\n<\/p>\n
Toronto, Ontario <\/strong>July 18, 2024 \u2013 Choice Properties Real Estate Investment Trust (\u201cChoice Properties\u201d or the \u201cTrust\u201d) (TSX: CHP.UN) today announced its consolidated financial results for the three and six months ended June 30, 2024. The 2024 Second Quarter Report to Unitholders is available in the Investors section of the Trust\u2019s website at www.choicereit.ca<\/a>, and has been filed on SEDAR+ at www.sedarplus.ca<\/a>. <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p><\/ul>\n <\/p><\/li>\n <\/p>\n <\/p>\n <\/p><\/ul>\n <\/p><\/li>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p><\/ul>\n <\/p><\/li>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p><\/ul>\n <\/p><\/li>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p><\/ul>\n <\/p><\/li>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p><\/ul>\n <\/p>\n <\/p>\n (1) <\/sup>Refer to Non-GAAP Financial Measures and Additional Financial Information section.<\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n Choice Properties reported net income of $513.2 million for the three months ended June 30, 2024 as compared to net income of $535.7 million in the same prior year period. The decrease of $22.4 million compared to the prior year was primarily due to a $58.0 million unfavourable change in the adjustment to fair value of investment properties, partially offset by the reversal of a $38.6 million transaction related provision that was determined to be no longer required.<\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n Choice Properties reported net income of $655.5 million for the six months ended June 30, 2024 as compared to net income of $806.5 million in the same prior year period. The decrease of $151.0 million compared to the prior year was primarily due to changes in the non-cash adjustments to fair value including:<\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p><\/ul>\n <\/p>\n <\/p>\n The changes described above were partially offset by the reversal of a $38.6 million transaction related provision that was determined to be no longer required.<\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n For the three and six months ended June 30, 2024, Same-Asset NOI, cash basis(1)<\/sup> increased by $10.2 million and $15.8 million, respectively, compared to the prior year, primarily due to increased revenue from higher rental rates on renewals, new leasing, contractual rent steps, and higher recoveries in the retail and industrial portfolios, in addition to a provision reversal in the industrial portfolio following the resolution of a tenant dispute. Excluding bad debt expense, Same-Asset NOI, cash basis(1)<\/sup> increased 3.7% and 3.2% for the three and six month periods, respectively. <\/p>\n <\/p>\n <\/p>\n <\/p>\n We are focused on capital preservation, delivering stable and growing cash flows and net asset value appreciation, all with a long-term focus. Our high-quality portfolio is primarily leased to necessity-based tenants and logistics providers, who are less sensitive to economic volatility and therefore provide stability to our overall portfolio. We continue to experience positive leasing momentum across our portfolio and are well positioned to complete our 2024 lease renewals. We also continue to advance our development program, with a focus on commercial developments in the near term, which provides us with the best opportunity to add high-quality real estate to our portfolio at a reasonable cost and drive net asset value appreciation over time. <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n <\/p><\/ul>\n <\/p>\n <\/p>\n <\/p>\n <\/p>\n In addition to using performance measures determined in accordance with International Financial Reporting Standards (\u201cIFRS\u201d or \u201cGAAP\u201d), Choice Properties also measures its performance using certain non-GAAP measures, and provides these measures in this news release so that investors may do the same. Such measures