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November 2016
Company Overview
To be the real estate leader and partner-of-choice in creating distinctive places to live, work, and shop.
OUR MISSION
Forest City is a leading owner, operator, and developer of distinctive and diversified real estate projects in
select core markets, which create value for our customers, shareholders, and communities through place
creation, sustainable practices, and a long-term investment perspective.
We operate by developing meaningful relationships and leveraging our entrepreneurial capabilities with
creative and talented associates who embrace our core values.
Build a strong,
sustaining capital
structure, improved
balance sheet and debt
metrics
Core
Urban
Focus
Strong
Results
Balance
Sheet
Progress
Reduced leverage
from 13.1x at Year
Ended 2011, to 8.4x
Net Debt to Adjusted
EBITDA* and
improved operating
metrics across all
asset classes.
See page 33 of the supplemental package, furnished to the SEC on form 8-K on November 3, 2016.
Margin
Improvement
Growth
Opportunity
Robust pipeline of
entitlements primarily
in our core markets to
fuel future growth.
REIT
DEVELOPMENT RATIO <10%
OFFICE
LEVERAGE ~8.4X
TARGET ~7.5X
RETAIL
QUARTERLY DIVIDEND
APARTMENTS
FEDERALLY ASSISTED
HOUSING
MILITARY HOUSING
HOTELS
BARCLAYS ARENA
BROOKLYN NETS
LAND
7
APARTMENTS
AMENITY RETAIL
SAN FRANCISCO
NY Times Building
SKY55
DENVER
Core 1
87%
CHICAGO
Stapleton
LOS ANGELES
Retail
26%
WASHINGTON D.C.
Victoria Gardens
Foundry Lofts
DALLAS
3700M
PHILADELPHIA
Product
Type
Museum Towers
Apartments
31%
NOI 6%
NOI < 6%
86JT: 660556_1.wor
Core markets include those mentioned in the map and regional malls outside of these markets.
Office
43%
(1)
(2)
(3)
10
(3 )
Office
Retail
54%
25%
9%
0%
1%
2%
2%
0%
0%
34%
0%
6%
23%
13%
0%
0%
4%
0%
0%
20%
3%
3%
1%
0%
1%
0%
100%
100%
(1)
Apartments
(2 )
12%
7%
13%
5%
9%
8%
6%
5%
4%
0%
Total "Core NOI"
14%
1%
14%
Non-Core Market NOI
100%
Excludes military housing, Arena, straight-line rent adjustments, recently-opened properties/redevelopments in our development segment, non-capitalizable development costs
and unallocated management and service company overhead.
Includes limited-distribution federally assisted housing.
Represents Regional Malls located in Non-Core Markets. Regional Malls located in Core Markets are included in their applicable Core markets.
Total NOI by
Market
35.9%
13.1%
9.3%
7.5%
6.6%
3.5%
2.7%
2.5%
1.2%
5.1%
87.4%
5.7%
1.9%
5.0%
12.6%
100%
Core Markets:
New York City
Washington DC
Denver
Los Angeles
Boston
San Francisco
Chicago
Philadelphia
Dallas
(2)
(3)
(4)
11
Retail
25%
16%
37%
78%
0%
49%
0%
0%
0%
Apartments
10%
44%
63%
22%
17%
43%
73%
70%
100%
0%
100%
0%
18%
75%
9%
0%
9%
0%
82%
16%
91%
43%
26%
31%
55%
5%
40%
Office
65%
40%
0%
0%
83%
8%
27%
30%
0%
(4 )
Excludes military housing, Arena, straight-line rent adjustments, recently-opened properties/redevelopments in our development segment, non-capitalizable development costs and unallocated
management and service company overhead.
Includes limited distribution federally assisted housing
Represents Regional Malls located in Non-Core Markets. Regional Malls located in Core Markets are included in their applicable Core markets.
In late August, the company announced that it was reviewing strategic alternatives for its retail portfolio. This excludes the ownership interest in those 14 regional malls and 19 specialty retail
centers.
(2 )
Other,
9%
Greater
Washington
DC (1), 9%
New York,
54%
Boston,
25%
12
$2,000
95.2%
95.5%
95.1%
94.1%
94.5%
$1,500
93.0%
$1,936
$1,488
$980
88.0%
$951
$1,873
Core Markets
$1,440
Non-Core Markets
75 Multifamily Properties
25,078 Total Leasable Units (17,545 at Company Share)
94.0%
91.0%
$1,000
$500
97.0%
85.0%
Total Comparable
Apartments
2015 Average Rent
2015 Economic Occupancy
(2)
14 Regional Malls
15.4M Total s.f., 8.0M GLA
$570
$555
$558
$558
$554
$555
$550
$540
September 30, December 31,
2015
2015
(1)
March 31,
2016
All sales data is derived from schedules provided by our tenants and is not subject to the same internal control and verification procedures that are applied to the other data supplied in the
supplemental package furnished to the SEC on November 3, 2016.
