SAN DIEGO, Oct. 31, 2018 /PRNewswire/ -- Realty Income Corporation (Realty Income, NYSE: O), The Monthly Dividend Company®, today announced operating results for the third quarter and nine months ended September 30, 2018. 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 September 30, 2018:

• Net income per share was $0.34
• AFFO per share increased 5.2% to $0.81, compared to the quarter ended September 30, 2017
• Invested $608.5 million in 238 new properties and properties under development or expansion
• Dividends paid per common share increased 3.9%, compared to the quarter ended September 30, 2017
• S&P Global Ratings raised our credit rating to A- with a "stable" outlook

CEO Comments

"We are pleased with our operating results during the third quarter, with strong acquisition activity, high occupancy, and positive recapture rates," said
Sumit Roy, Realty Income's President & Chief Executive Officer. "We invested approximately $609 million in property acquisitions, bringing us to nearly $1.5 billion in acquisitions completed as we entered the fourth quarter. Our consistent track record of performance and the stability of our portfolio contributed to S&P raising our credit rating to 'A-' during the quarter, placing us among only a few REITs with two 'A' ratings. In October, we recast and expanded our revolving credit facility from $2.0 billion to $3.0 billion at favorable pricing.

We remain committed to capitalizing our business in a conservative manner and raised approximately $300 million of equity during the quarter, primarily through our ATM program. Based on the continued strength of our business, we are adjusting our 2018 AFFO per share guidance from our previous estimate of $3.16 - $3.21 to $3.18 - $3.21, representing annual growth of 4% - 5%. As we further evolve and execute the company's strategy, I look forward to continuing to work closely with the Board and our talented team."

Financial Results

Revenue
Revenue for the quarter ended September 30, 2018 increased 10.2% to $338.1 million, as compared to $306.9 million for the same quarter in 2017. Revenue for the nine months ended September 30, 2018 increased 8.9% to $985.3 million, as compared to $905.1 million for the same period in 2017.

Net Income Available to Common Stockholders
Net income available to common stockholders for the quarter ended September 30, 2018 was $99.0 million, as compared to $87.9 million for the same quarter in 2017. Net income per share for the quarter ended September 30, 2018 was $0.34, as compared to $0.32 for the same quarter in 2017.

Net income available to common stockholders for the nine months ended September 30, 2018 was $278.5 million, as compared to $240.7 million for the same period in 2017. Net income per share for the nine months ended September 30, 2018 was $0.97, as compared to $0.89 for the same period in 2017.

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 September 30, 2018 increased to $234.6 million, as compared to $211.2 million for the same quarter in 2017. FFO per share for the quarter ended September 30, 2018 increased to $0.81, as compared to $0.77 for the same quarter in 2017.

FFO for the nine months ended September 30, 2018 increased to $685.5 million, as compared to $601.7 million for the same period in 2017. FFO per share for the nine months ended September 30, 2018 increased to $2.39, as compared to $2.22 for the same period in 2017.

Adjusted Funds From Operations Available to Common Stockholders (AFFO)
AFFO for the quarter ended September 30, 2018 increased 10.6% to $236.2 million, as compared to $213.6 million for the same quarter in 2017. AFFO per share for the quarter ended September 30, 2018 increased 5.2% to $0.81, as compared to $0.77 for the same quarter in 2017.

AFFO for the nine months ended September 30, 2018 increased 10.3% to $687.7 million, as compared to $623.3 million for the same period in 2017. AFFO per share for the nine months ended September 30, 2018 increased 4.3% to $2.40, as compared to $2.30 for the same period in 2017.

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 five and six of this press release.

Dividend Increases
In September 2018, Realty Income announced the 84^th consecutive quarterly dividend increase, which is the 98^th 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 September 30, 2018 was $2.646 per share. The amount of monthly dividends paid per share increased 3.9% to $0.660 in the third quarter of 2018, as compared to $0.635 for the same quarter in 2017.

Real Estate Portfolio Update

As of September 30, 2018, Realty Income's portfolio of freestanding, single-tenant properties consisted of 5,694 properties located in 49 states and Puerto Rico, leased to 260 different commercial tenants, and doing business in 48 industries. The properties are leased under long-term, net lease agreements with a weighted average remaining lease term of 9.3 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 September 30, 2018, portfolio occupancy was 98.8% with 71 properties available for lease out of a total of 5,694 properties in the portfolio, as compared to 98.7% as of June 30, 2018 and 98.3% as of September 30, 2017. Economic occupancy, or occupancy as measured by rental revenue, was 99.1% as of September 30, 2018, as compared to 98.9% as of June 30, 2018 and 98.5% as of September 30, 2017.

Since June 30, 2018, when the company reported 69 properties available for lease, the company had 76 lease expirations, re-leased 64 properties and sold 10 vacant properties during the quarter ended September 30, 2018. Of the 64 properties re-leased during the third quarter of 2018, 63 properties were re-leased to the same tenants and one was re-leased to a new tenant after a period of vacancy. The annual new rent on these re-leases was $10.89 million, as compared to the previous annual rent of $10.09 million on the same properties, representing a rent recapture rate of 107.9% on the properties re-leased during the quarter ended September 30, 2018.

