UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended June 30, 1998
OR
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For the transition period from to
Commission file number 0-12989
COMMERCIAL NET LEASE REALTY, INC.
(Exact name of registrant as specified in its charter)
Maryland
(State or other jurisdiction of incorporation or organization)
56-1431377
(I.R.S. Employment Identification No,)
400 E. South Street, Orlando, Florida 32801
(Address of principal executive offices, including zip code)
(407) 423-7348
(Registrant's telephone number, including area code)
Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Sections 13 or 15(d) of the Securities Exchange Act of 1934
during the preceding 12 months (or for such shorter period that the registrant
was required to file such reports), and (2) has been subject to such filing
requirements for the past 90 days. Yes X No _____.
Indicate the number of shares outstanding of each of the issuer's classes of
common stock as of the latest practicable date.
29,259,808 shares of Common Stock, $.01 par value, outstanding as of
August 13, 1998.
<PAGE>
COMMERCIAL NET LEASE REALTY, INC.
and SUBSIDIARIES
CONTENTS
Part I Page
Item 1. Financial Statements:
Condensed Consolidated Balance Sheets........................ 1
Condensed Consolidated Statements of Earnings................ 2
Condensed Consolidated Statements of Cash Flows.............. 3
Notes to Condensed Consolidated Financial Statements......... 5
Item 2. Management's Discussion and Analysis of Financial Condition
and Results of Operations................................ 11
Part II
Other Information ................................................. 15
<PAGE>
COMMERCIAL NET LEASE REALTY, INC.
AND SUBSIDIARIES
CONDENSED CONSOLIDATED BALANCE SHEETS
(dollars in thousands, except per share data)
<TABLE>
<CAPTION>
ASSETS June 30, December 31,
1998 1997
--------- ------------
<S> <C> <C>
Real estate:
Accounted for using the operating method,
net of accumulated depreciation $ 450,009 $ 400,977
Accounted for using the direct financing method 114,879 118,747
Investment in partnership 3,915 3,925
Cash and cash equivalents 839 2,160
Receivables 997 515
Due from related parties 890 12
Prepaid expenses 604 287
Debt costs, net of accumulated amortization
of $2,290 and $1,868 2,552 1,762
Accrued rental income 8,580 7,063
Other assets 2,306 1,566
---------- --------
$ 585,571 $ 537,014
========== ==========
LIABILITIES AND STOCKHOLDERS' EQUITY
Line of credit payable $ 43,600 $ 115,100
Mortgages payable 55,915 56,736
Notes payable, net of unamortized discount of $265 in 1998 99,735 -
Accrued interest payable 2,227 765
Accounts payable and accrued expenses 3,304 1,392
Rents received in advance 785 877
---------- ----------
Total liabilities 205,566 174,870
---------- ----------
Commitments and contingencies (Note 10)
Stockholders' equity:
Common stock, $0.01 par value.
Authorized 90,000,000 shares;
issued and outstanding 29,259,808
and 27,953,627 shares, respectively 293 280
Excess stock, $0.01 par value.
Authorized 90,000,000 shares;
none issued and outstanding - -
Capital in excess of par value 383,237 361,793
Retained earnings (deficit) (3,525) 71
---------- ----------
Total stockholders' equity 380,005 362,144
---------- ----------
$ 585,571 $ 537,014
========== ==========
</TABLE>
See accompanying notes to condensed consolidated financial statements.
<PAGE>
CONDENSED CONSOLIDATED STATEMENTS OF EARNINGS
(dollars in thousands, except per share data)
<TABLE>
<CAPTION>
Quarter Ended Six Months Ended
June 30, June 30,
1998 1997 1998 1997
---------- ---------- --------- ----------
<S> <C> <C> <C> <C>
Revenues:
Rental income from operating leases $ 10,775 $ 8,986 $ 22,113 $ 17,125
Earned income from direct
financing leases 3,067 2,836 6,300 5,512
Contingent rental income 244 204 442 369
Development and asset management
fees from related parties 1,019 - 1,442 -
Interest and other 146 41 329 77
---------- ---------- ---------- ----------
15,251 12,067 30,626 23,083
---------- ---------- ---------- ----------
Expenses:
General operating and administrative 1,356 291 3,118 830
Advisory fees to related party - 512 - 984
Interest 2,868 2,731 5,868 5,094
Depreciation and amortization 1,655 1,325 3,227 2,493
Expenses incurred in acquiring
advisor from related party - - 4,692 -
---------- ----------- ---------- ----------
5,879 4,859 16,905 9,401
---------- ----------- ---------- ----------
Earnings before equity in earnings of
unconsolidated partnership and gain
on sale of real estate 9,372 7,208 13,721 13,682
Equity in earnings of unconsolidated
partnership 91 - 182 -
Gain on sale of real estate - - - 271
---------- ---------- ---------- ----------
Net earnings $ 9,463 $ 7,208 $ 13,903 $ 13,953
========== ========== ========== ==========
Net earnings per share of common stock:
Basic $ 0.32 $ 0.31 $ 0.48 $ 0.62
========== ========== ========== ==========
Diluted $ 0.32 $ 0.31 $ 0.48 $ 0.61
========== ========== ========== ==========
Weighted average number of shares outstanding:
Basic 29,223,522 23,394,077 28,852,704 22,630,837
========== ========== ========== ==========
Diluted 29,416,558 23,519,266 29,069,346 22,768,170
========== ========== ========== ==========
</TABLE>
See accompanying notes to condensed consolidated financial statements
<PAGE>
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
(dollars in thousands)
<TABLE>
<CAPTION>
