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ny, the big apple (PRWEB) November 03, 2015

management Commentary

“we’re proud of our third quarter outcomes as we met the top finish of our AFFO guidance of $ 0.22 per share, which was a rise of 69% or $ 0.09 per share compared to the 2nd quarter of 2015. We look forward to persevered AFFO boom in the fourth quarter, as we efficiently deployed the remainder capital from our IPO in the 2d quarter,” mentioned Ramin Kamfar, the corporate’s Chairman and CEO.

“We just lately achieved a follow-on providing in October providing a further $ 33.1 million of internet cash that’s expected to be deployed within the subsequent a few months and can continue to develop our AFFO in 2015,” added Mr. Kamfar.

Highlights for the third Quarter 2015 and Subsequent occasions

– whole revenues grew 210% to $ 9.6 million for the quarter ended September 30, 2015 from $ 3.1 million for the quarter ended September 30, 2016.

– For the third quarter of 2015, the corporate met the excessive finish of adjusted funds from operations (“AFFO”) guidance of $ 0.22 per share, a major raise from ($ zero.34) per share for the prior 12 months quarter.

– On a sequential quarter basis, AFFO increased 69% as compared to the 2nd quarter of 2015.

– the corporate reaffirms its AFFO steerage for the fourth quarter of 2015. due to the higher share count resulting from the apply-on offering in early October, the corporate’s prior steering interprets to a variety of $ 0.15 to $ zero.17 per share in response to the eight.9 million shares outstanding as of nowadays. the corporate expects this figure to develop considerably in 2015 as it deploys proceeds from its follow-on offering over the following a couple of months.

– the online loss caused by popular stockholders for the quarter ended September 30, 2015 was once $ 2.1 million versus web income of $ 0.5 million for the quarter ended September 30, 2016. the net loss for the 2015 1/3 quarter was once primarily the results of non-money depreciation and amortization expense of $ four.9 million.

– comparable retailer NOI increased 5.7% as compared to the third quarter of the prior 12 months.

– On a sequential quarter basis, related store NOI elevated three.7% as compared to the second quarter of 2015.

– Our reasonable portfolio occupancy for the 0.33 quarter of 2015 used to be ninety five.5% as compared to 93.2% for the second quarter of 2015, an increase of 230 foundation factors.

– all through the third quarter of 2015, the corporate closed the next investments:

1. Acquisition of a further 41.1% pastime in our 220-unit, category A Enders property situated in Orlando, Florida, increasing our ownership to 89.5% within the property.

2. A convertible preferred equity funding in a 340-unit, $ eighty one.8 million class A construction property to be known as Alexan CityCentre located in the coronary heart of Houston’s power hall, in partnership with Trammell Crow as our building associate. The investment is structured to supply a 15% present return, with an way to convert into partial ownership of the underlying asset upon stabilization. the company has projected a stabilized return on value for the development of seven.zero%, for price creation of 250+ foundation points versus related sales within the Houston market.

3. A convertible most well-liked equity investment in a 296-unit, $ 36.eight million type A building property, positioned in a master-planned, Publix-anchored retail construction in close proximity to the college of primary Florida and imperative Florida analysis Park. The investment is structured to offer a 15% current return, with an strategy to convert into partial ownership of the underlying asset upon stabilization. the corporate has projected a stabilized return on cost for the improvement of seven.5%, for price creation of 200+ foundation factors versus related sales within the Orlando market.

– all over the 1/3 quarter of 2015, the company completed construction and performed ahead of projection lease up at its 23Hundred At BerryHill property located in Nashville, Tennessee. The property was once ninety eight% occupied at September 30, 2015 and is achieving market rents 18% larger than pro forma for a stabilized return on price of eight.5% (for value advent of roughly 350 foundation versus related product within the Nashville market).

– normal and administrative bills (except non-money amortization) as a proportion of revenue declined significantly, to six.9% for the quarter ended September 30, 2015 from 18.1% for the prior yr quarter, essentially due to a rise in our asset base and extra favorable phrases of our new administration agreement. the corporate expects its normal and administrative expenses as a proportion of earnings to proceed to say no because it continues to develop its asset base.

– On October 8, 2015, the company accomplished a practice-on offering of three,035,444 shares of class a typical stock at a public providing price of $ eleven.90 per share for whole gross proceeds of $ 36.1 million. the web proceeds of the offering are estimated to be approximately $ 33.1 million after deducting underwriting discounts and commissions and estimated offering prices.