June 30,
2016
September 30,
2016
Operational Excellence
15
Q3 2016 RESULTS
AT A GLANCE
Q3 2016
% Change
Q3 2015
(430,861)
-42.6%
(302,219)
(1)
(225,017)
-692.9%
37,955
(1)
(0.87)
-680.0%
0.15
95,407
-1.4%
96,717
147,997
0.8%
146,833
39,935
1.6%
39,292
65,372
-0.4%
65,626
42,690
1.8%
41,915
(1)
16
(2)
(2)
87.4%
1.4%
The third-quarter Net Earnings and FFO Variances, compared with results for the prior year, are primarily related to significant third-quarter impairments of nondepreciable real estate in 2016 compared with prior year.
Compares the nine months ended September 30, 2016 to the nine months ended September 30, 2015.
86.0%
Q3 2016 RESULTS
AT A GLANCE
(1)
Development Ratio
FCE Regional Mall Sales per square foot (PSF) (Rolling 12-month basis)
-2.3%
8.6x
7.2%
-0.1%
7.3%
550
-0.9%
Contractual Rent
12 Month Same-Space Regional Mall Leasing Spread PSF (New vs Expiring)
12 Month Same-Space Office Leasing Spread PSF (New vs Expiring) (2)
(1)
(2)
17
(2)
% Change
1,489
PSF
8.4x
Q3 2016
Residential Total Comparable Monthly Average Rental Rates per unit
% Change
(1)
2.8%
555
Q3 2015
1,449
Prior Rent
% Change
PSF
(1)
58.55
15.7%
50.59
38.08
10.9%
34.33
Q3 2016 excludes the annualized effect of Q3 2016 write-offs of abandoned development projects of $10,058 ($40,232 annualized).
Retail and Office contractual rent per square foot includes base rent and fixed additional charges for common area maintenance and real estate taxes as of rental commencement.
Retail contractual rent per square foot also includes fixed additional marketing/promotional charges. For all expiring leases, contractual rent per square foot includes any applicable
escalations.
YE 2011
YE 2014
YE 2015
Q3 2016
0.4x (2)(3)
Elimination of
Recourse Debt,
net & Projected
Asset Sales
0.5x4
2016 Openings
& Comp NOI
Growth
0.3x5
~7.2x
Margin
Expansion
YE 2017
Note: This information is illustrative. It is based on a number of significant assumptions, some of which are identified below, any or all which may turn out to be
untrue. You should not place undue reliance on this forward-looking information. There can be no assurance that these plans will be implemented, or if
implemented, that will be effective in achieving our strategic goals.
1
2
3
See page 33 of the supplemental package, furnished to the SEC on form 8-K on November 3, 2016.
Assumes the elimination of the Companys outstanding $112M of recourse debt, net. There can be no assurance that any or all will be eliminated.
Reflects ~$125M of projected cash proceeds from the sale of our Federally assisted housing portfolio and the expansion of our QIC joint ventures. Mortgage
debt of ~$208M was removed and also EBITDA of ~$26M (annualized).
4 Assumes 5.5% cash on cost return of 9 projects (~$29M) with YTD 2016 openings and anticipated openings in 2016 including additional project level debt
through completion (~$53M), as well as a 3% Comparable NOI increase.
5 Reflects targeted cost savings and revenue enhancement on an annual basis, of which action has been taken on approximately half YTD 2016. Margin expansion
results may differ based on the amount of costs capitalized to active development projects versus being expensed.
18
Item
Q3 2 0 1 6
(1)
(17,917)
(2)
Total
Item
(1)
(1)
(2)
19
(10,921)
(2)
(2)
C hange
(6,996)
(6,385)
6,935
(3,758)
(9,219)
5,461
(21,125)
(26,525)
5,400
Y TD 2 0 1 6 Y TD 2 0 1 5
Total
550
Q3 2 0 1 5
C hange
(51,779)
(38,775)
(13,004)
(3,898)
(17,460)
13,562
(23,491)
(32,149)
8,658
(79,168)
(88,384)
9,216
See pages 11 in the supplemental package furnished to the SEC on November 3, 2016.
See page 23-24 in the supplemental package furnished to the SEC on November 3, 2016.