Six Months Ended
June 30,
1998 1997
---------- ----------
<S> <C> <C>
Cash flows from operating activities:
Net earnings $ 13,903 $ 13,953
Adjustments to reconcile net earnings to net cash provided by
operating activities:
Depreciation 2,799 2,045
Amortization 428 448
Amortization of notes payable discount 6 -
Gain on sale of real estate - (271)
Expenses incurred in acquiring advisor from related party 4,692 -
Distributions from unconsolidated partnership, net of equity
in earnings 5 -
Decrease in real estate leased to others using the
direct financing method 640 540
Decrease (increase) in receivables (127) 202
Increase in due from related parties (878) -
Increase in prepaid expenses (194) (62)
Increase in accrued rental income (1,517) (1,257)
Decrease in other assets 32 11
Increase in accrued interest payable 1,462 56
Increase (decrease) in accounts payable and
accrued expenses 28 (27)
Increase in real estate taxes payable - 39
Decrease in rents received in advance (92) (750)
---------- ---------
Net cash provided by operating activities 21,187 14,927
---------- ---------
Cash flows from investing activities:
Additions to real estate accounted for using the
operating method (46,732) (82,467)
Additions to real estate accounted for using the direct
financing method - (20,564)
Leasehold improvements (107) -
Proceeds from the sale of real estate - 551
Increase in other assets (1,572) (1,768)
Other 9 (369)
---------- ----------
Net cash used in investing activities (48,402) (104,617)
---------- ----------
Net cash used in investing activities
Cash flows from financing activities:
Proceeds from line of credit payable 42,100 104,400
Repayment of line of credit payable (113,600) (39,746)
Proceeds from notes payable 99,729 -
Repayment of mortgages payable (821) -
Payment of debt costs (1,137) (68)
Proceeds from issuance of common stock 18,461 39,869
Payment of stock issuance costs (1,047) (2,164)
Payment of dividends (17,499) (13,247)
Other (292) 43
--------- ---------
Net cash provided by financing activities 25,894 89,087
--------- ---------
See accompanying notes to condensed consolidated financial statements.
</TABLE>
<PAGE>
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS - CONTINUED
(dollars in thousands)
<TABLE>
<CAPTION>
Six Months Ended
June 30,
1998 1997
---------- --------
<S> <C> <C>
Net decrease in cash and cash equivalents (1,321) (603)
Cash and cash equivalents at beginning of period 2,160 1,410
--------- --------
Cash and cash equivalents at end of period $ 839 $ 807
========= ========
Supplemental schedule of non-cash investing and financing activities:
Issued 220,000 shares of common stock in connection
with acquisition of the Company's advisor $ 3,933 $ -
========= ========
Net assets acquired in connection with the acquisition
of the Company's advisor $ 12 $ -
========= ========
</TABLE>
See accompanying notes to condensed consolidated financial statements.
<PAGE>
COMMERCIAL NET LEASE REALTY, INC.
And SUBSIDIARIES
NOTES TO CONDENSED CONSOLIDATED FINANCIAL
STATEMENTS - CONTINUED
Six Months Ended June 30, 1998 and 1997
1. Basis of Presentation:
----------------------
The accompanying unaudited condensed consolidated financial statements
have been prepared in accordance with the instructions to Form 10-Q and
do not include all of the information and note disclosures required by
generally accepted accounting principles. The financial statements
reflect all adjustments, consisting of normal recurring adjustments,
which are, in the opinion of management, necessary for a fair statement
of the results for the interim periods presented. Operating results for
the quarter and six months ended June 30, 1998, may not be indicative
of the results that may be expected for the year ending December 31,
1998. Amounts as of December 31, 1997, included in the financial
statements, have been derived from the audited financial statements as
of that date.
These unaudited financial statements should be read in conjunction with
the financial statements and notes thereto included in the Form 10-K of
Commercial Net Lease Realty, Inc. for the year ended December 31, 1997.
The consolidated financial statements include the accounts of
Commercial Net Lease Realty, Inc. and its wholly-owned subsidiaries
(the "Company"). All significant intercompany accounts and transactions
have been eliminated in consolidation.
Basic earnings per share are calculated based upon the weighted average
number of common shares outstanding during each period and diluted
earnings per share are calculated based upon weighted average number of
common shares outstanding plus dilutive potential common shares.
In June 1998, the Financial Accounting Standards Board issued Statement
of Financial Accounting Standards No. 133, "Accounting for Derivative
Instruments and Hedging Activities." The Statement, which is effective
for all fiscal quarters of fiscal years beginning after June 1, 1999,
establishes accounting and reporting standards for derivative
instruments, including certain derivative instruments embedded in other
contracts, (collectively referred to as derivatives) and for hedging
activities. The Statement requires that an entity recognize all
derivatives as either assets or liabilities in the balance sheet and
measure those instruments at fair value. The Company is currently
reviewing the Statement to see what impact, if any, it will have on the
Company.
