PURE INDUSTRIAL REAL ESTATE TRUST. June 2016

Transcription

1 PURE INDUSTRIAL REAL ESTATE TRUST June 2016

2 NOTICE TO THE READER THIS PRESENTATION AND ITS CONTENTS ARE CONFIDENTIAL AND ARE NOT FOR PUBLIC DISTRIBUTION This presentation has been prepared for informational purposes only. By reading this presentation or any other accompanying information relating to Pure Industrial Real Estate Trust ( PIRET ), the reader agrees: (1) to keep strictly confidential the contents of this presentation and such other information and not to disclose such documentation, the contents thereof or any such information to any third party; (2) not to copy all or any portion of this presentation, or any such other information; and (3) to return this presentation and all such other documents and information to PIRET upon the request of PIRET. This presentation is strictly confidential. This presentation is personal to each recipient and does not constitute an offer to any person or to the public generally to subscribe for or otherwise acquire any of the securities of PIRET. Distribution of this presentation to any person other than the recipient and those persons, if any, retained to advise such recipient with respect thereto is unauthorized, and any disclosure of any of its contents without the prior written consent of PIRET is prohibited. Each recipient, by reading this presentation, agrees to the foregoing. FORWARD-LOOKING INFORMATION This presentation includes forward-looking information made as of May 31, 2016 within the meaning of applicable securities laws (also known as forward-looking statements) with respect to PIRET, including without limitation, statements regarding its proposed acquisitions, projected costs, business operations and strategy, and financial performance and condition. These statements generally can be identified by the use of forward-looking words such as may, will, expect, intend, plan, estimate, anticipate, believe, or continue, or the negative thereof, or similar variations. In particular, certain statements in this presentation discuss PIRET s anticipated future events. These statements include, but are not limited to: (i) the accretive acquisition of properties and the anticipated extent of the accretion of any acquisitions, which could be impacted by demand for properties and the effect that demand has on acquisition capitalization rates and changes in the cost of capital; (ii) maintaining/improving occupancy levels and rental revenue, which could be impacted by changes in demand for PIRET s properties, tenant bankruptcies, the effects of general economic conditions and supply of competitive locations in proximity to PIRET s locations; (iii) overall indebtedness levels, which could be impacted by the level of acquisition activity PIRET is able to achieve and future financing opportunities; (iv) tax exempt status, which can be impacted by regulatory changes enacted by governmental authorities; (v) anticipated distributions, payout ratios and cash flow, which could be impacted by capital expenditures, results of operations and capital resource allocation decisions; (vi) anticipated replacement of expiring tenancies, which could be impacted by the effects of general economic conditions and the supply of competitive locations; and (vi) analyst consensus figures including AFFO and FFO as well as market cap goals as expressed by management. In addition, any pro forma financial information included this presentation is forward-looking information. Forward-looking statements are provided for the purpose of presenting information about management s current expectations and plans relating to the future and readers are cautioned that such statements may not be appropriate for other purposes. Although PIRET s management believes that the expectations reflected in such forward-looking statements are reasonable and represent PIRET s internal projections, expectations and belief at this time, such statements involve known and unknown risks and uncertainties which may cause the actual performance and results in future periods to differ materially from any estimates or projections of future performance or results expressed or implied by such forward-looking statements and should not be read as guarantees of future performance or results. Those risks and uncertainties include, among other things, risks related to: unit prices; liquidity; credit risk and tenant concentration; interest rate and other debt related risk; tax risk; ability to access capital markets; lease rollover risk; competition for real property investments; environmental matters; changes in legislation and indebtedness of PIRET. Management believes that the expectations reflected in forward-looking statements are based upon reasonable assumptions and information currently available which include, management s current expectations, estimates and assumptions that: proposed acquisitions will be completed on the terms and basis agreed to by PIRET, property acquisition and disposition prospects and opportunities will be consistent with PIRET s experience over the past 12 months, the industrial real estate market in Canada will remain stable, the global economic environment will remain stable, interest rates will remain at current levels, and PIRET s business strategy, plans, outlook, projections, targets and operating costs will be consistent with PIRET s experience over the past 12 months, PIRET will be able to maintain occupancy at current levels, PIRET s tenants will not default on lease terms, governmental regulations and taxation will not change to adversely affect PIRET s business and financial results, and PIRET will be able to obtain adequate insurance and financing; however, management can give no assurance that actual results will be consistent with these forward-looking statements. Important factors that could cause actual results to differ materially from such expectations include, among other things, the availability of suitable properties for purchase by PIRET, the availability of mortgage financing for such properties, and general economic and market factors, including interest rates, business competition, changes in government regulations or in tax laws, and the projections included in management s financial forecast, in addition to those factors discussed or referenced in the Risk Factors section in PIRET s annual information form and other continuous disclosure documents filed on SEDAR at The forward-looking statements contained herein are expressly qualified in their entirety by this cautionary statement. These forward-looking statements are made as of the date of this presentation and PIRET does not undertake any obligation to publicly update such forward-looking statements to reflect new information, subsequent events or otherwise, except as expressly required by applicable securities laws. NON-IFRS MEASURES There are a number of non-ifrs measures used in this presentation, including funds from operations (FFO) and adjusted funds from operations (AFFO). PIRET believes that these non-ifrs measures are appropriate measures of the operating performance of PIRET. These and other non-ifrs measures do not have any standardized meaning prescribed by IFRS. PIRET s calculation of these measures may differ from the methodology used by other issuers and, accordingly, may not be comparable to such other issuers. PIRET believes that these measures are appropriate measures of PIRET s operating performance because they facilitate an understanding of PIRET s operating performance without giving effect to certain non-cash expenses. None of these measures is equivalent to net income or cash generated from operating activities determined in accordance with IFRS. 1