Operations
Office Real Estate
Life Science
Cambridge
Other Life Science
New York
Manhattan
Brooklyn
Central Business District
Suburban/Other
Subtotal Office
Retail Real Estate
Regional Malls
Specialty Retail Centers
Subtotal Retail
Apartm ent Real Estate
Apartments, Core-Markets
Apartments, Non-Core Markets
Subtotal Apartment Product Type
Federal Assisted Housing
Subtotal Apartments
Subtotal
Straight-line rent adjustments
Other operations
Total Operations
Developm ent
Recently-Opened Properties/Redevelopment
Straight-line rent adjustments
Other Development
Total Developm ent
20
N OI
A
( 1)
16.2
5.1
14.0
22.6
5.1
3.3
66.3
28.2
12.0
40.2
34.1
10.8
$
44.9
4.6
49.5
$ 156.0
2.5
0.5
$ 159.0
$
1.8
0.3
(4.1)
(2.0)
Adjustm ents
B
$
$
( 2)
1.9
(0.5)
1.4
0.3
0.6
0.9
0.3
1.2
2.6
2.6
4.3
(5.5)
(1.2)
N OI
= A+ B
18.1
5.1
14.0
22.6
4.6
3.3
67.7
28.2
12.0
40.2
$
$
34.4
11.4
45.8
4.9
50.7
158.6
2.5
0.5
161.6
6.1
0.3
(9.6)
(3.2)
Stabiliz ed N OI
N onrecourse
( 3)
72.4
20.4
56.0
90.4
18.4
13.2
270.8
112.8
48.0
160.8
$
$
137.6
45.6
183.2
19.6
202.8
634.4
10.0
2.0
646.4
24.4
1.2
(38.4)
(12.8)
Debt, net
( 4)
(431.8)
(156.2)
(638.7)
(411.8)
(136.7)
(83.1)
(1,858.3)
(1,068.7)
(485.3)
(1,554.0)
$
$
(1,351.0)
(311.0)
(1,662.0)
(141.8)
(1,803.8)
(5,216.1)
(5,216.1)
(166.5)
(166.5)
(CONTINUED)
N onrecourse
Book Value
$
519.2
$
282.0
Debt, net
$
(108.1)
$
(186.2)
$
$
Value
411.1
95.8
$
$
47.6
31.8
$
$
$
$
$
47.6
23.4
5 7 7 .9
$
$
442.2
254.9
$
$
442.2
254.9
$
$
$
$
264.6
413.0
60.2
94.2
$
264.6
$
413.0
$
60.2
$
94.2
$ 1 ,5 2 9 .1
$
$
$
$
$
(112.1)
112.1
(130.3)
$
$
$
$
$
(112.1)
112.1
(130.3)
(707.2)
$
$
(707.2)
(8 3 7 .5 )
21
N et Book
( 4)
(8.4)
266.9
NAV Components
as of 9/30/2016
A
B
A x B= C
22
$
$
$
=C - D
21.09
266.9
5,628.9
577.9
1,529.1
(837.5)
1,269.5
4,359.4
5,382.6
9,742.0
633.6
6.5%
DENVER
399 Apartment Units
7,000 SF Retail GLA
$88.4 MM Cost at Company Share
LOS ANGELES
391 Apartment Units
15,000 SF Retail GLA
$36.2 MM Cost at Company Share
WASHINGTON D.C.
365 Apartment Units
5,000 SF Retail GLA
$38.4 MM Cost at Company Share
DALLAS
389 Apartment Units
4,250 SF Retail GLA
31.1 MM Cost at Company Share
Jersey City
9,000 SF Retail GLA
421 Apartment Units
$107.1 MM Cost at Company Share
NOI 6%
PHILADELPHIA
286 Apartment Units
$28.7 MM Cost at Company Share
NOI < 6%
23
86JT: 660556_1.wor
Core markets include those mentioned in the map and regional malls outside of these markets.
Location
No. of
Units
GLA
27.9
24.6
29.6
8.8
90.9
286
365
391
389
1,431
5,000
15,000
4,250
24,250
34.1
73.1
27.7
134.9
26.0
57.9
309.7
298
278
303
879
399
421
3,130
7,000
28,000
35,000
7,000
9,000
75,250
98.5
408.2
Lease %
(d)
(in millions)
Philadelphia, PA
Washington, D.C.
Los Angeles, CA
Dallas, TX
Q4-16
Q1-17
Q3-17
Q1-18/Q2-18
25 %
25 %
25 %
25 %
Brooklyn, NY
Brooklyn, NY
Brooklyn, NY
Brooklyn, NY
Q4-16/Q4-17
Q1-17/Q3-17
Q2-17/Q2-18
Q4-16/Q1-18
30 %
30 %
30 %
30 %
(f)
(f)
(f)
(f)
30 %
30 %
30 %
30 %
Denver, CO
Jersey City, NJ
Q2-17/Q4-17
Q1-18
95 %
50 % (f)
95 %
50 %
Office:
The Bridge at Cornell Tech
Total Projects Under Construction (h)
Estimated Initial Yield on Cost
Roosevelt Island, NY
Q2-17
100 %
25 %
25 %
25 %
25 %
114.4
142.9
140.1
121.2
518.6
$
168.1
362.7
202.7
46.2
779.7
93.1
214.1
1,605.5
164.1
1,769.6
100 %
28.7
38.4
36.2
31.1
134.4
$
47.2
98.0
55.6
4.1
204.9
88.4
107.1
534.8
164.1
698.9
125.1
275.1
108.3
32.3
540.8
27.3
113.4
1,001.5
98.5
1,100.0
See footnotes on page 39 of the supplemental package, furnished to the SEC on form 8-K on November 3, 2016.
