Gramercy Capital Corp. (NYSE: GKK):
THIRD QUARTER HIGHLIGHTS
- For the quarter, the Company generated
funds from operations, or FFO, of $1.3 million for the third
quarter of 2012, an increase of $19.9 million from FFO of negative
$(18.6) million generated in the prior quarter. On a fully diluted
per common share basis, FFO was $0.03 for the third quarter of 2012
as compared to FFO of negative $(0.37) in the prior quarter. For
the quarter, net loss to common stockholders was $(4.7) million, or
$(0.09) per diluted common share, as compared to the net loss of
$(21.5) million, or $(0.42) per diluted common share, for the prior
quarter. The increase in FFO for the quarter was primarily
attributable to the reversal of $16.4 million of provisions for
loan losses in the Gramercy Finance segment and a $2.1 million
reduction in provision for taxes which were partially offset by a
$5.4 million litigation reserve related to the Gramercy Finance
segment.
- Held an investor call on September 28,
2012 to present the operational review of the Company’s existing
assets and operations and to highlight the Company’s implementation
of its new investment strategy of investing in net lease office and
industrial properties.
- Announced the acquisition of a
115-property office portfolio, or the Bank of America Portfolio,
from an affiliate of KBS Real Estate Investment Trust, Inc., or
KBS, in a joint venture with an affiliate of Garrison Investment
Group, for a purchase price of $470.0 million in cash plus the
issuance of six million shares of the Company’s common stock,
valued at $15.0 million at the execution date of the purchase
agreement. The acquisition is expected to close at the end of
November 2012.
- Entered into a contract to acquire two
Class A industrial properties located near Indianapolis, Indiana
totaling approximately 540,000 square feet for a purchase price of
approximately $27.2 million.
- Entered into a letter of intent to buy
a portfolio of industrial buildings totaling approximately
1,000,000 square feet. The initial cap rate is expected to be in
excess of 8.5%. However, there is no assurance that the transaction
will be consummated on the terms described or at all.
- Engaged Wells Fargo Securities LLC to
assist in the potential sale of CDO management contracts, CDO
securities and CDO equity.
- Invested $19.0 million in the
origination of the KBS mezzanine loan which KBS will pay off with
the proceeds of the Bank of America Portfolio acquisition. The KBS
mezzanine loan accounted for the decrease in unrestricted corporate
cash of $175.2 million at quarter end, as compared to approximately
$192.6 million reported in the prior quarter. In addition, as of
September 30, 2012, the Company holds an aggregate of $45.4 million
of par value Class A-1, A-2 and B securities previously issued by
the Company’s collateralized debt obligations, or CDOs, that are
available for re-issuance. The fair value of the repurchased CDO
bonds was approximately $36.2 million and the amount owed from the
CDOs to the Company for servicing advances is approximately $10.2
million as of September 30, 2012.
SUMMARY
Gramercy Capital Corp. (NYSE: GKK) today reported FFO of $1.3
million, or $0.03 per diluted common share, and net loss available
to common stockholders of $(4.7) million, or $(0.09) per diluted
common share for the quarter ended September 30, 2012. The Company
generated total revenues of $29.5 million during the third quarter,
an increase of $0.6 million from $28.9 million generated during the
prior quarter. At September 30, 2012, the Company owned
approximately $919.0 million of loan investments, $891.7 million of
commercial mortgage–backed real estate securities, or CMBS, $175.2
million of unrestricted cash, $85.7 million of commercial real
estate and $164.7 million in other assets. As of September 30,
2012, approximately 41.1% of the Company’s assets were comprised of
debt investments, 39.9% of CMBS, 7.8% of unrestricted cash, 3.8% of
commercial real estate and 7.4% of other assets.
The Company’s businesses are organized into two business
segments supported by a corporate balance sheet with a strong
liquidity position and no recourse debt obligations.
The Company’s commercial real estate finance business, which
operates under the name Gramercy Finance, currently manages
approximately $1.8 billion of whole loans, bridge loans,
subordinate interests in whole loans, mezzanine loans, preferred
equity, CMBS, and other real estate related securities which are
financed primarily through three non-recourse CDOs. The Company has
announced that it is pursuing the sale of this business line in
order to focus on the business of net lease investment, to increase
its liquidity and capital availability and to decrease its cost
structure.
The Company’s property management and investment business, which
operates under the name Gramercy Realty, currently manages
approximately $1.9 billion of commercial properties leased
primarily to regulated financial institutions and affiliated users
throughout the United States for KBS.
