MARWEST APARTMENT REAL ESTATE INVESTMENT TRUST ANNOUNCES Q2 2024 RESULTS

/NOT FOR DISTRIBUTION TO UNITED STATES NEWSWIRE SERVICES OR FOR DISSEMINATION IN THE UNITED STATES/

WINNIPEG, MB, Aug. 8, 2024 /CNW/ - Marwest Apartment Real Estate Investment Trust (the "REIT") (TSXV: MAR.UN) reported financial results for the three and six months ended June 30, 2024. This press release should be read in conjunction with the REIT's Unaudited Condensed Consolidated Interim Financial Statements and Management's Discussion and Analysis ("Q2 2024 MD&A") for the three and six months ended June 30, 2024, which are available on the REIT's website at www.marwestreit.com and at www.sedarplus.ca.

"The REIT continues to perform strong through 2024, occupancy rates have remained above 99% with continued rental rate growth.  NAV continues an upward climb due to improved market conditions.", commented Mr. William Martens, Chief Executive Officer of the REIT. 

Q2 2024 Quarterly Highlights

• Same Property Net Operating Income¹ ("Same Property NOI") increased by 10.72% in the six months ended June 30, 2024 compared to same period 2023
• Reported funds from operations ("FFO") of $0.0601 per Unit for the six months ended June 30, 2024, compared to $0.0457 for 2023
• Reported adjusted funds from operations ("AFFO") of $0.0467 per Unit for the six months ended 2024, compared to $0.0435 for 2023
• Reported Net Asset Value per Unit ("NAV") of $2.03 at June 30, 2024 compared to $1.95 at December 31, 2023
• Average occupancy rate of 99.25% reported for the six months ended June 30, 2024 compared to 98.70% in the same period 2023
• Weighted average months to debt maturity of 69.55 months

Operations Summary

	Three months ended June 30		Six months ended June 30
Portfolio Operation Information	2024	2023	2024	2023
Number of properties	4	4	4	4
Number of suites	516	516	516	516
Average occupancy ate	99.49 %	99.11 %	99.25 %	98.70 %
Average rental rate to date	$1,581	$1,536	$1,573	$1,532
	Three months ended June 30		Six months ended June 30
Reconciliation of Same Property NOI1 to IFRS	2024	2023	2024	2023
Revenue from investment properties	$    2,566,572	$    2,487,043	$    5,107,070	$    4,941,448
Expenses:
Property operating expenses	574,288	634,174	1,227,845	1,409,389
Realty taxes	238,220	219,181	468,595	451,716
Total property operating expenses	812,508	853,355	1,696,440	1,861,105
Same Property NOI1	$    1,754,064	$    1,633,688	$    3,410,630	$    3,080,343

 

1 Same Property Portfolio consists of 4 multi-residential properties owned by the REIT for comparable periods in Q2 2024 and Q2 2023 – See "Notice with respect to Non-IFRS Measures" below.

 

Reconciliation of Debt-to-Gross Book Value ratio
Total interest-bearing debt	$                  102,320,082
Total assets on balance sheet	143,900,306
Debt-to-Gross Book Value ratio	71.10 %
Reconciliation of Debt Service Coverage ratio
Net Operating Income for the period ended June 30, 2024	$                      3,410,630
Mortgage payments for the period ended June 30, 2024	2,470,821
Debt Service Coverage ratio	1.38
Weighted average term to maturity on fixed rate debt	69.55 months
Weighted average interest rate on fixed debt	3.09 %

Financial Summary

The REIT generated FFO and AFFO per Unit of $0.0329 and $0.0203 during the three months ended June 30, 2024. 

FFO and AFFO are defined in "Non-IFRS Measures" in the June 30, 2024 MD&A and below under "notice with respect to Non-IFRS Measures".

Reconciliation of Net Income and Comprehensive Income to FFO and AFFO	Three months ended June 30		Six months ended June 30
	2024	2023	2024	2023
Revenue from investment properties	$     2,566,572	$     2,487,043	$     5,107,070	$     4,941,448
Property operating expenses	(574,288)	(634,174)	(1,227,845)	(1,409,389)
Realty taxes	(238,220)	(219,181)	(468,595)	(451,716)
Net Operating Income	1,754,064	1,633,688	3,410,630	3,080,343
NOI Margin	68.34 %	65.69 %	66.78 %	62.34 %
General and administrative	(211,840)	(184,424)	(400,931)	(386,056)
Finance costs	(941,918)	(931,898)	(1,920,114)	(1,883,982)
Fair value gain on:
Investment properties	1,334,416	2,196,910	1,463,046	2,477,771
Unit-based compensation	8,537	16,770	8,652	58,623
Exchangeable Units	561,947	108,412	561,947	2,710,318
Net income and
comprehensive income	$     2,505,206	$     2,839,458	$     3,123,230	$     6,057,017

 