24
104.0
87.1
97.5
31.4
320.0
$
235,000
39 %
Appendix
26
Total NOI
New York
City
36%
27
Apartments
10%
FCRT Portfolio
OFFICE
882,000 SF
Harlem Office
147,000
735,000
APARTMENTS
1,230 Units
8 Spruce Street
899
Worth Street
331
RETAIL
Office
65%
(1)
961,000 SF
42nd Street
312,000
523,000
Harlem Center
126,000
100%
3.8%
95.9%
5.4%
96.4%
2.2%
28
Total NOI
New York
City
36%
Apartments
10%
Metrotech - Brooklyn, NY
FCRT Portfolio
OFFICE
29
3.6M SF
98.4%
8.2%
95.9%
0.1%
96.6%
10.9%
399,000
751,000
427,000
269,000
184,000
177,000
617,000
RETAIL (1)
Shops at Atlantic Center Site V
Brooklyn Commons
1
Occupancy
APARTMENTS
Office
65%
GLA/Units
744,000
263 Units
77
186
641,000 SF
151,000
47,000
Atlantic Center
202,000
189,000
The Heights
52,000
Expected to feature:
For-Sale Condos
278 Units
461 Dean St
461 Dean St
Market-rate &
affordable rental
363 units
Opened Q3 2016
38 Sixth Ave
30
0.96%
Manhattan
0.69%
USA
0.84%
0.00%
0.20%
0.40%
0.60%
0.80%
1.00%
Educational Attainment
Brooklyn
Manhattan
USA
20.2%
12.7%
32.0%
18.8%
11.6%
Household Income
Bachelor's Degree
Graduate/Professional Degree
Total
Population
Manhattan Borough
Brooklyn Borough
1.7M
2.6M
Median
Age
37.5
34.9
Brooklyn
Borough
$36,954
$45,575
$54,723
$74,300
Manhattan
$44,652
$54,149
USA
$0
$20,000
$40,000
$60,000
Median HH Income
31
$80,000
Total NOI
DC Portfolio NOI
Washington D.C.
9%
Office
40%
Apartments
44%
FCRT Portfolio
OFFICE
Ballston Common Office Center
Edgeworth Building
Glen Forest Office Park
Johns Hopkins- 855 N Wolfe St.
APARTMENTS
American Cigar Lofts
Cameron Kinney Lofts
Consolidated Carolina Lofts
Cutters Ridge
Lucky Strike Lofts
The Yards (Foundry Lofts/Twelve12)
Grand
Lenox Club
Lenox Park
Fort Lincoln II, III & IV
RETAIL (1)
1
Greater Washington D.C./Baltimore includes Richmond, VA, Arlington, VA and Silver Spring, MD.
Source: CoStar 16Q3
32
GLA/Units
1.2 M SF
7.3%
95.1%
2.8%
99.85%
6.4%
176,000
139,000
563,000
276,000
1,997 Units
171
259
12
270
131
388
235
183
193
155
713,000 SF
Ballston Quarter
310,000
244,000
159,000
33
BALLSTON QUARTER
Arlington, VA
Current Exterior
34
Future State
Eliot on 4th
Lex at Waterfront Station
365 Units
Anticipated Opening Q1-17
~250 Units
Opened 2014
Developed by:
Urban Atlantic and JBG
POTENTIAL FUTURE
DEVELOPMENT
M Street Office 375 and
425 M Street
625K SF Office
Ground Floor Retail
Forest City is Partial owner
35
1.25%
USA
0.84%
Educational Attainment
Capital Beltway
Corridor
USA
24.2%
18.8%
29.0%
11.6%
Household Income
Bachelor's Degree
Graduate/Professional Degree
Total
Population
DC Capital Beltway Corridor
1.9M
Median
Age
34.7
Capital Beltway
Corridor
$58,498
$78,591
$44,652
USA
$54,149
$0
36
Median HH Income
Office
-
Apartment
- 407 Units 12 Mo. Deliveries
- 17,841 Units Current Inventory
- 1.0% Net Absorption Rate
- $3,149 Effective Rent 4 & 5 Star Sectors
- $2,600 Effective Rent All Class Sectors
- 1.4% Rent Growth 4 & 5 Star Sectors
- 2.8% Rent Growth All Class Sectors
FCRT Portfolio
OFFICE
Total NOI
Boston
13%
37
Occupancy
1.3 M SF
100%
19.3%
95.7%
10.4%
26 Landsdowne Street
100,000
35 Landsdowne Street
202,000
40 Landsdowne Street
215,000
277,000
64 Sidney Street
126,000
65 Landsdowne Street
122,000
88 Sidney Street
146,000
85,000
38 Sidney Street
APARTMENTS
Office
83%
GLA/Units
61,000
651 Units
203
91 Sidney
135
KBL
142
Loft 23
51
Radian
120
BOSTON OVERVIEW
Demographic Snapshot
Population - Annual Growth Rate
2016-2021
Boston
0.92%
USA
0.84%
Educational Attainment
Boston
25.3%
USA
18.8%
0.0%
10.0%
Bachelor's Degree
11.6%
20.0%
30.0%
Household
40.0%
50.0%
Graduate/Professional Degree
Total
Population
City of Boston
Loft 23 Boston, MA
21.2%
648,251
Median
Age
31.9
$42,856
Boston
$54,085
$44,652
USA
$54,149
$0
39
Median HH Income
STAPLETON
Located on the site of Denvers former international
airport, Stapleton is one of the largest urban
redevelopments in the United States. Forest City was
named Master Developer in 1998; construction
began in 2001.