A summary of the Company’s financial
position and operations by business segment and on a consolidated
basis as of and for the three months ended September 30, 2012 is as
follows:
Corporate
FinanceSegment
RealtySegment
IntercoEliminations
Consolidated
Total real estate investments,
net
$ - $ 38,255 $ 28,606 $ - $ 66,861 Cash and cash equivalents
173,644 - 1,573 - 175,217
Loans and other lending investments and
commercial mortgage-backed securities
- 1,837,841 - (27,226) 1,810,615 Repurchased collateralized debt
obligation bonds 45,367 - - (45,367) - Other assets -
175,966 7,737 (83) 183,620
Total assets
$ 219,011 $ 2,052,062 $ 37,916 $ (72,676) $ 2,236,313
Collateralized debt obligations $ - $ 2,333,973 $ 27,226 $ (72,593)
$ 2,288,606 Derivative instruments - 183,742 - - 183,742 Dividends
payable 28,647 - - - 28,647 Other liabilities -
23,004 5,535 (83) 28,456
Total
liabilities 28,647 2,540,719 32,761
(72,676) 2,529,451 Total equity (deficit)
190,364 (488,657) 5,155 - (293,138)
Total liabilities and equity (deficit) $ 219,011 $ 2,052,062
$ 37,916 $ (72,676) $ 2,236,313
Revenues: Net
interest income $ - $ 15,948 $ - $ - $ 15,948 Net rental revenues -
789 953 - 1,742 Management fees - - 8,833 - 8,833 Other revenue (1)
- 2,962 8 - 2,970
Total
revenues - 19,699 9,794 -
29,493
Expenses: Property operating expenses - 7,305
6,338 - 13,643 Impairment and loan losses - (1,000) - - (1,000)
Management, general and administrative 17,106 - - - 17,106
Depreciation - 150 187 - 337
Total expenses 17,106 6,455 6,525 -
30,086
Loss from continuing operations before
provision for taxes
$
(17,106)
$
13,244
$
3,269
$
-
$
(593)
(1) Includes equity in net income from
joint venture.
The Company’s GAAP book value per common share is negative
$(7.25) per share, or $(379.3) million at September 30,
2012. Of the negative book value, approximately negative
$(488.7) million, or $(9.27) per common share, is attributable to
the Company’s commercial real estate finance business,
substantially all of which is financed by the Company’s
CDOs. While the assets and liabilities in the CDOs are
consolidated on the Company’s books for GAAP purposes, the
Company’s exposure to loss is limited to its investment in each
CDO. The negative book value of the commercial real estate
finance business is primarily attributable to impairments and
mark-to-market adjustments made to the loan and CMBS investments
financed in the CDOs in excess of the Company’s equity investment
in each CDO. Due to the non-recourse nature of the CDOs,
ultimately, any loss in excess of the CDO liabilities outstanding
will not be realized by the Company.
NEW BUSINESS STRATEGY
Following a strategic review process which was completed in the
second quarter of 2012, the Company’s Board of Directors concluded
that the most attractive alternative available to the Company is to
remain independent and to focus on building value by deploying the
Company's capital into income-producing net leased real estate
focused on office and industrial properties. On July 1, 2012,
Gordon F. DuGan became the Company’s Chief Executive Officer to
lead the new business effort. An operational review of the
Company's existing assets commenced with the goal of reducing the
current cost structure, further strengthening the balance sheet and
determining which legacy assets and operations complement the new
investment strategy. On September 28, 2012, the Company held an
investor call presenting the findings of the operational review and
highlighting the new go-forward business strategy for the Company.
Presentation materials for the September 28, 2012 investor
presentation can be found on the Company’s website (www.gkk.com) in
the investor relations section under “Supplemental Reports”. The
Company underlined its main operational goal, which is to develop
recurring cash flows from the investment of the Company’s cash into
a portfolio of net lease investments, which are expected to be
primarily office and industrial properties, simplifying and
streamlining the business, reducing management, general and
administrative costs, managing liquidity for investment and
ultimately growing the equity base of the Company.
Commencing with the Bank of America Portfolio, which is expected
to close at the end of November 2012 and is more fully described
below, investments initially will be funded from existing financial
resources. Subject to market conditions, the Company expects to
seek to raise additional debt and/or equity capital to support
further growth.
The Company also announced a plan to potentially market for sale
its CDO Management contracts, CDO securities and CDO equity, in
whole, part or in joint venture, and has engaged Wells Fargo
Securities LLC to assist in the process. The Company is pursuing a
sale of the business line as a means to: 1) focus the business on
net lease investments; 2) increase its liquidity and capital
availability; and 3) decrease its cost structure.
BANK OF AMERICA PORTFOLIO
ACQUISITION
In August, the Company formed a joint venture with an affiliate
of Garrison Investment Group, to acquire a 115-property office
portfolio, or the Bank of America Portfolio, from KBS, for $485.0
million ($87 per SF) including $470.0 million in cash consideration
and the issuance of six million shares of the Company’s common
stock, valued at $15.0 million at the execution date of the
purchase agreement. The purchase price reflects an 8.5% cap rate.
The portfolio was previously part of the Company’s Gramercy Realty
division, beneficial ownership of which was transferred to KBS
pursuant to a collateral transfer and settlement agreement dated
September 1, 2011. The portfolio totals approximately 5.6 million
rentable square feet with a total portfolio occupancy of 88%.