2. Leases:
-------
The Company generally leases its land and buildings to operators of
major retail businesses. The leases are accounted for under the
provisions of Statement of Financial Accounting Standards No. 13,
"Accounting for Leases." As of June 30, 1998, 164 of the leases have
been classified as operating leases and 85 leases have been classified
as direct financing leases. For the leases classified as direct
financing leases, the building portions of the leases are accounted for
as direct financing leases while the land portions of 56 of these
leases are accounted for as operating leases. Substantially all leases
have initial terms of 15 to 20 years (expiring between 2000 and 2020)
and provide for minimum rentals. In addition, the majority of the
leases provide for contingent rentals and/or scheduled rent increases
over the terms of the leases. The tenant is also generally required to
pay all property taxes and assessments, substantially maintain the
interior and exterior of the building and carry insurance coverage for
public liability, property damage, fire and extended coverage. The
lease options generally allow tenants to renew the leases for two to
four successive five-year periods subject to substantially the same
terms and conditions as the initial lease.
<PAGE>
3. Real Estate:
------------
Accounted for Using the Operating Method - Land and buildings on
operating leases consisted of the following at (dollars in thousands):
June 30, December 31,
1998 1997
-------- ------------
Land $220,697 $ 199,992
Buildings and improvements 235,487 209,272
--------- ---------
456,184 409,264
Less accumulated depreciation (15,037) (12,297)
--------- ---------
441,147 396,967
Construction in progress 8,862 4,010
--------- ----------
$450,009 $ 400,977
======== =========
Some leases provide for scheduled rent increases throughout the lease
term. Such amounts are recognized on a straight-line basis over the
terms of the leases. For the six months ended June 30, 1998 and 1997,
the Company recognized $1,546,000 and $1,285,000, respectively, of such
income, $744,000 and $581,000 of which was recognized for the quarters
ended June 30, 1998 and 1997, respectively.
The following is a schedule of future minimum lease payments to be
received on non-cancellable operating leases at June 30, 1998 (dollars
in thousands):
1998 $ 20,999
1999 43,184
2000 43,608
2001 44,249
2002 43,915
Thereafter 487,099
---------
$ 683,054
=========
Since lease renewal periods are exercisable at the option of the
tenant, the above table only presents future minimum lease payments due
during the initial lease terms. In addition, this table does not
include any amounts for future contingent rentals which may be received
on the leases based on a percentage of the tenant's gross sales.
<PAGE>
3. Real Estate - continued:
------------------------
Accounted for Using the Direct Financing Method - The following lists
the components of real estate leased to others using the direct
financing method at (dollars in thousands):
June 30, December 31,
1998 1997
Minimum lease payments
to be received $ 243,643 $ 258,715
Estimated residual values 34,576 35,981
Less unearned income (163,340) (175,949)
---------- ----------
Real estate leased to others using
the direct financing method $ 114,879 $ 118,747
========== ==========
The following is a schedule of future minimum lease payments to be
received on direct financing leases at June 30, 1998 (dollars in
thousands):
1998 $ 6,965
1999 13,977
2000 14,097
2001 14,134
2002 14,206
Thereafter 180,264
----------
$ 243,643
==========
The above table does not include future minimum lease payments for
renewal periods or contingent rental payments that may become due in
future periods (see Real Estate - Accounted for Using the Operating
Method).
4. Line of Credit Payable:
-----------------------
In August 1997, the Company entered into an amended and restated loan
agreement for a $200,000,000 revolving credit facility (the "Credit
Facility") which expires on June 30, 1999. As of June 30, 1998 and
December 31, 1997, the outstanding principal balance was $43,600,000
and $115,100,000, respectively, plus accrued interest of $39,000 and
$552,000, respectively.
For the six months ended June 30, 1998, interest cost incurred on the
Credit Facility was $2,188,000, of which $434,000 was capitalized, and
$1,754,000 which was charged to operations. For the six months ended
June 30, 1997, interest cost incurred on the Credit Facility was
$2,905,000, all of which was charged to operations.
<PAGE>
5. Notes Payable:
--------------
In March 1998, the Company filed a prospectus supplement to its
$300,000,000 shelf registration statement and issued $100,000,000 of
7.125% Notes due 2008 (the "Notes"). The Notes are senior, unsecured
obligations of the Company and are subordinated to all secured
indebtedness of the Company. The Notes were sold at a discount for an
aggregate purchase price of $99,729,000 with interest payable
semiannually commencing on September 15, 1998. The Notes are redeemable
at the option of the Company, in whole or in part, at a redemption
price equal to the sum of (i) the principal amount of the Notes being
redeemed plus accrued interest thereon through the redemption date and
(ii) the Make-Whole Amount, as defined in the Supplemental Indenture
No. 1 dated March 25, 1998 for the Notes.
In connection with the debt offering, the Company incurred debt
issuance costs totaling $1,208,000, consisting primarily of
underwriting discounts and commissions, legal and accounting fees,
rating agency fees and printing expenses. Debt issuance costs have been
deferred and are being amortized over the term of the Notes using the
effective interest method. The net proceeds from the debt offering were
used to pay down outstanding indebtedness of the Company's Credit
Facility.
6. Employee Benefit Plan:
----------------------
Effective January 1, 1998, the Company adopted a defined contribution
plan (the "Retirement Plan") covering substantially all of the
employees of the Company. The Retirement Plan permits participants to
defer up to a maximum of 15% of their Compensation, as defined in the
Retirement Plan, subject to limits established by the Internal Revenue
Code. The Company matches 50% of the participants' contributions up to
a maximum of 6% of a participant's annual compensation. The Company's
contribution to the Retirement Plan for the quarter and six months
ended June 30, 1998, totaled $15,000 and $28,000, respectively.
