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- Acquisition of 12 institutional-quality industrial assets
comprising 572,000 square feet of GLA
- Transaction to increase PROREIT portfolio to 5.0 million square
feet of GLA and approximately $700
million Gross Book Value1 on pro forma basis
- Increased exposure to industrial segment, representing 70% of
GLA and 54% of base rent on pro forma basis
- Increased exposure to Ontario,
representing 31% of GLA and 33% of base rent on pro forma
basis
- Aggregate new mortgage financing of $53.7 million
- $50 million private placement
with Collingwood Investments Incorporated, member of the Bragg
Group of Companies
- Strong acquisition pipeline, including non-binding letters of
intent to acquire $47 million in
additional industrial assets
MONTRÉAL, March 15, 2021 /CNW/
- PRO Real Estate Investment Trust (TSX: PRV.UN) ("PROREIT" or
the "REIT") today announced its proposed acquisition of a 100%
interest in 12 industrial properties, including three properties in
Ottawa, Ontario, representing
283,000 square feet of gross leasable area ("GLA") and nine
properties in Winnipeg, Manitoba,
representing 288,000 square feet of GLA (collectively, the
"Acquisitions"), for an aggregate purchase price of approximately
$86.8 million (excluding closing
costs).
"With these acquisitions and new financing providing
transformational opportunities for PROREIT, we are returning to a
growth trajectory in a re-opening and expanding economy with a
robust portfolio of institutional caliber industrial assets. These
acquisitions align with PROREIT's commitment to expand its
footprint in attractive markets and to increase its exposure to the
industrial asset class. We are extremely pleased to return to the
market with an accretive transaction, while at the same time
enhancing the REIT's liquidity for future growth opportunities,"
said James Beckerleg, CEO of
PROREIT.
"We are also very proud to welcome an institutional investor of
the caliber of the Bragg Group of Companies at this pivotal stage
of our growth. Given the momentum we are experiencing and the
opportunities ahead, we look forward to capturing these with a
strong partner at our side," added James
Beckerleg.
"Given PROREIT's proven track record and solid reputation, we
are pleased with the completion of this long-term investment,
supporting PROREIT's growth strategy in which we have full
confidence. We have followed PROREIT closely for the last couple of
years and are very impressed by its growth strategy, properties,
reputation and management team. We are excited to be accepted as an
investor in PROREIT through this private placement," said
David Hoffman, Vice Chairman of the
Bragg Group.
Private Placement
PROREIT also announced today that it has entered into a binding
subscription agreement to issue 8,264,463 trust units of PROREIT
from treasury on a non-brokered private placement basis at a price
of $6.05 per unit to Collingwood
Investments Incorporated, a member of the Bragg Group of Companies,
from Nova Scotia, for aggregate
gross proceeds to the REIT of approximately $50 million (the "Private Placement"). Upon
closing of the Private Placement, Collingwood Investments
Incorporated, together with one of its related parties, will have a
voting and economic interest of approximately 19.8% in PROREIT.
The Private Placement is expected to close in April 2021 and is subject to customary
conditions, including receipt of the approval of the Toronto Stock
Exchange following the clearance of any required personal
information forms. Collingwood Investments Incorporated will be
entitled at closing of the Private Placement to a capital
commitment fee equal to 3% of the gross proceeds of the Private
Placement.
PROREIT intends to use the net proceeds from the Private
Placement to partially fund the Acquisitions, to repay certain
indebtedness which may be subsequently redrawn, and the balance if
any to fund future acquisitions and for general business and
working capital purposes.
The Acquisitions
Ottawa Acquisitions
PROREIT has entered into an
agreement to acquire three industrial buildings in Ottawa, Ontario. The assets represent a
complementary expansion of PROREIT's existing portfolio and include
three small bay industrial assets strategically located within core
industrial submarkets in the City of
Ottawa with easy access to Highway 417 and major arterial
roads. The assets, which total 283,000 square feet of GLA, feature
clear heights of 14 to 18 feet, efficient bay sizes, ample loading
doors and practical layouts. Currently the properties are 96%
leased to a diverse mix of tenants with a weighted average lease
term of 3.5 years. A majority of the leases include contracted rent
steps.
Ottawa's industrial market
benefits from the strength and stability of local economy along
with its connectivity to major cities in both Canada and the US which positions the City
well as a prime e-commerce hub. The market boasts a vacancy rate of
2.7%2, among the lowest in the last decade, as a result
of strong market fundamentals driven by e-commerce growth and
limited availability of new supply and industrial development
land.