Approximately 81% of the portfolio is leased to Bank of America,
N.A., under an 11-year master lease. The Company’s asset strategy
for this portfolio acquisition is to sell non-core, multi-tenant
assets and retain a core net-lease portfolio of high quality assets
in primary and strong secondary markets, primarily leased to Bank
of America. The purchase agreement with KBS allowed the joint
venture to market for sale non-core assets prior to the closing of
the portfolio acquisition. Currently, under contracts for sale to
third parties are a 1,000,000 square foot multi-tenant property in
Chicago, IL and a 400,000 square foot multi-tenant property in
Charlotte, NC, both of which the Company believes are expected to
close simultaneously with the portfolio acquisition. The joint
venture is expected to finance the acquisition of the portfolio
with a non-recourse first mortgage loan of up to $200.0 million
provided by a large institutional lender. The loan will be secured
primarily by the core portfolio of assets expected to be retained
by the joint venture. In addition to the Company’s share of income
from the portfolio pursuant to the joint venture agreement, the
Company will receive an asset management fee for the portfolio
management as well as a performance based fee for management of the
portfolio. Assuming the execution of the asset sales and financing,
the Company expects to have approximately $75.0 million of equity
invested into the joint venture, comprised of approximately $60.0
million in cash and $15.0 million in shares of the Company’s common
stock.
Simultaneously with the execution of the purchase agreement for
the Bank of America Portfolio, one of our affiliates and an
affiliate of Garrison Investment Group, funded 50% as co-lenders,
an approximately $39.0 million mezzanine loan to certain affiliates
of KBS and is guaranteed by KBS. The mezzanine loan had a 1%
origination fee, bears interest at 10% per annum and has a stated
maturity of April 1, 2013. The loan is deemed matured upon the
joint venture’s completion of the purchase of the Bank of America
portfolio, and any outstanding loan balance will be applied as a
credit against the purchase price at closing. As of September 30,
2012, the Company’s portion of the mezzanine loan had an
outstanding balance of $19.3 million. In October 2012, at the
request of the borrower, the $6.0 million was applied in reduction
of the principal balance of the loan.
We have also agreed that, effective upon the acquisition of the
Bank of America Portfolio by the joint venture, the base management
fee paid by KBS to our affiliate to manage the former Gramercy
Realty portfolio will be reduced from $12.0 million to $9.0 million
per year. Approximately $1.0 million of fee revenues are expected
to be generated from the joint venture, offsetting in part, the
decline in fee revenue from the management agreement with KBS.
INDIANAPOLIS INDUSTRIAL
ACQUISITION
The Company has executed a $27.1 million ($50 per SF) purchase
and sale agreement to acquire two recently constructed Class A
industrial properties totaling 539,588 square feet located in the
Indianapolis metropolitan area. The portfolio is 100% leased to
three credit tenants with a 10.2-year weighted average lease
term.
The acquisition represents an 8.4% cap rate (GAAP basis). The
transaction is subject to the Company’s due diligence and other
closing conditions, and is expected to close in the fourth quarter
of 2012.
INDUSTRIAL PORTFOLIO
SALE-LEASEBACK
The Company entered into a letter of intent to buy a portfolio
of industrial buildings totaling approximately 1,000,000 square
feet. The initial cap rate is expected to be in excess of 8.5%.
However, there is no assurance that the transaction will be
consummated on the terms described or at all.
CORPORATE
As of September 30, 2012, the Company maintained $175.2 million
of unrestricted cash as compared to approximately $192.6 million
reported as of June 30, 2012. In addition, as of September 30,
2012, the Company held an aggregate of $41.4 million of par value
Class A-1, A-2 and B CDO securities previously issued by the
Company’s CDOs that were available for re-issuance. The aggregate
fair value of the repurchased CDO bonds was $32.9 million as of
September 30, 2012.
A substantial portion of the Company’s cash flow has been
historically generated by distributions from its CDOs within the
Gramercy Finance segment. The Company's CDOs contain minimum
interest coverage and asset overcollateralization covenants that
must be satisfied for the Company to receive cash flow on the
interests in its CDOs retained by the Company and to receive the
subordinate collateral management fees. During periods when these
covenants are not satisfied for a particular CDO, cash flows from
that CDO that would otherwise be paid to the Company as a
subordinate bondholder, holder of the preferred shares and in
respect of the subordinate collateral management fee are diverted
from the Company to repay principal and interest on the senior-most
outstanding CDO bonds. The Company’s 2005 CDO failed its
overcollateralization test in October 2012, the most recent
distribution date, and previously failed it overcollateralization
tests at the July 2012, October 2011, April 2011 and January 2011
distribution dates. The Company’s 2006 CDO failed its
overcollateralization test at the October 2012 distribution date.