7. Earnings Per Share:
-------------------
The Financial Accounting Standards Board issued Statement of Financial
Accounting Standards No. 128, "Earnings Per Share," which provides for
a revised computation of earnings per share effective for fiscal years
ending after December 15, 1997. Pursuant to the Statement, all
comparative earnings per share amounts have been restated.
<PAGE>
7. Earnings Per Share - continued:
-------------------------------
The following represents the amounts used in computing earnings per
share and the effect on the weighted average number of shares of
dilutive potential common stock for:
<TABLE>
<CAPTION>
The quarters ended The six months ended
June 30, June 30,
<S> <C> <C> <C> <C>
1998 1997 1998 1997
----------- --------- ----------- -----------
Net earnings - basic and diluted $9,463,000 $7,208,000 $13,903,000 $13,953,000
========== ========== =========== ===========
Weighted average number of
shares outstanding used in
basic EPS 29,223,522 23,394,077 28,852,704 22,630,837
Effect of dilutive securities -
stock options 193,036 125,189 216,642 137,333
---------- ---------- ----------- -----------
Weighted average number of
shares and dilutive potential
shares used in diluted EPS 29,416,558 23,519,266 29,069,346 22,768,170
========== ========== =========== ===========
</TABLE>
For the quarter and six months ended June 30, 1998, options on 654,000
shares of common stock were not included in computing diluted earnings
per share because their effects were antidilutive.
8. Merger Transaction:
-------------------
On December 18, 1997, the Company's stockholders voted to approve an
agreement and plan of merger with CNL Realty Advisors, Inc. (the
"Advisor"), whereby the stockholders of the Advisor agreed to exchange
100% of the outstanding shares of common stock of the Advisor for up to
2,200,000 shares (the "Share Consideration") of the Company's common
stock (the "Merger"). As a result, the Company became a fully
integrated, self-administered real estate investment trust ("REIT")
effective January 1, 1998. Ten percent of the Share Consideration
(220,000 shares) was paid January 1, 1998, and the balance (the "Share
Balance") of the Share Consideration is to be paid over time to the
extent the Company expands its operations after the Merger. The market
value of the common shares issued on January 1, 1998 was $3,933,000 of
which $12,000 was allocated to the net tangible assets acquired and the
difference of $3,921,000 was accounted for as expenses incurred in
acquiring the Advisor from a related party. In addition, in connection
with the Merger, the Company incurred costs totaling $771,000
consisting primarily of legal and accounting fees, directors'
compensation and fairness opinions. For accounting purposes, the
Advisor was not considered a "business" for purposes of applying APB
Opinion No. 16, "Business Combinations," and therefore, the market
value of the common shares issued in excess of the fair value of the
net tangible assets acquired was charged to operations rather than
capitalized as goodwill. To the extent the Share Balance is paid over
time, the market value of the common shares issued will also be charged
to operations. Upon consummation of the Merger on January 1, 1998, all
employees of the Advisor became employees of the Company, and any
obligation to pay fees under the advisor agreement between the Company
and the Advisor was terminated.
<PAGE>
9. Related Party Transactions:
---------------------------
The Company manages Net Lease Institutional Realty, L.P. (the
"Partnership"), in which the Company holds a 20 percent equity
interest. Pursuant to a management agreement, the Partnership paid the
Company $109,000 in asset management fees during the six months ended
June 30, 1998.
During the six months ended June 30, 1998, the Company provided certain
development services for an affiliate of a member of the board of
directors. In connection therewith, the Company received $1,333,000 in
development fees relating to these services.
10. Commitments and Contingencies:
------------------------------
As of June 30, 1998, the Company had entered into agreements to
purchase two additional properties for an estimated aggregate purchase
price of $2,564,000.
As of June 30, 1998, the Company owned and leased two land parcels to a
tenant who is obligated to develop a building on each land parcel. The
Company has agreed to acquire the completed buildings for an amount of
up to $1,469,000, at which time rental income is to increase for each
of the properties.
As of June 30, 1998, the Company owned ten land parcels subject to
lease agreements with tenants whereby the Company has agreed to
construct a building on each of the respective land parcels for
aggregate construction costs of approximately $17,062,000, of which
$6,896,000 of costs had been incurred at June 30, 1998. Pursuant to the
lease agreements, rent is to commence on the properties upon completion
of construction of the buildings.
11. Subsequent Event:
-----------------
In July 1998, the Company declared dividends to its shareholders of
$9,071,000 or $0.31 per share of common stock, payable in August 1998.
<PAGE>
ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
RESULTS OF OPERATIONS
Introduction
- ------------
Commercial Net Lease Realty, Inc. (the "Company") is a fully integrated,
self-administered real estate investment trust that acquires, owns, develops and
manages high-quality, freestanding properties leased to major retail businesses
under long-term commercial net leases. As of June 30, 1998, the Company owned,
either directly or through a partnership interest, 263 properties (the
"Properties") substantially all of which are leased to major retail businesses.