Winnipeg Acquisitions
In addition, PROREIT has
entered into letters of intent with two vendors to acquire a total
of nine industrial buildings in Winnipeg,
Manitoba, totaling 288,000 square feet of GLA, further
expanding PROREIT's footprint in the city (the "Winnipeg
Acquisitions"). Strategically located in industrial parks within
close proximity to downtown and Trans-Canada highway, the assets
feature clear heights of 14 to 21 feet and are currently 97%
occupied by a diverse mix of local and national tenants with a
weighted average lease term of 3.0 years. Many of the leases
include contractual rent steps.
Winnipeg's proximity to the
Canada-US border along with its
central location positions the city well as a distribution hub
within North America. The market
has a vacancy rate of 3.9% and has shown remarkable stability with
vacancy staying within 3.0% to 5.0% over the past
decade3. Strong tenant demand and leasing activity in
the city are supported by continued robust immigration and
employment along with its growing popularity as an e-commerce
logistic centre, as evidenced by Amazon's new delivery centre in
the city which is slated to open this year.
Attractive Financing Transaction
The aggregate purchase price (excluding closing costs) for the
Acquisitions is anticipated to be approximately $86.8 million and is expected to be satisfied by
a combination of the following funding sources: (i)
approximately $33.1 million in cash from the Private
Placement, and (ii) approximately $53.7
million aggregate principal amount of new 5-year mortgage
financings. Pending the closing of the Acquisitions, PROREIT
intends to use a portion of the net proceeds of the Private
Placement to temporarily repay certain amounts outstanding under
its operating facilities, which will be subsequently redrawn to
partially fund the Acquisitions.
Impact of the Acquisitions on PROREIT's Overall
Portfolio
Upon completion of the Acquisitions, PROREIT's portfolio will be
comprised of 102 income producing commercial properties
representing approximately 5.0 million square feet of GLA and
approximately $700 million of Gross
Book Value with a weighted average lease term of 5.1 years. The
addition of the industrial properties will further improve
portfolio diversification by increasing exposure to the industrial
and mixed-use segments to 70% by GLA and 54% by base rent.
Additionally, the Acquisitions further increase the Ontario footprint to approximately 1.6 million
square feet, representing 31% of GLA and 33% of base rent.
The Acquisitions are all with arm's length vendors and are
subject to customary due diligence and closing conditions,
including with respect to financing and regulatory approvals, and
are expected to close in the second quarter of 2021. The Winnipeg
Acquisitions are also subject to PROREIT entering into binding
agreements with the vendors. The negotiation of the binding
agreements is at an advanced stage and PROREIT currently expects
the Winnipeg Acquisitions to proceed.
Pro Forma Portfolio
Province
|
|
Based Rent
%
|
|
GLA
%
|
|
Asset
Class
|
|
Base Rent
%
|
|
GLA
%
|
Maritime
Provinces
|
|
38%
|
|
38%
|
|
Industrial and
commercial mixed-use
|
|
54%
|
|
70%
|
Quebec
|
|
12%
|
|
16%
|
|
Retail
|
|
33%
|
|
21%
|
Western
Canada
|
|
17%
|
|
16%
|
|
Office
|
|
13%
|
|
9%
|
Ontario
|
|
33%
|
|
31%
|
|
|
|
|
|
|
Total
|
|
100%
|
|
100%
|
|
|
|
100%
|
|
100%
|
Deleveraging and Funding of Future Acquisitions
In addition to the Acquisitions, PROREIT intends to
use some of the net proceeds of the Private Placement to repay
certain indebtedness, including certain amounts outstanding under
PROREIT's credit facilities and a full repayment of a high coupon
debt, and for general trust purposes. Deleveraging enhances
PROREIT's liquidity to fund future investments and acquisitions.
Closing of the Private Placement, the Acquisitions, and the
repayment of certain indebtedness will lead to an improvement of
PROREIT's Debt to Gross Book Value4.
Consistent with its growth strategy and in the normal course,
PROREIT is engaged in discussions with respect to possible
acquisitions, and currently has a strong future acquisition
pipeline, including non-binding letters of intent to acquire six
institutional-quality industrial assets in Atlantic Canada comprising approximately
500,000 square feet for approximately $47
million.
About PRO Real Estate Investment Trust
PROREIT is an unincorporated open-ended real estate investment
trust established pursuant to a declaration of trust under the laws
of the Province of Ontario.
