Morguard North American Residential REIT Announces 2023 Third Quarter Results and an Increase to Monthly Cash Distribution

MISSISSAUGA, ON, Oct. 24, 2023 /CNW/ - Morguard North American Residential REIT (the "REIT") (TSX: MRG.UN) today announced its financial results for the three and nine months ended September 30, 2023.

Highlights

The REIT is reporting third quarter performance of:

Net operating income ("NOI") of $52.4 million for the three months ended September 30, 2023, an increase of $7.5 million, or 16.8% compared to 2022. The change in foreign exchange rate increased NOI by $2.1 million.
Same Property Proportionate NOI in Canada increased by $1.7 million (or 12.1%), and in the U.S. increased by US$0.1 million (or 0.3%), compared to 2022.
Net income of $39.2 million for the three months ended September 30, 2023, a decrease of $42.0 million, or 51.8% compared to 2022, predominantly due to net fair value loss partially offset by a decrease in deferred income tax.
Basic funds from operations ("FFO") of $21.9 million for the three months ended September 30, 2023, an increase of $0.8 million, or 3.8% over the same period in 2022.
Basic FFO of $0.40 per Unit for the three months ended September 30, 2023, a 5.3% increase as compared to $0.38 per Unit in 2022.
FFO payout ratio for the three months ended September 30, 2023 of 45.5% compared to 46.6% in 2022.

The REIT is reporting the following corporate and portfolio highlights:

The REIT has also announced it will increase its annual cash distribution by $0.02 per Unit (2.78%). The increase is expected to be effective for the November 2023 distribution, payable in December 2023. This will bring the distributions to $0.74 per Unit on an annualized basis from the current level of $0.72 per Unit.
As at September 30, 2023, average monthly rent ("AMR") in the U.S., on a Same Property basis, increased by 6.0% compared to September 30, 2022, while occupancy was 93.7% at September 30, 2023, compared to 95.9% at September 30, 2022.
As at September 30, 2023, AMR in Canada increased by 5.2% compared to September 30, 2022, while occupancy improved to 98.9% at September 30, 2023, compared to 98.3% at September 30, 2022.
As at September 30, 2023, indebtedness to gross book value ratio of 38.7%, compared to 38.0% as at December 31, 2022.
As at September 30, 2023, the REIT's total assets were valued at $4.2 billion compared to $3.9 billion as at December 31, 2022.

Financial and Operational Highlights

As at	September 30,	December 31,	September 30,
(In thousands of dollars, except as otherwise noted)	2023	2022	2022
Operational Information
Number of properties	43	42	43
Total suites	13,089	12,849	13,189

Occupancy percentage – Canada	98.9 %	98.6 %	98.3 %
Occupancy percentage – U.S.	93.7 %	95.3 %	95.7 %
Average monthly rent - Canada (in actual dollars)	$1,655	$1,588	$1,573
Average monthly rent - U.S. (in actual U.S. dollars)	US$1,874	US$1,771	US$1,742

Summary of Financial Information
Gross book value⁽¹⁾	$4,168,456	$3,934,417	$4,227,268
Indebtedness⁽¹⁾	$1,613,501	$1,496,179	$1,550,637

Indebtedness to gross book value ratio⁽¹⁾	38.7 %	38.0 %	36.7 %
Weighted average mortgage interest rate	3.72 %	3.50 %	3.45 %
Weighted average term to maturity on mortgages payable (years)	5.1	4.9	4.9
Exchange rates - United States dollar to Canadian dollar	$1.35	$1.35	$1.38
Exchange rates - Canadian dollar to United States dollar	$0.74	$0.74	$0.72

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

	Three months ended		Nine months ended
	September 30		September 30
(In thousands of dollars, except per Unit amounts)	2023	2022	2023	2022
Summary of Financial Information
Revenue from real estate properties	$83,646	$70,766	$246,620	$203,415
NOI	$52,418	$44,875	$125,220	$104,755
Proportionate NOI⁽¹⁾	$44,179	$39,597	$131,081	$111,825
Same Property Proportionate NOI⁽¹⁾	$39,274	$36,913	$117,797	$105,446
NOI margin – IFRS	62.7 %	63.4 %	50.8 %	51.5 %
NOI margin – Proportionate⁽¹⁾	53.1 %	54.8 %	53.5 %	53.9 %
Net income	$39,151	$81,168	$160,915	$418,860