Liquidity and Capital Resources
- -------------------------------
General. Historically, the Company's only demand for funds has been for the
payment of operating expenses and dividends, for property acquisitions and for
the payment of interest on its outstanding indebtedness. Generally, cash needs
for items other than property acquisitions have been met from operations and
property acquisitions have been funded by equity and debt offerings, bank
borrowings and, to a lesser extent, from internally generated funds. Potential
future sources of capital include proceeds from public or private offerings of
the Company's debt or equity securities, secured or unsecured borrowings from
banks or other lenders, or the sale of Properties, as well as undistributed
funds from operations. For the six months ended June 30, 1998 and 1997, the
Company generated $21,187,000 and $14,927,000, respectively, in net cash
provided by operating activities. The increase in cash from operations for the
six months ended June 30, 1998, as compared to the six months ended June 30,
1997, is primarily a result of changes in revenues and expenses as discussed in
"Results of Operations."
The Company's leases typically provide that the tenant bears responsibility for
substantially all property costs and expenses associated with ongoing
maintenance and operation, including utilities, property taxes and insurance. In
addition, the Company's leases generally provide that the tenant is responsible
for roof and structural repairs. Certain of the Company's Properties are subject
to leases under which the Company retains responsibility for certain costs and
expenses associated with the Property. Because many of the Properties which are
subject to leases that place these responsibilities on the Company are recently
constructed, management anticipates that capital demands to meet obligations
with respect to these Properties will be minimal for the foreseeable future and
can be met with funds from operations and working capital. The Company may be
required to use bank borrowing or other sources of capital in the event of
unforeseen significant capital expenditures.
In January 1998, one of the Company's tenants, HomePlace, filed a voluntary
petition for bankruptcy under Chapter 11 of the U.S. Bankruptcy Code. As a
result, the tenant has the right to reject or affirm its leases with the
Company. In May 1998, HomePlace rejected two of its five leases with the
Company, at which time HomePlace was no longer required to pay rent on these two
leases. As of June 30, 1998, HomePlace continued to lease three Properties which
accounted for four percent of the Company's total rental and earned income for
the six months ended June 30,1998.
Indebtedness. In August 1997, the Company entered into an amended and restated
loan agreement for a $200,000,000 revolving credit facility (the "Credit
Facility"). As of June 30, 1998, $43,600,000 was outstanding and approximately
$156,400,000 was available for future borrowings under the Credit Facility. The
Company expects to use the Credit Facility to invest in freestanding retail
properties.
Debt and Equity Securities. In February and March of 1998, the Company issued a
total of 988,172 shares of common stock pursuant to three prospectus supplements
to its $300,000,000 shelf registration statement, and received gross proceeds
totaling $16,962,000. In connection with the three offerings, the Company
incurred stock issuance costs totaling $933,000 consisting primarily of
underwriters' commissions and fees, legal and accounting fees and printing
expenses. Proceeds from the offerings were used to pay down the Company's Credit
Facility.
During the six months ended June 30, 1998, the Company received investment grade
ratings from Standard and Poor's, Moody's Investor Service and Fitch IBCA on its
senior, unsecured debt. In March 1998, the Company filed a prospectus supplement
to its $300,000,000 shelf registration and issued $100,000,000 of 7.125% Notes
due 2008 (the "Notes"). The Notes are senior, unsecured obligations of the
Company subordinated to all of the Company's secured indebtedness. The Notes
were sold at a discount for an aggregate purchase price of $99,729,000.
In connection with the debt offering, the Company incurred debt issuance costs
totaling $1,208,000, consisting primarily of underwriting discounts and
commissions, legal and accounting fees, rating agency fees and printing
expenses. The net proceeds from the debt offering were used to pay down
outstanding indebtedness of the Company's Credit Facility.
Property Acquisitions and Commitments. During the six months ended June 30,
1998, the Company borrowed $42,100,000 under its credit facility (i) to acquire
18 properties, ten of which are land only parcels currently under construction,
(ii) to purchase one building constructed by the tenant on a land parcel owned
by the Company and (iii) to complete construction of three buildings by the
Company on previously acquired land parcels. The 18 properties include seven
Eckerd drug stores, three Good Guys consumer electronics stores, two Pier 1
Imports home furnishing stores, one OfficeMax office supply store, one Best Buy
consumer electronics store, one Bed, Bath & Beyond home furnishing store, one
Michael's hobby and craft store, one Wendy's fast food restaurant and one Dave &
Buster's restaurant and entertainment center. The four buildings include one
OfficeMax office supply store, one Pier 1 Imports home furnishing store, one
Eckerd drug store and one building which is not yet subject to a lease.
As of June 30, 1998, the Company owned and leased two land parcels to a tenant
who is obligated to develop a building on each land parcel. The Company has
agreed to acquire the completed buildings for an amount of up to $1,469,000, at
which time rental income is to increase for each of the Properties.
As of June 30, 1998, the Company owned ten land parcels subject to lease
agreements with tenants whereby the Company has agreed to construct a building
on each of the land parcels for an aggregate amount of approximately
$17,062,000. Pursuant to the lease agreements, rent is to commence on the
properties upon completion of construction of the buildings.
As of June 30, 1998, the Company had entered into agreements to purchase two
additional properties for an estimated aggregate amount of $2,564,000. The
purchase of these properties is subject to conditions relating to completion of
development activities, review of title and obtaining title insurance,
engineering and environmental inspections and other matters.
In addition to the two properties under contract and the 12 buildings under
construction as of June 30, 1998, the Company is currently negotiating the
acquisition of a number of prospective properties. The Company may elect to
acquire these prospective properties or other additional properties (or
interests therein) in the future. Such property acquisitions are expected to be
the primary demand for additional capital in the future. The Company anticipates
that it may engage in equity or debt financing, through either public or private
offerings of its securities for cash, issuance of such securities in exchange
for assets, or a combination of the foregoing. Subject to the constraints
imposed by the Company's $200,000,000 Credit Facility and long-term, fixed rate
financing, the Company may enter into additional financing arrangements.