	Three months ended June 30		Six months ended June 30
Reconciliation of FFO	2024	2023	2024	2023
Net income and comprehensive income	2,505,206	2,839,458	3,123,230	6,057,017
Distributions on Exchangeable Units	41,227	40,654	82,694	81,304
Fair value gain on properties	(1,334,416)	(2,196,910)	(1,463,046)	(2,477,771)
Fair value gain on unit-based compensation	(8,537)	(16,770)	(8,652)	(58,623)
Fair value gain on Exchangeable Units	(561,947)	(108,412)	(561,947)	(2,710,318)
FFO	641,533	558,020	1,172,279	891,609
Weighted average number of Units	19,498,838	19,508,707	19,498,838	19,508,707
FFO/unit	$        0.0329	$       0.0286	$       0.0601	$       0.0457
Reconciliation of AFFO
FFO	$       641,533	$     558,020	$  1,172,279	$     891,609
Capital expenditures	(239,704)	(26,935)	(254,052)	(36,872)
Leasing costs	(5,880)	(3,675)	(7,902)	(5,328)
AFFO	395,949	527,410	910,325	849,409
Weighted average number of Units	19,498,838	19,508,707	19,498,838	19,508,707
AFFO/unit	$        0.0203	$       0.0270	$       0.0467	$       0.0435
AFFO payout ratio	18.84 %	13.87 %	8.19 %	8.61 %

 

NAV and NAV per Unit Reconciliation	At June 30, 2024	At December 31, 2023
Unitholders' Equity	$30,783,731	$27,578,331
Exchangeable Units	9,046,070	9,757,146
NAV	39,829,801	37,335,477
Trust Units	8,856,403	8,657,564
Exchangeable Units	10,642,435	10,841,274
Deferred Units	168,420	167,265
Total Units oustanding	19,667,258	19,666,103
NAV per unit	$2.03	$1.95

The overall increase in NAV from $1.95 at December 31, 2023 to $2.03 at June 30, 2024, was primarily due to updated market conditions throughout all properties and net operating income less finance costs and general and administrative expenses exceeding distributions.

Distributions

On June 14, 2024, the Board approved an increase of approximately two percent over the current distributions payable to $0.0013 monthly per unit, or annualized $0.0156 per unit, commencing to Unitholders of record on June 30, 2024 with payment on or about July 15, 2024.   

Outlook

Management is focused on growing the portfolio and Unitholder value through increasing rental rates where the market allows, future acquisition opportunities that will increase the overall size and performance of the REIT, as well as maintaining a manageable debt structure.   The current debt structure of the REIT is all at fixed rates with an average remaining mortgage term of over five years.  The majority of the REIT's debt is CMHC insured

Management believes the organic growth in NAV due to paydown of debt over the mortgage terms is a positive outcome of the higher leveraged position as well as lowering the REIT's debt to GBV ratio and thereby increasing the NAV per Unit over time.

Management anticipates that demand for rental housing will remain strong in the coming quarters due to immigration and the affordability gap in rental vs. home ownership.  As interest rates remain at elevated levels and increased costs of construction continue, the cost of home ownership maintains the affordability gap.

The increase in the portfolio's operating costs due to inflation may be offset by increases in rental rates, where the market allows, as 56 percent of the portfolio at June 30, 2024 is not under rent control or restrictive financing agreements.

About Marwest Apartment Real Estate Investment Trust

The REIT is an unincorporated open-ended trust governed by the laws of the Province of Manitoba. The REIT was formed to provide holders of Units with the opportunity to invest in the Canadian multi-family rental sector through the ownership of high-quality income-producing properties, with an initial focus on stable markets throughout Western Canada.

Forward-looking Statements 

The information in this news release includes certain information and statements about management's views of future events, expectations, plans and prospects that constitute forward‐looking statements. These statements are based upon assumptions that are subject to significant risks and uncertainties.  Because of these risks and uncertainties and as a result of a variety of factors, the actual results, expectations, achievements or performance may differ materially from those anticipated and indicated by these forward‐looking statements. A number of factors could cause actual results to differ materially from these forward‐looking statements, including the risks described in the REIT's latest annual information form and management's discussion and analysis.  The payment of cash distributions, and the amount of such cash distributions, will be dependent upon a number of factors, including but not limited to the financial performance, financial condition and financial requirements of the REIT.  Although management of the REIT believes that the expectations reflected in forward‐looking statements are reasonable, it can give no assurances that the expectations of any forward‐looking statements will prove to be correct. Except as required by law, the REIT disclaims any intention and assumes no obligation to update or revise any forward‐looking statements to reflect actual results, whether as a result of new information, future events, changes in assumptions, changes in factors affecting such forward‐looking statements or otherwise.

Neither the TSXV nor its Regulation Services Provider (as that term is defined in the policies of the TSXV) accepts responsibility for the adequacy or accuracy of this news release.

The Units are not registered under the United States Securities Act of 1933, as amended (the "U.S. Securities Act") and may not be offered or sold within the United States or to or for the account or benefit of U.S. persons, except in certain transactions exempt from the registration requirements of the U.S. Securities Act. This press release does not constitute an offer to sell, or the solicitation of an offer to buy, securities of the REIT in the United States or in any other jurisdiction.