– the corporate declared month-to-month dividends for the fourth quarter of 2015 equal to a quarterly charge of $ zero.29 per share on the corporate’s courses A and B common stock. This equates to a 9.5% annualized yield in accordance with the closing worth of $ 12.25 for the category a typical inventory as of October 31, 2015.

– On October 30, 2015, the corporate’s Board of directors licensed the acquisition of a 306-unit condo group positioned in Orlando, Florida, often called Grande Lakes. the full buy value of the property is $ forty three.3 million in which the company would own a 95% hobby. built in 2005, Grande Lakes is a category A multifamily community that includes one-, two-, and three-bedroom units averaging 1,048 square toes. we think to shut on Grande Lakes in early November 2015.

financial outcomes third Quarter 2015

AFFO for the 0.33 quarter of 2015 was once $ 1.three million, or $ zero.22 per diluted share, as in comparison with a deficit of ($ 0.four) million, or ($ zero.34) per diluted share as in comparison with the prior yr period. the rise in AFFO from the prior 12 months period is pushed via making further investments in eight residences all through the second and 0.33 quarters of 2015 and a reduction of cash basic and administrative bills as a share of earnings from 18.1% to six.9% as a result of an increase in our asset base, and more favorable phrases of our new management settlement, which began on April 2, 2015, the date of our initial public providing. the company expects its normal and administrative bills as a share of income to proceed to say no because it continues to grow its asset base.

internet loss as a result of in style stockholders for the 0.33 quarter of 2015 used to be $ 2.1 million or ($ 0.41) per common and diluted share, as compared to cash of $ 0.5 million or $ zero.fifty one per basic and $ 0.50 per diluted share, within the prior year period. the web loss for the 2015 third quarter was once primarily the result of non-money depreciation and amortization expense of $ 4.9 million. The cash for the prior duration integrated a $ 1.6 million acquire from the sale of our Hillsboro property.

same store Portfolio performance

similar retailer NOI for the third quarter of 2015 increased 5.7% to $ 2.35 million as in comparison with $ 2.22 million in the identical period within the prior year. This raise was pushed by means of a 4.zero% raise in related store earnings which used to be primarily attributable to a 2.2% elevate in reasonable revenue per occupied unit and the acquisition of twenty-two additional devices at our Enders property, balanced by means of a 60 foundation level lower in average occupancy. similar retailer expenses increased 1.3%.

On a sequential quarter basis, third quarter 2015 related retailer NOI increased 3.7% compared to the 2nd quarter 2015. This raise was once pushed through a 4.three% increase in related store earnings which was once basically because of a 2.8% elevate in average occupancy and a 1.2% elevate in moderate earnings per occupied unit. related retailer expenses increased 5.1% essentially due to a concentration of a one-time rate related to a 5.7% increase in reasonable occupancy at our Village green of Ann Arbor property (from ninety two.6% to ninety eight.3%).

Portfolio abstract and Transaction job

the next is a summary of our investments as of September 30, 2015:

click on here to view desk.

the next is a summary of acquisitions and investments all over the 1/3 quarter of 2015:

investment in Alexan CityCentre: On July 1, 2015, the corporate made an funding of $ 6.6 million in a convertible preferred equity funding, to improve a 340-unit type A, multifamily community located in Houston, Texas, to be often called Alexan CityCentre. complete building costs of the neighborhood are projected to be $ eighty one.eight million. Our underwriting projected a return on value for the venture of over 7.0% at stabilization, for worth advent of 250+ basis points versus related sales in the Houston market.

investment in UCF: On July 29, 2015, the corporate made a $ 3.6 million convertible preferred fairness funding to increase a 296-unit category A multifamily community located in Orlando, Florida, in close proximity to the college of vital Florida and critical Florida analysis Park, and will likely be a featured part of a master-deliberate, Publix-anchored retail building often called town Park. total construction costs are projected to be $ 36.8 million. Our underwriting projects a return on price of over 7.5% at stabilization, for worth introduction of 200+ basis factors versus comparable areas gross sales within the Orlando market.

the following is a summary of an anticipated acquisition after the close of the 1/3 quarter 2015:

Acquisition of Grande Lakes: In early November 2015, the corporate expects to close on a 306-unit rental neighborhood positioned in Orlando, Florida, referred to as Grande Lakes. the full buy price of the property is $ 43.three million in which the corporate would personal a 95% hobby. built in 2005, Grande Lakes is a class A multifamily community featuring one-, two-, and three-bed room units averaging 1,048 sq. ft. The neighborhood options an abundance of facilities, including a hotel model pool, gym, with indoor basketball courtroom, volleyball courtroom, and business and media facilities. additionally, the unit interiors are institutional high quality with nine-foot ceilings, crown moldings, black home equipment, upgraded lights and backyard bathtub tubs.

