$0.20 - $0.23
$0.20 - $0.25 (2)
é
$0.15
Company share of Core FFO per diluted share (1)
$1.01 - $1.04
$1.02 - $1.05 (2)
é
$0.27
Same Property Portfolio NOI Growth (3)
6.0% - 8.0%
6.5% - 8.5%
é
9.3%
Stabilized Same Property Portfolio NOI Growth (3)
4.0% - 5.5%
4.5% - 6.0%
é
7.4%
Year-End Same Property Portfolio Occupancy (3)
95.0% - 97.0%
95.0% - 97.0%
94.9%
Year-End Stabilized Same Property Portfolio Occupancy (3)
96.5% - 98.0%
96.5% - 98.0%

97.5%
General and Administrative Expenses (4)
$24.0 M - $25.0M
$24.0 M - $25.0 M
$6.2 M


(1)
Our Net income and Core FFO guidance refers to the Company's in-place portfolio as of May 1, 2018, and does not include any assumptions for acquisitions, dispositions or balance sheet activities that may or may not occur later during the year. The Company’s in-place portfolio as of May 1, 2018, reflects the acquisition of five properties totaling 372,691 rentable square feet and the disposition of one property containing 11,808 rentable square feet that occurred subsequent to March 31, 2018.
(2)
See page 28 for a reconciliation of the Company’s guidance range of net income attributable to common stockholders per diluted share, the most directly comparable forward-looking GAAP financial measure, to Core FFO per diluted share.
(3)
Our Same Property Portfolio is a subset of our consolidated portfolio and consists of 127 properties aggregating 14,100,476 rentable square feet that were wholly-owned by us as of January 1, 2017, and still owned by us as of March 31, 2018. Our Stabilized Same Property Portfolio represents the properties included in our Same Property Portfolio, adjusted to exclude 11 of our properties that were or will be in various stages of repositioning (current and future) or lease-up during 2017 and 2018. See page 27 for the definition of Stabilized Same Property Portfolio which includes a list of these 11 properties.
(4)
Our general and administrative expense guidance includes estimated non-cash equity compensation expense of $6.8 million.
* A number of factors could impact the Company’s ability to deliver results in line with its guidance, including, but not limited to, interest rates, the economy, the supply and demand of industrial real estate, the availability and terms of financing to potential acquirers of real estate and the timing and yields for divestment and investment. There can be no assurance that the Company can achieve such results.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 23

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Net Asset Value Components.
 
 
  At 3/31/2018
(unaudited and in thousands, except share data)
Net Operating Income
 
 
 
 
 
Pro Forma Net Operating Income (NOI)(1)
Three Months Ended March 31, 2018
 
Total operating revenues
$48,433
 
Property operating expenses
(11,960)
 
Pro forma effect of uncommenced leases(2)
299
 
Pro forma effect of acquisitions(3)
395
 
Pro forma effect of dispositions(4)
(230)
 
Pro forma NOI effect of properties and space under repositioning(5)
1,903
 
Pro Forma NOI
38,840
 
Amortization of net below-market lease intangibles
(1,116)
 
Straight line rental revenue adjustment
(1,969)
 
Pro Forma Cash NOI
$35,755
 
 
 
 
Balance Sheet Items
 
 
 
 
 
Other assets and liabilities
March 31, 2018
 
Cash and cash equivalents
$15,625
 
Restricted cash
4,211
 
Rents and other receivables, net
3,328
 
Other assets
5,961
 
Acquisition related deposits
4,525
 
Accounts payable, accrued expenses and other liabilities
(21,441)
 
Dividends payable
(13,294)
 
Tenant security deposits
(19,936)
 
Prepaid rents
(5,540)
 
Estimated remaining cost to complete repositioning projects
(38,625)
 
Total other assets and liabilities
$(65,186)
 
 
 
 
Debt and Shares Outstanding
 
 
 
 
 
Total consolidated debt(6)
$662,425
 
Preferred stock - liquidation preference
$165,000
 
 
 