This 4,700-acre, mixed-use community is home to a
approximately 23,500 residents and includes 6,749
homes, 1,524 rental apartments developed
(additional 483 under construction), 2.4 million s.f.
of retail, nearly 400,000 s.f. of office space, 2.5
million s.f. of flex/R&D space, 14 schools, and 1,074
acres of parks, open space and trails. Of the total
acreage designated for development at Stapleton,
Forest City has acquired 2,399 acres to date, with
536 acres remaining for future development. At
12/31/15, the taxable property value added to the
City of Denvers tax rolls totaled approximately $3.6
billion.
Continued Momentum at Stapleton
Lots sold to homebuilders
700
600
500
400
300
200
100
-
650
530
501
522
205
40
41
42
43
5M SITE PLAN
San Francisco, CA 5M is a mixed-use project on approximately 4 acres in downtown San Francisco. 5M is
expected to include approximately 800,000 square feet of commercial uses and 690 residential units. The
project will retain three existing historic buildings, including the iconic San Francisco Chronicle building and
would create significant new open spaces for the neighborhood. The project is designed to house a
dynamic ground-floor mix featuring local retail and arts, cultural and community uses for a total of
approximately 1.7 million square feet of development.
44
City
45
Source: ESRI
Bachelor's
Degree
Graduate/
Prof Degree
Median HH
Income
Median HH
Disposable Median Age
Income
THE UPTOWN(1)
Oakland, CA
665 Units
Opened 2008
MUSEUM TOWERS(1)
BLOSSOM PLAZA
Los Angeles, CA
237 Units
Opened Q2-16
Philadelphia, PA
286 Units
Opened 1997
46
Existing operating asset which has been added to the investment of the fund.
Under construction as of 9/30/2016
Philadelphia, PA
286 Units
Anticipated Opening Q4-16
ELIOT ON 4TH(2)
Washington, D.C.
365 Units
Anticipated Opening Q1-17
RETAIL PORTFOLIO
Comp an y
Sh are
Locati on
Total SF
Total SF at
Comp an y
Sh are
GLA
GLA at
Comp an y
Sh are
Regional Malls
QI C J V
Q3-16
N on recou rse
A n n u ali zed
Deb t, n et
Stab i li zed N OI
(in millions)
Ballston Quarter
51%
Arlington, VA
578,000
295,000
310,000
158,000
51%
Palmdale, CA
1,184,000
604,000
654,000
334,000
51%
Henderson, NV
1,599,000
815,000
444,000
226,000
Mall at Robinson
Promenade Temecula
51%
51%
Pittsburgh, PA
Temecula, CA
900,000
1,279,000
459,000
652,000
383,000
544,000
195,000
277,000
51%
Redondo Beach, CA
960,000
490,000
477,000
243,000
Victoria Gardens
51%
Rancho Cucamonga, CA
1,403,000
716,000
862,000
440,000
49%
Yonkers, NY
1,271,000
623,000
1,271,000
623,000
34%
Richmond, VA
1,341,000
456,000
717,000
244,000
26%
Charleston, WV
892,000
227,000
347,000
88,000
Tampa, FL
747,000
747,000
358,000
358,000
1,184,000
592,000
533,000
267,000
962,000
962,000
385,000
385,000
100%
50%
San Francisco, CA
Boulevard Mall
100%
Amherst, NY
100%
Denver, CO
1,125,000
1,125,000
672,000
672,000
R eg ional Malls Tot al
15,425,000
8,763,000
7,957,000
4,510,000
(1,068.7)
112.8
51%
Manhattan, NY
312,000
159,000
312,000
159,000
Atlantic Center
51%
Brooklyn, NY
396,000
202,000
396,000
202,000
51%
Brooklyn, NY
371,000
189,000
371,000
189,000
Castle Center
51%
Bronx, NY
63,000
32,000
63,000
32,000
Forest Avenue
51%
Staten Island, NY
70,000
36,000
70,000
36,000
Harlem Center
51%
Manhattan, NY
126,000
64,000
126,000
64,000
Queens Place
51%
Queens, NY
455,000
232,000
222,000
113,000
51%
Bronx, NY
116,000
59,000
116,000
59,000
51%
Bronx, NY
147,000
75,000
147,000
75,000
51%
Queens, NY
218,000
111,000
218,000
111,000
51%
Staten Island, NY
76,000
39,000
76,000
39,000
The Heights
51%
Brooklyn, NY
102,000
52,000
102,000
52,000
38%
50%
North Bergen, NJ
Manhattan, NY
347,000
523,000
133,000
262,000
347,000
523,000
133,000
262,000
90%
Denver, CO
213,000
192,000
98,000
88,000
Brooklyn Commons
100%
Brooklyn, NY
151,000
151,000
151,000
151,000
100%
San Jose, CA
70,000
70,000
70,000
70,000
100%
Brooklyn, NY
47,000
47,000
17,000
17,000
Station Square
100%
Pittsburgh, PA
235,000
235,000
235,000
235,000
Boilermaker Shops
100%
Washington, D.C.
