ELS Reports Third Quarter Results

·18 min read

Continued Strong Performance; Guidance Update

CHICAGO, October 18, 2021--(BUSINESS WIRE)--Equity LifeStyle Properties, Inc. (NYSE: ELS) (referred to herein as "we," "us," and "our") today announced results for the quarter and nine months ended September 30, 2021. All per share results are reported on a fully diluted basis unless otherwise noted.

Financial Results for the Quarter and Nine Months Ended September 30, 2021

For the quarter ended September 30, 2021, total revenues increased $47.9 million, or 16.8 percent, to $332.9 million compared to $285.0 million for the same period in 2020. For the quarter ended September 30, 2021, net income available for Common Stockholders increased $20.0 million, or $0.10 per Common Share, to $70.6 million, or $0.38 per Common Share, compared to $50.6 million, or $0.28 per Common Share, for the same period in 2020.

For the nine months ended September 30, 2021, total revenues increased $126.8 million, or 15.5 percent, to $946.4 million compared to $819.6 million for the same period in 2020. For the nine months ended September 30, 2021, net income available for Common Stockholders increased $33.3 million, or $0.18 per Common Share, to $196.9 million, or $1.08 per Common Share, compared to $163.6 million, or $0.90 per Common Share, for the same period in 2020.

Non-GAAP Financial Measures and Portfolio Performance

For the quarter ended September 30, 2021, Funds from Operations ("FFO") available for Common Stock and OP Unit holders increased $28.7 million, or $0.15 per Common Share, to $124.5 million, or $0.65 per Common Share, compared to $95.8 million, or $0.50 per Common Share, for the same period in 2020. For the nine months ended September 30, 2021, FFO available for Common Stock and OP Unit holders increased $65.0 million, or $0.33 per Common Share, to $362.6 million, or $1.88 per Common Share, compared to $297.6 million, or $1.55 per Common Share, for the same period in 2020.

For the quarter ended September 30, 2021, Normalized Funds from Operations ("Normalized FFO") available for Common Stock and OP Unit holders increased $19.0 million, or $0.10 per Common Share, to $124.5 million, or $0.65 per Common Share, compared to $105.5 million, or $0.55 per Common Share, for the same period in 2020. For the nine months ended September 30, 2021, Normalized FFO available for Common Stock and OP Unit holders increased $55.6 million, or $0.29 per Common Share, to $365.4 million, or $1.90 per Common Share, compared to $309.8 million, or $1.61 per Common Share, for the same period in 2020.

For the quarter ended September 30, 2021, property operating revenues, excluding deferrals, increased $35.8 million to $308.7 million, compared to $272.9 million for the same period in 2020. For the nine months ended September 30, 2021, property operating revenues, excluding deferrals, increased $99.6 million to $889.1 million, compared to $789.5 million for the same period in 2020. For the quarter ended September 30, 2021, income from property operations, excluding deferrals and property management, increased $22.2 million to $172.8 million, compared to $150.6 million for the same period in 2020. For the nine months ended September 30, 2021, income from property operations, excluding deferrals and property management, increased $55.7 million to $509.6 million, compared to $453.9 million for the same period in 2020.

For the quarter ended September 30, 2021, Core property operating revenues, excluding deferrals, increased approximately 8.5 percent and Core income from property operations, excluding deferrals and property management, increased approximately 10.7 percent compared to the same period in 2020. For the nine months ended September 30, 2021, Core property operating revenues, excluding deferrals, increased approximately 8.5 percent and Core income from property operations, excluding deferrals and property management, increased approximately 9.0 percent compared to the same period in 2020.

Business Updates

Page 1 of this Earnings Release and Supplemental Financial Information provides an update on operations and guidance.

Investment Activity

In August 2021, we acquired a portion of Pirateland Camping Resort located in Myrtle Beach, South Carolina for $110.8 million. Pirateland is a 1,484 site RV community, and the ELS parcel contains 813 sites and approximately 1,800 feet of waterfront. Pirateland, including the ELS parcel, is managed by a tenant pursuant to existing ground leases. The ground lease with respect to the ELS parcel expires in February 2025. The acquisition was funded with proceeds from our unsecured line of credit.