 
Common shares outstanding(7)
80,441,338
 
Operating partnership units outstanding(8)
2,041,175
 
Total common shares and operating partnership units outstanding
82,482,513
 
(1)
For a definition and discussion of non-GAAP financial measures, see the notes and definitions section beginning on page 25 of this report.
(2)
Represents the estimated incremental base rent from uncommenced new and renewal leases as if they had commenced as of January 1, 2018.
(3)
Represents the estimated incremental NOI from Q1’18 acquisitions as if they had been acquired on January 1, 2018. We have made a number of assumptions in such estimates and there can be no assurance that we would have generated the projected levels of NOI had we actually owned the acquired entities as of January 1, 2018.
(4)
Represents the actual Q1’18 NOI for properties sold during the current quarter. See page 22 for details related to current year disposition properties.
(5)
Represents the estimated incremental NOI from the properties that were classified as current or future repositioning or lease-up during the three months ended March 31, 2018, assuming that all repositioning work had been completed and all of the properties/space were fully stabilized as of January 1, 2018. See pages 20-21 for the properties included. We have made a number of assumptions in such estimates and there can be no assurance that we would have generated the projected levels of NOI had these properties actually been stabilized as of January 1, 2018.
(6)
Excludes unamortized loan discount and debt issuance costs totaling $3.0 million.
(7)
Represents outstanding shares of common stock of the Company, which excludes 226,451 shares of unvested restricted stock.
(8)
Represents outstanding common units of the Company’s operating partnership, Rexford Industrial Realty, L.P., that are owned by unit holders other than Rexford Industrial Realty, Inc. Includes 157,5390 vested LTIP Units and excludes 305,894 unvested LTIP Units and 703,248 unvested performance units.

 
First Quarter 2018
Supplemental Financial Reporting Package
Page 24

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Notes and Definitions.
 
 
 


Adjusted Funds from Operations (“AFFO”): We calculate adjusted funds from operations, or AFFO, by adding to or subtracting from FFO, as defined below, the following items: (i) certain non-cash operating revenues and expenses, (ii) capitalized operating expenditures such as leasing and construction payroll, (iii) recurring capital expenditures required to maintain and re-tenant our properties, (iv) capitalized interest costs resulting from the repositioning/redevelopment of certain of our properties, (v) 2nd generation tenant improvements and leasing commissions and (vi) gain (loss) on extinguishment of debt. Management uses AFFO as a supplemental performance measure because it provides a performance measure that, when compared year over year, captures trends in portfolio operating results. We also believe that, as a widely recognized measure of the performance of REITs, AFFO will be used by investors as a basis to assess our performance in comparison to other REITs. However, because AFFO may exclude certain non-recurring capital expenditures and leasing costs, the utility of AFFO as a measure of our performance is limited. Additionally, other Equity REITs may not calculate AFFO using the method we do. As a result, our AFFO may not be comparable to such other Equity REITs’ AFFO. AFFO should be considered only as a supplement to net income (as computed in accordance with GAAP) as a measure of our performance.
In-Place Annualized Base Rent and Uncommenced Annualized Base Rent:
In-Place Annualized Base Rent (“In-Place ABR”): Calculated as the monthly contractual base rent (before rent abatements) per the terms of the lease, as of March 31, 2018, multiplied by 12. Includes only leases that have commenced as of March 31, 2018. Excludes billboard and antenna revenue and tenant reimbursements.
In-Place ABR per Square Foot: Calculated by dividing In-Place ABR for the lease by the occupied square feet of the lease, as of March 31, 2018.
Combined In-Place and Uncommenced Annualized Base Rent (“In-Place + Uncommenced ABR”): Calculated by adding (i) In-Place ABR and (ii) ABR Under Uncommenced Leases (see definition below). Does not include adjustments for leases that expired and were not renewed subsequent to March 31, 2018, or adjustments for future known non-renewals.
ABR Under Uncommenced Leases: Calculated by adding the following:
(i) ABR under Uncommenced New Leases = first full month of contractual base rents (before rent abatements) to be received under Uncommenced New Leases, multiplied by 12.
(ii) Incremental ABR under Uncommenced Renewal Leases = difference between: (a) the first full month of contractual base rents (before rent abatements) to be received under Uncommenced Renewal Leases and (b) the monthly In-Place ABR for the same space as of March 31, 2018, multiplied by 12.
In-Place + Uncommenced ABR per Square Foot: Calculated by dividing (i) In-Place + Uncommenced ABR for the leases by (ii) the square footage under commenced and uncommenced leases (net of renewal space) as of March 31, 2018.
Uncommenced New Leases: Reflects new leases (for vacant space) that have been signed but have not yet commenced as of March 31, 2018.
Uncommenced Renewal Leases: Reflects renewal leases (for space occupied by renewing tenant) that have been signed but have not yet commenced as of March 31, 2018.
 
