Easterly Government Properties Inc (DEA) 2017 Q2 法說會逐字稿

Greetings, and welcome to the Easterly Government Properties Second Quarter 2017 Earnings Conference Call. (Operator Instructions) As a reminder, this conference is being recorded. It is now my pleasure to introduce your host, Lindsay Winterhalter, Vice President of Investor Relations. Thank you, you may begin.

Good morning. Before the call begins, please note the use of forward-looking statements by the company on this conference call. Statements made on this call may include statements which are not historical facts and are considered forward-looking. The company intends these forward-looking statements to be covered by the safe harbor provisions for the forward-looking statements contained in the Private Securities Litigation Act Reform (sic) [Reform Act] of 1995 and is making this statement for the purpose of complying with the safe harbor provisions. Although the company believes that its plans, intentions, expectations, strategies and prospects as reflected in or suggested by those forward-looking statements are reasonable, it can give no assurance that these plans, intentions, expectations or strategies will be attained or achieved. Furthermore, actual results may differ materially from those described in the forward-looking statements and will be affected by a variety of risks and factors that are beyond the company's control, including without limitation those contained in Item 1A, Risk Factors, of its annual report on Form 10-K for the year ended December 31, 2016, filed with the SEC on March 2, 2017, and in its other SEC filings. The company assumes no obligations to update publicly any forward-looking statements, whether as a result of new information, future events or otherwise.

Additionally, on this conference call, the company may refer to certain non-GAAP financial measures, such as funds from operation and cash available for distribution. You can find a tabular reconciliation of these non-GAAP financial measures to the most comparable current GAAP numbers in the company's earnings release and separate supplemental information package on the Investor Relations page of the company's website at ir.easterlyreit.com.

I would now like to turn the conference call over to Darrell Crate, Chairman of Easterly Government Properties.

Thank you, Lindsay. Good morning, everyone, and thanks for joining the second quarter conference call. Today, in addition to Lindsay, I'm joined by Bill Trimble, our CEO; and Meghan Baivier, our CFO and COO.

We're pleased with the company's performance for the first half of 2017. We continue to deliver strong and consistent financial results as well as to make meaningful progress in advancing our strategic goals for the year. The team continues to apply and enhance its definable edge in identifying, underwriting and servicing a portfolio of buildings leased to, and backed by, the full faith and credit of the United States government. Bill and the team continue to chart a path for sustained earnings growth through the successful re-leasing, acquiring and development of mission-critical facilities. Additionally, we have made great progress in advancing our strategic objectives. Easterly has positioned its balance sheet to provide strong support for its growth. Meghan and the team have diversified the sources of capital by cultivating investors in the private placement market and the secured debt market. This has resulted in the company delivering FFO growth while also meaningfully extending the duration of its liabilities to just under 9 years. We don't pretend to know the direction of interest rates, but with our liabilities having a longer duration than our leases, we are comfortable that any movements in rates will not have a material impact on our enterprise value. We've also made strong progress in scaling the company. With the purchase of Loma Linda, we grew enterprise value, increased our diversification, and enhanced our posture with the VA, an agency targeted for future development projects.

Lastly, Mike and his team have made meaningful strides in building the pipeline of development opportunities that will serve us well for the next several years. Development opportunities are not only accretive, as we add real value to both the government and our shareholders, but they also give us longer, valuable leases, many being 20 years in duration, which provides earnings stability and additional opportunities to be opportunistic in managing our liabilities.

We very much look forward to a strong finish to the year and growth in 2018.

With that, I'll turn the call over to Bill to provide color on the initiatives at Easterly that drive shareholder return.

Thanks, Darrell, and good morning. I would like to begin by highlighting the company's achievements in the second quarter of 2017. We are very pleased to close the 327,000 square foot Loma Linda, California, Department of Veterans Affairs Ambulatory Care Center, which when combined with our other properties, represents a portfolio of 3.5 million square feet comprised of 45 buildings, of which over 97% of its annualized lease income is derived from the full faith and credit of the United States Federal Government. VA Loma Linda is truly a one-of-a-kind premier asset in the VA health system. Located just 2 miles from the federally owned VA hospital. This brand-new ambulatory care facility, which is the second-largest of its kind in the country, sits on a 37-acre campus, is surrounded by over 2,000 parking spaces, and addresses the outpatient needs of the surrounding 72,000 veterans in the region.

