SAN DIEGO, July 26, 2017 /PRNewswire/ -- Realty Income Corporation (Realty Income, NYSE: O), The Monthly Dividend Company^®, today announced operating results for the second quarter and six months ended June 30, 2017. All per share amounts presented in this press release are on a diluted per common share basis unless stated otherwise.

COMPANY HIGHLIGHTS:

For the quarter ended June 30, 2017:

• Net income per share was $0.30
• AFFO per share increased 7.0% to $0.76, compared to the quarter ended June 30, 2016
• Invested $321 million in 73 new properties and properties under development or expansion
• Dividends paid per common share increased 6.0%, compared to the quarter ended June 30, 2016

Events subsequent to June 30, 2017:

• Increasing 2017 acquisitions guidance from $1.0 billion to approximately $1.5 billion
• Increasing 2017 AFFO per share guidance from $3.00 - $3.06 to $3.03 - $3.07

CEO Comments

"We achieved another solid quarter of positive operating results and are pleased with our company's position of strength across all areas of our business," said
John P. Case, Realty Income's Chief Executive Officer. "During the second quarter, we completed approximately $321 million in acquisitions at attractive investment spreads to our cost of capital, bringing us to nearly $700 million in acquisitions completed during the first half of the year. Our high-quality real estate portfolio now exceeds 5,000 properties and remains healthy with quarter-end occupancy of 98.5%, our highest level in 10 years. Additionally, we recaptured 113% of expiring rent on 53 properties re-leased to existing or new tenants."

"Based on the continued confidence we have in our business, we are increasing our 2017 acquisitions guidance from $1.0 billion to approximately $1.5 billion. We are also raising and tightening our 2017 AFFO per share guidance from our previous estimate of $3.00 - $3.06 to $3.03 - $3.07, representing annual growth of 5.2% - 6.6%."

Financial Results

Revenue
Revenue for the quarter ended June 30, 2017 increased 10.8% to $300.2 million, as compared to $271.0 million for the same quarter in 2016. Revenue for the six months ended June 30, 2017 increased 11.1% to $598.2 million, as compared to $538.2 million for the same period in 2016.

Net Income Available to Common Stockholders
Net income available to common stockholders for the quarter ended June 30, 2017 was $81.1 million, as compared to $69.0 million for the same quarter in 2016. Net income per share for the quarter ended June 30, 2017 was $0.30, as compared to $0.27 for the same quarter in 2016.

Net income available to common stockholders for the six months ended June 30, 2017 was $152.7 million, as compared to $132.5 million for the same period in 2016. Net income per share for the six months ended June 30, 2017 was $0.57, as compared to $0.53 for the same period in 2016.

The calculation to determine net income for a real estate company includes impairments, gains on property sales and/or fair value adjustments on interest rate swaps. These items can vary from quarter to quarter and can significantly impact net income and period to period comparisons.

Funds From Operations Available to Common Stockholders (FFO)
FFO for the quarter ended June 30, 2017 increased 15.1% to $203.3 million, as compared to $176.6 million for the same quarter in 2016. FFO per share for the quarter ended June 30, 2017 increased 7.1% to $0.75, as compared to $0.70 for the same quarter in 2016.

FFO for the six months ended June 30, 2017 increased 12.4% to $390.5 million, as compared to $347.3 million for the same period in 2016. FFO per share for the six months ended June 30, 2017 increased 5.8% to $1.46, as compared to $1.38 for the same period in 2016.

FFO for the six months ended June 30, 2017 was impacted by the $13.4 million non-cash redemption charge on the 6.625% Monthly Income Class F Preferred Stock that was redeemed in April 2017, which represents $0.05 per share. This charge is based on the excess of redemption value over the carrying value of the 6.625% Monthly Income Class F Preferred Stock that represents the original issuance cost that was paid in 2012.

Adjusted Funds From Operations Available to Common Stockholders (AFFO)
AFFO for the quarter ended June 30, 2017 increased 15.2% to $208.4 million, as compared to $180.9 million for the same quarter in 2016. AFFO per share for the quarter ended June 30, 2017 increased 7.0% to $0.76, as compared to $0.71 for the same quarter in 2016.

AFFO for the six months ended June 30, 2017 increased 14.8% to $409.7 million, as compared to $356.8 million for the same period in 2016. AFFO per share for the six months ended June 30, 2017 increased 7.7% to $1.53, as compared to $1.42 for the same period in 2016.