Capital Expenditures, Non-recurring: Expenditures made in respect of a property for improvement to the appearance of such property or any other major upgrade or renovation of such property, and further includes capital expenditures for seismic upgrades, and capital expenditures for deferred maintenance existing at the time such property was acquired.
Capital Expenditures, Recurring: Expenditures made in respect of a property for maintenance of such property and replacement of items due to ordinary wear and tear including, but not limited to, expenditures made for maintenance of parking lot, roofing materials, mechanical systems, HVAC systems and other structural systems. Recurring capital expenditures shall not include any of the following: (a) improvements to the appearance of such property or any other major upgrade or renovation of such property not necessary for proper maintenance or marketability of such property; (b) capital expenditures for seismic upgrades; (c) capital expenditures for deferred maintenance for such property existing at the time such property was acquired; or (d) replacements of either roof or parking lots.
Capital Expenditures, First Generation: Capital expenditures for newly acquired space, newly developed or redeveloped space, or change in use.
Cash NOI: Cash basis NOI is a non-GAAP measure, which we calculate by adding or subtracting from NOI (i) fair value lease revenue and (ii) straight-line rent adjustment. We use Cash NOI, together with NOI, as a supplemental performance measure. Cash NOI should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs. Cash NOI should not be used as a substitute for cash flow from operating activities computed in accordance with GAAP. We use Cash NOI to help evaluate the performance of the Company as a whole, as well as the performance of our Same Property Portfolio.
Core Funds from Operations (“Core FFO”): We calculate Core FFO by adjusting FFO, as defined below, to exclude the impact of certain items that we do not consider reflective of our core revenue or expense streams. For the periods presented, Core FFO adjustments consisted of acquisition expenses. Management believes that Core FFO is a useful supplemental measure as it provides a more meaningful and consistent comparison of operating performance and allows investors to more easily compare the Company's operating results. Because these adjustments have a real economic impact on our financial condition and results from operations, the utility of Core FFO as a measure of our performance is limited. Other REITs may not calculate Core FFO in a consistent manner. Accordingly, our Core FFO may not be comparable to other REITs' core FFO. Core FFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance.





 
First Quarter 2018
Supplemental Financial Reporting Package
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Notes and Definitions.
 
 
 


Debt Covenants ($ in thousands):
 
 
 