As part of our strategy to expand owned communities with additional developed sites, in September 2021, we completed the acquisition of a parcel of land adjacent to one of our properties in Nokomis, Florida for a purchase price of $10.4 million, which was funded with available cash.

On October 14, 2021, we acquired our joint venture partner’s 50% interest in Voyager RV Resort. The purchase price to acquire our partner’s interest consisted of debt assumption of $20.1 million and $35.2 million payment primarily comprised of Operating Partnership units and the remainder in cash. Upon closing the acquisition, we became the resort’s sole owner. Voyager, located in Tucson, AZ, is a resort with 1,801 sites of which 1,576 are RV and 225 are MH. The resort was recently awarded the Mega Park of the Year Award by the Arizona Association of RV Parks and Campgrounds. This marks the third time since 2014 the resort has been honored with this award.

About Equity LifeStyle Properties

We are a self-administered, self-managed real estate investment trust ("REIT") with headquarters in Chicago. As of October 18, 2021, we own or have an interest in 436 quality properties in 33 states and British Columbia consisting of 167,123 sites.

For additional information, please contact our Investor Relations Department at (800) 247-5279 or at investor_relations@equitylifestyle.com.

Conference Call

A live webcast of our conference call discussing these results will take place tomorrow, Tuesday, October 19, 2021, at 10:00 a.m. Central Time. Please visit the Investor Relations section at www.equitylifestyleproperties.com for the link. A replay of the webcast will be available for two weeks at this site.

Forward-Looking Statements

In addition to historical information, this press release includes certain "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995. When used, words such as "anticipate," "expect," "believe," "project," "intend," "may be" and "will be" and similar words or phrases, or the negative thereof, unless the context requires otherwise, are intended to identify forward-looking statements and may include without limitation, information regarding our expectations, goals or intentions regarding the future, and the expected effect of our acquisitions. These forward-looking statements are subject to numerous assumptions, risks and uncertainties, including, but not limited to:

  • our ability to control costs and real estate market conditions, our ability to retain customers, the actual use of sites by customers and our success in acquiring new customers at our properties (including those that we may acquire);

  • our ability to maintain historical or increase future rental rates and occupancy with respect to properties currently owned or that we may acquire;

  • our ability to attract and retain customers entering, renewing and upgrading membership subscriptions;

  • our assumptions about rental and home sales markets;

  • our assumptions and guidance concerning 2021 growth rates and Net Income and Normalized FFO per share data and our preliminary guidance on Core MH and Core RV annual rate growth for 2022;

  • our ability to manage counterparty risk;

  • our ability to renew our insurance policies at existing rates and on consistent terms;

  • in the age-qualified properties, home sales results could be impacted by the ability of potential home buyers to sell their existing residences as well as by financial, credit and capital markets volatility;

  • results from home sales and occupancy will continue to be impacted by local economic conditions, lack of affordable manufactured home financing and competition from alternative housing options including site-built single-family housing;

  • impact of government intervention to stabilize site-built single-family housing and not manufactured housing;

  • effective integration of recent acquisitions and our estimates regarding the future performance of recent acquisitions;

  • the completion of future transactions in their entirety, if any, and timing and effective integration with respect thereto;

  • unanticipated costs or unforeseen liabilities associated with recent acquisitions;

  • our ability to obtain financing or refinance existing debt on favorable terms or at all;

  • the effect of interest rates;

  • the effect from any breach of our, or any of our vendors', data management systems;

  • the dilutive effects of issuing additional securities;

  • the outcome of pending or future lawsuits or actions brought by or against us, including those disclosed in our filings with the Securities and Exchange Commission; and

  • other risks indicated from time to time in our filings with the Securities and Exchange Commission.