3 WHY CHOOSE AN INDUSTRIAL REIT? Stable, predictable cash flow Positive net absorption over past 20 years Supply-demand equilibrium Low vacancy rates Low exposure to development cycle risk Fragmented market ripe for consolidation Historically attractive yields 2

4 WHY PIRET? Canada s best industrial REIT portfolio 167 high quality properties and ~17.8 million square feet assets under management* 154 concentrated in Canada s strongest & most liquid markets 13 properties in major U.S. markets with a leading e-commerce tenant Stable and diversified blue-chip tenant base Conservative capital structure Fully-aligned internal management with proven track record National platform with significant joint venture potential * Pro-forma including FXG Vaughan Development and Barrington Expansion and transactions as outlined in the subsequent events note of the March 31, 2016 Financial Statements. 3

5 STRONG GROWTH PROFILE MARKET CAPITALIZATION ($ MILLIONS) 1,200 1, $21 million IPO Sep properties $70 million properties $131 million properties $219 million properties $295 million Management internalized May properties $596 million properties ~$429 million TSX graduation listing Sep properties ~$150 million $500 million market cap Jan 31, properties $13 million S&P/TSX Composite Index Inclusion Mar 20,

6 DIVERSIFIED PROPERTY PORTFOLIO* NOI BY GEOGRAPHIC REGION 167 PROPERTIES 17.8 MILLION TOTAL S.F. AUM IN KEY MARKETS Alberta 22% Ontario 37% Vancouver 2.5 million S.F. 14 Edmonton 1.4 million S.F Calgary 1.7 million S.F. Regina 0.2 million S.F. 4 9 Winnipeg 0.7 million S.F. Toronto 7.7 million S.F. 79 British Columbia 16% Other 7% Montreal 0.4 million S.F. 4 2 USA 19% Moncton 0.1 million S.F. 1 Los Angeles 0.2 million S.F. San Antonio & Austin 0.4 million S.F. Chicago 0.3 million S.F. Baton Rouge 0.2 million S.F. * Pro-forma including FXG Vaughan Development and Barrington Expansion and transactions as outlined in the subsequent events note of the March 31, 2016 Financial Statements Charlotte, Greensboro & Winston-Salem 1.5 million S.F. 1 2 Barrington & Dover 0.4 million S.F. West Palm Beach 0.1 million S.F. Markets targeted for future growth 5