The Company’s 2007 CDO failed its overcollateralization test
beginning with the November 2009 distribution date. It is unlikely
that the Company’s 2005, 2006 and 2007 CDO’s overcollateralization
tests will be satisfied in the foreseeable future. During periods
when the overcollateralization tests for the Company’s CDOs are not
met, cash flows that the Company would otherwise receive are
significantly curtailed. The following chart summarizes the CDO
compliance tests as of the most recent distribution dates (October
25, 2012 for the Company’s 2005 and 2006 CDOs and August 15, 2012
for the Company’s 2007 CDO):
Cash Flow Triggers CDO 2005-1
CDO 2006-1 CDO 2007-1
Overcollateralization (1)
Current 104.44% 95.17% 81.55% Limit 117.85% 105.15% 102.05%
Compliance margin -13.41% -9.98% -20.50% Pass/Fail Fail Fail Fail
Interest Coverage (2) Current 369.49% 479.91%
N/A Limit 132.85% 105.15% N/A Compliance margin 236.64% 374.76% N/A
Pass/Fail Pass Pass N/A
(1)
The overcollateralization ratio divides
the total principal balance of all collateral in the CDO by the
total bonds outstanding for the classes senior to those retained by
the Company. To the extent an asset is considered a defaulted
security, the asset’s principal balance is multiplied by the
asset’s recovery rate which is determined by the rating agencies.
For a defaulted security with a CUSIP that is actively traded, the
lower of market value or the product of the security’s principal
balance multiplied by the asset’s recovery rate, as determined by
the rating agencies, is used for the overcollateralization
ratio.
(2)
The interest coverage ratio divides
interest income by interest expense for the classes senior to those
retained by the Company.
Cash flows generated from the Company’s
CDOs with respect to its ownership of non-investment grade bonds,
preferred equity and collateral management agreements for the 2011
and year to date 2012 are summarized as follows:
Collateral
Manager Fees and CDO Distributions
CDO 2005-1 CDO 2006-1 CDO 2007-1
Fees Distributions Fees Distributions
Fees Distributions Total Total 2011 $
1,676 $ 5,477 $ 4,452 $ 29,528 $ 711 $ - $ 41,844
1Q 2012 $
2,399 $ 3,495 $ 1,027 $ 9,160 $ 172 $ - $ 16,253
2Q 2012
3,134 1,907 965 6,311 169 - 12,486
3Q 2012 332 - 933 8,238
169 - 9,672
4Q 2012 300 - 380 -
165 (1) 845
Total 2012 $ 6,165 $ 5,402
$ 3,305 $ 23,709 $ 675 $ - $ 39,256 (1) Estimated. Distribution
date for CDO 2007-1 is November 15, 2012
Interest expense includes costs related to $2.3 billion of
non-recourse long-term notes issued by the three CDOs that are
consolidated on the Company’s balance sheet. Interest expense was
$19.7 million for the three months ended September 30, 2012,
compared to $20.2 million for the three months ended June 30,
2012.
Management, general and administrative expenses were $17.1
million for the three months ended September 30, 2012, as compared
to $11.9 million in the prior quarter. The increase in management,
general and administrative expenses is primarily attributable a
$5.4 million reserve recorded for estimated litigation
contingencies. Management, general and administrative expenses also
includes one-time increases in salaries and benefits expense of
approximately $1.3 million which include payments to former
executives pursuant to the expiration of employment contracts and
the payment of signing bonuses for a new management team effective
July 1, 2012. In addition, management, general and administrative
expense includes approximately $1.9 million of protective advances
related to loan and other lending investments within our CDOs, and
additional professional fees and other loan enforcement costs for
the pending foreclosure of the LVH Hotel and Casino by the
Company’s CDOs. Loan enforcement costs for assets financed in our
CDOs are typically advanced by the Company and reimbursed as
servicing advances once the loan is resolved. The amount owed from
the CDOs to the Company for such advances is approximately $10.2
million as of September 30, 2012.
GRAMERCY FINANCE
Interest income is generated on the Company’s whole loans,
subordinate interests in whole loans, mezzanine loans, preferred
equity interests and CMBS within the Company’s Gramercy Finance
division. For the three months ended September 30, 2012, $27.2
million was earned on fixed rate investments and $8.5 million was
earned on floating rate investments.
Other income of $2.9 million for the three months ended
September 30, 2012 is primarily comprised of operating revenues
from properties the Company owns through foreclosure.
The Company recorded a reduction in its net provision for loan
losses of approximately negative $(16.4) million, or $(0.31) per
diluted common share, for the quarter ended September 30, 2012
which included additional provisions of $1.5 million, offset by
reversals of provisions of approximately $17.9 million due to
improved credit of certain underlying collateral. By comparison,
the Company’s net provision for loan loss was approximately $6.0
million, or $0.12 per fully diluted common share, for the prior
quarter. The Company’s reserve for loan losses at September 30,
2012 was approximately $79.2 million, or approximately 25.1% of the
unpaid principal balance, in connection with 8 separate loans with
an aggregate carrying value of approximately $238.4 million. In
addition, the Company recorded non-cash impairment charges for the
three months ended September 30, 2012 of approximately $15.4
million related to nine CMBS investments deemed to be
other-than-temporarily impaired with an aggregate carrying value of
$77.5 million.