PROREIT was established in March 2013
to own a portfolio of diversified commercial real estate properties
in Canada, with a focus on primary
and secondary markets in Québec, Atlantic
Canada and Ontario with
selective expansion into Western
Canada. PROREIT's portfolio is diversified by property type
and geography.
For more information on PROREIT, please visit the website
at: https://proreit.com.
Non-IFRS and Operational Key Performance Indicators
PROREIT's condensed consolidated financial statements are
prepared in accordance with International Financial Reporting
Standards ("IFRS"). In this press release, as a complement to
results provided in accordance with IFRS, PROREIT discloses and
discusses certain non-IFRS financial measures, including Gross Book
Value and Debt to Gross Book Value as well as other measures
discussed elsewhere in this release. These non-IFRS measures are
not defined by IFRS, do not have a standardized meaning and may not
be comparable with similar measures presented by other issuers.
PROREIT has presented such non-IFRS measures as management believes
they are relevant measures of PROREIT's underlying operating
performance and debt management. Non-IFRS measures should not be
considered as alternatives to net income, cash generated from
(utilized in) operating activities or comparable metrics determined
in accordance with IFRS as indicators of PROREIT's performance,
liquidity, cash flow, and profitability. For a full description of
these measures and, where applicable, a reconciliation to the most
directly comparable measure calculated in accordance with IFRS,
please refer to the "Non-IFRS and Operational Key Performance
Indicators" section in PROREIT's Management's Discussion and
Analysis for the three months ended September 30, 2020, available on SEDAR at
www.sedar.com.
Forward-Looking Information
This news release contains forward-looking statements within the
meaning of applicable securities legislation. Forward-looking
statements are based on a number of assumptions and is subject to a
number of risks and uncertainties, many of which are beyond
PROREIT's control, that could cause actual results and events to
differ materially from those that are disclosed in or implied by
such forward-looking statements.
Forward-looking statements contained in this press release
include, without limitation, statements pertaining to the closing
of the Private Placement and each of the Acquisitions, the entering
into of binding agreements in respect of the Winnipeg Acquisitions,
the use of the net proceeds of the Private Placement, the impact of
the Acquisitions on PROREIT's future financial performance, the
Gross Book Value of the REIT following the closing of the
Acquisitions, the Debt to Gross Book Value of the REIT following
the closing of the transaction, the impact of the transaction on
the REIT's financial performance, the acquisition pipeline of the
REIT and the ability of PROREIT to execute its growth strategies.
PROREIT's objectives and forward-looking statements are based on
certain assumptions, including that (i) PROREIT will receive
financing on favorable terms; (ii) the future level of indebtedness
of PROREIT and its future growth potential will remain consistent
with REIT's current expectations; (iii) there will be no
changes to tax laws adversely affecting PROREIT's financing
capacity or operations; (iv) the impact of the current economic
climate and the current global financial conditions on PROREIT's
operations, including its financing capacity and asset value, will
remain consistent with PROREIT's current expectations; (v) the
performance of PROREIT's investments in Canada will proceed on a basis consistent with
PROREIT's current expectations; and (vi) capital markets will
provide PROREIT with readily available access to equity and/or
debt. Without limitation, there can be no assurance that any
discussions PROREIT may have concerning future acquisitions, or
that the proposed acquisitions for which PROREIT has entered into
letters of intent, will result in definitive agreements and, if
they do, what the terms or timing of any such acquisitions would
be.
The forward-looking statements contained in this news release
are expressly qualified in their entirety by this cautionary
statement. All forward-looking statements in this press release are
made as of the date of this press release. PROREIT does not
undertake to update any such forward-looking information whether as
a result of new information, future events or otherwise, except as
required by law.
Additional information about these assumptions and risks and
uncertainties is contained under "Risk Factors" in PROREIT's latest
annual information form, which is available on SEDAR at
www.sedar.com.
Neither the TSX nor its Regulation Services Provider (as that
term is defined in the policies of the TSX) accepts responsibility
for the adequacy or accuracy of this release.
|
|
|
1
|
See "Non-IFRS and
Operational Key Performance Indicators".
|
2
|
CBRE Marketview
Ottawa Industrial, Q4 2020
|
3
|
Colliers Winnipeg
Industrial Market Report Q4 2020 and JLL Winnipeg Industrial
Insight Q4 2020
|
4
|
See "Non-IFRS and
Operational Key Performance Indicators".
|
SOURCE PROREIT