40,000
40,000
40,000
40,000
Lumber Shed
100%
Washington, D.C.
31,000
31,000
31,000
31,000
Twelve12
100%
Washington, D.C.
88,000
88,000
88,000
88,000
The Yards
Subsequent to September 30, 2016, we entered into a joint venture with QIC for 49% of our equity interests.
http://csr.forestcity.net
GOAL: To distinguish Forest City as the Partner of Choice by doing the
right thing for the communities in which we operate, the environment,
and our business
ACCOUNTABILITY: GRI G4-compliant Materiality Assessment
completed in 2015. Corporate Responsibility function moved to
Strategy Division for broader corporate reach. CEOs staff receives
twice-yearly updates on Corporate Responsibility goals and initiatives.
REPORTING: Forest City completed its first GRI G4 report in 2016.
We participated in the Global Real Estate Sustainability Benchmark
(GRESB) for the second time in 2016, earning a Green Star for
performance in the top quadrant of participants.
48
HIGHLIGHTS:
Forest City named the 2015 Outstanding Multi-family Developer,
as part of the annual LEED Homes Awards from the U.S. Green
Building Council (USGBC).
49
Q3 2016 NOI is reconciled to NOI at full consolidation by Segment for the three months ended September 30, 2016 in the Supplemental
Operating Information section of the supplemental package.
The net stabilized adjustments column represents net adjustments assumed to arrive at an estimated annualized stabilized NOI. We include
stabilization adjustments to the Q3 2016 NOI as follows:
a)
Due to the temporary decline in occupancy at 45/75 Sidney Street (Life Science), we have included a stabilization adjustment to the
Q3 2016 NOI to arrive at our estimate of stabilized NOI. This temporary decline was due to one of our tenants relocating to 300
Massachusetts Ave (Life Science). This vacant space is currently leased and is expected to be occupied in Q4 2016.
b)
Due to quarterly fluctuations of NOI as a result of distribution restrictions from our limited-distribution federally assisted housing
properties, we have included a stabilization adjustment to the Q3 2016 NOI to arrive at our estimate of stabilized NOI. Our estimate
of stabilized NOI is based on the 2015 annual NOI of $19.6 million.
c)
Partial period NOI for recently sold properties has been removed in the Operations Segments.
d)
For recently-opened properties currently in initial lease-up periods included in the Development Segment, NOI is reflected at 5% of
the company ownership cost. This assumption does not reflect our anticipated NOI, but rather is used in order to establish a
hypothetical basis for an estimated valuation of leased-up properties. The following properties are currently in their initial lease-up
periods:
Lease
Cost at
Commitment % as of
Property
Cost at 100%
Company Share
October 27, 2016
(in millions)
Office:
1812 Ashland Ave (Life Science)
$ 61.2
$ 61.2
72%
300 Massachusetts Ave (Life Science)
$ 175.6
$ 91.7
100%
Apartments:
461 Dean Street (Core Market)
$ 195.6
$ 195.6
3%
The Bixby (Core Market)
$ 53.8
$ 10.8
6%
Blossom Plaza (Core Market)
$ 104.1
$ 26.8
60%
The Yards Arris (Core Market)
$ 143.2
$ 37.3
72%
Aster Town Center North (Core Market)
$ 23.4
$ 21.1
90%
NOI attributable to Kapolei Lofts, an apartment community on land in which we lease, is not included in NOI from lease-up properties. We
consolidate the land lessor, who is entitled to a preferred return that currently exceeds anticipated operating cash flow of the project, and
therefore, this project is reflected at 0% for company-share purposes. In accordance with the waterfall provisions of the distribution
Agreement, we expect to share in the net proceeds upon a sale of the project, which is not currently reflected on the NAV component
schedule.
50
f)
(CONTINUED)
On April 1, 2016, we closed on the creation of a joint venture with QIC, in which QIC acquired 49% of our equity ownership of
Ballston Quarter (Development Segment; Recently-Opened Properties/Redevelopment). Due to the planned redevelopment, we
have included a stabilization adjustment to the Q3 2016 NOI to arrive at our estimate of recently-opened
properties/redevelopement annualized stabilized NOI following the disposition of our partial interest and the completion of our
planned redevelopment.
In Q3-16, development fee income of $5.5 million was recognized upon achievement of certain milestones on the project at
Ballston Quarter (Development Segment; Other Development). We have included a stabilization adjustment to remove that
income.
The net stabilized adjustments are not comparable to any GAAP measure and therefore do not have a reconciliation to the nearest
comparable GAAP measure.
3)
4)
5)
6)
7)
51
Company ownership annualized stabilized NOI is calculated by taking the Q3 2016 stabilized NOI times a multiple of four.