and related per-unit amounts are not defined by IFRS and therefore should not be construed as alternatives to net income or cash flow from operating activities determined in accordance with IFRS. Furthermore, the supplemental measures used by management may not be comparable to similar measures presented by other real estate investment trusts or enterprises. The non-GAAP measures included in this news release are defined and reconciled to the most comparable GAAP measure below. Choice Properties believes these non-GAAP financial measures provide useful information to both management and investors in measuring the financial performance and financial condition of the Trust for the reasons outlined below.<\/p>\n <\/p>\n <\/p>\n The following table reconciles net income as determined in accordance with GAAP to net income on a proportionate share basis for the three and six months ended June 30, 2024:<\/p>\n <\/p>\n
\u201cThis was another solid quarter operationally, as we continued to operate at a high level of occupancy and delivered strong leasing and same asset NOI growth,\u201d said Rael Diamond, President and Chief Executive Officer of the Trust. \u201cWe further strengthened our balance sheet, completing $788 million in financings with an average term of 9.6 years and an average interest rate of approximately 5.0%. We also received a credit rating upgrade, citing the strength of our grocery anchored retail properties and our strategic relationship with Loblaw.\u00a0\u00bb<\/p>\n2024 Second Quarter Highlights<\/strong><\/h4>\n
\n
\n
\n
\n
\n
\n
Summary of GAAP Basis Financial Results<\/strong><\/h4>\n
\n<\/p>\n\n\n
\n <\/td>\n <\/td>\n <\/td>\n <\/td>\n Three Months<\/strong><\/td>\n <\/td>\n <\/td>\n <\/td>\n <\/td>\n <\/td>\n Six Months<\/strong><\/td>\n <\/td>\n <\/td>\n<\/tr>\n \n ($ thousands except where otherwise indicated)
(unaudited)<\/td>\n<\/td>\n June 30, 2024<\/strong><\/td>\n <\/td>\n June 30, 2023<\/td>\n <\/td>\n Change $<\/td>\n <\/td>\n June 30, 2024<\/strong><\/td>\n <\/td>\n June 30, 2023<\/td>\n <\/td>\n Change $<\/td>\n<\/tr>\n \n Net Income<\/td>\n $<\/strong><\/td>\n 513,231\u00a0<\/strong><\/td>\n $<\/td>\n 535,668\u00a0\u00a0<\/td>\n $<\/td>\n (22,437)<\/td>\n $<\/strong><\/td>\n 655,510<\/strong><\/td>\n $<\/td>\n 806,472\u00a0<\/td>\n $<\/td>\n (150,962)<\/td>\n<\/tr>\n \n Net income per unit diluted<\/td>\n <\/td>\n 0.709<\/strong><\/td>\n <\/td>\n 0.740<\/td>\n <\/td>\n (0.031)<\/td>\n <\/td>\n 0.906<\/strong><\/td>\n <\/td>\n 1.114\u00a0<\/td>\n <\/td>\n (0.208)<\/td>\n<\/tr>\n \n Rental revenue<\/td>\n <\/td>\n 335,388<\/strong><\/td>\n <\/td>\n 330,327<\/td>\n <\/td>\n 5,061<\/td>\n <\/td>\n 673,346<\/strong><\/td>\n <\/td>\n 654,984\u00a0<\/td>\n <\/td>\n 18,362<\/td>\n<\/tr>\n \n Fair value gain on Exchangeable Units(i)<\/sup><\/td>\n <\/td>\n 372,039<\/strong><\/td>\n <\/td>\n 375,997<\/td>\n <\/td>\n (3,958)<\/td>\n <\/td>\n 439,323<\/strong><\/td>\n <\/td>\n 470,986<\/td>\n <\/td>\n (31,663)<\/td>\n<\/tr>\n \n Fair value gains (losses) excluding Exchangeable Units(ii)<\/sup><\/td>\n <\/td>\n 1,453<\/strong><\/td>\n <\/td>\n 55,875<\/td>\n <\/td>\n (54,422)<\/td>\n <\/td>\n (28,772)<\/strong><\/td>\n <\/td>\n 117,731<\/td>\n <\/td>\n (146,503)<\/td>\n<\/tr>\n \n Cash flows from operating activities<\/td>\n <\/td>\n 136,282<\/strong><\/td>\n <\/td>\n 152,032<\/td>\n <\/td>\n (15,750)<\/td>\n <\/td>\n 277,874\u00a0<\/strong><\/td>\n <\/td>\n 285,059\u00a0<\/td>\n <\/td>\n (7,185)<\/td>\n<\/tr>\n \n Weighted average number of units outstanding \u2013 diluted(iii)<\/sup><\/td>\n <\/td>\n 723,659,539\u00a0<\/strong><\/td>\n <\/td>\n 723,656,668<\/td>\n <\/td>\n 2,871<\/td>\n <\/td>\n 723,664,669\u00a0<\/strong><\/td>\n <\/td>\n 723,668,276\u00a0<\/td>\n <\/td>\n (3,607)<\/td>\n<\/tr>\n<\/tbody>\n<\/table>
(ii) Fair value gains (losses) excluding Exchangeable Units includes adjustments to fair value of investment properties, investment in real estate securities, and unit-based compensation.