7 FOCUSED ON CORE MARKETS Q Vacancy & Net Asking Rent Q Cap Rate A Industrial Net Asking Rent Vacancy Low High 12.00% 10.00% 8.00% $ % $7.25 $ % $ % 7.30% 11.20% $7.74 $12.00 $10.00 $ % 7.00% 6.00% 5.00% 4.75% 5.50% 6.00% 6.00% 5.50% 5.50% 5.50% 5.00% 6.25% 6.50% 6.00% 5.75% 7.00% 6.50% 6.00% 4.00% 4.10% $ % $5.37 $6.00 $ % 3.00% 2.00% $ % 1.00% 0.00% Vancouver Calgary Edmonton Toronto Ottawa Montreal Halifax $- 0.00% Vancouver Calgary Edmonton Toronto Ottawa Montreal Halifax Sources: CBRE (Q Vacancy & Net Asking Rate), CBRE (Q Cap Rate) 6

8 STRATEGIC PROPERTY SELECTION PROPERTY USE Flex 3% PROPERTY TYPE NNN LEASE TYPE Gross lease < 1% Light Manufacturing 28% E-Commerce / Logistics 18% Distribution / Warehouse 51% Multi-tenant 29% Single-tenant 71% All capex fully recoverable 34% All work by tenant 66% Distribution / Logistics focus A more liquid investment Easier to re-lease than manufacturing facilities Superior growth prospects Single-tenant advantage Enhances liquidity Typically larger, more creditworthy tenants Efficient management platform Lease terms support stability Structured to reduce exposure to operating and capital expenses Rate increases contribute directly to NOI growth 7

9 HEALTHY LEASE MATURITY PROFILE* Contractual rent increases provide organic NOI growth Well-staggered lease maturities provide a balance of stability and rental growth LOW RE-LEASING RISK, WITH OVER 43.8% LEASES UP FOR RENEWAL POST 2021 WEIGHTED AVERAGE LEASE TERM = 6.9 YEARS 11.4% 10.5% 9.8% 9.4% 12.2% 12.7% 6.6% 6.0% 7.2% 6.3% 3.2% Remainder of Thereafter BC AB ON USA Other * Pro-forma including FXG Vaughan Development and Barrington Expansion and transactions as outlined in the subsequent events note of the March 31, 2016 Financial Statements 8

10 STABLE BLUE CHIP TENANTS* GLA BY INDUSTRY SECTOR TOP 10 TENANTS BY NOI Wholesale Trade 46.7% Transportation / Logistics 16.9% FedEx, 27.9% Retail Trade 12.0% Other, 49.5% Service Provider 9.7% Transforce, 4.4% Others 6.6% Environmental Services 3.8% Automotive 3.7% PFB Corp, 1.6% Advance, 1.6% Containerworld, 4.1% Best Buy, 2.7% Tervita, 2.3% HBC, 2.1% A-G, 1.9% Calyx, 1.9% Top 10 Tenants Weighted Average Remaining Lease Term 10 Lease Years Remaining (Top 10 Tenants): FedEx Ground (FedEx) 10 ContainerWorld Forwarding Inc. 8 TFI Transport 2 L.P. (Transforce) 14 BestBuy 2 Tervita Corporation 16 The Hudson s Bay Company (HBC) 7 Acklands-Grainger (A-G) 4 Caylx Transportation 3 Advanced Engineered Products 8 PFB Corporation 17 * Pro-forma including FXG Vaughan Development and Barrington Expansion and transactions as outlined in the subsequent events note of the March 31, 2016 Financial Statements 9