Dividend small print

On October 10, 2015, the corporate’s Board of directors declared monthly dividends for the fourth quarter of 2015 equal to a quarterly fee of $ zero.29 per share on the company’s classification a typical stock and $ 0.29 per share on the company’s class B popular stock, payable to the stockholders of record as of October 25, 2015, November 25, 2015 and December 25, 2015, so one can be paid in cash on November 5, 2015, December 5, 2015 and January 5, 2015, respectively. Holders of OP and LTIP devices are entitled to obtain “distribution equivalents” similtaneously dividends are paid to holders of the company’s type a common inventory.

The declared dividends equal a monthly dividend on the category a standard inventory and the class B well-liked inventory as follows: $ zero.096666 per share for the dividend paid to stockholders of report as of October 25, 2015, $ zero.096667 per share for the dividend paid to stockholders of report as of November 25, 2015, and $ 0.096667 per share for the dividend paid to stockholders of record as of December 25, 2015.

Non-GAAP financial Measures

The foregoing supplemental monetary knowledge includes certain non-GAAP financial measures that we imagine are helpful in understanding our industry, as additional described under. Our definition and calculation of those non-GAAP financial measures could vary from these of other REITs, and may just, subsequently, now not be similar.

dollars from Operations (“FFO”) and Adjusted money from Operations (“AFFO”)

dollars from operations, or FFO, is a non-GAAP monetary measure that’s well known as a measure of REIT running performance. We believe FFO to be an appropriate supplemental measure of our working efficiency as it is based on a internet profits prognosis of property portfolio performance that excludes non-cash gadgets reminiscent of depreciation. The historical accounting conference used for actual estate belongings requires straight-line depreciation of buildings and enhancements, which suggests that the value of actual property belongings diminishes predictably over time. on account that real estate values historically rise and fall with market conditions, shows of running outcomes for a REIT, the use of historic accounting for depreciation, will be much less informative. We outline FFO, in line with the national affiliation of real estate investment Trusts, or NAREIT’s, definition, as internet profits, computed in accordance with GAAP, excluding features (or losses) from gross sales of property, plus depreciation and amortization of real property property, and after adjustments for unconsolidated partnerships and joint ventures. adjustments for unconsolidated partnerships and joint ventures might be calculated to mirror FFO on the identical foundation.

along with FFO, we use adjusted cash from operations, or AFFO. AFFO is a computation made by way of analysts and investors to measure a real estate firm’s working performance by taking out the impact of items that don’t replicate ongoing property operations.

We further modify FFO by using including again certain objects that are not brought to net income in NAREIT’s definition of FFO, such as acquisition bills, fairness primarily based compensation bills, and some other non-routine or non-cash expenses, which can be prices that don’t relate to the working performance of our properties, and subtracting recurring capital fees (and when calculating the quarterly incentive rate payable to our supervisor only, we additional modify FFO to incorporate any realized features or losses on our real property investments).

Our calculation of AFFO differs from the methodology used for calculating AFFO by way of sure other REITs and, to that end, our AFFO may not be comparable to AFFO suggested by using different REITs. Our administration makes use of FFO and AFFO as measures of our operating efficiency after adjustment for sure non-cash objects, akin to depreciation and amortization expenses, and acquisition bills and pursuit costs which are required with the aid of GAAP to be expensed but may not necessarily be indicative of present working performance and that would possibly not adequately compare our operating performance between sessions. moreover, although FFO, AFFO and different supplemental performance measures are defined in more than a few ways all the way through the REIT trade, we also imagine that FFO and AFFO may just present us and our stockholders with a further useful measure to check our monetary efficiency to certain other REITs. We also use AFFO for functions of determining the quarterly incentive charge, if any, payable to our manager.

Neither FFO nor AFFO is similar to net profits or cash generated from operating activities decided according to GAAP. moreover, FFO and AFFO do not characterize amounts to be had for administration’s discretionary use on account of wanted capital alternative or expansion, debt service responsibilities or other commitments or uncertainties. Neither FFO nor AFFO will have to be regarded as as a substitute for net profits as a hallmark of our operating performance or as a substitute for money glide from operating actions as a measure of our liquidity.