Notice with respect to Non-IFRS Measures Disclosure

The REIT's financial statements are prepared in accordance with IFRS.  In addition to IFRS measures, this news release and the REIT's Q2 2024 MD&A disclose certain non-IFRS financial measures that are commonly used by Canadian real estate investment trusts as an indicator of performance.  Non-IFRS measures and ratios include the following:

Net Operating Income ("NOI")

The Trust calculates net operating income as revenue less property operating expenses such as utilities, repairs and maintenance and realty taxes.  Charges for interest or other expenses not specific to the day‑to‑day operations of the Trust's properties are not included.  The Trust regards NOI as an important measure of the income generated by income-producing properties and is used by management in evaluating the performance of the Trust's properties.  NOI is also a key input in determining the value of the Trust's properties. For reconciliation to IFRS measures, refer to "Financial Operations and Results" in the REIT's Q2 2024 MD&A

Funds from Operations ("FFO")

The Trust calculates FFO substantially in accordance with the guidelines set out in the white paper titled "White Paper on Funds from Operations & Adjusted Funds from Operations for IFRS" by the Real Property Association of Canada ("REALpac") as revised in January 2022.  FFO is defined as IFRS consolidated net income adjusted for items such as unrealized changes in the fair value of the investment properties, effects of puttable instruments classified as financial liabilities and changes in fair value of financial instruments and derivatives.  FFO should not be construed as an alternative to net income or cash flows provided by or used in operating activities determined in accordance with IFRS.  The Trust regards FFO as a key measure of operating performance. For reconciliation to IFRS measures, refer to "Financial Operations and Results" in the REIT's Q2 2024 MD&A

Adjusted Funds from Operations ("AFFO")

The Trust calculates AFFO substantially in accordance with the guidelines set out in the white paper titled "White Paper on Funds from Operations & Adjusted Funds from Operations for IFRS" by REALpac as revised in January 2022.  AFFO is defined as FFO adjusted for items such as maintenance capital expenditures and straight‑line rental revenue differences.  AFFO should not be construed as an alternative to net income or cash flows provided by or used in operating activities determined in accordance with IFRS.  The Trust regards AFFO as a key measure of operating performance.  The Trust also uses AFFO in assessing its capacity to make distributions. For reconciliation to IFRS measures, refer to "Financial Operations and Results" in the REIT's Q2 2024 MD&A

The following other non‑IFRS measures are defined as follows:

• "FFO per unit" is calculated as FFO divided by the weighted average number of Trust Units and Exchangeable Units of the Partnership outstanding over the period.
• "AFFO per unit" is calculated as AFFO divided by the weighted average number of Trust Units and Exchangeable Units of the Partnership outstanding over the period.
• "AFFO Payout Ratio" is the proportion of the total distributions on Trust Units and Exchangeable Units of the Partnership to AFFO per Unit.
• "Net Asset Value" is calculated as the sum of unitholders' equity and Exchangeable Units
• "Net Asset Value per Unit" or "NAV per Unit" is calculated as the sum of unitholders' equity and Exchangeable Units divided by the sum of Trust Units, Exchangeable Units and Deferred Units outstanding at the end of the period.
• "Debt‑to‑Gross Book Value ratio" is calculated by dividing total interest‑bearing debt consisting of mortgages by total assets and is used as the REIT's primary measure of its leverage.
• "Debt Service Coverage ratio" is the ratio of NOI to total debt service consisting of interest expenses recorded as finance costs and principal payments on mortgages.
• "Stabilized net operating income" is the estimated 12-month net operating income that a property could generate at full occupancy, less a vacancy rate and stable operating expenses.
• "Average occupancy rate" is defined as the ratio of occupied suites to the total suites in the portfolio for the period.
• "Same Property NOI" is defined as Net Operating Income from properties owned by the REIT throughout comparative periods, which removes the impact of situations that result in the comparative period to be less meaningful, such as acquisitions, or properties going through a lease-up period.

Management believes that these measures are helpful to investors because, while not necessarily calculated comparably among issuers, they are widely recognized measures of the REIT's performance and tend to provide a relevant basis for comparison among real estate entities.  These non-IFRS financial measures are not defined under IFRS and are not intended to represent financial performance, financial position or cash flows for the period and should not be viewed as an alternative to net income, cash flow from operations or other measures of financial performance calculated in accordance with IFRS.

The above measures are not standardized under the financial reporting framework used to prepare the financial statements of the REIT.  Readers should be further cautioned that the above measures as calculated by the REIT may not be comparable to similar measures presented by other issuers.  For further information, refer to the sections entitled "Non-IFRS measures" and "Financial Operations and Results" in the REIT's Q2 2024 MD&A, which is incorporated by reference herein, for further information (available on SEDAR+ at sedarplus.ca or the REIT's website www.marwestreit.com).

SOURCE Marwest Apartment Real Estate Investment Trust

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