The facility employs approximately 500 VA health professionals and provides 50% of VA Loma Linda's outpatient visits for the region. Services provided within the Loma Linda Ambulatory Care Center include primary care, women's health, dental imaging, employee health and blood draw services. The facility carries an initial 20-year noncancelable lease with the VA, which will not expire until May of 2036.

As we mentioned on the first quarter call, Easterly's also under contract to acquire a second VA outpatient facility that is located just outside of South Bend, Indiana, and is just finishing up construction. The VA South Bend outpatient clinic is very similar to VA Loma Linda, but on a smaller scale of 86,000 square feet. This facility is expected to employ 190 VA health professionals and provide outpatient services to the many veterans surrounding the region. The VA estimates the facility will see 12,000 patients in its first year of operation, 14,000 patients in its 2nd year of operation, and 16,000 patients in its 3rd year of operation. The services that are expected to be provided at VA South Bend include primary care, mental health care, audiology, optometry, radiology, cardiology, pulmonology, podiatry, urology and gastrointestinal endoscopy.

When construction is complete, which we expect will occur in the third quarter of this year, this outpatient facility will be leased to the VA for an initial 15-year noncancelable term. Once the VA South Bend acquisition is complete, Easterly will own 2 new state-of-the-art Class A VA outpatient facilities, totaling a combined 414,000 square feet of leased space, all backed by the full faith and credit of the U.S. Government. These 2 mission-critical facilities fall within a very important Department of the U.S. Government. In fact, it is the second-largest department in the federal government in terms of total appropriation and staffing. Because these leases are done under the delegation of GSA leasing authority, while rent payments are made by the VA, GSA and its Federal Buildings Fund serve as the guarantor of the VA's monetary obligations. And as a reminder, the Federal Buildings Fund is not subject to direct appropriations. For these reasons, you can expect to see the company continue to target these select newly constructed VA outpatient facilities located throughout the country.

Turning to development. In the second quarter, our company announced a lease award for the development of a 52,870 square foot Food and Drug Administration laboratory in Lenexa, Kansas, located just outside of Kansas City. This exciting project, which will be led by Mike Ibe and his team, will be a relocation of the current Kansas City District Laboratory, 1 of 13 critical laboratories for the FDA located strategically throughout the country. This brand-new state-of-the-art facility will be approximately 40% larger than the lab it is replacing, and will feature highly specialized and specific design features and functionality for the needs of the FDA for decades to come. The laboratory will be fully equipped to perform the chemical analysis of food and drugs regulated by the agency, which heavily contribute to the FDA's overarching mission of protecting and promoting the health and safety of the American public. Joined by our currently under construction 66,000 square foot FDA laboratory in Alameda, California, the company is deepening its relationship with the U.S. Government, now marking 2 active development projects with the GSA for the beneficial use of the Food and Drug Administration. Our acquisition and development teams are constantly sourcing new high-quality opportunities that mirror our average portfolio building size as well as larger facilities that we would feel would be value-enhancing additions to the portfolio and drive FFO growth.

We have a strong pipeline of accretive bull's-eye opportunities in the $20 million to $40 million range, and have identified properties of larger scale as well. As was demonstrated with the VA Loma Linda acquisition, the large-scale buildings, while still accretive, provide important scale to the company. Facilities of this type also provide greater visibility to the agencies that advance our relationship and future standing for development projects. Using this enhanced visibility, our team also remains active in responding to mission-critical, bull's-eye, build-to-suit opportunities for the U.S. government. These nonspeculative Class A facilities carry attractive lease terms with a stable and dependable cash flow backed by the full faith and credit of the U.S. Government.