Amounts represent the companys share of each respective balance sheet line item as of September 30, 2016 and may be calculated using the
financial information contained in the Appendix of the supplemental package, furnished to the SEC on form 8-K on November 3, 2016.
Represents 47 federally assisted housing apartment communities. We recently signed a master purchase and sale agreement to dispose of this
portfolio and expect to receive net proceeds of approximately $65 million. We expect the individual property dispositions to close separately
beginning in Q4 2016.
Includes $156.2 million of straight-line rent receivable (net of $9.8 million of allowance for doubtful accounts).
Includes $63.2 million of straight-line rent payable.
(1)-(3)
52
78,880
(14,067)
141,031
91,490
(2,755)
409,156
236,530
(125,815)
155,595
242,984
(22,039)
409,156
1,088
(158,805)
37,955
55,272
161,355
8,549
(158,805)
427,173
161,355
427,173
161,355
407
4,641
3,108
435,329
(225,017) $
(225,017) $
37,955
(225,017) $
24
1,112
712
39,803
258,713,429
255,417,396
1,748,909
13,416,727
2,793,642
258,713,429
(0.87) $
273,376,674
0.15
See page 31 and 32 in the supplemental package furnished to the SEC for the quarter ended September 30, 2016 for footnotes.
258,437,586
1,221,719
1,940,788
$
261,600,093
0.62
230,778,223
2,559,270
19,910,541
2,912,683
$
256,160,717
1.70
53
2016
2015
% Change
(in thousands)
(225,017) $
37,955
307,630
17,691
10,058
(3,081)
(3,308)
23,018
(42)
1,033
(2,758)
(4,111)
11
8,092
9,515
36,842
525
(21,929)
95,407 $
96,717 (1.4)%
778
363
$
96,548
266,871,210
39
1,816
1,164
$
99,736
237,376,674
2016
2015
% Change
(in thousands)
161,355 $
427,173
307,630
17,691
10,058
15,969
(9,025)
(10,520)
29,933
61,970
1,944
(4,059)
(487,684)
(136,687)
(136,247)
(7,969)
(4,471)
11
22,493
25,498
1,400
38,435
28,267
153,655
273,152 $
233,668 16.9 %
3,028
1,643
$
277,823
268,473,583
665
7,581
5,078
$
246,992
256,160,717
Three M onths Ended Septem ber 3 0 , N ine M onths Ended Septem ber 3 0 ,
2016
2015
2016
2015
(in thousands)
$
(430,861) $
(302,219) $
(160,227) $
(52,672)
79,642
92,613
238,865
246,479
54,408
66,017
168,023
202,205
2,239
2,452
6,676
7,859
525
(179,646)
83,539
3,399
$
(294,047) $
(320,783) $
336,876 $
407,270
448,661
(14,067)
8,092
148,639 $
426,847
23,018
(2,755)
36,842
9,515
172,684 $
As of Septem ber 3 0 ,
2016
2015
463,225
29,933
(136,687)
(136,247)
(125,815)
1,400
22,493
455,178 $
426,847
61,970
(22,039)
(487,684)
38,435
25,498
450,297
As of Septem ber 3 0 ,
2016
2015
(in thousands)
(1)
54
5,685,413
6,006,454
5,685,413
112,067
5,797,480 $
(442,216)
(1,215)
5,354,049 $
268,206
6,274,660 $
(339,462)
5,935,198 $
112,067
5,797,480 $
(442,216)
(1,215)
5,354,049 $
9 .0 x
8 .6 x
8 .8 x
See page 33 in the supplemental package furnished to the SEC for the quarter ended September 30, 2016 for footnotes.