FFO – basic⁽¹⁾	$21,936	$21,137	$67,601	$59,277
FFO – diluted⁽¹⁾	$22,791	$22,113	$70,362	$62,155
FFO per Unit – basic⁽¹⁾	$0.40	$0.38	$1.21	$1.05
FFO per Unit – diluted⁽¹⁾	$0.39	$0.37	$1.19	$1.03
Distributions per Unit	$0.1800	$0.1749	$0.5400	$0.5247
FFO payout ratio⁽¹⁾	45.5 %	46.6 %	44.6 %	49.8 %
Weighted average number of Units outstanding (in thousands):
Basic	55,437	56,315	55,889	56,304
Diluted	57,756	60,548	58,903	60,537
Average exchange rates - United States dollar to Canadian dollar	$1.34	$1.31	$1.35	$1.28
Average exchange rates - Canadian dollar to United States dollar	$0.75	$0.77	$0.74	$0.78

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

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

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

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

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

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

						2023					2022
		Non-GAAP Adjustments						Non-GAAP Adjustments
For the three months ended						Proportionate					Proportionate
September 30		NCI	Equity	Equity		Basis		NCI	Equity		Basis
(In thousands of dollars)	IFRS	Share	Interest	Reclass	IFRIC 21	(Non-GAAP)	IFRS	Share	Interest	IFRIC 21	(Non-GAAP)
Revenue from properties
Same Property	$71,294	($4,394)	$3,881	$2,158	$—	$72,939	$66,022	($3,937)	$5,486	$—	$67,571
Equity Reclassification	2,158	—	—	(2,158)	—	—	—	—	—	—	—
Acquisition/Disposition	10,194	—	—	—	—	10,194	4,744	—	—	—	4,744
Total revenue from properties	83,646	(4,394)	3,881	—	—	83,133	70,766	(3,937)	5,486	—	72,315
Property operating expenses
Same Property	26,844	(1,376)	1,084	770	6,343	33,665	24,548	(1,186)	1,620	5,676	30,658
Equity Reclassification	770	—	—	(770)	—	—	—	—	—	—	—
Acquisition/Disposition	3,614	—	—	—	1,675	5,289	1,343	—	—	717	2,060
Total property operating expenses	31,228	(1,376)	1,084	—	8,018	38,954	25,891	(1,186)	1,620	6,393	32,718
NOI
Same Property	44,450	(3,018)	2,797	1,388	(6,343)	39,274	41,474	(2,751)	3,866	(5,676)	36,913
Equity Reclassification	1,388	—	—	(1,388)	—	—	—	—	—	—	—
Acquisition/Disposition	6,580	—	—	—	(1,675)	4,905	3,401	—	—	(717)	2,684
Total NOI	$52,418	($3,018)	$2,797	$—	($8,018)	$44,179	$44,875	($2,751)	$3,866	($6,393)	$39,597
NOI Margin	62.7 %					53.1 %	63.4 %				54.8 %

						2023					2022
		Non-GAAP Adjustments						Non-GAAP Adjustments
For the nine months ended						Proportionate					Proportionate
September 30		NCI	Equity	Equity		Basis		NCI	Equity		Basis
(In thousands of dollars)	IFRS	Share	Interest	Reclass	IFRIC 21	(Non-GAAP)	IFRS	Share	Interest	IFRIC 21	(Non-GAAP)
Revenue from properties
Same Property	$212,384	($12,908)	$11,506	$6,272	$—	$217,254	$190,264	($11,134)	$15,117	$—	$194,247
Equity Reclassification	6,272	—	—	(6,272)	—	—	—	—	—	—	—
Acquisition/Disposition	27,964	—	—	—	—	27,964	13,151	—	—	—	13,151
Total revenue from properties	246,620	(12,908)	11,506	—	—	245,218	203,415	(11,134)	15,117	—	207,398
Property operating expenses
Same Property	103,115	(6,591)	6,139	3,287	(6,493)	99,457	91,313	(5,846)	8,599	(5,265)	88,801
Equity Reclassification	3,287	—	—	(3,287)	—	—	—	—	—	—	—
Acquisition/Disposition	14,998	—	—	—	(318)	14,680	7,347	—	—	(575)	6,772
Total property operating expenses	121,400	(6,591)	6,139	—	(6,811)	114,137	98,660	(5,846)	8,599	(5,840)	95,573
NOI
Same Property	109,269	(6,317)	5,367	2,985	6,493	117,797	98,951	(5,288)	6,518	5,265	105,446
Equity Reclassification	2,985	—	—	(2,985)	—	—	—	—	—	—	—
Acquisition/Disposition	12,966	—	—	—	318	13,284	5,804	—	—	575	6,379
Total NOI	$125,220	($6,317)	$5,367	$—	$6,811	$131,081	$104,755	($5,288)	$6,518	$5,840	$111,825
NOI Margin	50.8 %					53.5 %	51.5 %				53.9 %