Merger Transaction. On December 18, 1997, the Company's stockholders voted to
approve an agreement and plan of merger with CNL Realty Advisors, Inc. (the
"Advisor"), whereby the stockholders of the Advisor to exchange 100% of the
outstanding shares of common stock of the Advisor for up to 2,200,000 shares
(the "Share Consideration") of the Company's common stock (the "Merger"). As a
result, the Company became a fully integrated, self administered real estate
investment trust ("REIT") effective January 1, 1998. Ten percent of the Share
Consideration (220,000 shares) was paid January 1, 1998, and the balance (the
"Share Balance") of the Share Consideration will be paid over time to the extent
the Company expands its operations after the Merger. Upon consummation of the
Merger on January 1, 1998, all employees of the Advisor became employees of the
Company and any obligation to pay fees under the advisor agreement between the
Company and the Advisor was terminated.
Management believes that the Company's current capital resources (including cash
on hand), coupled with the Company's borrowing capacity, are sufficient to meet
its liquidity needs for the foreseeable future.
Dividends. One of the Company's primary objectives, consistent with its policy
of retaining sufficient cash for reserves and working capital purposes and
maintaining its status as a real estate investment trust, is to distribute a
substantial portion of its funds available from operations to its stockholders
in the form of dividends. For the six months ended June 30, 1998 and 1997, the
Company declared and paid dividends to its stockholders of $17,499,000 and
$13,247,000, respectively, or $.61 and $.60, respectively, per share of common
stock. In July 1998, the Company declared dividends to its shareholders of
$9,071,000 or $.31 per share of common stock, payable in August 1998.
Results of Operations
- ---------------------
During the six months ended June 30, 1998, the Company owned 254 wholly owned
Properties, 249 of which were leased to operators of major retail businesses.
During the six months ended June 30, 1997, the Company owned 223 wholly owned
Properties, all of which were leased and including one property which was sold
during 1997. In connection therewith, during the six months ended June 30, 1998
and 1997, the Company earned $28,855,000 and $23,006,000, respectively, in
rental income from operating leases, earned income from direct financing leases
and contingent rental income ("Rental Income"), $14,086,000 and $12,026,000 of
which was earned during the quarters ended June 30, 1998 and 1997, respectively.
The increase in Rental Income during the six months ended June 30, 1998, is
primarily a result of the facts that (i) the 47 Properties acquired and three
buildings upon which construction was completed during 1997 were operational for
a full quarter in 1998 and (ii) the Company acquired 18 Properties and four
buildings upon which construction was completed during the six months ended June
30, 1998. The increase in Rental Income was partially offset by a decrease in
Rental Income of $484,000 (1.7% of Rental Income) relating to Properties which
became vacant during the six months ended June 30, 1998. Rental Income is
expected to increase as the Company acquires additional properties and due to
the fact that the 18 Properties and three of the buildings acquired during the
six months ended June 30, 1998, will contribute to the Company's income for a
full fiscal quarter in future quarters.
During the six months ended June 30, 1998, the Company earned $1,442,000 in
development and asset management fees, $1,019,000 of which was earned during the
quarter ended June 30, 1998. No development and asset management fees were
earned during 1997. The Company began providing development and asset management
services on January 1, 1998 in connection with the Merger of the Company's
Advisor.
During the six months ended June 30, 1998 and 1997, operating expenses,
excluding interest and including depreciation and amortization, were $11,037,000
and $4,307,000, respectively (36.0% and 18.7%, respectively, of gross operating
revenues) of which $3,011,000 and $2,128,000 (19.7% and 17.6%, respectively, of
gross operating revenues) were incurred for the quarters ended June 30, 1998 and
1997, respectively. The increase in operating expenses for the six months ended
June 30, 1998, as compared to the six months ended June 30, 1997, is primarily
attributable to a $4,692,000 charge related to the costs incurred in acquiring
the Advisor from a related party. Operating expenses for the six months ended
June 30, 1998, excluding the costs relating to the acquisition of the Advisor,
were $6,345,000 (20.7 % of gross operating revenues). The costs relating to the
acquisition of the Advisor were incurred during the quarter ended March 31, 1998
and did not affect operating expenses for the quarter ended June 30, 1998. The
increase for the quarter and six months ended June 30, 1998, as compared to the
quarter and six months ended June 30, 1997, is also attributable to the increase
in depreciation expense as a result of the additional Properties acquired during
the six months ended June 30, 1998, and a full quarter of depreciation expense
relating to the 47 Properties and three buildings acquired during 1997. In
addition, during the quarter and six months ended June 30, 1997, the Company
paid an advisory fee to the Advisor. During the quarter and six months ended
June 30, 1998, the advisory fee was replaced with the actual personnel and other
operating costs associated with being internally managed. The increase in actual
personnel and other operating costs as compared to the advisory fee is
attributable to the increase in the Company's asset size and the commencement of
development, asset management and property management services. In accordance
with generally accepted accounting principles, certain costs relating to
acquisitions and development activities have been capitalized.
The Company recognized $5,868,000 and $5,094,000 in interest expense for the six
months ended June 30, 1998 and 1997, respectively, $2,868,000 and $2,731,000 of
which was expensed for the quarters ended June 30, 1998 and 1997, respectively.