Turning to asset management, we are pleased to announce our team has renewed our lease at the DEA secure evidence storage facility, located in San Diego, California. Folks in this call have likely heard me talk about our acquisition and development market, which we've referred to as the bull's-eye. But please allow me to spend a little time talking about the importance of the bull's-eye from a re-leasing perspective. To reiterate, our target market includes buildings leased to a single tenant of the U.S. Federal Government. They're often a result of a design build award, and they're usually over 40,000 square feet in size. If a building of this nature is occupied by the right tenant, fulfilling the right mission and meets the traditional real estate underwriting requirements, then we will evaluate a potential acquisition. From a re-leasing perspective, all of the elements just mentioned are of critical importance.

Now turning to the details of this quarter's renewal. We are pleased to report that this facility has been renewed for another 15-year, 10-year firm term. Our asset management team negotiated a lease renewal with the GSA and achieved an estimated 25% increase. This renewal spread matches our previously stated belief that mission-critical build-to-suit facilities like this should receive lease renewals in the high-teens to low 20s.

Finally, our asset management team is currently working on a number of value-added projects to our existing portfolio. Easterly is actively engaged in 14 tenant-funded projects valued at roughly $3 million, with an additional $2 million in contemplated projects currently in discussion with the various tenant agencies. An example of a current government-funded improvement project can be found in our United States Fire Service headquarters in Albuquerque, New Mexico. Here, the fire service is looking to align and consolidate functions into our 2 buildings, co-located alongside one another. The team is working with a regional architect to facilitate the design and reconfiguration of the facility. The tenant anticipates another 50 to 100 new government employees will be relocated to our buildings, which will be achieved through shrinking workstation sizes and rearranging some of the locations of the key functions for greater efficiency. While still in the design stage, this project is estimated to cost roughly $450,000, fully funded by the government, and will take place over the course of the next 6 to 8 months.

Thank you all for your time this morning. I'll now turn the call over to Meghan for a discussion of the quarterly results and earnings guidance.

Thank you, Bill. Today, I will touch upon our current portfolio, discuss our second quarter results, provide an update on our balance sheet, review our earnings guidance and cover this quarter's capital markets activity. Additional details regarding our second quarter results can be found in the company's second quarter earnings release and supplemental information package.

As of June 30, we owned 45 operating properties, comprising approximately 3.5 million square feet of commercial real estate. The weighted average remaining lease term for our portfolio was 6.8 years. The average age of our portfolio was 12.1 years, and our portfolio occupancy remained at 100%. In addition, over 97% of our annualized lease income is backed by the full faith and credit of the United States Government. For the second quarter, FFO per share on a fully diluted basis was $0.31. FFO as adjusted per share on a fully diluted basis was $0.29, and our cash available for distribution was $11.4 million. GAAP measures and reconciliations to GAAP measures have been provided in our supplemental information package.

For the 12 months ending December 31, 2017, the company is reiterating its guidance for FFO of $1.25 to $1.29 per share on a fully diluted basis. This guidance assumes acquisitions of $350 million in 2017, including the OSHA Sandy acquisition completed in the first quarter of 2017, the VA Loma Linda acquisition completed in the second quarter of 2017, as well as the announced VA South Bend acquisition with an anticipated closing date in the third quarter of 2017, and does not contemplate any dispositions. This guidance is forward-looking and reflects management's view of current and future market conditions. The company's actual results may differ materially from this guidance.

Turning to the balance sheet. At quarter-end, the company had total indebtedness of $549.4 million, which was comprised of $68 million outstanding on our unsecured revolving line of credit, $100 million outstanding on our unsecured term loan facility, $175 million of senior unsecured notes and $206.4 million of mortgage debt. Availability on our line of credit stood at $332 million. As of June 30, and pro forma for the full physical settlement of our outstanding forward equity sales agreements and a full quarter of operations from VA Loma Linda, Easterly's net debt to total enterprise value was 30.2% and its net debt to annualized quarterly EBITDA ratio was 5.6x. On May 31, 2017, the company announced the completion of $175 million private placement of senior unsecured notes. The fixed-rate notes were issued in 3 tranches: $95 million with an interest rate of 4.05%, maturing in May, 2027; $50 million with an interest rate of 4.15% maturing in May, 2029; and $30 million with an interest rate of 4.3% maturing in May, 2032. The weighted average maturity of the notes at June 30 was 11.3 years and the weighted average interest rate is 4.12%.