Mar 31, 2018
 
Dec 31, 2017
 
 
Current Period Covenant
 
Amended Credit Facility and $225M Term Loan
 
$100M Senior Notes and $125M Senior Notes
 
Amended Credit Facility and $225M Term Loan
 
$100M Senior Notes
 
Maximum Leverage Ratio
less than 60%
 
27.7%
 
27.7%
 
28.8%
 
28.8%
 
Maximum Secured Leverage Ratio
less than 45%
 
2.5%
 
n/a
 
2.6%
 
n/a
 
Maximum Secured Leverage Ratio
less than 40%
 
n/a
 
2.5%
 
n/a
 
2.6%
 
Maximum Secured Recourse Debt
less than 15%
 
—%
 
—%
 
—%
 
—%
 
Minimum Tangible Net Worth
$1,016,308
 
$1,581,306
 
$1,581,306
 
$1,502,467
 
$1,502,467
 
Minimum Fixed Charge Coverage Ratio
at least 1.50 to 1.00
 
3.8 to 1.00
 
3.8 to 1.00
 
3.5 to 1.00
 
3.5 to 1.00
 
Unencumbered Leverage Ratio
less than 60%
 
27.2%
 
27.2%
 
28.1%
 
28.1%
 
Unencumbered Interest Coverage Ratio
at least 1.75 to 1.00
 
6.66 to 1.00
 
6.66 to 1.00
 
6.23 to 1.00
 
6.23 to 1.00
 
Our actual performance for each covenant is calculated based on the definitions set forth in each loan agreement.
EBITDAre and Adjusted EBITDA: We calculate EBITDAre in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”). EBITDAre is calculated as net income (loss) (computed in accordance with GAAP), before interest expense, tax expense, depreciation and amortization, gains (or losses) from sales of depreciable operating property, impairment losses and adjustments to reflect our proportionate share of EBITDAre from our unconsolidated joint venture. We calculate Adjusted EBITDA by adding or subtracting from EBITDAre the following items: (i) non-cash stock based compensation expense, (ii) gain (loss) on extinguishment of debt, (iii) acquisition expenses and (iv) the pro-forma effects of acquisitions and dispositions. We believe that EBITDAre and Adjusted EBITDA are helpful to investors as a supplemental measure of our operating performance as a real estate company because it is a direct measure of the actual operating results of our industrial properties. We also use these measures in ratios to compare our performance to that of our industry peers. In addition, we believe EBITDAre and Adjusted EBITDA are frequently used by securities analysts, investors and other interested parties in the evaluation of Equity REITs. However, because EBITDAre and Adjusted EBITDA are calculated before recurring cash charges including interest expense and income taxes, and are not adjusted for capital expenditures or other recurring cash requirements of our business, their utility as a measure of our liquidity is limited. Accordingly, EBITDAre and Adjusted EBITDA should not be considered alternatives to cash flow from operating activities (as computed in accordance with GAAP) as a measure of our liquidity. EBITDAre and Adjusted EBITDA should not be considered as alternatives to net income or loss as an indicator of our operating performance. Other Equity REITs may calculate EBITDAre and Adjusted EBITDA differently than we do; accordingly, our EBITDAre and Adjusted EBITDA may not be comparable to such other Equity REITs’ EBITDAre and Adjusted EBITDA. EBITDAre and Adjusted EBITDA should be considered only as
 
supplements to net income (as computed in accordance with GAAP) as a measure of our performance.



Fixed Charge Coverage Ratio:
 
For the Three Months Ended
 
Mar 31, 2018
 
Dec 31, 2017
 
Sep 30, 2017
 
Sep 30, 2017
 
Dec 31, 2016
EBITDAre
$
30,405

 
$
28,184

 
$
26,251

 
$
22,103

 
$
20,639

Amortization of above/below market lease intangibles
(1,116
)
 
(1,067
)
 
(885
)
 
(201
)
 
(117
)
Non-cash stock compensation
1,727

 
1,328

 
1,330

 
1,394

 
1,346

Straight line corporate office rent expense adjustment
(41
)
 
(30
)
 
(19
)
 
(36
)
 
(36
)
(Gain) loss on extinguishment of debt

 
(47
)
 

 

 
22

Straight line rental revenue adjustment
(1,969
)
 
(1,478
)
 
(1,307
)
 
(996
)
 
(956
)
Capitalized payments
(642
)
 
(640
)
 
(832
)
 
(563
)
 
(510
)
Recurring capital expenditures
(854
)
 
(826
)
 
(452
)
 
(857
)
 
(390
)
2nd generation tenant improvements and leasing commissions
(983
)
 
(1,480
)
 
(1,618
)
 
(900
)
 
(1,241
)
Cash flow for fixed charge coverage calculation
26,527

 
23,944

 
22,468

 
19,944

 
18,757

Cash interest expense calculation detail:
 
 
 
 
 
 
 
 
 
Interest expense
5,852

 
5,638

 
6,271

 
4,302

 
3,998

Capitalized interest
371

 
384

 
387

 
458

 
466

Note payable premium amort.
(1
)
 
38

 
37

 
36

 
58

Amortization of deferred financing costs
(311
)
 
(294
)
 
(290
)
 
(288
)
 
(275
)
Cash interest expense
5,911

 
5,766

 
6,405

 
4,508

 
4,247

Scheduled principal payments
232

 
264

 
263

 
222

 
301

Preferred stock dividends
2,423

 
1,909

 
1,322

 
1,322

 
1,322

Fixed charges
$
8,566

 
$
7,939

 
$
7,990

 
$
6,052

 
$
5,870

 
 
 
 
 
 
 
 
 
 
Fixed Charge Coverage Ratio
3.1
x
 
3.0
x
 
2.8
x
 
3.3
x
 
3.2
x
Funds from Operations (“FFO”): We calculate FFO in accordance with the standards established by NAREIT. FFO represents net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, impairment losses, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures. Management uses FFO as a supplemental performance measure because, in excluding real estate related depreciation and amortization, gains and losses from property dispositions, other than temporary impairments of unconsolidated real estate entities, and impairment on our investment in real estate, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe

 
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Supplemental Financial Reporting Package
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Notes and Definitions.
 
