Primaris Retail REIT Announces Cataraqui Town Centre Purchase
Excerpt from Primaris Retail REIT Press Release.
Associated article: “Cataraqui Town Centre Purchased for $168 Million”
Primaris Retail REIT (TSX:PMZ.UN) has announced an agreement to purchase the Cataraqui Town Centre…
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Cataraqui Town Centre
Cataraqui is a two-level enclosed regional shopping centre containing a gross leaseable area of approximately 595,000 square feet, was built in 1982 and underwent extensive renovations in 1999, 2000 and 2005/2006. The site comprises approximately 43 acres. Cataraqui is the dominant enclosed shopping centre in an area extending from Belleville, Ontario to the west, Ottawa to the north and Montreal, Quebec to the east.
Appendices to this press release provide additional information about the asset and pro forma data about the inclusion of the asset in the Primaris portfolio.
The Market
Kingston is located approximately midway between Canada’s two largest cities, Toronto and Montreal, on the north shore of Lake Ontario. It is the 25th largest metropolitan area in Canada with an estimated population of 160,000 as of July, 2009. It has one of the lowest unemployment rates in the country as a result of a very large public sector employment base. Public sectors well represented in Kingston include health care, education, department of defense and correctional services.
Funding In Place
The purchase price of $168 million plus approximately $3.8 million acquisition costs, is expected to be funded as follows (000s):
Cash on hand $ 50,000,000
Draw on line of credit 16,756,000
New mortgage 105,000,000
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Total $ 171,756,000
The new mortgage will be for a ten year term and bear interest at a rate to be set at 215 basis points over a benchmark bond yield.
Liquidity Remains Solid
The draw on the line of credit will leave approximately $48 million dollars of unused credit capacity. Primaris has no maturing debt before March 2011 and therefore remains in a very liquid financial position after completing this acquisition.
After this investment, Primaris’ pro forma cash position will be $17 million dollars owing on its line of credit. The pro forma Debt to Gross Book Value ratio will be 53.5%, excluding convertible debentures from “debt”, and will be 60.9% including convertible debentures as debt. Management believes that this cash position and amount of debt are at levels that allow the REIT to continue to comfortably meet current obligations and will continue to allow the REIT to pursue future growth opportunities as they become available.
Forward-Looking Information
The press release contains forward-looking information based on management’s best estimates and the current operating environment. These forward-looking statements are related to, but not limited to, the REIT’s operations, anticipated financial performance, business prospects and strategies. Forward-looking information typically contains statements with words such as “anticipate”, “believe”, “expect”, “plan”, or similar words suggesting future outcomes. Such forward-looking statements are subject to risks, uncertainties and other factors which could cause actual results to differ materially from future results expressed, projected or implied by such forward-looking statements.
In particular, certain statements in this document discuss Primaris’ anticipated outlook of future events. These statements include, but are not limited to:
(i) the estimated net operating income and resultant
capitalization rate;
(ii) expected funding of acquisition;
(iii)indebtedness levels and liquidity, which could be impacted by
the level of acquisition activity Primaris is able to achieve
and future financing opportunities;
(iv) anticipated replacement of expiring tenancies, which could be
impacted by the effects of general economic conditions and
the supply of competitive locations; and
Although the forward-looking statements contained in this press release are based on what management of the REIT believes are reasonable assumptions, forward-looking statements involve significant risks and uncertainties. They should not be read as guarantees of future performance or results and will not necessarily be an accurate indicator of whether or not such results will be achieved. Readers are cautioned not to place undue reliance on forward-looking statements as a number of factors could cause actual future results to differ from targets, expectations or estimates expressed in the forward-looking statements. Material factors or assumptions that were applied in drawing a conclusion or making an estimate set out in the forward-looking information may include: a less robust retail environment than has been seen for the last several years; relatively stable interest costs; access to debt capital markets to fund, at acceptable costs, the future acquisitions.