Further, on June 29, the company announced the closing of $127.5 million, 3.59% fixed interest-only mortgage financing on the Department of Veterans Affairs Ambulatory Care Facility in Loma Linda, California. This 10-year, nonamortizing loan matures in June 2027. These 2 capital markets activities meaningfully extended the average maturity of the company's liabilities and shifted its ratio of fixed versus floating-rate debt.

At June 30, the weighted average maturity of the company's debt was 8.7 years and its debt was 85% fixed and 15% floating. The company believes the strength of the execution on both its private placement senior notes and the VA Loma Linda mortgage speaks to the superiority of the company's portfolio and the high credit quality of its underlying tenant, the U.S. Government.

Finally, as previously announced last week, our Board of Directors declared a dividend related to our second quarter of operations of $0.25 per share. This dividend will be paid on September 28, 2017, to shareholders of record on September 13, 2017.

I will now turn the call back to the operator for questions.

(Operator Instructions) Our first question comes from the line of Manny Korchman with Citi.

It's Jill Sawyer here with Manny. I'm just wondering your read on the FBI scrapping plans to build their headquarters and how you're approaching discussions and viewing the likelihood of the bureau renewing their upcoming expirations in your portfolio.

Sure. First of all, it's Bill Trimble. The -- it was not surprising the headquarters got changed. I think the temperature was getting a little hot in Washington with the various groups that were even perhaps related to the President on the construction of the project. This is a project that will go through, eventually, and that's the headquarters as the existing Hoover building is basically a 1960s, as you know, facility downtown, and it's a very expensive, several-billion-dollar project going forward. We view this actually as a positive for our portfolio, is -- it only means that our new state-of-the-art FBI facilities are going to be housing the current FBI folks for literally generations to come. The first one that's up for us is the FBI facility in Albany next year, and we have a terrific relationship with the SAC and all the folks in that facility and are confident in its renewal. And so we believe that as they continue to plan to build the new headquarters facility, it's only going to remove resources from the FBI if they ever wanted to move some of their field offices. So, I think they stay in place, not a surprise to us.

Okay, great. And just one more for me. Also your preliminary read on the GSA's newly appointed Public Building Service Commissioner, Dan Mathews.

Yes. Basically, Dan has been a long-time Hill Staffer with a 20-year career in the House T&I committee, which basically oversees everything we do. I think with his terrific background, he's going to be quite adept at working with Congress, and I think he's going to get through GSA prospectus projects quickly and efficiently, including leases. His focuses are government utilization rates, something he's been, I think, very much the center of, which is basically square feet per person, and the disposal of underutilized federally owned properties, which they have lots of, an abundance of in a lot of spaces throughout the United States. In other words, leasing is the most efficient form going forward, and I think he's a real believer in that. I think basically, his presence with the Public Building Service, which of course is the division of the GSA that we're concerned with, pretty much maintains the, what we'd say, perennial drum beat from its prior Republican and Democratic administrations, basically, on continuing to move towards a more efficient and economic operating stance going forward, which would very much comport with what DEA is looking to do.

Our next question comes from the line of Michael Lewis with SunTrust.

It looks like you've got about -- so you have 3 DEA leases set to expire this year. It sounds like maybe you already addressed the 1 in San Diego. And then 4 expirations next year, including the IRS in Fresno, which is fairly large. Is there anybody in this group, this year or next year, that you think may not renew? And then also, is there anybody there that stands out from a mark-to-market perspective outside of that normal range that you gave earlier?

I am going to make it simple, no.

No on both?

Yes, they're very much bull's-eye properties, and of course, we're already in discussions on all of those properties, and we're very sanguine about the renewal.

Okay. And then on the acquisition guidance, you could correct me if I'm wrong here. It looks like if you add up 3 that are basically locked in after you close the third quarter one, it doesn't quite add up to the $350 million. So are you assuming another acquisition in there this year? And then, how highly variable do you think that guidance is? You put a range out there, but would you say the odds of being over or under that range are highly variable or you have pretty good visibility at this point?

