-- Increase of 6.1% in net income -- Increase of 12.7% in net
operating income -- Three property acquisitions in the Atlantic
Provinces and one in Montréal: $16.5 million investment Subsequent
events: -- Updating of the REIT's strategic plan -- Offering of 5.2
million units for gross proceeds of approximately $112 million
------------------------------ TSX - CUF.UN QUÉBEC CITY, Nov. 10,
2011 /CNW Telbec/ - Cominar Real Estate Investment Trust ("Cominar"
or the "REIT") achieved a solid financial performance while further
expanding its real estate portfolio during the third quarter ended
September 30, 2011. "Once again, our results attest to
the REIT's stability and solidity, to the quality of our
acquisitions, and to service worthy of the loyalty of our
diversified client base. The four properties acquired for a total
of $16.5 million in the third quarter represent an 8.4%
weighted average capitalization rate and are fully leased. We
remain in a healthy and solid financial position to pursue our
business strategy and have just closed an offering for gross
proceeds of approximately $112 million. Furthermore, we
maintained our distributions at $0.36 per unit. Finally, with a
view to sound management of our future growth, we updated our
strategic plan and the Board of Trustees amended the criteria
regarding our debt ratio, distribution ratio and expansion
strategy," indicated Michel Dallaire, President and Chief Executive
Officer of Cominar. For the third quarter of 2011, operating
revenues totaled $78.0 million, an increase of 12.9%. This
growth is due mainly to the property acquisitions completed in 2010
and 2011 and the contribution of developments. Net operating income
grew to $47.3 million, up 12.7% over the third quarter of
2010. Net income amounted to $27.9 million, an increase of
6.1% over the third quarter of 2010. Net income per fully diluted
unit rose to $0.43, up 2.4% over the same period of last year.
Recurring distributable income stood at $25.1 million, up 6.2%
over the third quarter of 2010. Recurring distributable income per
fully diluted unit amounted to $0.38, compared with $0.37 for the
corresponding quarter of 2010, an increase of 2.7%. Recurring funds
from operations totaled $28.6 million, a growth of 7.9% that
reflects the contribution of the acquisitions and developments
completed over the past months. Recurring adjusted funds from
operations per fully diluted unit amounted to $0.38, compared with
$0.37 for the third quarter of 2010, an increase of 2.7%. Cominar
paid distributions totaling $23.3 million to unitholders for
the third quarter of 2011, compared with $22.4 million for the
corresponding quarter of 2010, an increase of 4.0%. Distributions
per unit amounted to $0.36, remaining stable with the third quarter
of 2010. Financial Position As at September 30, 2011,
Cominar's overall debt ratio was 54.6% and the interest coverage
ratio was 2.79:1, comparing favourably with that of its peers.
Property Occupancy Rate As at September 30, 2011, the
occupancy rate of Cominar's leased properties stood at 93.6%,
basically the same level as at December 31, 2010. The leasing teams
are pursuing their intensive efforts, especially in the industrial
and mixed-use sector in the Montréal region. Thus, within the first
nine months, Cominar already renewed 67.2% of all leases expiring
in 2011. In addition, new leases were signed for an area of
1.3 million square feet during the same period. Property
Acquisitions Completed in the Third Quarter of 2011 On July 29,
2011, Cominar completed three property acquisitions covering a
total area of 93,000 square feet in the Atlantic Provinces, for an
aggregate consideration of $13.1 million. Their average
capitalization rate is 8.4% and these three properties are fully
occupied. On September 30, 2011, Cominar acquired an
industrial and mixed-use property covering an area of 43,000 square
feet in Montréal, Québec, for a consideration of $3.4 million.
