Clipper Realty Q2 2024 Earnings Call Transcript

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August 1, 2024

There are 5 speakers on the call.

Operator

day, and welcome to the Clipper Realty Quarterly Earnings Call. At this time, all participants have been placed on a listen only

Speaker 1

mode and the floor will be

Operator

open for questions and comments after the presentation. It is now my pleasure to turn the floor over to your host, Larry Kreider. Sir, the floor is

Speaker 1

yours. Thank you very much, John. Good afternoon, and thank you for joining us for the Q2 2024 Clipper Realty, Inc. Earnings conference call. Participating with me on today's call are David Bissasser, Co Chairman of the Board and Chief Executive Officer and J.

Speaker 1

J. Bissasser, Chief Operating Officer. Please be aware that statements made during the call that are not historical may be deemed forward looking statements and actual results may differ materially from those indicated by such forward looking statements. These statements are subject to numerous risks and uncertainties, including those disclosed in the company's 2023 Annual Report on Form 10 ks, which is accessible at www.sec.gov and our website. As a reminder, the forward looking statements speak only as of the date of this call, August 1, 2024, and the company undertakes no duty to update them.

Speaker 1

During this call, management may refer to certain non GAAP financial measures, including adjusted funds from operations or AFFO, adjusted earnings before interest, taxes, depreciation and amortization or adjusted EBITDA and net operating income or NOI. Please see our press release, supplemental financial information and Form 10 Q posted today for a reconciliation of these non GAAP financial measures with the most directly comparable GAAP financial measures. With that, I will now turn the call over to our Co Chairman and CEO, David Bisrasser.

Speaker 2

Thank you, Larry. Good afternoon, and welcome to the Q2 2024 earnings call for Clipper Realty. I will provide an update on our business performance and some new developments, after which J. J. Will discuss property level activity, including leasing performance and I will speak to our quarterly financial performance.

Speaker 2

We will then take your questions. I am pleased to report that we are reporting record operating results, including record revenue, net operating income and AFFO based on excellent residential activity. Rental demand continues to be strong at all our properties. Overall rents are generally at all time highs and continue to increase and we are nearly fully leased. In the Q2, new leases exceeded prior rents by over 7% across the entire market base portfolio led by the Chebecker House property in Manhattan, the Clover House property in Brooklyn.

Speaker 2

There were new leases were over $84.90 per square foot and overall rent levels were $81 $84 square foot, all compared to the $63 per square foot at the end of December 2021. The results of stabilized rent property, Sabbath Garden, are also strong. Since last July, we have operated under the 40 year operating according to the Article 11 of the Private Housing Finance Law, the New York City Housing Preservation Development, which eliminated real estate taxes at the property and provided for enhanced rental revenues rental recoveries for tenants which are beginning to receive meaningful amounts. As a result, we are aggressively fulfilling our commitments for property improvements, tenant assistance and higher wages. Operationally, we are very pleased with our new ground up development at Pacific House at Centene Pacific Suites in Brooklyn after a year of full operation is fully stabilized and is contributing to cash flow.

Speaker 2

It is not 100% leased and yielded the projected $0.07 cap rate as projected. At the nearby 953 Dean Street, ground up construction is proceeding ahead of schedule. We completed the superstructure ahead of schedule, expect to complete construction in time for 2025 leasing season, utilizing the $123,000,000 construction loan we entered into last year. We bought the land in 2021 and 2022 on which to build a 9 story fully amenitized residential complex with 160,000 residential square feet, 240 total units, 70% free market and 30% affordable and 8,500 commercial rental square feet. At 250 Livingston Street, whereas previously disclosed New York City notified us of their intention to vacate in August of 2025, We are seeking solutions and pursuing opportunities supported by cash flows from our other properties.

Speaker 2

Of course, we will keep you informed as of our progress regularly. At our other New York City office property 141 Livingston Street, we are actively negotiating a 5 year extension to our current lease that expires in December 25, but we cannot assure that this will be completed favorably. Also, we have begun thinking about recycling properties at our portfolio to maximize performance and improve cash flow. As such, we have begun preliminary marketing activities for some of our other properties, including 10 West 65th Street, while potentially resulting in some loss compared to book value would allow us to see better overall returns going forward. We will announce any definitive arrangements promptly as they arise.

Speaker 2

As for the continued high interest rate environment, we believe the higher rates make for higher tenant demand for our rental product versus the purchase option. We are also buttressed by the relatively long duration of debt on our operating properties. Our operating debt is 91% fixed at an average rate of 3.87 percent, an average duration of 4.9 years is non recourse subject to limited standard carve outs and is not cross collateralized. We finance our properties on an asset base basis and that cross collateralized. With regard to our 2nd quarter results, we are reporting record quarterly revenue of $37,300,000 NOI of $21,100,000 an AFFO of $7,100,000 as a result of the strong leasing and cost reductions I just mentioned.

