Morguard North American Residential REIT Announces 2023 Results

MISSISSAUGA, ON, Feb. 13, 2024 /CNW/ - Morguard North American Residential REIT (the "REIT") (TSX: MRG.UN) today announced its financial results for the year ended December 31, 2023.

Highlights

The REIT is reporting performance of:

Net operating income ("NOI") of $180.2 million for the year ended December 31, 2023, an increase of $29.0 million, or 19.2% compared to 2022. The change in foreign exchange rate increased NOI by $8.2 million.
Same Property Proportionate NOI in Canada increased by $7.1 million (or 13.0%), and in the U.S. increased by US$3.0 million (or 4.3%), compared to 2022.
Net income of $185.3 million for the year ended December 31, 2023, a decrease of $54.3 million, or 22.7% compared to 2022, predominantly due to a lower net fair value gain, partially offset by a decrease in deferred income tax.
Basic funds from operations ("FFO") of $91.9 million for the year ended December 31, 2023, an increase of $9.1 million, or 11.0% over the same period in 2022.
Basic FFO of $1.65 per Unit for the year ended December 31, 2023, a 12.2% increase as compared to the $1.47 per Unit in 2022.

The REIT is reporting the following corporate and portfolio highlights:

During the first quarter of 2023, the REIT acquired from Morguard Corporation the remaining 50% interest in Fenestra at Rockville Town Square, comprising 492 residential suites, for a purchase price of $96.9 million (US$71.5 million), including closing costs, and assumed mortgages payable of $46.0 million (US$34.0 million).
During the first quarter of 2023, the REIT acquired Xavier, a multi-suite residential property comprising 240 suites located in Chicago, Illinois, for a purchase price of $113.8 million (US$83.8 million), including closing costs.
During the year ended December 31, 2023, the REIT completed the refinancing of four US properties and one Canadian property providing gross mortgage proceeds of $187.3 million at a weighted average interest rate of 4.86% for a weighted average term of 9.6 years. The maturing mortgages associated with the refinanced properties had a balance at maturity of $106.4 million at a weighted average interest rate of 3.36%, resulting in net proceeds of $80.9 million, before financing costs.
During the first quarter of 2023, the REIT issued $56.0 million of 6.0% convertible unsecured subordinated debentures, and fully repaid $85.5 million of 4.5% convertible unsecured subordinated debentures.
As at December 31, 2023, average monthly rent ("AMR") in Canada increased by 5.4% compared to December 31, 2022, while occupancy increased to 98.7% at December 31, 2023, compared to 98.6% at December 31, 2022.
As at December 31, 2023, AMR in the U.S., on a Same Property basis, increased by 4.2% compared to December 31, 2022, while occupancy was 94.2% at December 31, 2023, compared to 95.3% at December 31, 2022.
As at December 31, 2023, indebtedness to gross book value ratio increased to 38.7%, compared to 38.0% as at December 31, 2022.

Financial and Operational Highlights

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

Occupancy percentage – Canada	98.7 %	98.6 %
Occupancy percentage – U.S.	94.2 %	95.3 %
Average monthly rent - Canada (in actual dollars)	$1,674	$1,588
Average monthly rent - U.S. (in actual U.S. dollars)	US$1,875	US$1,771

Summary of Financial Information
Gross book value⁽¹⁾	$4,095,931	$3,934,417
Indebtedness⁽¹⁾	$1,583,311	$1,496,179

Indebtedness to gross book value ratio⁽¹⁾	38.7 %	38.0 %
Weighted average mortgage interest rate	3.72 %	3.50 %
Weighted average term to maturity on mortgages payable (years)	4.9	4.9
Exchange rates - United States dollar to Canadian dollar	$1.32	$1.35
Exchange rates - Canadian dollar to United States dollar	$0.76	$0.74

(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.

For the years ended December 31
(In thousands of dollars, except per Unit amounts)	2023	2022
Summary of Financial Information
Revenue from real estate properties	$331,620	$278,491
NOI	$180,240	$151,215
Proportionate NOI⁽¹⁾	$178,756	$154,109
Same Property Proportionate NOI⁽¹⁾	$159,614	$145,293
NOI margin - IFRS	54.4 %	54.3 %
NOI margin – Proportionate⁽¹⁾	54.2 %	54.2 %
Net income	$185,281	$239,563

FFO – basic⁽¹⁾	$91,942	$82,803
FFO – diluted⁽¹⁾	$95,550	$86,651
FFO per Unit – basic⁽¹⁾	$1.65	$1.47
FFO per Unit – diluted⁽¹⁾	$1.63	$1.43
Distributions per Unit	$0.7233	$0.7030
FFO payout ratio⁽¹⁾	43.8 %	47.8 %
Weighted average number of Units outstanding (in thousands):
Basic	55,662	56,310
Diluted	58,501	60,543
Average exchange rates - United States dollar to Canadian dollar	$1.35	$1.30
Average exchange rates - Canadian dollar to United States dollar	$0.74	$0.77