This property is fully occupied and the capitalization rate of this
transaction is 8.5%. Events Subsequent to September 30, 2011 --
Updating of the REIT's Strategic Plan Cominar regularly updates its
strategic plan with a future-oriented vision and in light of
economic conditions and market opportunities for solid long-term
growth, in accordance with its mission. Its Board of Trustees
recently amended the strategic plan, notably with respect to the
debt ratio, distribution ratio and expansion strategy. Consistent
with Cominar's financial management principles of maintaining a
healthy and solid balance sheet over the long term and regularly
paying stable distributions to unitholders, the Board of Trustees
proceeded to revise the debt ratio in order to generally bring it
to approximately 50% of the gross book value, even though the
REIT's Contract of Trust allows a ratio of 65%. The Board of
Trustees also decided that the distribution rate should gradually
be brought to about 90% of distributable income. In addition, the
Board of Trustees reviewed Cominar's two-tiered expansion strategy:
property or property portfolio acquisitions, and development
projects. To sustain and eventually increase its pace of growth,
Cominar needs to explore new markets outside Québec, as it did in
March 2010 by acquiring a property portfolio in the Atlantic
Provinces whose results are most satisfactory. The Board of
Trustees therefore decided to add Ontario to the REIT's target
markets. Any opportunities that arise in this market will be
analyzed according to the same criteria and as rigorously as
Cominar has done since its inception. As for development projects,
the Board of Trustees considers first, that they account for little
of the REIT's target growth, and secondly, that large-scale
projects have a dilutive impact on results because of their lengthy
construction period. From now on, Cominar will therefore build its
growth on acquisitions and limit the scale of its development
projects to only execute those meeting its clients' demand and
needs. In accordance with the new Québec City guidelines, property
developers will have to combine a mix of residential and retail
premises when executing their development projects, especially
those located near Laurier Boulevard. In this context, the Board of
Trustees re-examined the REIT's expansion strategy of not investing
in the residential segment and, subsequent to such examination,
reconfirmed this strategy. This new course of action led to a
revision of the terms and conditions for the ongoing Complexe
Jules-Dallaire development. Consequently, under the agreement in
principle entered into on November 8, 2011, Phase 2 of the Complexe
will be executed in partnership with the Dallaire family. The
Dallaire family would acquire the surface rights for a
consideration of $20.2 million, an amount corroborated by
independent experts, and would build Phase 2 at its own risk,
including ten storeys of office space plus some 200 condominium
units on fifteen floors to be sold to individuals. Once the
development of the ten storeys of office space is complete, the
Dallaire family may increase its interest by up to 50% of the fair
market value of the entire Complexe by way of a cash consideration.
Subsequently, the entire property will be managed by Cominar. On
account of the foregoing, on November 8, Cominar entered into an
agreement to sell land held for major mixed-use development in
Québec City to the Dallaire family, for a consideration of
$20.4 million, an amount also corroborated by independent
experts, to be paid in cash. This agreement includes a right of
first refusal in favour of Cominar in respect of the construction
of the office and retail space that could be built on this land. --
Closing of an Offering of 5.2 Million Units for Gross Proceeds of
$112 Million On October 20, 2011, Cominar closed a bought deal
offering of 5,207,000 units pursuant to the terms of a short-form
prospectus dated October 12, 2011 and filed with Canadian
securities authorities. The units were sold to a syndicate of
underwriters for gross proceeds of approximately $112 million
that were allocated to pay down bank loans. Subsequent to this
offering, the debt ratio was lowered to 50.5%, consistent with the
strategic plan updated by the Board of Trustees. -- Increase in
Operating and Acquisition Credit Facilities In October 2011,
Cominar raised its operating and acquisition credit facilities to
$260.8 million, an increase of $75 million. Distribution
Reinvestment Plan Cominar has a dividend reinvestment plan for its
unitholders that allows participants to reinvest their monthly
distributions in additional REIT units. Participants receive an
effective discount of 5% of distributions in the form of additional
units. Information and enrolment forms are available at
www.cominar.com. Additional Financial Information Cominar's interim
consolidated financial statements, prepared in accordance with
International Financial Reporting Standards (IFRS), and the interim
management's discussion and analysis for the third quarter ended
September 30, 2011 will be filed on SEDAR at www.sedar.com and
are available on Cominar's website at www.cominar.com. November 10,
2011 Conference Call On Thursday, November 10, 2011 at 11:00 a.m.
(EST), Cominar's management will hold a conference call to discuss
the results for the third quarter of 2011. Anyone who is interested
may take part in this call by dialing 1-877-974-0445. To ensure
your participation, please dial in five minutes before the start of
the call. For those unable to participate, a taped re-broadcast
will be available from Thursday, November 10, 2011 at 2:00
p.m. to Thursday, November 17, 2011 at 11:59 p.m., by dialing
1-877-289-8525 followed by the code 4477125#. PROFILE as at
November 10, 2011 Cominar is the largest commercial property owner
in the Province of Québec. The REIT owns a real estate portfolio of
269 high-quality properties, consisting of 53 office, 55 retail and
161 industrial and mixed-use buildings that cover a total area of
21.0 million square feet in the Greater Québec City, Montréal
and Ottawa-Gatineau areas as well as in the Atlantic Provinces.