Speaker 2

These results represent improvements over the Q2 last year as J. J. And I will further detail. I will now turn the call over to J. J.

Speaker 2

To provide an update on operations.

Speaker 3

Thank you. I'm pleased to report that our residential leasing at all our properties is very strong and continues to improve. At the end of the Q2, our residential properties were over 99% leased and rents were at record levels and still recording increases over previous levels. Overall, new lease and renewal rental rates in the 2nd quarter exceeded previous rents by over 7% at our residential properties. We expect leasing to remain strong in the foreseeable future as demand remains high and the overall rental housing supply remains constrained as widely publicized.

Speaker 3

As of the end of June, Chewbacca House had leased occupancy of nearly 100%, rent per square foot of $81 and new rents of $84 per square foot. The Clover House property had leased occupancy of 97%, average rates of $84 a foot and new leases of $90 a foot. Our recently completed Pacific House property, consisting of a blend of free market and rent stabilized tenants, had leased occupancy of 97%, free market rents of $76 per square foot, and new free market rents of $76 per square foot. This property is now fully stabilized with operating cash flows achieving the projected 7% cap rate in the original underwriting. Our other residential properties at 10 West 65th Street, Aspen and 250 Livingston Street continue to perform at record levels with average lease occupancy above 98% and new rents and renewals 11% higher compared to previous leases.

Speaker 3

Lastly, at the large Flatbush Gardens property, we continue to be pleased with our performance operating under the new Article 11 agreement made with Housing Preservation Department of New York City in June of last year. Using the full abatement of real estate taxes beginning last July, we are completing the capital projects we committed, aggressively dealing with maintenance issues and placing formerly homeless residents. We have begun to meaningfully obtain the enhanced reimbursement under Section 610 of the Private Housing Finance Law for tenants receiving assistance as we fill vacancies with formerly homeless residents and renewal leases with assisted tenants. These benefits have amounted to nearly $500,000 so far this year and should steadily increase over the next couple of years and facilitate profitable improvements to the property. We are also getting increases for non assisted tenants where increases have been permitted under the rent guidelines board for the last couple of years at the 3% level per annum.

Speaker 3

As a result, together with the Section 610 benefits for assisted tenants, overall average rents for the property have risen to $28.10 per square foot at the end of the quarter versus $26.38 at the end of the Q2 last year. Rent collections across our portfolio remain strong. The overall collection rate in the 2nd quarter on all residential properties was 98%. Collections at Flatbush Gardens have been at historically high 97% levels for the last two quarters without the benefit of the IRAP payments as in prior years. We are responsibly and steadily working through the court system to minimize arrears.

Speaker 3

Looking ahead, we remain focused on optimizing occupancy, pricing and expense across the business, expeditiously completing our development projects and fully implementing the Article 11 transaction to best position ourselves for growth. I will now turn the call over to Larry, who will discuss our financial results.

Speaker 1

Thank you, J. J. For the Q2, we achieved record results on three measures important to us. Revenues increased to $37,300,000 from $34,500,000 last year, an increase of $2,800,000 or 8.1 percent. NOI increased to $21,100,000 from $19,200,000 last year, an increase of $1,900,000 or 9 point 9 percent.

Speaker 1

And AFFO increased to $7,100,000 from $5,500,000 an increase of 1 point $6,000,000 or 29 percent. For the 2nd quarter, residential revenue increased to $27,700,000 by $2,100,000 This increase was due to the strong leasing for all properties as previously discussed. Occupancy and rental rates were at all time highs in the quarter. We further benefited in the quarter from $400,000 of Section 610 rents, which are now beginning to meaningfully contribute. We expect this revenue source to increase steadily over the next few years.

Speaker 1

Commercial revenue was flat in the quarter compared to last year. On the expense side, key year over year changes quarter on quarter were as follows. Property operating expenses increased by $2,200,000 year on year, dollars 1,800,000 at Flatbush Gardens working within the Article 11 agreement to fulfill so called prevailing wage requirements to refurbish units for our new formerly homeless residents and to focus on general repairs and maintenance. Our utility gas expense also increased somewhat in the quarter from an underestimate in the Q1. We expect expenses for refurbishment and repairs and maintenance expenses to decrease over time as we achieve the benefits of our capital spending.