Interest expense increased during the quarter and six months ended June 30,
1998, primarily as a result of interest expense related to the Notes issued in
March 1998. However, the increase was partially offset by a decrease in the
average interest rates and average borrowing levels of the Company's Credit
Facility.
In June 1998, the Financial Accounting Standards Board issued Statement of
Financial Accounting Standards No. 133, "Accounting for Derivative Instruments
and Hedging Activities." The Statement, which is effective for all fiscal
quarters of fiscal years beginning after June 1, 1999 establishes accounting and
reporting standards for derivative instruments, including certain derivative
instruments embedded in other contracts, (collectively referred to as
derivatives) and for hedging activities. The Statement requires that an entity
recognize all derivatives as either assets or liabilities in the balance sheet
and measure those instruments at fair value. The Company is currently reviewing
the Statement to see what impact, if any, it will have on the Company.
This information contains forward-looking statements within the meaning of
Section 27A of the Securities Act of 1933 and Section 21E of the Securities
Exchange Act of 1934. Although the Company believes that the expectations
reflected in such forward-looking statements are based upon reasonable
assumptions, the Company's actual results could differ materially from those set
forth in the forward-looking statements. Certain factors that might cause such a
difference include the following: changes in general economic conditions,
changes in real estate market conditions, continued availability of proceeds
from the Company's debt or equity capital, the ability of the Company to locate
suitable tenants for its Properties and the ability of tenants to make payments
under their respective leases.
<PAGE>
PART II. OTHER INFORMATION
Item 1. Legal Proceedings.
No material developments in legal proceedings as previously
reported in the Form 10-K for the year ended December 31,
1997.
Item 2. Changes in Securities. Not applicable.
Item 3. Defaults Upon Senior Securities. Not applicable.
Item 4. Submission of Matters to a Vote of Security Holders.
On June 5, 1998, the Company held its Annual Meeting of
Shareholders (the "Annual Meeting"). At the Annual Meeting,
the following nominees were elected to the Board of Directors
of the Company: Messrs. Robert A. Bourne (24,953,135 voted for
and 1,788,155 withheld), Edward Clark (24,946,221 voted for
and 1,795,069 withheld), Clifford R. Hinkle (24,953,796 voted
for and 1,787,494 withheld), Ted B. Lanier (24,961,217 voted
for and 1,780,073 withheld) and James M. Seneff, Jr.
(24,948,804 voted for and 1,792,487 withheld). In addition,
effective as of July 10, 1998, the shareholders approved
amendments to the Company's Articles of Incorporation to
authorize the issuance of up to 15,000,000 shares of preferred
stock and increase the authorized shares of excess stock from
90,000,000 to 105,000,000 (19,645,144 voted for and 2,086,361
voted against).
Item 5. Other Information. Not applicable.
Item 6. Exhibits and Reports on Form 8-K.
(a) The following exhibits are filed as a part of this
report.
3.1 Articles of Incorporation of the Registrant
(filed as Exhibit 3.3(i) to the Registrant's
Registration Statement No. 1-11290 on Form
8-B, and incorporated herein by reference).
3.2 Bylaws of the Registrant (filed as Exhibit
3.3(ii) to Amendment No. 2 to the Registrant's
Registration Statement No. 1-11290 on Form
8-B, and incorporated herein by reference).
3.3 Articles of Amendment to the Articles of
Incorporation of Registrant (filed as Exhibit
3.3 to the Registrant's Form 10-Q for the
quarter ended June 30, 1996, and incorporated
herein by reference).
3.4 Articles of Amendment to the Articles of
Incorporation of the Registrant (filed as
Exhibit 3.4 to the Registrant's Current
Report on Form 8-K dated February 18, 1998,
and filed with the Securities and Exchange
Commission on February 19, 1998, and
incorporated herein by reference).
4.1 Specimen Certificate of Common Stock, par
value $0.01 per share, of the Registrant
(filed as Exhibit 3.4 to the Registrant's
Registration Statement No. 1-11290 on Form
8-B, and incorporated herein by reference).
4.2 Form of Indenture dated March 25, 1998, by
and among Registrant and First Union
National Bank, Trustee, relating to
$100,000,00 of 7.125% Notes due 2008 (filed
as Exhibit 4.1 to the Registrant's Current
Report on Form 8-K dated March 20, 1998, and
incorporated herein by reference.)
4.3 Form of Supplement Indenture No. 1 dated
March 25, 1998, by and among Registrant and
First Union National Bank, Trustee, relating
to $100,000,000 of 7.125% Notes due 2008
(filed as Exhibit 4.2 to the Registrant's
Current Report on Form 8-K dated March 20,
1998, and incorporated herein by reference.)
4.4 Form of 7.125% Note due 2008 (filed as
Exhibit 4.3 to the Registrant's Current
Report on Form 8-K dated March 20, 1998, and
incorporated herein by reference.)
10.1 Letter Agreement dated July 10, 1992,
amending Stock Purchase Agreement dated
January 23, 1992 (filed as Exhibit 10.34 to
the Registrant's Quarterly Report on Form
10-Q for the quarter ended June 30, 1992,
and incorporated herein by reference).
10.2 Advisory Agreement between Registrant and
CNL Realty Advisors, Inc. effective as of
April 1, 1993 (filed as Exhibit 10.04 to
Amendment No.1 to the Registrant's
Registration Statement No.33-61214 on Form S-2,
and incorporated herein by reference).