The company considers FFO and AFFO to be appropriate supplemental measures of a Real Estate Investment Trust's (REIT's) operating performance. Realty Income defines FFO, a non-GAAP measure, consistent with the National Association of Real Estate Investment Trusts' (NAREIT's) definition, as net income available to common stockholders, plus depreciation and amortization of real estate assets, plus impairments of real estate assets, and reduced by gains on property sales. AFFO further adjusts FFO for unique revenue and expense items, which the company believes are not as pertinent to the measurement of the company's ongoing operating performance. Presentation of the information regarding FFO and AFFO is intended to assist the reader in comparing the operating performance of different REITs, although it should be noted that not all REITs calculate FFO and AFFO in the same way, so comparisons with other REITs may not be meaningful. FFO and AFFO should not be considered as alternatives to reviewing our cash flows from operating, investing, and financing activities. In addition, FFO and AFFO should not be considered as measures of liquidity, our ability to make cash distributions, or our ability to pay interest payments. See the reconciliations of net income available to common stockholders to FFO and AFFO on pages six and seven of this press release. 

Dividend Increases
In June 2017, Realty Income announced the 79^th consecutive quarterly dividend increase, which is the 92^nd increase in the amount of the dividend since the company's listing on the New York Stock Exchange (NYSE) in 1994. The annualized dividend amount as of June 30, 2017 was $2.538 per share. The amount of monthly dividends paid per share increased 6.0% to $0.633 in the second quarter of 2017 from $0.597 in the second quarter of 2016.

Real Estate Portfolio Update

As of June 30, 2017, Realty Income's portfolio of freestanding, single-tenant properties consisted of 5,028 properties located in 49 states and Puerto Rico, leased to 250 different commercial tenants doing business in 47 industries. The properties are leased under long-term, net lease agreements with a weighted average remaining lease term of 9.6 years.

Portfolio Management Activities
The company's portfolio of commercial real estate, owned primarily under long-term net leases, continues to perform well and provides dependable rental revenue supporting the payment of monthly dividends. As of June 30, 2017, portfolio occupancy was 98.5% with 76 properties available for lease out of a total of 5,028 properties in the portfolio, as compared to 98.3% as of March 31, 2017, and 98.0% as of June 30, 2016. Economic occupancy, or occupancy as measured by rental revenue, was 99.1% as of June 30, 2017, as compared to 99.0% as of March 31, 2017, and 98.9% as of June 30, 2016.

Since March 31, 2017, when the company reported 83 properties available for lease, the company had 58 lease expirations, re-leased 53 properties and sold 12 vacant properties during the quarter ended June 30, 2017. Of the 53 properties re-leased during the second quarter of 2017, 45 properties were re-leased to the same tenants, two were re-leased to new tenants without vacancy, and six were re-leased to new tenants after a period of vacancy. The annual new rent on these re-leases was $10,692,000, as compared to the previous annual rent of $9,448,000 on the same properties, representing a rent recapture rate of 113.2% on the properties re-leased during the quarter ended June 30, 2017.  

Rent Increases
During the quarter ended June 30, 2017, same store rents on 4,302 properties under lease increased 0.4% to $246.9 million, as compared to $245.9 million for the same quarter in 2016. For the six months ended June 30, 2017, same store rents on 4,302 properties under lease increased 1.0% to $496.5 million, as compared to $491.4 million for the same period in 2016.

Investments in Real Estate
During the quarter ended June 30, 2017, Realty Income invested $321.2 million in 73 new properties and properties under development or expansion, located in 27 states. These properties are 100% leased with a weighted average lease term of approximately 13.0 years and an initial average cash lease yield of 6.6%. The tenants occupying the new properties operate in 16 industries, and the property types are 91.4% retail and 8.6% industrial, based on rental revenue. Approximately 33% of the rental revenue generated from acquisitions during the second quarter of 2017 is from investment grade rated tenants.

During the six months ended June 30, 2017, Realty Income invested approximately $691.9 million in 126 new properties and properties under development or expansion, located in 30 states. These properties are 100% leased with a weighted average lease term of approximately 14.8 years and an initial average lease yield of 6.3%. The tenants occupying the new properties operate in 20 industries, and the property types are 95.1% retail and 4.9% industrial, based on rental revenue. Approximately 51% of the rental revenue generated from acquisitions during the first six months of 2017 is from investment grade rated tenants.

Property Dispositions
During the quarter ended June 30, 2017, Realty Income sold 15 properties for $12.8 million, with a gain on sales of $2.8 million, as compared to 16 properties sold for $24.5 million, with a gain on sales of $8.7 million, during the same quarter in 2016.