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

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

	Three months ended September 30		Nine months ended September 30
(In thousands of dollars, except per Unit amounts)	2023	2022	2023	2022
Net income for the period attributable to Unitholders	$40,491	$70,097	$151,213	$395,128
Add/(deduct):
Realty taxes accounted for under IFRIC 21	(8,018)	(6,393)	6,811	5,840
Fair value gain on conversion option on the convertible debentures	(1,542)	(640)	(2,080)	(1,787)
Distributions on Class B LP Units recorded as interest expense	3,100	3,012	9,300	9,037
Foreign exchange loss (gain)	(10)	(75)	14	(92)
Fair value loss (gain) on real estate properties, net	34,143	(57,079)	(98,714)	(419,211)
Non-controlling interests' share of fair value gain (loss) on real estate properties	(3,150)	9,293	6,840	21,290
Fair value gain on Class B LP Units	(34,446)	(17,740)	(23,251)	(40,647)
Deferred income tax expense	(8,632)	20,662	17,468	89,719
FFO - basic	$21,936	$21,137	$67,601	$59,277
Interest expense on the convertible debentures	855	976	2,761	2,878
FFO - diluted	$22,791	$22,113	$70,362	$62,155
FFO per Unit - basic	$0.40	$0.38	$1.21	$1.05
FFO per Unit - diluted	$0.39	$0.37	$1.19	$1.03

Weighted average number of Units outstanding (in thousands):
Basic	55,437	56,315	55,889	56,304
Diluted	57,756	60,548	58,903	60,537

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

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

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

As at	September 30,	December 31,
(In thousands of dollars)	2023	2022
Total Assets / Gross book value	$4,168,456	$3,934,417
Mortgage payable	$1,524,073	$1,382,174
Add: Deferred financing costs	14,523	12,270
Mark-to-market adjustment	2,481	—
	1,541,077	1,394,444
Convertible debentures, face value	56,000	85,500
Lease liability	16,424	16,235
Indebtedness	$1,613,501	$1,496,179
Indebtedness / Gross book value	38.7 %	38.0 %

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

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

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

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

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

Distribution Increase
The Board of Trustees has also announced it will increase the REIT's annual cash distribution by $0.02 per Unit (2.78%). The increase is expected to be effective for the November 2023 distribution, payable in December 2023. This will bring the distributions to $0.74 per Unit on an annualized basis from the current level of $0.72 per Unit.

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

Conference Call Details
Morguard North American Residential Real Estate Investment Trust will hold a conference call on Thursday, October 26, 2023 at 3:00 p.m. (ET) to discuss the financial results for the three and nine months ended September 30, 2023 and 2022. To participate in the conference call, please dial 416-764-8688 or 1-888-390-0546. Please quote conference ID 93105273.

About Morguard North American Residential REIT
The REIT is an unincorporated, open-ended real estate investment trust established under and governed by the laws of the Province of Ontario. The Units of the REIT trade on the Toronto Stock Exchange under the ticker symbol MRG.UN. With a strategic focus on the acquisition of high-quality multi-suite residential properties in Canada and the United States, the REIT maximizes long-term Unit value through active asset and property management. The REIT's portfolio is comprised of 13,089 residential suites and 229,500 square feet of commercial area (as of October 24, 2023) located in Alberta, Ontario, Colorado, Texas, Louisiana, Illinois, Georgia, Florida, North Carolina, Virginia and Maryland with an appraised value of approximately $4.0 billion at September 30, 2023. For more information, visit the REIT's website at www.morguard.com.