We made no investments, had one full disposition and two partial inclinations in 2016, and have bought pursuits in eight properties all the way through the 9 months ended September 30, 2015. the results introduced within the following desk are indirectly related and should no longer be regarded as a sign of our future working performance. (Unaudited and greenbacks in lots, aside from share and per share knowledge).

click here to view table.

earnings before passion, profits Taxes, Depreciation and Amortization (“EBITDA”)

EBITDA is outlined as earnings sooner than pastime, income taxes, depreciation and amortization. We imagine EBITDA to be the suitable supplemental measure of our performance because it eliminates depreciation, profits taxes, hobby and non-recurring gadgets, which allows traders to view profits from operations unclouded with the aid of non-money depreciation, amortization, the cost of debt or non-habitual objects. beneath is a reconciliation of web income acceptable to in style stockholders to EBITDA. (Unaudited and dollars in thousands).

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habitual Capital fees

We outline ordinary capital costs as costs which are incurred at each property and exclude building, investment, income improving and non-routine capital expenses.

Non-routine Capital expenses

We outline non-ordinary capital expenses as fees for vital initiatives that upgrade gadgets or standard areas and tasks which are revenue improving.

related store houses

related retailer homes are typical multifamily residential flats which were owned and operational for the whole periods offered, including each comparative period.

Property net operating earnings (“Property NOI”)

We consider that internet working income, or NOI, is a useful measure of our working efficiency. We define NOI as complete property revenues less complete property running expenses, aside from depreciation and amortization and hobby. different REITs may just use different methodologies for calculating NOI, and as a consequence, our NOI is probably not comparable to other REITs. We consider that this measure offers an working point of view not instantly obvious from GAAP working profits or internet earnings. We use NOI to judge our performance on a similar retailer and non-related store basis because NOI measures the core operations of property efficiency by way of excluding company degree expenses and different gadgets now not related to property running performance and captures developments in condo housing and property running bills. then again, NOI should best be used as an alternative measure of our monetary performance. the following desk displays similar store and non-same store contributions to consolidated NOI together with a reconciliation of NOI to internet loss as computed in response to GAAP for the sessions presented (unaudited and amounts in heaps):

click here to view table.

conference call

All events can listen to the reside convention name webcast at 3:00 PM ET on Tuesday, November 4, 2015 through dialing 877.270.2148 throughout the U.S., or +1 (412) 902-6510, and soliciting for the “BRG call.” for those who are not to be had to listen to the live name, the webcast might be to be had for replay on the company’s web site two hours after the call concludes, and can stay to be had unless December four, 2015 at http://products and services.choruscall.com/links/blue141104.htm, as well as with the aid of dialing +1 (877) 344-7529 in the U.S., or +1 (412) 317-0088 internationally, and soliciting for convention quantity 10055679.

About Bluerock Residential increase REIT, Inc.

Bluerock Residential boom REIT, Inc. (NYSE MKT: BRG) is a real estate funding trust shaped to obtain a diversified portfolio of institutional-quality condo residences in demographically sexy growth markets throughout the united states. the corporate has elected to be taxed as an actual estate investment belief (REIT) for U.S. federal profits tax purposes. Please consult with the corporate’s website online at http://www.bluerockresidential.com.

ahead looking Statements

This press release incorporates forward taking a look statements inside the meaning of the private Securities Litigation Reform Act of 1995 and other federal securities regulations. These ahead taking a look statements are in accordance with the company’s existing expectations, but these statements aren’t assured to happen, together with claims relative to the company’s pipeline, the company’s dividends, the fee structure under the administration settlement, the company’s future performance, administration’s commentary in the case of future earnings and portfolio boom and operating results, dividend coverage and future acquisitions. moreover, the company disclaims any responsibility to publicly replace or revise any forward-looking observation to mirror adjustments in underlying assumptions or elements, of new knowledge, information or strategies, future situations or other changes. buyers should not situation undue reliance upon forward looking statements. For additional dialogue of the factors that would have an effect on effects, please consult with the “risk factors” part of the prospectus dated October 2, 2015 and filed by way of the corporate with the Securities and exchange fee (“SEC”) on October three, 2015, and subsequent filings by the corporate with the SEC.

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