Our guidance acknowledges the existence of volatile economic conditions, which may impact our current guidance assumptions. Factors impacting 2021 and preliminary 2022 guidance include, but are not limited to the following: (i) the mix of site usage within the portfolio; (ii) yield management on our short-term resort and marina sites; (iii) scheduled or implemented rate increases on community, resort and marina sites; (iv) scheduled or implemented rate increases in annual payments under membership subscriptions; (v) occupancy changes; (vi) our ability to attract and retain membership customers; (vii) our ability to integrate and operate recent acquisitions in accordance with our estimates; (viii) completion of pending transactions in their entirety and on assumed schedule; (ix) ongoing legal matters and related fees; and (x) costs to restore property operations and potential revenue losses following storms or other unplanned events. In addition, these forward-looking statements, including our 2021 and preliminary 2022 guidance are subject to risks related to the COVID-19 pandemic, many of which are unknown, including the duration of the pandemic, the extent of the adverse health impact on the general population and on our residents, customers, and employees in particular, its impact on the employment rate and the economy, the extent and impact of governmental responses, and the impact of operational changes we have implemented and may implement in response to the pandemic.

For further information on these and other factors that could impact us and the statements contained herein, refer to our filings with the Securities and Exchange Commission, including the "Risk Factors" section in our most recent Annual Report on Form 10-K and subsequent quarterly reports on Form 10-Q.

These forward-looking statements are based on management's present expectations and beliefs about future events. As with any projection or forecast, these statements are inherently susceptible to uncertainty and changes in circumstances. We are under no obligation to, and expressly disclaim any obligation to, update or alter our forward-looking statements whether as a result of such changes, new information, subsequent events or otherwise.

Supplemental Financial Information

Operations and Guidance Update

We have continued our strong performance in 2021, as marked by these key operational and financial accomplishments:

  • Normalized FFO per common share on a fully diluted basis was $0.65 for the quarter ended September 30, 2021, 18% higher than the quarter ended September 30, 2020.

  • Core Portfolio generated growth of 11% in income from property operations, excluding deferrals and property management, for the third quarter of 2021 compared to the quarter ended September 30, 2020.

  • MH occupancy within our Core Portfolio increased by 60 sites during the quarter ended September 30, 2021 from the quarter ended June 30, 2021.

  • Membership sales and expenses, consisting of membership upgrade sales and expenses, as well as commissions on camping and Trails Collection passes, contributed $3.6 million for the quarter ended September 30, 2021, an increase of $2.0 million, or 129%, compared to the quarter ended September 30, 2020.

  • New home sales of 338 for the quarter ended September 30, 2021 represents the highest quarterly new home sales volume in ELS history.

  • All properties continue to be open subject to seasons of operation and state and local guidelines.

4th Quarter and 2021 Full Year Guidance (1)

4th Quarter

Full Year

Core MH rate growth

4.2%

4.2%

Core RV Annual rate growth

4.4%

4.2%

Core Income from property operations, excluding deferrals and property management growth rate

6.5% to 7.1%

8.1% to 8.7%

Net Income/share

$0.32 to $0.38

$1.40 to $1.46

Normalized FFO/share

$0.57 to $0.63

$2.47 to $2.53

Preliminary 2022 rent rate growth assumptions

  • By October month-end, we will have sent 2022 rent increase notices to 48% of our MH residents. The average rent increase of these notices support our preliminary expectations for 2022 Core MH rate growth of 4.6%-4.8%.(1)

  • We have set RV annual rates for the 2022 season for 95% of our annual sites. These rates support our preliminary expectations for 2022 Core RV annual rate growth of 4.9%-5.1%.(1)

_______________________

(1)

Core MH and RV Annual rate growth estimates for 2021 represent management's estimate of the most likely outcome. Fourth quarter and full year 2021 guidance ranges represent a range of possible outcomes and the midpoint reflects management's estimate of the most likely outcome. Actual growth rates and per share amounts could vary materially from growth rates and per share amounts presented above if any of our assumptions, including occupancy and rate changes, our ability to integrate and operate recent acquisitions and costs to restore property operations and potential revenue losses following storms or other unplanned events, is incorrect. See Forward-Looking Statements in this release for additional factors impacting our 2021 guidance assumptions.

Investor Information

Equity Research Coverage (1)

Bank of America Securities

Barclays

Berenberg Bank

Jeffrey Spector/ Joshua Dennerlein

Anthony Powell

Keegan Carl

BMO Capital Markets

Citi Research

Colliers Securities

John Kim

Michael Bilerman/ Nick Joseph

David Toti

Evercore ISI

Green Street Advisors

RBC Capital Markets

Steve Sakwa/ Samir Khanal

John Pawlowski

Brad Heffern

Robert W. Baird & Company

UBS

Wes Golladay

Michael Goldsmith

______________________

1.