 
 


that, as a widely recognized measure of performance used by other REITs, FFO may be used by investors as a basis to compare our operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effects and could materially impact our results from operations, the utility of FFO as a measure of our performance is limited. Other equity REITs may not calculate or interpret FFO in accordance with the NAREIT definition as we do, and, accordingly, our FFO may not be comparable to such other REITs’ FFO. FFO should not be used as a measure of our liquidity, and is not indicative of funds available for our cash needs, including our ability to pay dividends. FFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance.
Net Operating Income (“NOI”): NOI is a non-GAAP measure which includes the revenue and expense directly attributable to our real estate properties. NOI is calculated as total revenue from real estate operations including i) rental income, ii) tenant reimbursements, and iii) other income less property expenses. We use NOI as a supplemental performance measure because, in excluding real estate depreciation and amortization expense, general and administrative expenses, interest expense, gains (or losses) on sale of real estate and other non-operating items, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that NOI will be useful to investors as a basis to compare our operating performance with that of other REITs. However, because NOI excludes depreciation and amortization expense and captures neither the changes in the value of our properties that result from use or market conditions, nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties (all of which have real economic effect and could materially impact our results from operations), the utility of NOI as a measure of our performance is limited. Other equity REITs may not calculate NOI in a similar manner and, accordingly, our NOI may not be comparable to such other REITs’ NOI. Accordingly, NOI should be considered only as a supplement to net income as a measure of our performance. NOI should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs. NOI should not be used as a substitute for cash flow from operating activities in accordance with GAAP. We use NOI to help evaluate the performance of the Company as a whole, as well as the performance of our Same Property Portfolio.
Proforma NOI: Proforma NOI is calculated by adding to NOI the following adjustments: (i) the estimated impact on NOI of uncommenced leases as if they had commenced at the beginning of the reportable period, (ii) the estimated impact on NOI of current period acquisitions as if they had been acquired at the beginning of the reportable period, (iii) the actual NOI of properties sold during the current period and (iv) the estimated incremental NOI from properties that were classified as repositioning/lease-up properties as of the end of the reporting period, assuming that all repositioning work had been completed and the properties/space were fully stabilized as of the beginning of the reportable period. These estimates do not purport to be indicative of what operating results would have been had the transactions actually occurred at the beginning of the reportable period and may not be indicative of future operating results.
Properties and Space Under Repositioning: Typically defined as properties or units where a significant amount of space is held vacant in order to implement capital improvements that improve the functionality (not including basic refurbishments, i.e., paint and carpet), cash flow and value of that space. We define a significant amount of space in a building as the lower of (i) 20,000 square feet of space or (ii) 50% of a building’s square footage. Typically, we would include properties or space where the repositioning and lease-up time frame is estimated to be greater than six months. A repositioning is considered
 
complete once the investment is fully or nearly fully deployed and the property is marketable for leasing.
Rent Change - Cash: Compares the first month cash rent excluding any abatement on new leases to the last month rent for the most recent expiring lease. Data included for comparable leases only. Comparable leases generally exclude: (i) space that has never been occupied under our ownership, (ii) repositioned/redeveloped space, (iii) space that has been vacant for over one year, (iv) space with different lease structures (for example a change from a gross lease to a modified gross lease or an increase or decrease in the leased square footage) or (v) lease terms shorter than six months.
Rent Change - GAAP: Compares GAAP rent, which straightlines rental rate increases and abatements, on new leases to GAAP rent for the most recent expiring lease. Data included for comparable leases only. Comparable leases generally exclude: (i) space that has never been occupied under our ownership, (ii) repositioned/redeveloped space, (iii) space that has been vacant for over one year, (iv) space with different lease structures (for example a change from a gross lease to a modified gross lease or an increase or decrease in the leased square footage) or (v) lease terms shorter than six months.
Same Property Portfolio: Our Same Property Portfolio is a subset of our consolidated portfolio and includes properties that were wholly-owned by us as of January 1, 2017, and still owned by us as of March 31, 2018. The Company’s computation of same property performance may not be comparable to other REITs.
Stabilization Date - Properties and Space Under Repositioning: We consider a repositioning property to be stabilized at the earlier of the following: (i) upon reaching 90% occupancy or (ii) one year from the date of completion of repositioning construction work.
Stabilized Same Property Portfolio: Our Stabilized Same Property Portfolio represents the properties included in our Same Property Portfolio, adjusted to exclude the properties listed in the table below that were under repositioning/lease-up during comparable years. Stabilized Same Property Portfolio occupancy/leasing statistics exclude vacant/unleased repositioning space at each of these properties as of the end of each reporting period. Stabilized Same Property Portfolio NOI excludes the NOI for the entire property for all comparable periods.
Our Stabilized Same Property Portfolio excludes the following Same Property Portfolio properties aggregating 1,544,022 rentable square feet that were or will be in various stages of repositioning or lease-up during 2017 and 2018:
12131 Western Avenue
 