Substantially all of the Company’s debt investments and CMBS
investments are owned in one or more of the Company’s three CDOs,
except for the Company’s $19.3 million mezzanine loan to KBS in
connection with the execution of the purchase agreement for the
Bank of America Portfolio by the Company’s joint venture. As of
September 30, 2012, debt investments owned by Gramercy Finance had
an aggregate carrying value of approximately $919.0 million, net of
loan loss reserves, impairments, unamortized fees and discounts
totaling approximately $107.0 million. CMBS investments had an
aggregate carrying value of approximately $891.7 million as of
September 30, 2012, net of impairments, unamortized fees, fair
value adjustments and discounts of approximately $300.8 million.
The Company’s CMBS investments are classified as available-for-sale
and accordingly, such CMBS investments are carried at fair value.
Changes in fair value are not necessarily indicative of current or
future changes in cash flow, which are based on actual
delinquencies, defaults and sales of the underlying collateral, and
therefore are not recognized in earnings. Changes in fair value are
reflected in accumulated other comprehensive loss in the equity
section of the Condensed Consolidated Balance Sheet. The Company
continues to monitor all of its CMBS investments for
other-than-temporary impairments. The fair value adjustment for the
Company’s CMBS investments as of September 30, 2012 was
approximately $(79.9) million as compared to a fair value
adjustment of $(146.4) million in the preceding quarter.
Loan prepayments, partial repayments and scheduled amortization
payments in Gramercy Finance’s portfolio aggregated $87.9 million
for the three months ended September 30, 2012. As of September 30,
2012, there are no unfunded commitments associated with existing
loans.
First mortgage loans remain the majority of Gramercy Finance’s
debt portfolio, decreasing to 82.5% at September 30, 2012, compared
to 83.1% as of June 30, 2012. The weighted average remaining term
of Gramercy Finance's debt investment portfolio as of September 30,
2012 was 2.1 years compared to 2.3 years in the prior quarter. The
weighted average remaining term of Gramercy Finance's combined debt
and CMBS portfolio as of September 30, 2012 was 3.1 years compared
to 3.3 years in the prior quarter.
The aggregate carrying values, allocated
by investment type, and weighted average yields of Gramercy
Finance’s debt and CMBS investments, as of September 30, 2012 and
December 31, 2011 were as follows (dollar amounts in
thousands):
Carrying Value (1)
Allocation by Investment Type
Fixed Rate Average Yield
Floating Rate Average Spread over
LIBOR (2)
2012 2011 2012
2011 2012 2011 2012
2011 Whole loans, floating rate $ 583,468 $ 689,685 63.4%
63.8% - - 348 bps 331 bps Whole loans, fixed rate 175,642 202,209
19.1% 18.7% 8.45% 8.35% - - Subordinate interests in whole loans,
floating rate 2,588 25,352 0.3% 2.3% - - 250 bps 575 bps
Subordinate interests in whole loans, fixed rate 93,350 89,914
10.2% 8.3% 10.30% 10.50% - - Mezzanine loans, floating rate 21,017
46,002 2.3% 4.3% - - 705 bps 860 bps Mezzanine loans, fixed rate
42,897 23,847 4.7% 2.2% 10.87% 10.34% - - Preferred equity,
floating rate - 3,615 0.0% 0.3% - - 0 bps 234 bps Preferred equity,
fixed rate - 1,295 0.0% 0.1% 0.00% 0.00% - -
Subtotal/ Weighted average 918,962 1,081,919 100.0%
100.0% 9.30% 9.08% 360 bps 370 bps CMBS, floating rate 35,090
47,855 3.9% 6.2% - - 172 bps 96 bps CMBS, fixed rate 856,563
727,957 96.1% 93.8% 8.42% 8.22% - - Subtotal/ Weighted
average 891,653 775,812 100.0% 100.0% 8.42% 8.22% 172
bps 96 bps Total
$
1,810,615
$ 1,857,731 100.0% 100.0% 8.65% 8.48% 350 bps 354 bps
(1) Loans and other lending investments
are presented net of unamortized fees, discounts reserves for loan
losses, and other adjustments.
In September 2012, the Company, an affiliate of SL Green, and
several other unrelated parties, recapitalized a portfolio of
office buildings located in Southern California through the
contribution of an existing preferred equity investment to a newly
formed joint venture. The investment in the joint venture is held
in the Company’s CDOs and had a carrying value of $10.4 million as
of September 30, 2012.
At September 30, 2012, Gramercy Finance had one whole loan with
a carrying value of $51.4 million classified as non-performing. At
September 30, 2012, the Company had two whole loans with an
aggregate carrying value of $23.3 million and one subordinate
interest in a whole loan with an aggregate carrying value of $3.0
million classified as sub-performing.
During the third quarter of 2012, Gramercy Finance made no
acquisitions and originated one loan, the KBS mezzanine loan in
connection with the acquisition of the Bank of America Portfolio
from KBS.