Any opinions, estimates or forecasts regarding our performance made by these analysts or agencies do not represent our opinions, forecasts or predictions. We do not, by reference to these firms, imply our endorsement of or concurrence with such information, conclusions or recommendations.

Financial Highlights

(In millions, except Common Shares and OP Units outstanding and per share data, unaudited)

As of and for the Three Months Ended

Sept 30,
2021

Jun 30,
2021

Mar 31,
2021

Dec 31,
2020

Sept 30,
2020

Operating Information

Total revenues

$

332.9

$

317.4

$

296.0

$

271.9

$

285.0

Net income

$

74.1

$

64.1

$

69.0

$

68.4

$

53.5

Net income available for Common Stockholders

$

70.6

$

61.1

$

65.2

$

64.6

$

50.6

Adjusted EBITDAre (1)

$

150.8

$

144.6

$

147.9

$

133.1

$

129.7

FFO available for Common Stock and OP Unit holders (1)(2)

$

124.5

$

117.6

$

120.6

$

108.9

$

95.8

Normalized FFO available for Common Stock and OP Unit holders (1)(2)

$

124.5

$

118.3

$

122.6

$

108.9

$

105.5

Funds Available for Distribution ("FAD") for Common Stock and OP Unit holders (1)(2)

$

106.1

$

99.0

$

111.0

$

91.1

$

90.0

Common Shares and OP Units Outstanding (In thousands) and Per Share Data

Common Shares and OP Units, end of the period

192,852

192,847

192,779

192,710

192,704

Weighted average Common Shares and OP Units outstanding - Fully Diluted

192,736

192,701

192,685

192,578

192,537

Net income per Common Share - Fully Diluted (3)

$

0.38

$

0.33

$

0.36

$

0.35

$

0.28

FFO per Common Share and OP Unit - Fully Diluted

$

0.65

$

0.61

$

0.63

$

0.57

$

0.50

Normalized FFO per Common Share and OP Unit - Fully Diluted

$

0.65

$

0.61

$

0.64

$

0.57

$

0.55

Dividends per Common Share

$

0.3625

$

0.3625

$

0.3625

$

0.3425

$

0.3425

Balance Sheet

Total assets

$

4,982

$

4,824

$

4,786

$

4,419

$

4,260

Total liabilities

$

3,673

$

3,522

$

3,481

$

3,114

$

2,961

Market Capitalization

Total debt (4)

$

3,154

$

3,010

$

3,012

$

2,695

$

2,529

Total market capitalization (5)

$

18,216

$

17,340

$

15,280

$

14,905

$

14,342

Ratios

Total debt / total market capitalization

17.3

%

17.4

%

19.7

%

18.1

%

17.6

%

Total debt / Adjusted EBITDAre (6)

5.5

5.4

5.7

5.2

5.0

Interest coverage (7)

5.5

5.4

5.2

5.1

4.9

Fixed charges(8)

5.4

5.3

5.1

5.0

4.9

______________________

1.

See Non-GAAP Financial Measures Definitions and Reconciliations at the end of the supplemental financial information for definitions of Adjusted EBITDAre, FFO, Normalized FFO and FAD and a reconciliation of Consolidated net income to Adjusted EBITDAre.

2.

See page 8 for a reconciliation of Net income available for Common Stockholders to Non-GAAP financial measures FFO available for Common Stock and OP Unit holders, Normalized FFO available for Common Stock and OP Unit holders and FAD for Common Stock and OP Unit holders.

3.

Net income per Common Share - Fully Diluted is calculated before Income allocated to non-controlling interest - Common OP Units.

4.

Excludes deferred financing costs of approximately $29.4 million as of September 30, 2021.

5.

See page 15 for the calculation of market capitalization as of September 30, 2021.

6.

Calculated using trailing twelve months Adjusted EBITDAre.

7.

Calculated by dividing trailing twelve months Adjusted EBITDAre by the interest expense incurred during the same period.