Except as required by applicable law, Primaris undertakes no obligation to publicly update or revise any forward-looking statement, whether as a result of new information, future events or otherwise.
Upon completion of this acquisition, Primaris Retail REIT will own 29 income-producing properties comprising approximately 11.1 million square feet located in Canada. As of June 30, 2010, the REIT had 68,430,386 units issued and outstanding.
Schedule A
Property Description:
Cataraqui Town Centre
Cataraqui is a two-level enclosed regional shopping centre containing a gross leaseable area of approximately 595,000 square feet. It was built in 1982 and underwent extensive renovations in 1999, 2000, and 2005/2006. The site comprises approximately 43 acres. Cataraqui is located in Kingston’s major retail node and is the dominant enclosed shopping centre in eastern Ontario.
------------------------------------------------------------ ---------- -------------------------------------------------- PROFILE OF TENANTS WITH AREA greater than 15,000 SQ FT Tenant Name Area SF ------------------------------------------------------------ ------------------------------------------------------------ Anchor Tenants SEARS 124,933 THE BAY 113,054 ZELLERS 115,307 ------------------------------------------------------------ ------------------------------------------------------------ Total Anchor Tenants 353,294 ------------------------------------------------------------ ------------------------------------------------------------ Major Tenants SPORT CHEK 19,126 ------------------------------------------------------------ ------------------------------------------------------------ Total Major Tenants 19,126 ------------------------------------------------------------ ------------------------------------------------------------ ------------------------------------------------------------ ------------------------------------------------------------ Total GLA (Excl. Storage area) 595,128 ------------------------------------------------------------ ------------------------------------------------------------
Cataraqui is currently 96.5% occupied. Local tenants represent less than 5% of total occupancy. The weighted average lease expiry of tenants is 6.0 years. Sales figures for commercial retail units (which exclude non anchor-and-major tenants, exterior access tenants and free-standing pads) averaged $443 per square foot for the 12 months ended December 31, 2009.
To view Graph 1, please visit the following link: http://media3.marketwire.com/docs/graph_1.pdf.
Primaris' top ten tenants
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As of March 31, 2010
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Percentage of Weighted Average
Total Annual Lease Term to
Tenant Groups Minimum Rent Area (Sq. ft.) Maturity (Years)
1 HBC 7.0% 2,278,188 7.4
2 YM 3.1% 218,588 4.4
3 Sears 2.7% 1,104,369 7.5
4 Forzani 2.6% 376,963 4.1
5 Reitmans 2.4% 152,592 3.7
6 Shoppers Drug Mart 2.4% 166,225 6.1
7 Loblaws 1.8% 323,764 5.6
8 Best Buy 1.6% 180,353 4.0
9 Canadian Tire 1.5% 220,194 10.6
10 Dynamite 1.4% 74,538 3.1
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26.5%
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The data shown here represents the pro forma combination of Primaris Retail REIT’s existing assets and Cataraqui Town Centre as at March 31 2010.
To view Graphs 2 and 3, please visit the following link: http://media3.marketwire.com/docs/graph_2.pdf.
Primaris' property list sales performance
(for the 12 months ended February 28, 2010)(1)
Same Tenant
Sales per Square
Foot ($ psf)
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Midtown Plaza 562
Cornwall Centre 527
Sunridge Mall 522
Dufferin Mall 517
Stone Road Mall 510
Woodgrove Centre 507
Park Place Mall 502
Orchard Park 473
Grant Park 465
Place d'Orleans 450
Cataraqui Town Centre 443
Northland Village 440
Place Du Royaume 407
Aberdeen Mall 369
Lambton Mall 353
Heritage Place 316
Place Fleur De Lys 311
Eglinton Square 298
(1) Except Cataraqui Town Centre which is as at December 31, 2009.
Contacts: Primaris Retail REIT John R. Morrison President and Chief Executive Officer (416) 642-7860 Primaris Retail REIT Louis M. Forbes Executive Vice President & Chief Financial Officer (416) 642-7810
Category: Releases
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