GRAMERCY REALTY
Summarized in the table below are key property portfolio
statistics for Gramercy Realty’s owned portfolio as of September
30, 2012 and December 31, 2011:
Number of Properties Rentable
Square Feet Occupancy
Properties
September 30,2012
December 31,2011
September 30,2012
December 31,2011
September 30,2012
December 31,2011
Branches
31 41 209,578 261,732 32.1% 28.9% Office Buildings 13 15 362,492
491,084 46.0% 44.7% Total 44 56 572,070 752,816 40.9% 39.2%
In addition to its owned portfolio, Gramercy Realty also manages
approximately $1.9 billion of real estate assets, or the KBS
Portfolio, that were transferred to affiliates of KBS Real Estate
Investment Trust, Inc., or KBS, pursuant to the Settlement
Agreement executed in September 2011. The KBS Portfolio is
comprised of 514 bank branches, 273 office buildings and one land
parcel. As of September 30, 2012, the KBS Portfolio aggregated
approximately 20.1 million rentable square feet.
Rental revenues and operating expense reimbursements are
primarily comprised of revenue earned on the portfolio of 44
properties owned by Gramercy Realty as of September 30, 2012.
For the third quarter 2012, Gramercy Realty’s rental revenues
totaled approximately $0.6 million, as compared to prior quarter’s
rental revenues of approximately $0.6 million, inclusive of
reclassification adjustments for discontinued operations.
In addition for the third quarter 2012, Gramercy Realty earned
fee revenues of $8.8 million in property management, asset
management and administrative fees pursuant to the management
agreement with an affiliate of KBS for the KBS Portfolio. Related
operating expenses for the owned and managed portfolio aggregated
approximately $6.3 million as compared to prior quarter’s operating
expenses of approximately $6.4 million, inclusive of
reclassification adjustments for discontinued operations.
DIVIDENDS
Beginning with the third quarter of 2008, the Company’s Board of
Directors elected not to pay a dividend on the Company’s common
stock. The Company’s Board of Directors also elected not to pay the
Series A preferred stock dividend of $0.50781 per share beginning
with the fourth quarter of 2008. In the early stages of the
implementation of the Company’s new business strategy, the Company
will seek to maximize capital available for investment and,
therefore, expects to continue its policy of not paying dividends
on its preferred or common stock. The Company expects, however,
that as the new business strategy is implemented and sustainable
cash flows grow, the Company will re-evaluate its dividend policy
with the intention of resuming dividends to stockholders. In
accordance with the provisions of the Company’s charter, the
Company may not pay any dividends on its common stock until all
accrued dividends and the dividend for the then current quarter on
the Series A preferred stock are paid in full.
COMPANY PROFILE
Gramercy Capital Corp. is a self-managed, integrated commercial
real estate investment and asset management company. The Company’s
Gramercy Realty division currently manages approximately $1.9
billion of commercial properties leased primarily to regulated
financial institutions and affiliated users throughout the United
States. The Gramercy Finance division manages approximately $1.8
billion of whole loans, bridge loans, subordinate interests in
whole loans, mezzanine loans, preferred equity, commercial
mortgage-backed securities and other real estate securities which
are financed through three non-recourse CDOs, and whose The Company
is headquartered in New York City and has regional investment and
portfolio management offices in Jenkintown, Pennsylvania,
Charlotte, North Carolina, and St. Louis, Missouri.
To review the Company’s latest news releases and other corporate
documents, please visit the Company's website at www.gkk.com or
contact Investor Relations at 212-297-1000.
CONFERENCE CALL
The Company's executive management team will host a conference
call and audio webcast on Thursday, November 8, 2012, at 2:00 PM
EDT to discuss third quarter 2012 financial results.
The live call will be webcast in listen-only mode on the
Company’s website at www.gkk.com and on Thomson’s StreetEvents
Network. The presentation may also be accessed by dialing (888)
771-4371 - Domestic or (847) 585-4405 - International, using pass
code ”GRAMERCY”.
A replay of the call will be available from November 8, 2012 at
4:30 PM EDT through November 11, 2012 at 11:59 PM EDT by dialing
(888) 843-7419 - Domestic or (630) 652-3042 - International, using
pass code 4726 3729#.
DISCLAIMER
Non GAAP Financial Measures
The Company has used non-GAAP financial measures as defined by
SEC Regulation G in this press release. A reconciliation of each
non-GAAP financial measure and the comparable GAAP financial
measure can be found on page 15 of this release. (GKK-EN)
FORWARD-LOOKING
INFORMATION
This press release contains forward-looking information based
upon the Company's current best judgment and expectations. Actual
results could vary from those presented herein. The risks and
uncertainties associated with forward-looking information in this
release include, but are not limited to, factors that are beyond
the Company's control, including those listed in the Company's
Annual Report on Form 10-K and in the Company's Quarterly Reports
on Form 10-Q. The Company undertakes no obligation to update or
revise any forward-looking statements, whether as a result of new
information, future events or otherwise. For further information,
please refer to the Company's filings with the SEC.