8.

See Non-GAAP Financial Measures Definitions and Reconciliations at the end of the supplemental financial information for a definition of fixed charges. This ratio is calculated by dividing trailing twelve months Adjusted EBITDAre by the sum of fixed charges and preferred stock dividends, if any, during the same period.

Consolidated Balance Sheets

(In thousands, except share and per share data)

September 30, 2021

December 31, 2020

(unaudited)

Assets

Investment in real estate:

Land

$

1,969,487

$

1,676,636

Land improvements

3,783,255

3,543,479

Buildings and other depreciable property

1,042,086

940,311

6,794,828

6,160,426

Accumulated depreciation

(2,056,260

)

(1,924,585

)

Net investment in real estate

4,738,568

4,235,841

Cash and restricted cash

40,272

24,060

Notes receivable, net

39,947

35,844

Investment in unconsolidated joint ventures

20,632

19,726

Deferred commission expense

46,748

42,472

Other assets, net

95,693

61,026

Total Assets

$

4,981,860

$

4,418,969

Liabilities and Equity

Liabilities:

Mortgage notes payable, net

$

2,606,999

$

2,444,930

Term loan, net

297,288

Unsecured line of credit

220,000

222,000

Accounts payable and other liabilities

186,258

129,666

Deferred membership revenue

173,222

150,692

Accrued interest payable

8,879

8,336

Rents and other customer payments received in advance and security deposits

109,983

92,587

Distributions payable

70,009

66,003

Total Liabilities

3,672,638

3,114,214

Equity:

Preferred stock, $0.01 par value, 10,000,000 shares authorized as of September 30, 2021 and December 31, 2020; none issued and outstanding.

Common stock, $0.01 par value, 600,000,000 shares authorized as of September 30, 2021 and December 31, 2020; 183,824,165 and 182,230,631 shares issued and outstanding as of September 30, 2021 and December 31, 2020, respectively.

1,828

1,813

Paid-in capital

1,427,606

1,411,397

Distributions in excess of accumulated earnings

(181,941

)

(179,523

)

Accumulated other comprehensive income (loss)

325

Total Stockholders’ Equity

1,247,818

1,233,687

Non-controlling interests – Common OP Units

61,404

71,068

Total Equity

1,309,222

1,304,755

Total Liabilities and Equity

$

4,981,860

$

4,418,969

Consolidated Income Statements

(In thousands, unaudited)

Quarters Ended September 30,

Nine Months Ended September 30,

2021

2020

2021

2020

Revenues:

Rental income

$

269,573

$

238,869

$

774,293

$

696,178

Annual membership subscriptions

15,127

13,442

43,048

39,476

Membership upgrade sales current period, gross

10,122

6,631

29,343

16,522

Membership upgrade sales upfront payments, deferred, net

(7,253

)

(4,171

)

(21,134

)

(9,379

)

Other income

12,053

12,268

36,759

33,007

Gross revenues from home sales

27,276

13,070

66,923

33,245

Brokered resale and ancillary services revenues, net

2,956

1,648

8,422

2,011

Interest income

1,805

1,801

5,314

5,399

Income from other investments, net

1,238

1,428

3,396

3,093

Total revenues

332,897

284,986

946,364

819,552

Expenses:

Property operating and maintenance

109,164

99,566

300,700

268,465

Real estate taxes

18,408

15,981

54,154

49,490

Sales and marketing, gross

6,513

5,054

18,987

13,308

Membership sales commissions, deferred, net

(1,468

)

(630

)

(4,405

)

(1,327

)

Property management

17,015

14,527

48,955

44,344

Depreciation and amortization

44,414

38,581

138,127

115,937

Cost of home sales

25,847

12,866

64,571

33,627

Home selling expenses

1,203

1,241

3,855

3,535

General and administrative

10,401

9,692

31,141

31,156

Other expenses

797

658

2,295

1,885

Early debt retirement

9,732

2,784

10,786

Interest and related amortization

27,361

25,218

80,767

77,540

Total expenses

259,655

232,486

741,931

648,746

Loss on sale of real estate, net

(59

)

Income before equity in income of unconsolidated joint ventures

73,242

...

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