(iii) Includes Trust Units and Exchangeable Units.<\/figcaption><\/figure>\n
\n<\/p>\nQuarterly Results<\/strong><\/h4>\n
Year-to-date Results<\/strong><\/h4>\n
\n
Summary of Proportionate Share(1)<\/sup> Financial Results<\/h4>\n
\n<\/p>\n\n\n
\n <\/td>\n <\/td>\n <\/td>\n <\/td>\n Three Months<\/strong><\/td>\n <\/td>\n <\/td>\n <\/td>\n <\/td>\n <\/td>\n Six Months<\/strong><\/td>\n <\/td>\n <\/td>\n <\/td>\n<\/tr>\n \n As at or for the period ended
($ thousands except where otherwise indicated)<\/td>\n<\/td>\n June 30, 2024<\/strong><\/td>\n <\/td>\n June 30, 2023<\/td>\n <\/td>\n Change $<\/td>\n <\/td>\n June 30, 2024<\/strong><\/td>\n <\/td>\n June 30, 2023<\/td>\n <\/td>\n Change $<\/td>\n <\/td>\n<\/tr>\n \n Rental revenue(i)<\/sup><\/td>\n $<\/strong><\/td>\n 358,252<\/strong><\/td>\n $<\/td>\n 350,612<\/td>\n $<\/td>\n 7,640<\/td>\n $<\/strong><\/td>\n 719,660<\/strong><\/td>\n $<\/td>\n 697,236<\/td>\n $<\/td>\n 22,424<\/td>\n <\/td>\n<\/tr>\n \n Net Operating Income (\u201cNOI\u201d), cash basis(i)<\/sup><\/td>\n <\/td>\n 256,568<\/strong><\/td>\n <\/td>\n 243,530<\/td>\n <\/td>\n 13,038<\/td>\n <\/td>\n 508,201<\/strong><\/td>\n <\/td>\n 487,582<\/td>\n <\/td>\n 20,619<\/td>\n <\/td>\n<\/tr>\n \n Same-Asset NOI, cash basis(i)<\/sup><\/td>\n <\/td>\n 241,729<\/strong><\/td>\n <\/td>\n 231,494<\/td>\n <\/td>\n 10,235<\/td>\n <\/td>\n 478,935<\/strong><\/td>\n <\/td>\n 463,130<\/td>\n <\/td>\n 15,805<\/td>\n <\/td>\n<\/tr>\n \n Adjustment to fair value of investment properties(i)<\/sup><\/td>\n <\/td>\n 25,542<\/strong><\/td>\n <\/td>\n 85,921<\/td>\n <\/td>\n (60,379)<\/td>\n <\/td>\n 21,982<\/strong><\/td>\n <\/td>\n 177,752<\/td>\n <\/td>\n (155,770)<\/td>\n <\/td>\n<\/tr>\n \n Occupancy (% of GLA)<\/td>\n <\/td>\n 98.0 <\/strong><\/td>\n %<\/strong><\/td>\n 97.4<\/td>\n %<\/td>\n 0.6<\/td>\n %<\/td>\n 98.0<\/strong><\/td>\n %<\/strong><\/td>\n 97.4<\/td>\n %<\/td>\n 0.6<\/td>\n %<\/td>\n<\/tr>\n \n Funds from operations (\u201cFFO\u201d)(i)<\/sup><\/td>\n <\/td>\n 184,714<\/strong><\/td>\n <\/td>\n 183,590<\/td>\n <\/td>\n 1,124<\/td>\n <\/td>\n 371,903<\/strong><\/td>\n <\/td>\n 360,481<\/td>\n <\/td>\n 11,422<\/td>\n <\/td>\n<\/tr>\n \n FFO(i)<\/sup> per unit diluted<\/td>\n <\/td>\n 0.255<\/strong><\/td>\n <\/td>\n 0.254<\/td>\n <\/td>\n 0.001<\/td>\n <\/td>\n 0.514<\/strong><\/td>\n <\/td>\n 0.498<\/td>\n <\/td>\n 0.016<\/td>\n <\/td>\n<\/tr>\n \n Adjusted funds from operations (\u201cAFFO\u201d)(i)<\/sup><\/td>\n <\/td>\n 176,600<\/strong><\/td>\n <\/td>\n 170,400<\/td>\n <\/td>\n 6,200<\/td>\n <\/td>\n 349,746<\/strong><\/td>\n <\/td>\n 334,779<\/td>\n <\/td>\n 14,967<\/td>\n <\/td>\n<\/tr>\n \n AFFO(i)<\/sup> per unit diluted<\/td>\n <\/td>\n 0.244<\/strong><\/td>\n <\/td>\n 0.235<\/td>\n <\/td>\n 0.009<\/td>\n <\/td>\n 0.483<\/strong><\/td>\n <\/td>\n 0.463<\/td>\n <\/td>\n 0.020<\/td>\n <\/td>\n<\/tr>\n \n AFFO(i)<\/sup> payout ratio \u2013 diluted<\/td>\n <\/td>\n 77.9<\/strong><\/td>\n %<\/strong><\/td>\n 79.6<\/td>\n %<\/td>\n (1.7)<\/td>\n %<\/td>\n 78.3<\/strong><\/td>\n %<\/strong><\/td>\n 80.7<\/td>\n %<\/td>\n (2.4)<\/td>\n %<\/td>\n<\/tr>\n \n Cash distributions declared<\/td>\n <\/td>\n 137,492<\/strong><\/td>\n <\/td>\n 135,684<\/td>\n <\/td>\n 1,808<\/td>\n <\/td>\n 273,779<\/strong><\/td>\n <\/td>\n 270,162<\/td>\n <\/td>\n 3,617<\/td>\n <\/td>\n<\/tr>\n \n Weighted average number of units outstanding \u2013 diluted(ii)<\/sup><\/td>\n <\/td>\n 723,659,539 <\/strong><\/td>\n <\/td>\n 723,656,668<\/td>\n <\/td>\n 2,871<\/td>\n <\/td>\n 723,664,669<\/strong><\/td>\n <\/td>\n 723,668,276<\/td>\n <\/td>\n (3,607)<\/td>\n <\/td>\n<\/tr>\n<\/tbody>\n<\/table>
(ii) Includes Trust Units and Exchangeable Units.<\/figcaption><\/figure>\n
\n<\/p>\nQuarterly and Year-to-date Results<\/strong><\/h4>\n
FFO(1)<\/sup> increased by $1.1 million and $11.4 million for the three and six months ended June 30, 2024, respectively. The increase was primarily due to an increase in net operating income, partially offset by higher general and administrative expenses and an increase in interest expense net of an increase in interest income.
FFO per unit diluted(1)<\/sup> for the three month period was relatively flat compared to the same prior year period primarily as a result of certain non-recurring items and timing differences, including lower lease surrender revenue of $7.2 million, restructuring costs of $3.3 million related to outsourcing a portion of the Trust\u2019s operational accounting function, and a provision reversal of $1.7 million in the industrial portfolio following the resolution of a tenant dispute. Normalized for these non-recurring items and timing differences, FFO per unit diluted(1)<\/sup> for the three month period increased by $0.014 or 5.7% over the same prior year period.