Mike, I'll let Meghan go through the numbers, but I can tell you, we have a very robust pipeline. And as you've seen since basically, even in our private equity days, we like to deliver consistent growth through accretive acquisitions and also opportunistic development, obviously, at no risk as we don't do it unless we have the property already signed for. But I will say that we are very confident that there'll be terrific announcements of terrific properties continuing for years to come. We don't go to sleep just because it's August, and we'll be looking forward for some great announcements in the future. Meghan?

Michael, you're correct on your question, that there is obviously some additional acquisitions assumed in the remainder of the $350 million for this year, in addition to the 3 that we've either completed or announced.

Okay. I have just one more. No dispositions in guidance, obviously. You don't need any, obviously, with the funding you have. But I'm curious when you think might be the right time to sell some of these noncore properties. That cost of capital may or may not be attractive, but for example, you have this cosmetics company, I think, expiring in Florida in the next few months. Do you sell We Are Sharing Hope and Pratt & Whitney now, while they still have 4 to 7 years left on the lease, or do you feel comfortable kind of being patient there?

Well I think it's a great question. Obviously, it's something we have thought of since we took on our first part of a portfolio of non-GSA bull's-eye properties, so of course, we are looking at ways to drive our portfolio to 100% full faith and credit. I think we're 97.5%. I'm sorry about the 2.5%, but I think one of my jobs is to make sure we can do that in an efficient way. But I think that's -- I think that is a good idea, and I think it's something we'll be looking forward to executing on certainly in the months and years to come to drive it towards 100%.

Our next question comes from the line of Paul Puryear with Raymond James.

Couple of questions. Bill, would like to have your comments on what's taking place in Washington generally? And is all the turmoil affecting any of the other agencies that you're targeting?

I would say that there is so much turmoil that there isn't turmoil, I mean, if that makes sense. I'm not an expert. We see 24/7 news talking about some issues, I think, in Washington right now. I think from a standpoint of the GSA however, we're seeing I think some very steady hands on the helm, certainly the regional GSA headquarters, which we deal with mostly on the nonprospective leases, are continuing to sail on, and we aren't seeing any issues. Obviously, we've been -- we've won 2 new development awards, and they continue to move on track. We are not, obviously, looking to expand any exposure to non-gun-toting agencies, I think, is fair, or unless that agency and the specific hierarchy of mission of that building has such an overriding reason that we want to own it, that we will. So we're really keeping to our knitting. But from our standpoint, things seem to be getting done and being executed, and so we don't see any problems at this point.

Are you seeing anyone else get into this market against you? Any other sources of capital coming in to buy these assets?

Not particularly. We don't see anybody from the public side at all. From a standpoint of the larger elephant trophy-hunting-size properties, obviously, you're dealing with an international clientele as well. These are -- I mean, there's -- it's no mystery what these properties are worth to international buyers, sovereign wealth funds and insurance companies, some of the larger ones, the VA Loma Linda's. But from a standpoint of the middle market, where we spend most of our time and, frankly, most of our pipeline resides, there are several private equity players that, depending on whether they've raised capital and whether they're doing their job from an acquisition standpoint, we will occasionally see. On the lower end of the size, I'm thinking like $10 million to $15 million, you're going to see more syndicators. And we don't tend to really meddle in that area particularly, so I really would say really no change. And of course the overriding thing is that, basically, 85% of what we've purchased has been purchased from the actual developer/owner of the property. So we're doing it off-market.

Our next question comes from the line of Jon Petersen with Jefferies.

On the FDA labs, you obviously have the one in Lenexa, Kansas, going up right now. I'm curious, I think they have, what, 12 or 13 or 14 labs in different districts across the country. Can you just talk about the greater opportunity there to help the FDA develop new labs? And I don't know if there's certain markets where that's more of a near-term opportunity than others.