Selected Financial Data:
Gramercy Capital Corp.Condensed
Consolidated Statements of Comprehensive Income
(Loss)(Unaudited, dollar amounts in thousands, except per
share data)
Three Months Ended September 30,
Nine Months Ended September 30, 2012
2011 2012 2011 Revenues:
Interest income $ 35,682 $ 39,185 $ 110,477 $ 119,444 Less:
Interest expense 19,734 20,286 60,297
60,898 Net interest income 15,948 18,899 50,180 58,546 Other
revenues: Management fees 8,833 1,045 26,762 1,045 Rental revenue
1,347 1,235 4,026 4,054 Operating expense reimbursements 395 340
1,120 1,098 Other income 2,939 12,785 6,831
35,335 Total revenues 29,462 34,304 88,919 100,078
Expenses: Property operating expenses: Real estate taxes 359
360 1,129 1,003 Utilities 363 439 1,229 1,425 Ground rent and
leasehold obligations 214 142 784 566 Property and leasehold
impairments 3,725 - 3,725 - Direct billable expenses 14 - 50 4
Other property operating expenses 8,968 (985)
26,554 7,394 Total property operating expenses 13,643 (44)
33,471 10,392 Other-than-temporary impairment 4,246 25,589
60,662 31,499 Portion of impairment recognized in other
comprehensive loss 11,126 (19,936) (9,216) (19,809) Impairment on
loans held for sale - - 1,000 - Net
impairment recognized in earnings 15,372 5,653 52,446 11,690
Depreciation and amortization 337 315 944 921 Management, general
and administrative 17,106 9,995 35,745 23,478 Provision for /
(recoveries of) loan loss (16,372) 10,199
(7,838) 46,482 Total expenses 30,086 26,118
114,768 92,963 Income (loss) from continuing
operations before equity in
loss from joint venture and provision for
taxes
(624) 8,186 (25,849) 7,115 Equity in net income from joint
venture 31 29 88 90 Income
(loss) from continuing operations before provision
for taxes and gain on extinguishment of
debt
(593) 8,215 (25,761) 7,205 Gain on extinguishment of debt -
- - 14,526 Provision for taxes 39 - (3,379)
(73) Net income (loss) from continuing operations
(554) 8,215 (29,140) 21,658 Net income (loss) from
discontinued operations (2,336) 8,754 (5,816) 16,948 Gain on
settlement of debt - 128,951 - 128,951 Net gains from disposals
- 162 11,996 2,536 Net income
(loss) from discontinued operations (2,336) 137,867
6,180 148,435 Net income (loss) attributable
to Gramercy Capital Corp. (2,890) 146,082 (22,960) 170,093
Accrued preferred stock dividends (1,790) (1,790)
(5,370) (5,370) Net income (loss) available to
common stockholders $ (4,680) $ 144,292 $ (28,330) $ 164,723
Basic earnings per share: Net income (loss) from continuing
operations, net of
preferred stock dividends
$ (0.05) $ 0.12 $ (0.67) $ 0.33 Net income (loss) from discontinued
operations (0.04) 2.74 0.12 2.96 Net
income (loss) available to common stockholders $ (0.09) $ 2.86 $
(0.55) $ 3.29
Diluted earnings per share: Net income
(loss) from continuing operations, net of
preferred stock dividends
$ (0.05) $ 0.02 $ (0.66) $ 0.22 Net income (loss) from discontinued
operations (0.04) 2.81 0.12 3.03 Net
income (loss) available to common stockholders $ (0.09) $ 2.83 $
(0.54) $ 3.25 Basic weighted average common shares
outstanding 52,308,653 50,382,542 51,328,443
50,125,875 Diluted weighted average common shares and
common share equivalents outstanding 52,308,653
50,954,776 51,328,443 50,708,486
Other
comprehensive income: Unrealized gain (loss) on available for
sale securities and
derivative instruments:
Unrealized holding gains (losses) arising during period $ 63,455 $
(180,337) $ 170,800 $ (256,641) Other comprehensive income
(loss) 63,455 (180,337) 170,800
(256,641) Comprehensive income (loss) attributable to
Gramercy
Capital Corp.