During the six months ended June 30, 2017, Realty Income sold 29 properties for $44.0 million, with a gain on sales of $13.4 million, as compared to 27 properties sold for $35.5 million, with a gain on sales of $10.9 million, during the same period in 2016.

Liquidity and Capital Markets

Capital Raising
During the quarter ended June 30, 2017, Realty Income raised $55.1 million from the sale of common stock at a weighted average price of $56.08 per share. During the six months ended June 30, 2017, Realty Income raised $846.8 million from the sale of common stock at a weighted average price of $61.37 per share.

Credit Facility
Realty Income has a $2.25 billion unsecured credit facility. This credit facility is comprised of a $2.0 billion revolving credit facility and a $250 million five-year unsecured term loan. The credit facility also has a $1.0 billion expansion feature. As of June 30, 2017, Realty Income had a borrowing capacity of $1.35 billion available on its revolving credit facility.

Redemption of Preferred Stock
In April 2017, Realty Income redeemed all 16,350,000 outstanding shares of the company's 6.625% Monthly Income Class F Preferred Stock for $25 per share, plus accrued dividends.

2017 Earnings Guidance

We estimate FFO per share for 2017 of $2.96 to $3.01. FFO per share for 2017 is impacted by a $13.4 million non-cash redemption charge on the Class F preferred shares that were redeemed in April 2017, which represents $0.05 per share. FFO per share for 2017 is based on a net income per share range of $1.15 to $1.20, plus estimated real estate depreciation and impairments of $1.88 per share, and reduced by potential estimated gains on sales of investment properties of $0.07 per share (in accordance with NAREIT's definition of FFO).

We estimate AFFO per share for 2017 of $3.03 to $3.07. AFFO further adjusts FFO for unique revenue and expense items, which are not as pertinent to the measurement of Realty Income's ongoing operating performance.

Additional earnings guidance detail can be found in Realty Income's supplemental materials available on Realty Income's corporate website at https://www.realtyincome.com/investors/financial-information/quarterly-results/default.aspx.

Conference Call Information

In conjunction with the release of Realty Income's operating results, the company will host a conference call on July 27, 2017 at 11:30 a.m. PT to discuss the results. To access the conference, dial (888) 708-5705. When prompted, provide the access code: 6751298.

A telephone replay of the conference call can also be accessed by calling (888) 203-1112 and entering the access code: 6751298. The telephone replay will be available through August 10, 2017. A live webcast will be available in listen-only mode by clicking on the webcast link on the company's home page or in the investors section at www.realtyincome.com.  

A replay of the conference call webcast will be available approximately two hours after the conclusion of the live broadcast. The webcast replay will be available through August 10, 2017. No access code is required for this replay.

Supplemental Materials

Supplemental materials on the second quarter and year-to-date 2017 operating results are available on Realty Income's corporate website at https://www.realtyincome.com/investors/financial-information/quarterly-results/default.aspx.

About Realty Income

Realty Income, The Monthly Dividend Company^®, is an S&P 500 company dedicated to providing stockholders with dependable monthly income. The company is structured as a REIT, and its monthly dividends are supported by the cash flow from over 5,000 real estate properties owned under long-term lease agreements with regional and national commercial tenants. To date, the company has declared 565 consecutive common stock monthly dividends throughout its 48-year operating history and increased the dividend 92 times since Realty Income's public listing in 1994 (NYSE: O). The company has in-house acquisition, portfolio management, asset management, credit research, real estate research, legal, finance and accounting, information technology, and capital markets capabilities. Additional information about the company can be obtained from the corporate website at www.realtyincome.com.

Forward-Looking Statements

Statements in this press release that are not strictly historical are "forward-looking" statements. Forward-looking statements involve known and unknown risks, which may cause the company's actual future results to differ materially from expected results. These risks include, among others, general economic conditions, local real estate conditions, tenant financial health, the availability of capital to finance planned growth, continued volatility and uncertainty in the credit markets and broader financial markets, property acquisitions and the timing of these acquisitions, charges for property impairments, and the outcome of any legal proceedings to which the company is a party, as described in the company's filings with the Securities and Exchange Commission. Consequently, forward-looking statements should be regarded solely as reflections of the company's current operating plans and estimates. Actual operating results may differ materially from what is expressed or forecast in this press release. The company undertakes no obligation to publicly release the results of any revisions to these forward-looking statements that may be made to reflect events or circumstances after the date these statements were made. 

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SOURCE Realty Income Corporation