Cominar's objectives are to deliver growing cash distributions
payable monthly to its unitholders and to maximize unitholder value
by way of integrated management and the expansion of its portfolio.
Forward-Looking Statements This press release may contain
forward-looking statements with respect to Cominar and its
operations, strategy, financial performance and financial
condition. These statements generally can be identified by the use
of forward-looking words such as "may", "will", "expect",
"estimate", "anticipate", "intend", "believe" or "continue" or the
negative thereof or similar variations. The actual results and
performance of Cominar discussed herein could differ materially
from those expressed or implied by such statements. Such statements
are qualified in their entirety by the inherent risks and
uncertainties surrounding future expectations. Some important
factors that could cause actual results to differ materially from
expectations include, among other things, general economic and
market factors, competition, changes in government regulation and
the factors described under "Risk Factors" in the Annual
Information Form of Cominar. The cautionary statements qualify all
forward-looking statements attributable to Cominar and persons
acting on its behalf. Unless otherwise stated, all forward-looking
statements speak only as of the date of this press release.
Non-IFRS Measures Net operating income, distributable income (DI),
funds from operations (FFO) and adjusted funds from operations
(AFFO) are not measures recognized by International Financial
Reporting Standards ("IFRS") and do not have standardized meanings
prescribed by IFRS. These measures may differ from similar
computations reported by other similar organizations and,
accordingly, may not be comparable to similar measures reported by
such organizations. The following table shows the reconciliation of
DI, FFO and AFFO with the most similar IFRS measures: Quarters
ended 2011 2010 September 30 DI FFO AFFO DI FFO AFFO Net income
27,918 27,918 27,918 26,307 26,307 26,307 (IFRS) + Compensation
expense 195 — 195 221 — 221 related to unit options + Accretion of
liability component of 61 — — 55 — — convertible debentures -
Rental income - recognition of (420) — (420) (165) — (165) leases
on a straight-line basis - Amortization of fair value adjustments
on (413) — — (133) — — assumed indebtedness - Capital expenditures
- maintenance of — — (493) — — (416) ability to generate rental
income + Deferred tax 60 60 60 185 185 185 expense - Provision for
leasing (2,964) — (2,964) (2,890) — (2,890) costs + Transaction
costs - 646 — — 34 34 34 business combination 25,083 27,978 24,296
23,614 26,526 23,276 Nine-month periods ended 2011 2010 September
30 DI FFO AFFO DI FFO AFFO Net income 81,758 81,758 81,758 74,705
74,705 74,705 (IFRS) + Compensation expense 737 — 737 664 — 664
related to unit options + Accretion of liability component of 179 —
— 168 — — convertible debentures - Rental income - recognition of
(1,975) — (1,975) — (1,432) leases on a (1,432) straight-line basis
- Amortization of fair value adjustments on (968) — — (296) — —
assumed indebtedness - Capital expenditures - maintenance of — —
(1,273) — — (1,149) ability to generate rental income + Deferred
tax 757 757 757 381 381 381 expense - Provision for leasing (8,636)
— (8,636) (8,336) — (8,336) costs + Transaction costs - 646 — — 685
685 685 business combination 72,498 82,515 71,368 66,539 75,771
65,518 COMINAR REAL ESTATE INVESTMENT TRUST CONTACT: Michel
Dallaire, Eng., President and Chief Executive OfficerMichel
Berthelot, CA, Executive Vice-President and Chief
FinancialOfficerTel: (418)
681-8151mdallaire@cominar.commberthelot@cominar.comCondensed
interim consolidated financial statements, includingaccompanying
notes, are available on Cominar's websiteat www.cominar.com under
"Investor Relations" - Interim Reports".
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