60,565 (34,255) 147,840 (86,548)
Comprehensive income (loss) attributable to common
stockholders
$ 58,775 $ (36,045) $ 142,470 $ (91,918)
Gramercy Capital Corp.Condensed
Consolidated Balance Sheets(Unaudited, dollar amounts in
thousands, except per share data)
September 30,2012
December 31,2011
Assets: Real estate investments, at cost: Land $ 10,380 $
11,915 Building and improvements 26,965 30,603 Other real estate
investments 20,318 20,318 Less: accumulated depreciation
(2,865) (2,722) Total real estate investments, net 54,798
60,114 Cash and cash equivalents 175,058 163,629 Restricted
cash 90 93 Loans and other lending investments, net 19,412 828
Investment in joint ventures 295 496 Assets held-for-sale, net -
32,834 Tenant and other receivables, net 5,779 2,829 Derivative
instruments, at fair value - 6
Acquired lease assets, net of accumulated
amortization of $356 and $342
358
477
Deferred costs, net of accumulated
amortization of $3,399 and $4,899
910
1,961
Other assets 5,035 4,141 Subtotal 261,735 267,408
Assets of Consolidated Variable Interest Entities
("VIEs"): Real estate investments, at cost: Land 7,887 21,967
Building and improvements 4,534 4,205 Less: accumulated
depreciation (358) (261) Total real estate
investments directly owned 12,063 25,911 Cash and cash
equivalents 159 96 Restricted cash 69,813 34,122 Loans and other
lending investments, net 899,550 1,081,091 Commercial
mortgage-backed securities - available for sale 891,653 775,812
Investment in joint ventures 10,438 - Assets held-for-sale, net
18,514 10,131 Derivative instruments, at fair value 205 913 Accrued
interest 26,032 28,660
Deferred costs, net of accumulated
amortization of $33,915 and $31,498
6,597
9,086
Other assets 39,554 25,100 Subtotal 1,974,578
1,990,922 Total assets $ 2,236,313 $ 2,258,330
Gramercy Capital Corp.Condensed
Consolidated Balance Sheets(Unaudited, dollar amounts in
thousands, except per share data)
September 30,2012
December 31,2012
Liabilities and Equity (Deficit): Liabilities:
Accounts payable and accrued expenses $ 9,275 $ 14,992 Dividends
payable 28,647 23,276 Deferred revenue 2,232 2,392 Below-market
lease liabilities, net of accumulated amortization of
$1,349 and $1,189
1,745 1,905 Liabilities related to assets held-for-sale - 1,459
Other liabilities 590 627 Subtotal 42,489 44,651
Non-Recourse Liabilities of Consolidated VIEs:
Collateralized debt obligations 2,288,606 2,468,810 Accounts
payable and accrued expenses 9,723 4,554 Accrued interest payable
3,548 3,729 Deferred revenue 85 88 Liabilities related to assets
held-for-sale 186 249 Derivative instruments, at fair value 183,742
175,915 Other liabilities 1,072 764 Subtotal
2,486,962 2,654,109 Total liabilities
2,529,451 2,698,760 Commitments and contingencies - -
Equity (Deficit): Common stock, par value $0.001,
100,000,000 shares authorized,
54,629,487 and 51,086,266 shares issued
and outstanding at
September 30, 2012 and December 31, 2011,
respectively.
52 50 Series A cumulative redeemable preferred stock, par value
$0.001,
liquidation preference $88,146, 4,600,000
shares authorized,
3,525,822 shares issued and outstanding at
September 30, 2012
and December 31, 2011.
85,235 85,235 Additional paid-in-capital 1,085,420 1,080,600
Accumulated other comprehensive loss (270,139) (440,939)
Accumulated deficit (1,194,609) (1,166,279) Total
Gramercy Capital Corp. stockholders' equity (deficit) (294,041)
(441,333) Non-controlling interest 903 903 Total
equity (deficit) (293,138) (440,430) Total
liabilities and equity (deficit) $ 2,236,313 $ 2,258,330
Gramercy Capital Corp.Reconciliation
of Non-GAAP Financial Measure(Unaudited, dollar amounts in
thousands, except per share data)
Three months endedSeptember
30,
Nine months endedSeptember
30,
2012 2011 2012
2011 Net income (loss) available to common
stockholders $ (4,680) $ 144,292 $ (28,330) $ 164,723 Add:
Depreciation and amortization 1,192 18,274 4,246 58,862 FFO
adjustments for joint ventures 67 737 201 2,929 Non-cash impairment
of real estate investments 5,706 - 8,345 1,282 Less: Non real
estate depreciation and amortization (948) (1,807) (3,464) (5,437)
Gain on sale of real estate - (163) (11,996)
(2,537)
Funds from operations $ 1,337 $ 161,333 $
(30,998) $ 219,822 Funds from operations per share - basic $
0.03 $ 3.20 $ (0.60) $ 4.39 Funds from operations per share
- diluted $ 0.03 $ 3.17 $ (0.60) $ 4.34
The revised White Paper on FFO approved by the Board of
Governors of the National Association of Real Estate Investment
Trusts, or NAREIT, defines FFO as net income (loss) (determined in
accordance with GAAP), excluding impairment write-downs of
investments in depreciable real estate and investments in
in-substance real estate investments, gains or losses from debt
restructurings and sales of depreciable operating properties, plus
real estate-related depreciation and amortization (excluding
amortization of deferred financing costs), less distributions to
non-controlling interests and gains/losses from discontinued
operations and after adjustments for unconsolidated partnerships
and joint ventures. FFO does not represent cash generated from
operating activities in accordance with GAAP and should not be
considered as an alternative to net income (determined in
accordance with GAAP), as an indication of our financial
performance, or to cash flow from operating activities (determined
in accordance with GAAP) as a measure of our liquidity, nor is it
entirely indicative of funds available to fund our cash needs,
including our ability to make cash distributions. Our calculation
of FFO may be different from the calculation used by other
companies and, therefore, comparability may be limited.
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