For the six month period, income recognized in relation to the sale of residential inventory further contributed to the increase in FFO(1)<\/sup>.<\/p>\nOutlook<\/strong><\/h4>\n
We are confident that our business model, stable tenant base, strong balance sheet and disciplined approach to financial management will continue to position us well for future success. In 2024, Choice Properties will continue to focus on its core business of essential retail and industrial, our growing residential platform and our robust development pipeline, and is targeting:<\/p>\n\n
Non-GAAP Financial Measures and Additional Financial Information<\/strong><\/h4>\n
\n<\/p>\n\n\n
\n Non-GAAP Measure<\/strong><\/td>\n Description<\/strong><\/td>\n<\/tr>\n \n Proportionate Share<\/td>\n \u2022 Represents financial information adjusted to reflect the Trust\u2019s equity accounted joint ventures and financial real estate assets and its share of net income (loss) from equity accounted joint ventures and financial real estate assets on a proportionately consolidated basis at the Trust\u2019s ownership percentage of the related investment.
\u2022 Management views this method as relevant in demonstrating the Trust\u2019s ability to manage the underlying economics of the related investments, including the financial performance and cash flows and the extent to which the underlying assets are leveraged, which is an important component of risk management.<\/td>\n<\/tr>\n\n Net Operating Income (\u201cNOI\u201d), Accounting Basis<\/td>\n \u2022 Defined as property rental revenue including straight-line rental revenue, reimbursed contract revenue and lease surrender revenue, less direct property operating expenses and realty taxes, and excludes certain expenses such as interest expense and indirect operating expenses in order to provide results that reflect a property\u2019s operations before consideration of how it is financed or the costs of operating the entity in which it is held.
\u2022 Management believes that NOI is an important measure of operating performance for the Trust\u2019s commercial real estate assets that is used by real estate industry analysts, investors and management, while also being a key input in determining the fair value of the Choice Properties portfolio.<\/td>\n<\/tr>\n\n NOI, Cash Basis<\/td>\n \u2022 Defined as property rental revenue and reimbursed contract revenue, excluding straight-line rental revenue and lease surrender revenue, less direct property operating expenses and realty taxes, and excludes certain expenses such as interest expense and indirect operating expenses in order to provide results that reflect a property\u2019s operations before consideration of how it is financed or the costs of operating the entity in which it is held.
\u2022 Management believes NOI, Cash Basis is a useful measure in understanding period-over-period changes in income from operations due to occupancy, rental rates, operating costs and realty taxes.<\/td>\n<\/tr>\n\n Same-Asset NOI, Cash Basis
and
Same-Asset NOI, Accounting Basis<\/td>\n\u2022 Same-Asset NOI is used to evaluate the period-over-period performance of those commercial properties and stabilized residential properties, owned and operated by Choice Properties since January 1, 2023, inclusive.
\u2022 NOI from properties that have been (i) purchased, (ii) disposed, (iii) subject to significant change as a result of new development, redevelopment, expansion, or demolition, or (iv) residential properties not yet stabilized (collectively, \u201cTransactions\u201d) are excluded from the determination of same-asset NOI.
\u2022 Same-Asset NOI, Cash Basis, is useful in evaluating the realization of contractual rental rate changes embedded in lease agreements and\/or the expiry of rent-free periods, while also being a useful measure in understanding period-over-period changes in NOI due to occupancy, rental rates, operating costs and realty taxes, before considering the changes in NOI that can be attributed to the Transactions and development activities.<\/td>\n<\/tr>\n\n Funds from Operations (\u201cFFO\u201d)<\/td>\n \u2022 Calculated in accordance with the Real Property Association of Canada\u2019s (\u201cREALpac\u201d) Funds From Operations (FFO) & Adjusted Funds From Operations (AFFO) for IFRS <\/em>issued in January 2022.
\u2022 Management considers FFO to be a useful measure of operating performance as it adjusts for items included in net income (or net loss) that do not arise from operating activities or do not necessarily provide an accurate depiction of the Trust\u2019s past or recurring performance, such as adjustments to fair value of Exchangeable Units, investment properties, investment in real estate securities, and unit-based compensation. From time to time, the Trust may enter into transactions that materially impact the calculation and are eliminated from the calculation for management\u2019s review purposes.