Sure, I will say that the first one under construction is in the Bay Area, which is the Alameda Laboratory. The second one that we were just awarded is Lenexa. And they are incredibly important facilities for the FDA. I would say that -- a shout-out to the Head of Development Mike Ibe, who has a tremendous decades-long career in building not only secured build-to-suit facilities, but particular expertise in the laboratory space. That is not lost on the government, and so I think we're a very attractive partner of choice when it comes to these high-end laboratories. And so, you can be rest assured that we will be out there as RFPs are issued as some of those other laboratories need to be refreshed or changed or hopefully new. You will see Mike Ibe and his incredible team, obviously, bidding on those projects. And so I do think that is an opportunity going forward, yes.

Okay. And then, obviously the current administration is really big on controlling immigration and increasing border control agents -- border patrol agents. Talk about the opportunity there. I know you have some in your portfolio, but if we have 5,000 to 10,000 more border patrol agents, does that create any opportunities for Easterly or not really because they're kind of in [trucks]?

Sure, I mean, I guess it's not lost on us that the business is up at CBP. And so, we tend to concentrate more on the facilities off of the border, so that we're not seeing the wild swings, as you could have one administration add a lot of people and the next administration cut back, so serves in the headquarters range. But having said that, we do have an important CBP facility on the northern border, the only 24-hour crossing in Montana and connects basically Los Angeles, Salt Lake City with Edmonton and Calgary. So that facility is obviously working hard, and we want to make sure that if we were ever to do a new one or to buy an existing property, that there'd be no problems with not being able to expand that property. So, I'd say it's terrific from a standpoint as these gun-toting agencies are being fully funded. As we've mentioned before, 63% of our properties fall within that zone. So I think you're going to see more asset-management projects, projects where the federal government is enhancing the -- our facilities at their cost going forward. But opportunities always abound, and our development team will look at something if we think there's going to be like a 20- or 30-year mission for that building.

(Operator Instructions) Our next question comes from the line of Michael Carroll with RBC.

Sorry if I missed this, but can you give us some additional color on the renovation project in Albuquerque that you're kind of mentioning? Is this going to just be expanding the building? And do you have an idea of what the expected budget of that project will be?

Yes, as mentioned, I think the facilities, just to refresh everybody on these 2 buildings, they're gorgeous. They are built-to-suit, 2 facilities located in one of most handsome office parks in Albuquerque, New Mexico, and it serves as the national operation center for the fire service, which basically handles 198 million acres of land, so really important. Surrounding those facilities are a number of smaller leased assets, including the facility that handles all of the firefighting budgeting and so forth and control for the country. What we've seen with our facility is there's going to be no change, Michael, to the actual footprint of either one of the buildings, but the space utilization is going to go up. And as I mentioned, it's about a $450,000 project going forward. But we're seeing these sorts of things, especially in our newer buildings. And again, they do have that room, sort of room for expansion, which we think are important as we go forward. That's why we have, I think, one of, certainly, the youngest portfolios out there, which we think is really important. So these buildings will be able to serve the mission and the expanding mission of these agencies for decades to come.

And then is the tenant making that investment into those properties?

Yes. Yes.

Okay. And then can you give us an update on, I guess, the VA-type properties that you're tracking out there right now? Is there anything in the marketplace that's really interesting, that you would expand in exposure, or you think they're done for a while after the Loma Linda and the South Bend acquisitions?

Well, I think we've said, there's $3 billion or $4 billion of opportunities in 50 properties, so we've got 48 left, Michael, that we'll get busy on. So not only in development, but also in acquisition. Basically, we've seen a real sort of watershed event as this new $62 billion 10-year project with the VA to refresh, enhance and develop new facilities so that our 22 million service men and women can be properly taken care of. And so this whole new initiative is basically bearing a lot of fruit. We're looking at a lot of opportunities there as well. And again, that goes back to why we're so confident in our pipeline going forward.

It appears we have no further questions at this time. I would now like to turn the floor back over to management for closing comments.

Great. Thank you very much everyone for joining the Easterly Government Properties on our Second Quarter 2017 Earnings Call. We look forward to discussing the second half of 2017 and delivering strong results for the coming year and years to come.

Ladies and gentlemen, this does conclude today's teleconference. You may disconnect your lines at this time. Thank you for your participation, and have a wonderful day.