Since December 31, 2017, when the company reported 83 properties available for lease, the company had 191 lease expirations, re-leased 166 properties and sold 37 vacant properties during the nine months ended September 30, 2018. Of the 166 properties re-leased during the first nine months of 2018, 155 properties were re-leased to the same tenants, three were re-leased to new tenants without vacancy, and eight were re-leased to new tenants after a period of vacancy. The annual new rent on these re-leases was $38.15 million, as compared to the previous annual rent of $36.12 million on the same properties, representing a rent recapture rate of 105.6% on the properties re-leased during the first nine months of 2018.

Rent Increases
During the quarter ended September 30, 2018, same store rents on 4,707 properties under lease increased 1.0% to $272.9 million, as compared to $270.3 million for the same quarter in 2017. For the nine months ended September 30, 2018, same store rents on 4,707 properties under lease increased 0.9% to $819.8 million, as compared to $812.2 million for the same period in 2017.

Investments in Real Estate
During the quarter ended September 30, 2018, Realty Income invested $608.5 million in 238 new properties and properties under development or expansion, located in 25 states. These properties are 100% leased with a weighted average lease term of approximately 15.3 years and an initial average cash lease yield of 6.3%. The tenants occupying the new properties operate in 14 industries, and are 99.4% retail and 0.6% industrial, based on rental revenue. Approximately 62% of the rental revenue generated from acquisitions during the third quarter of 2018 is from investment grade rated tenants.

During the nine months ended September 30, 2018, Realty Income invested $1.47 billion in 591 new properties and properties under development or expansion, located in 37 states. These properties are 100% leased with a weighted average lease term of approximately 14.4 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 96.1% retail and 3.9% industrial, based on rental revenue. Approximately 67% of the rental revenue generated from acquisitions during the first nine months of 2018 is from investment grade rated tenants.

Property Dispositions
During the quarter ended September 30, 2018, Realty Income sold 20 properties for $35.5 million, with a gain on sales of $7.8 million. During the nine months ended September 30, 2018, Realty Income sold 60 properties for $83.0 million, with a gain on sales of $18.8 million.

Liquidity and Capital Markets

Capital Raising
During the quarter ended September 30, 2018, Realty Income raised $293.0 million from the sale of common stock at a weighted average price of $57.53 per share.

New, Expanded Credit Facility
In October 2018, we entered in a new $3.25 billion unsecured credit facility to amend and restate our previous $2.25 billion unsecured credit facility, of which $2.0 billion was due to expire in June 2019. This new credit facility includes a $3.0 billion unsecured revolving credit facility and a new $250 million unsecured term loan due March 2024. The new revolving credit facility matures in March 2023 and includes two six-month extensions that can be exercised at our option. The new revolving credit facility also has a $1.0 billion expansion feature. Under the new revolving credit facility, our current investment grade credit ratings provide for financing at the London Interbank Offered Rate, commonly referred to as LIBOR, plus 0.775% with a facility commitment fee of 0.125%, for all-in drawn pricing of 0.90% over LIBOR. This compares favorably to our previous $2.25 billion unsecured credit facility, which had all-in drawn pricing of 0.975% over LIBOR.  As of September 30, 2018, we had a balance of $774 million on our previous revolving credit facility.

In conjunction with our new revolving credit facility and as referenced above, we entered into a $250.0 million senior unsecured term loan, which matures in March 2024. Borrowing under this term loan bears interest at the current one-month LIBOR, plus 0.85%. In conjunction with this term loan, we also entered into an interest rate swap which effectively fixes our per annum interest on this term loan at 3.89%.

Other Matters

Sumit Roy Appointed Chief Executive Officer (CEO)
On October 16, 2018, we announced that our Board of Directors had appointed
Sumit Roy to the position of CEO and to the Board of the Company. Mr. Roy, who had previously served as Chief Operating Officer, succeeds
John P. Case, our previous CEO. With this appointment, Mr. Roy became only the fourth CEO in Realty Income's 49-year history.
Mr. Roy will continue to serve as our President.

2018 Earnings Guidance

We estimate AFFO per share for 2018 of $3.18 to $3.21. AFFO adjusts FFO for unique revenue and expense items, which are not as pertinent to the measurement of Realty Income's ongoing operating performance.

We estimate FFO per share for 2018 of $3.11 to $3.14. FFO per share for 2018 is based on a net income per share range of $1.21 to $1.24, plus estimated real estate depreciation and impairments of $1.98 per share, and reduced by potential estimated gains on sales of investment properties of $0.08 per share (in accordance with NAREIT's definition of FFO). Our FFO per share estimates include the impact from the severance payments payable to our former CEO in October 2018. We estimate the severance payment to be approximately $28 million, including an $8.3 million cash payment and the balance representing common stock vesting. Approximately $9 million of this amount had been accrued in 2018 prior to our former CEO's departure.

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

Conference Call Information

In conjunction with the release of Realty Income's operating results, the company will host a conference call on November 1, 2018 at 11:30 a.m. PT to discuss the results. To access the conference, dial (888) 220-8474. When prompted, provide the conference ID 5953153.

A telephone replay of the conference call can also be accessed by calling (888) 203-1112 and entering the passcode 5953153. The telephone replay will be available through November 15, 2018. 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 November 15, 2018. No access code is required for this replay.

Supplemental Materials

Supplemental materials on third quarter and year-to-date 2018 operating results are available on Realty Income's corporate website at www.realtyincome.com/investors/financial-information/quarterly-results.

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 5,600 real estate properties owned under long-term lease agreements with regional and national commercial tenants. To date, the company has declared 580 consecutive common stock monthly dividends throughout its 49-year operating history and increased the dividend 98 times since Realty Income's public listing in 1994 (NYSE: O). 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