10.3 1992 Commercial Net Lease Realty, Inc. Stock
Option Plan (filed as Exhibit No.10(x) to the
Registrant's Registration Statement No.
33-83110 on Form S-3, and incorporated herein
by reference).
10.4 Second Amended and Restated Line of Credit
and Security Agreement, dated December 7,
1995, among Registrant, certain lenders
listed therein and First Union National Bank
of Florida, as the Agent, relating to a
$100,000,000 loan (filed as Exhibit 10.14 to
the Registrant's Current Report on Form 8-K
dated January 18, 1996, and incorporated
herein by reference).
10.5 Secured Promissory Note, dated December 14,
1995, among Registrant and Principal Mutual
Life Insurance Company relating to a
$13,150,000 loan (filed as Exhibit 10.15 to
the Registrant's Current Report on Form 8-K
dated January 18, 1996, and incorporated
herein by reference).
10.6 Mortgage and Security Agreement, dated
December 14, 1995, among Registrant and
Principal Mutual Life Insurance Company
relating to a $13,150,000 loan (filed as
Exhibit 10.16 to the Registrant's Current
Report on Form 8-K dated January 18, 1996,
and incorporated herein by reference).
10.7 Loan Agreement, dated January 19, 1996,
among Registrant and Principal Mutual Life
Insurance Company relating to a $39,450,000
loan (filed as Exhibit 10.12 to the
Registrant's Annual Report on Form 10-K for
the year ended December 31, 1995, and
incorporated herein by reference).
10.8 Secured Promissory Note, dated January 19,
1996, among Registrant and Principal Mutual
Life Insurance Company relating to a
$39,450,000 loan (filed as Exhibit 10.13 to
the Registrant's Annual Report on Form 10-K
for the year ended December 31, 1995, and
incorporated herein by reference).
10.9 Third Amended and Restated Line of Credit
and Security Agreement, dated September 3,
1996, by and among Registrant, certain
lenders and First Union National Bank of
Florida, as the Agent, relating to a
$150,000,000 loan (filed as Exhibit 10.11 to
the Registrant's Quarterly Report on Form
10-Q for the quarter ended September 30,
1996, and incorporated herein by reference).
10.10 Second Renewal and Modification Promissory
Note, date September 3, 1996, by and among
Registrant and First Union National Bank of
Florida, as the Agent, relating to a
$150,000,000 loan (filed as Exhibit 10.12 to
the Registrant's Quarterly Report on Form
10-Q for the quarter ended September 30,
1996, and incorporated herein by reference).
10.11 Agreement and Plan of Merger dated May 15,
1997, by and among Commercial Net Lease
Realty, Inc. and Net Lease Realty II, Inc.
and CNL Realty Advisors, Inc. and the
Stockholders of CNL Realty Advisors, Inc.
(filed as Exhibit 10.1 to the Registrant's
Current Report on Form 8-K dated May 16,
1997, and incorporated herein by reference).
10.12 Fourth Amended and Restated Line of Credit
and Security Agreement, dated August 6,
1997, by and among Registrant, certain
lenders and First Union National Bank, as
the Agent, relating to a $200,000,000 loan
(filed as Exhibit 10 to the Registrant's
Current Report on Form 8-K dated September
12, 1997, and incorporated herein by
reference).
(b) No reports on Form 8-K were filed during the quarter
ended June 30, 1998.
<PAGE>
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.
DATED this 14th day of August, 1998.
COMMERCIAL NET LEASE REALTY, INC.
By: /s/ Gary M. Ralston
--------------------
Gary M. Ralston
President
By: /s/ Kevin B. Habicht
----------------------
Kevin B. Habicht
Chief Financial Officer
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from the balance
sheet of Commercial Net Lease Realty, Inc. at June 30, 1998, and its statement
of earnings for the six months then ended and is qualified in its entirely by
reference to the Form 10-Q of Commercial Net Lease Realty, Inc. for the six
months ended June 30, 1998.
</LEGEND>
<S> <C>
<PERIOD-TYPE> 6-MOS
<FISCAL-YEAR-END> DEC-31-1998
<PERIOD-START> JAN-01-1998
<PERIOD-END> JUN-30-1998
<CASH> 839,000
<SECURITIES> 0
<RECEIVABLES> 1,887,000
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 0<F1>
<PP&E> 465,046,000
<DEPRECIATION> 15,037,000
<TOTAL-ASSETS> 585,571,000
<CURRENT-LIABILITIES> 0<F1>
<BONDS> 0
0
0
<COMMON> 293,000
<OTHER-SE> 379,712,000
<TOTAL-LIABILITY-AND-EQUITY> 585,571,000
<SALES> 0
<TOTAL-REVENUES> 30,626,000
<CGS> 0
<TOTAL-COSTS> 11,037,000
<OTHER-EXPENSES> 0
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 5,868,000
<INCOME-PRETAX> 13,903,000
<INCOME-TAX> 0
<INCOME-CONTINUING> 13,903,000
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 13,903,000
<EPS-PRIMARY> 0.48
<EPS-DILUTED> 0.48
<FN>
<F1>Due to the nature of its industry, Commercial Net Lease Realty, Inc. has an
unclassified balance sheet; therefore, no values are shown above for current
assets and current liabilities.
</FN>
</TABLE>