6,006,454
268,206
6,274,660
(339,462)
5,935,198
9 .9 x
23,642
24,254
53,259
53,259 $
(10,325)
3,148
(2,636)
1,993
17,917
8,092
62,892
10,058
142,261
(11,980)
34,060
1,314
$ 1 6 6 ,8 9 9
(9,862)
$ 1 5 7 ,0 3 7
(2,076)
(411)
21,077
24,443
50,743
50,743
(23,535)
9,189
(2,087)
2,770
10,921
9,515
71,155
425,463
(8,995)
39,592
1,793
23,609
$ 1 6 5 ,9 2 6
(9,101)
3,717
$ 1 6 0 ,5 4 2
68,785
74,948
164,757
164,757 $
(22,479)
5,190
(6,780)
6,738
51,779
22,493
188,521
10,058
156,825
(32,665)
101,130
4,395
29,084
4 9 1 ,8 3 3
(27,384)
1,198
4 6 5 ,6 4 7
(4,420)
(1,057)
10,191
64,861
76,087
164,003
1 3 ,6 2 5
(37,250)
(23,625)
164,003
(47,589)
15,716
(5,342)
7,608
38,775
25,498
180,379
5,778
425,463
(27,977)
(487,684)
119,685
5,756
61,953
$ 4 5 8 ,3 9 7
(25,173)
13,423
$ 4 4 6 ,6 4 7
Interest
$
67,835
909
68,744
Ownership
2,463
4
2,467
$ 65,372
905
66,277
Interest
$
68,142
2,689
70,831
Ownership
2,516
148
2,664
$ 65,626
2,541
68,167
2,845
71,589
72
2,539
2,773
69,050
2,170
73,001
132
2,796
2,038
70,205
39,935
256
40,191
$ 39,935
256
40,191
39,292
5,900
45,192
$ 39,292
5,900
45,192
(733)
39,458
462
45,654
462
45,654
49,164
2,645
51,809
4,622
6,474
411
6,885
$ 42,690
2,234
44,924
4,622
48,263
(1,160)
47,103
4,985
6,348
52
6,400
$ 41,915
(1,212)
40,703
4,985
542
56,973
(409)
6,476
951
50,497
(5,289)
46,799
(365)
6,035
(4,924)
40,764
156,934
3,810
160,744
4,622
8,937
415
9,352
147,997
3,395
151,392
4,622
155,697
7,429
163,126
4,985
8,864
200
9,064
146,833
7,229
154,062
4,985
2,454
200
2,654
168,020
13
(350)
(337)
9,015
2,441
550
2,991
159,005
4,093
(6,750)
(2,657)
165,454
132
(365)
(233)
8,831
3,961
(6,385)
(2,424)
156,623
(233)
290
57
(3)
1,557
(2,678)
(1,121)
166,899 $
1,080
847
9,862
(733)
39,458
1,790
(3,758)
(1,968)
$ 157,037
3,957
(9,239)
(5,282)
5,754
165,926 $
(20)
270
9,101 $
3,717
3,717
3,667
(9,219)
(5,552)
9,471
$ 160,542
Includes the Company's share of NOI from unconsolidated subsidiaries accounted for under the equity method of accounting.
Includes straight-line rent adjustments, participation payments as a result of refinancing transactions on our properties and unallocated management and service company
overhead on our operating properties.
Includes straight-line adjustments, non-capitalizable costs and development overhead on our development projects.
% Change
(0.4)%
1.6 %
1.8 %
0.8 %
196,189
17,769
213,958
7,573 $
(20)
7,553
$ 188,616
17,789
206,405
4,794
218,752
149
7,702
4,645
211,050
122,306
787
123,093
$ 122,306
787
123,093
1,253
124,346
1,253
124,346
147,862
8,256
156,118
14,961
19,279
1,357
20,636
$ 128,583
6,899
135,482
14,961
(3,844)
167,235
(1,469)
19,167
466,357
26,812
493,169
14,961
26,852
1,337
28,189
7,419
(5,216)
2,203
510,333
58
1,419
(21,223)
(19,804)
1,304
491,833 $
186,192
7,564
193,756
(1,514)
192,242
7,321
405
7,726
$ 178,871
7,159
186,030
141
7,867
117,142
12,826
129,968
$ 117,142
12,826
129,968
1,724
131,692
1,724
131,692
17,838
(172)
17,666
$ 123,238
(2,173)
121,065
14,566
(2,375)
148,068
(14,636)
138,661
(1,104)
16,562
(13,532)
122,099
439,505
25,475
464,980
14,961
444,410
18,045
462,455
14,566
25,159
233
25,392
419,251
17,812
437,063
14,566
(2)
(1,318)
(1,320)
26,869
7,421
(3,898)
3,523
483,464
4,141
(18,567)
(14,426)
462,595
144
(1,107)
(963)
24,429
3,997
(17,460)
(13,463)
438,166
(1,753)
1,198
1,198
3,172
(23,491)
(20,319)
2,502
$ 465,647
9,183
860
(32,997)
(23,814)
19,616
458,397 $
(848)
12
732
25,173 $
13,423
13,423
5.4 %
(1,655)
184,375
141,076
(2,345)
138,731
14,566
2,268
515
27,384
% Change
8,323
(32,149)
(23,826)
32,307
$ 446,647
Includes the Company's share of NOI from unconsolidated subsidiaries accounted for under the equity method of accounting.
Includes straight-line rent adjustments, participation payments as a result of refinancing transactions on our properties and unallocated management and service company
overhead on our operating properties.
Includes straight-line adjustments, non-capitalizable costs and development overhead on our development projects.
4.4 %
4.3 %
4.8 %
59
60
Forest City Realty Trust, Inc., is an NYSE-listed national real estate company with $8.6 billion of
consolidated assets (9/30/2016). We are principally engaged in the ownership, development,
management and acquisition of commercial and residential real estate and land throughout the United
States.
Founded in 1920 and based in Cleveland, Ohio, Forest Citys diverse portfolio includes hundreds of premier
properties located throughout the United States. We are especially active in our Core Markets Boston,
Chicago, Dallas, Denver, Los Angeles, Philadelphia and the greater metropolitan areas of New York City,
San Francisco and Washington D.C. where we have overcome high barriers to entry and developed a
unique franchise. These are great urban markets with strong demographics and good growth potential.
Investor Relations Contacts:
Mike Lonsway
216-416-3325
mikelonsway@forestcity.net
Dale Koler
216-416-3341
dalekoler@forestcity.net
63