301-445 Figueroa Street
14742-14750 Nelson Avenue
 
3233 Mission Oaks Boulevard
1601 Alton Parkway
 
3880 Valley Boulevard
18118-18120 Broadway Street
 
679-691 South Anderson Street
228th Street
 
9615 Norwalk Boulevard
2700-2722 Fairview Street
 
 




 
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Supplemental Financial Reporting Package
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Notes and Definitions.
 
 
 


Reconciliation of Net Income to NOI and Cash NOI (in thousands):

 
Three Months Ended
 
Mar 31, 2018
 
Dec 31, 2017
 
Sep 30, 2017
 
Jun 30, 2017
 
Mar 31, 2017
Net Income
$
15,084

 
$
14,115

 
$
2,009

 
$
19,855

 
$
5,721

Add:
 
 
 
 
 
 
 
 
 
General and administrative
6,162

 
5,558

 
5,843

 
5,123

 
5,086

Depreciation and amortization
19,452

 
18,767

 
17,971

 
14,515

 
13,599

Acquisition expenses
9

 
33

 
16

 
20

 
385

Interest expense
5,852

 
5,638

 
6,271

 
4,302

 
3,998

Loss on extinguishment of debt

 
(47
)
 

 

 
22

Subtract:
 
 
 
 
 
 
 
 
 
Management, leasing, and development services
103

 
113

 
109

 
145

 
126

Interest income

 

 

 
218

 
227

Equity in income from unconsolidated real estate entities

 

 

 

 
11

Gains on sale of real estate
9,983

 
10,336

 

 
16,569

 
2,668

NOI
$
36,473

 
$
33,615

 
$
32,001

 
$
26,883

 
$
25,779

Straight line rental revenue adjustment
(1,969
)
 
(1,478
)
 
(1,307
)
 
(996
)
 
(956
)
Amortization of above/below market lease intangibles
(1,116
)
 
(1,067
)
 
(885
)
 
(201
)
 
(117
)
Cash NOI
$
33,388

 
$
31,070

 
$
29,809

 
$
25,686

 
$
24,706



















Reconciliation of Net Income to Same Property Portfolio NOI and Same Property Portfolio Cash NOI (in thousands):
 
Three Months Ended March 31,
 
2018
 
2017
Net income
$
15,084

 
$
5,721

Add:
 
 
 
General and administrative
6,162

 
5,086

Depreciation and amortization
19,452

 
13,599

Acquisition expenses
9

 
385

Interest expense
5,852

 
3,998

Loss on extinguishment of debt

 
22

Deduct:
 
 
 
Management, leasing and development services
103

 
126

Interest income

 
227

Equity in income from unconsolidated real estate entities

 
11

Gains on sale of real estate
9,983

 
2,668

NOI
$
36,473

 
$
25,779

Non-Same Property Portfolio operating revenues
(12,011
)
 
(1,221
)
Non-Same Property Portfolio property expenses
2,963

 
542

Same Property Portfolio NOI
$
27,425

 
$
25,100

Straight line rental revenue adjustment
(1,324
)
 
(928
)
Amortization of above/below market lease intangibles
(68
)
 
(142
)
Same Property Portfolio Cash NOI
$
26,033

 
$
24,030

Reconciliation of Net Income Attributable to Common Stockholders per Diluted Share Guidance to Company share of Core FFO per Diluted Share Guidance:
 
2018 Estimate
 
Low
 
High
Net income attributable to common stockholders
$
0.22

 
$
0.25

Company share of depreciation and amortization
$
0.92

 
$
0.92

Company share of gains on sale of real estate
$
(0.12
)
 
$
(0.12
)
Company share of Core FFO
$
1.02

 
$
1.05


 
First Quarter 2018
Supplemental Financial Reporting Package
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