11 CONSERVATIVE CAPITAL STRUCTURE Unit price (May 31, 2016) $5.11 Units outstanding, float 186,583,386 Average daily volume (last 30 trading days) 834,536 (C$ Millions) Market capitalization 1 $966 Cash and available lines $44 Debt $1,016 Enterprise value $1,960 Gross book value $2,083 Debt to gross book value 48.8% Annual distribution per unit $0.312 Yield 6.11% Consensus NAV per unit 2 $5.16 Consensus AFFO payout ratio E 81.9% -2017E 77.5%. 1. Includes Class B Units 2. Based on Q consensus analyst estimates and do not represent PIRET and its management s opinions, forecasts or predictions. The inclusion of this information in our presentation does not imply any endorsement of, or concurrence with the analysts estimates. 10

12 TOTAL RETURN ANALYSIS TOTAL RETURN YTD Years 3 years Since IPO PIRET S&P/TSX REIT Index S&P/TSX Index 20.2% 16.3% 9.5% 5.1% (4.8%) (8.3%) 25.4% 12.2% 2.3% 25.0% 14.8% 21.7% 159.1% 84.0% 35.4% May 31, 2016 AAR.UN PRICE INDEX REIT Index S&P/TSX Aug-07 Feb-08 Aug-08 Feb-09 Aug-09 Feb-10 Aug-10 Feb-11 Aug-11 Feb-12 Aug-12 Feb-13 Aug-13 Feb-14 Aug-14 Feb-15 Aug-15 Feb-16 Source: Bloomberg, as at May 31,

13 MANAGEABLE MORTGAGE MATURITY % Weighted Average Rate 4.12% Weighted Average Term 4.4 years 6.00% 25.0% 20.0% 15.0% 4.31% 3.67% 4.70% 3.99% 4.21% 4.04% 3.96% 3.82% 4.34% 4.21% 1.6% 4.84% 4.76% 3.93% 3.75% 0.9% 4.49% 4.36% 4.84% 4.69% 3.54% 3.40% 10-year Loan Term (3.03% %) % 4.00% 3.00% 10.0% 5.0% 0.0% 2.1% 7.0% 2.6% 2.3% 2.0% 9.1% 9.8% 10.1% 15.9% 1.3% 6.0% 16.8% 0.3% 7.0% Maturity Scheduled Principal Nominal Rate Effective Rate 5-year Loan Term (2.41% %) 2 0.2% 1.0% 3.9% 4.0% Remainder of Thereafter 2.00% 1.00% 0.00% 1 As at March 31, Source: Avison Young Debt Market Monitor (March 2016) 12

14 EXPERIENCED MANAGEMENT Kevan Gorrie P. Eng Francis Tam, CPA, CA, CFA Allan Saito Wesley Tong, CPA, CA President & Chief Executive Officer, Trustee Chief Financial Officer Vice President, Property Management and Leasing Vice President and Corporate Controller Formerly VP, Industrial at Oxford Properties 15 years of real estate experience 21 years of financial management experience 13 years in real estate including Aquilini Properties and Intrawest 20 years of real estate experience in leasing, property management and development Former VP at Build Toronto and GE Capital Real Estate Over 13 years of financial experience Previously an Associate Director with a global professional services firm focused on business management consulting services 13

15 EFFICIENT OPERATING STRUCTURE Dedicated, internal investment and asset management teams Hands-on, proactive property and asset management No fees paid to external management All-in net G&A costs represent 3.6% of revenue on a run-rate basis Scalable platform going forward Positioned to achieve economies of scale with portfolio growth 14

16 EXECUTING THE GROWTH STRATEGY Capitalize on strong fundamentals of existing portfolio to grow holdings in primary markets and increase distributable income Generate stable and growing cash distributions through prudent financial management Maximize property values through active, hands-on asset management, selective development activity and accretive acquisitions Leverage the platform to create strategic joint venture partnerships 15

17 HIGH QUALITY AND ACCRETIVE ACQUISITIONS CANADA (C$) NO. OF PROPERTIES GLA (000s) PRICE ($MILLIONS) GOING-IN CAP RATE YTD 2016 Total ,160 2,130 2,870 6,035 1, ,692 $ $ 1, % 7.99% 7.14% 7.27% 6.37% 7.03% 6.80% 7.00% 6.99% USA (US$) Total ,755 1,326 3,081 $ $ % 8.00% 7.12% TOTAL ACQUISITIONS SINCE IPO ,773 C$ 1, % 16