(1)

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 year ended December 31, 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 year ended						Proportionate					Proportionate
December 31		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	$284,937	($17,361)	$15,551	$8,482	$—	$291,609	$259,505	($15,303)	$20,893	$—	$265,095
Equity Reclassification	8,482	—	—	(8,482)	—	—	—	—	—	—	—
Acquisition/Disposition	38,201	—	—	—	—	38,201	18,986	—	—	—	18,986
Total revenue from properties	331,620	(17,361)	15,551	—	—	329,810	278,491	(15,303)	20,893	—	284,081
Property operating expenses
Same Property	129,410	(7,857)	6,482	3,960	—	131,995	117,084	(6,583)	9,301	—	119,802
Equity Reclassification	3,960	—	—	(3,960)	—	—	—	—	—	—	—
Acquisition/Disposition	18,010	—	—	—	1,049	19,059	10,192	—	—	(22)	10,170
Total property operating expenses	151,380	(7,857)	6,482	—	1,049	151,054	127,276	(6,583)	9,301	(22)	129,972
NOI
Same Property	155,527	(9,504)	9,069	4,522	—	159,614	142,421	(8,720)	11,592	—	145,293
Equity Reclassification	4,522	—	—	(4,522)	—	—	—	—	—	—	—
Acquisition/Disposition	20,191	—	—	—	(1,049)	19,142	8,794	—	—	22	8,816
Total NOI	$180,240	($9,504)	$9,069	$—	(1,049)	$178,756	$151,215	($8,720)	11,592	$22	$154,109
NOI Margin	54.4 %					54.2 %	54.3 %				54.2 %

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 December 31		Year ended December 31
(In thousands of dollars, except per Unit amounts)	2023	2022	2023	2022
Net income (loss) for the period attributable to Unitholders	$25,123	($175,846)	$176,336	$219,282
Add/(deduct):
Realty taxes accounted for under IFRIC 21	(7,860)	(5,818)	(1,049)	22
Fair value gain on conversion option on the convertible debentures	(24)	(147)	(2,104)	(1,934)
Distributions on Class B LP Units recorded as interest expense	3,158	3,071	12,458	12,108
Foreign exchange loss (gain)	8	23	22	(69)
Fair value loss (gain) on real estate properties, net	18,535	212,962	(80,179)	(206,249)
Non-controlling interests' share of fair value gain (loss) on real estate properties	(2,627)	(5,845)	4,213	15,445
Fair value loss (gain) on Class B LP Units	(1,378)	14,640	(24,629)	(26,007)
Deferred income tax expense (recovery)	(10,594)	(19,514)	6,874	70,205
FFO – basic	$24,341	$23,526	$91,942	$82,803
Interest expense on the convertible debentures	847	970	3,608	3,848
FFO – diluted	$25,188	$24,496	$95,550	$86,651
FFO per Unit – basic	$0.44	$0.42	$1.65	$1.47
FFO per Unit – diluted	$0.44	$0.40	$1.63	$1.43

Weighted average number of Units outstanding (in thousands):
Basic	54,991	56,328	55,662	56,310
Diluted	57,310	60,561	58,501	60,543

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 December 31
(In thousands of dollars)	2023	2022
Total Assets / Gross book value	$4,095,931	$3,934,417
Mortgage payable	$1,495,362	$1,382,174
Add: Deferred financing costs	13,628	12,270
Mark-to-market adjustment	2,262	—
	1,511,252	1,394,444
Convertible debentures, face value	56,000	85,500
Lease liabilities	16,059	16,235
Indebtedness	$1,583,311	$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.

The REIT's audited consolidated financial statements for the year ended December 31, 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,

February 15, 2024 at 3:00 p.m. (ET) to discuss the financial results for the years ended December 31, 2023 and 2022. To participate in the conference call, please dial 416-764-8688 or 1-888-390-0546. Please quote conference ID 83079046.

About Morguard North American Residential REIT

The REIT is an unincorporated, open-ended real estate investment trust established under and governed by the laws of the Province of Ontario. The Units of the REIT trade on the Toronto Stock Exchange under the ticker symbol MRG.UN. With a strategic focus on the acquisition of high-quality multi-suite residential properties in Canada and the United States, the REIT maximizes long-term Unit value through active asset and property management. The REIT's portfolio is comprised of 13,089 residential suites and 239,500 square feet of commercial area (as of February 13, 2024) 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 December 31, 2023. For more information, visit the REIT's website at www.morguard.com.