\u2022 Management uses and believes that FFO is a useful measure of the Trust\u2019s performance that, when compared period over period, reflects the impact on operations of trends in occupancy levels, rental rates, operating costs and realty taxes, acquisition activities and interest costs.<\/td>\n<\/tr>\n\n Adjusted Funds from Operations (\u201cAFFO\u201d)<\/td>\n \u2022 Calculated in accordance with REALpac\u2019s Funds From Operations (FFO) & Adjusted Funds From Operations (AFFO) for IFRS<\/em> issued in January 2022.
\u2022 Management considers AFFO to be a useful measure of operating performance as it further adjusts FFO for capital expenditures that sustain income producing properties and eliminates the impact of straight-line rent. AFFO is impacted by the seasonality inherent in the timing of executing property capital projects.
\u2022 In calculating AFFO, FFO is adjusted by excluding straight-line rent, as well as costs incurred relating to internal leasing activities and property capital projects. Working capital changes, viewed as short-term cash requirements or surpluses are deemed financing activities pursuant to the methodology and are not considered when calculating AFFO.
\u2022 Capital expenditures which are excluded and not deducted in the calculation of AFFO comprise those which generate a new investment stream, such as constructing a new retail pad during property expansion or intensification, development activities or acquisition activities.
\u2022 Accordingly, AFFO differs from FFO in that AFFO excludes from its definition certain non-cash revenues and expenses recognized under GAAP, such as straight-line rent, but also includes capital and leasing costs incurred during the period which are capitalized for GAAP purposes. From time to time, the Trust may enter into transactions that materially impact the calculation and are eliminated from the calculation for management\u2019s review purposes.<\/td>\n<\/tr>\n\n AFFO Payout Ratio<\/td>\n \u2022 AFFO payout ratio is a supplementary measure used by Management to assess the sustainability of the Trust\u2019s distribution payments.
\u2022 The ratio is calculated using cash distributions declared divided by AFFO.<\/td>\n<\/tr>\n\n Earnings before Interest, Taxes, Depreciation, Amortization and Fair Value (\u201cEBITDAFV\u201d)<\/td>\n \u2022 Defined as net income attributable to Unitholders, reversing, where applicable, income taxes, interest expense, amortization expense, depreciation expense, adjustments to fair value and other adjustments as allowed in the Trust Indentures, as supplemented.
\u2022 Management believes EBITDAFV is useful in assessing the Trust\u2019s ability to service its debt, finance capital expenditures and provide distributions to its Unitholders.<\/td>\n<\/tr>\n\n Total Adjusted Debt<\/td>\n \u2022 Defined as variable rate debt (construction loans, mortgages, and credit facility) and fixed rate debt (senior unsecured debentures, construction loans and mortgages), as measured on a proportionate share basis(1)<\/sup>, and does not include the Exchangeable Units which are included as part of unit equity on account of the Exchangeable Units being economically equivalent and receiving equal distributions to the Trust Units.
\u2022 Total Adjusted Debt is also presented on a net basis to include the impact of other finance charges such as debt placement costs and discounts or premiums, and defeasance or other prepayments of debt.<\/td>\n<\/tr>\n\n Adjusted Debt to EBITDAFV,
and
Adjusted Debt to EBITDAFV, net of cash<\/td>\n\u2022 Calculated as Total Adjusted Debt divided by EBITDAFV.
\u2022 This ratio is used to assess the financial leverage of Choice Properties, measure its ability to meet financial obligations, and provide a snapshot of its balance sheet strength.
\u2022 Management also presents this ratio with Total Adjusted Debt calculated as net of cash and cash equivalents at the measurement date.<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n
\n<\/p>\n
\n<\/p>\n\n\n
\n <\/td>\n <\/td>\n <\/td>\n <\/td>\n Three Months<\/strong><\/td>\n <\/td>\n <\/td>\n <\/td>\n <\/td>\n <\/td>\n Six Months<\/strong><\/td>\n <\/td>\n <\/td>\n<\/tr>\n \n