Speaker 1

Real estate taxes and insurance decreased by $1,300,000 in the 2nd quarter year on year due to $1,800,000 from the elimination of real estate taxes at Flatbush Gardens, partially offset by $400,000 for the routine increases in real estate taxes at the other properties and $100,000 for insurance cost increases. General and administrative expenses increased slightly by $63,000 in the Q2 year on year, primarily due to higher legal fees. Interest expenses increased by $407,000 in the Q2 year on year due to the additional $20,000,000 of borrowings at 1010 Pacific Street in the Q3 last year. With regard to our balance sheet, we have $20,300,000 of unrestricted cash and $16,500,000 of restricted cash. In the Q2, we had no new debt activity other than draws under the Dean Street property construction loan, which closed in the Q3 of 2023.

Speaker 1

Today, we are announcing a dividend of $0.095 per share for the 2nd quarter, the same amount as last quarter. The dividend will be paid on August 22, 2024, to shareholders of record on August 15, 2024. Let me now turn the call back to David for concluding remarks.

Speaker 2

Thank you, Larry. We remain focused on efficiently operating our portfolio. We look forward to the current operating improvements to continue through 2024 2025. We look forward to optimizing Flatbush Gardens, Alec 11 transaction, 953 Street developments and other growth opportunities, managing the New York City leasing issues at Livingston Street Properties and to capitalizing and other possibilities that may present themselves. I would now like to open the line for questions.

Operator

Thank you. The floor is now open for questions. And the first question comes from Buck Horne with Raymond James. Please proceed.

Speaker 4

Hey, good afternoon guys. Just kind of want to start with the office properties and kind of the situation there with the leasing arrangement or I guess with the notices provided by the City of New York there that they're maybe start with 250 Livingston. It's my understanding that the correct me if I'm wrong, if the revenue and the cash flows from 250 in Livingston, are those going directly into an escrow account with for the lenders benefit at this?

Speaker 2

No, at the present time.

Speaker 4

Not at the present

Operator

time. Okay.

Speaker 3

I'm

Speaker 4

sorry, I couldn't hear that. Is there a point at which if that leases I mean, well, is there a risk of the revenues from that building piece to flow to the company?

Speaker 3

Yes. Okay.

Speaker 4

All right. And is there any notice of and I know you're in the process of negotiating or negotiating that lease at 141 Livingston, but the city has already given notice at 250 that they're leaving. Have they provided any formal notice of their intention to leave 141 at this point?

Speaker 2

Larry?

Speaker 1

Well, no, the city well, maybe J. J. Can I'll take this one.

Speaker 3

On the contrary, they're actually looking for an extension. So we're in the midst of negotiating an extension with them. And that's what we mentioned in the call that there is a conversation around the 5 year extension.

Speaker 4

Okay. If there is an extension, my understanding is that building may require some significant upgrades or CapEx to refurbish it for any potential new leasing or extension or a new tenant. What kind of CapEx requirements do you think would be needed to extend that lease?

Speaker 3

The extension that the City is looking for is not a CapEx type of extension. It's pretty much as is.

Speaker 4

Okay. Okay. And in terms of the thought process around marketing, 10 West 65th at this point, What I guess, what's the need to sell that property at this point there? Are you looking to raise liquidity for any other particular reasons?

Speaker 2

There might be some better opportunities for the value in that property that we could achieve by selling it. It's something we're looking at right now. So we're testing the market to see what kind of a price we might be able to achieve. And so several interested purchases, once that thing is crystallized, obviously, we'll come back and advise the market of that. Right now, it's just in the preliminary stages of testing the market.

Speaker 2

Okay.

Speaker 4

And is there any progress or thoughts on terms of extending or refinancing the mortgage on 10/10 Pacific? I believe my notes are correct that the mortgage is coming due in about a year's time. Any thoughts on refinancing ten-ten Pacific?

Speaker 2

Tencent Pacific, I mean, when the mortgage is getting a little bit closer to maturity, obviously, we would think about refinancing it and seeing what levels of interest are available at that time. As I say, Freddie Mac, Freddie May mortgage or with existing lenders is something that we will look at a bit later on as we do expect that the overall rental markets for fixed assets, fixed term mortgages are about to decrease as has been noted by the Fed.

Speaker 4

All right. Thanks guys. Good luck.

Speaker 2

Thank you. Thanks.

Operator

Okay. We have no further questions in queue. I'd like to turn the floor back to management for any closing remarks.

Speaker 2

Thank you for joining us today and we look forward to speaking with you again soon. Good night.

Operator

Thank you, ladies and gentlemen. This does conclude today's conference call. You may disconnect your phone lines at this time and have a wonderful day. Thank you for your participation.

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Earnings Conference Call
Clipper Realty Q2 2024
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