18 EFFECTIVE CAPITAL RECYCLING ADDRESS LOCATION AGE (YRS) NO. OF PROPERTIES GLA (000 s) PURCHASE PRICE ($MILLIONS) GROSS PROCEEDS ($MILLIONS) CAP RATE ON DISPOSITION 2014 TOTAL ,047 $ 69.7 $ % 2015 TOTAL % 2016 YTD 20 Alex Avenue Vaughan, ON $ 1.4 $ % 135 Haist Road Vaughan, ON % 2440 Winston Park Drive Oakville, ON % 951 Rowntree Dairy Road Vaughan, ON % 21 Alex Avenue Vaughan, ON % TOTAL $ 16.9 $ % 17

19 LEVERAGING THE PLATFORM 3 JOINT VENTURES ADDRESS PIRET continues to manage 100% of the portfolio Sourcing low-cost equity capital for further growth Enhanced returns through generation of fee income Reduced reliance on capital markets 3 PROPERTIES IN ALBERTA 1 PROPERTY IN MANITOBA 8 PROPERTIES IN ONTARIO 1 PROPERTY IN QUEBEC 3 PROPERTIES IN NORTH CAROLINA 18

20 DEVELOPMENT/EXPANSION UPDATE Vaughan, Ontario, Canada Project Cost: $128,700,000 Annual NOI: $8,768,000 Unlevered NOI Yield: 6.85% Levered NOI Yield: 12.0%* Project Size: 422,433 SF Est. Unlevered Dev. IRR: 25% Est. Levered Dev. IRR: 75%** Barrington, New Jersey, USA Project Cost: US $9,100,000 Annual NOI: US $900,000 Unlevered NOI Yield: 9.9% Levered NOI Yield: 16.0%* Expansion Size: 59,600 SF Est. Unlevered Dev. IRR: 118% Est. Levered Dev. IRR: 322%** * Based on 50% LTV at current market rate for a 10yr fixed- rate term ** Based on construction loan of 70% loan to cost at 4% interest rate 19

21 INVESTMENT HIGHLIGHTS Diversified, portfolio of high-quality industrial properties Stable, blue-chip tenant base under long-term net leases with contractual rent increases National management platform, aligned with investor interests Prudent capital structure providing low-risk platform for sustainable growth Ability to source alternative capital for growth Disciplined execution of growth strategy 20

22 RESEARCH ANALYST COVERAGE PIRET is covered by the analysts listed below. Please note that any opinions, estimates or forecasts regarding our performance made by these analysts are theirs alone and do not represent opinions, forecasts or predictions of PIRET or its management. PIRET does not by its reference or distribution imply any endorsement of or concurrence with such information, conclusions or recommendations. Heather Kirk, BMO Capital Markets Mark Rothschild, Canaccord Genuity Dean Wilkinson, CIBC Michael Markidis, Desjardins Securities Inc. Frederic Blondeau, Dundee Capital Markets Rob Sutherland, EuroPacific Canada Inc. Jimmy Khing Shan, GMP Securities Brad Sturges, IA Securities Matt Kornack, National Bank Financial Ken Avalos, Raymond James Neil Downey, RBC Capital Markets Pammi Bir, Scotia Capital 21

23 WE WELCOME YOUR ENQUIRIES VANCOUVER West Georgia Street Vancouver, BC V6C 3L2 Tel: Toll: Fax: TORONTO King Street PO Box 72 Toronto, ON M5H 1J9 Tel: Fax: INVESTOR RELATIONS Andrew Greig Director of Investor Relations Tel: , ext. 1 Toll: [email protected] STOCK EXCHANGE LISTING Toronto Stock Exchange - TSX LISTING SYMBOL AAR.UN 22