Exhibit 99.2

 

 

 

First Quarter 2022

Supplemental

 

 

 

 

 

 

 

 

 
Plymouth Industrial REIT, Inc.
Table of Contents
                         
Introduction    
Executive Summary   2
Management, Board of Directors, Investor Relations, and Equity Coverage   2
Portfolio Statistics   3
Acquisition Activity   3
Select Recent Acquisitions   4
Value Creation   5
Replacement Cost Analysis   5
Guidance   6
Financial Information    
Same Store Net Operating Income (NOI)   7
Consolidated Statements of Operations   8
Consolidated NOI   9
Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre)   9
Funds from Operations (FFO), Core FFO & Adjusted Funds from Operations (AFFO)   9
Consolidated Balance Sheets   10
Capital Structure and Debt Summary   11
Capital Markets Activity   11
Net Asset Value Components   12
Operational & Portfolio Information    
Leasing Activity   13
Lease Expiration Schedule   13
Leased Square Feet and Annualized Base Rent by Tenant Industry   14
Leased Square Feet and Annualized Base Rent by Type   15
Top 10 Tenants by Annualized Base Rent   16
Lease Segmentation by Size   16
Rentable Square Feet and Annualized Base Rent by Market   17
Total Acquisition Cost by Market   17
Appendix    
Glossary   18
       
       

 

Forward-Looking Statements: This Supplemental Information contains forward-looking statements within the meaning of the U.S. federal securities laws. We make statements in this Supplemental Information that are forward-looking statements, which are usually identified by the use of words such as “anticipates,” “believes,” “estimates,” “expects,” “intends,” “may,” “plans” “projects,” “seeks,” “should,” “will,” and variations of such words or similar expressions. Our forward-looking statements reflect our current views about our plans, intentions, expectations, strategies and prospects, which are based on the information currently available to us and on assumptions we have made. Although we believe that our plans, intentions, expectations, strategies and prospects as reflected in or suggested by our forward-looking statements are reasonable, we can give no assurance that our plans, intentions, expectations, strategies or prospects will be attained or achieved and you should not place undue reliance on these forward-looking statements. Additionally, unforeseen factors emerge from time to time, and we cannot predict which factors will arise or their ultimate impact on our business or the extent to which any such factor, or combination of factors, may cause actual results to differ materially from those contained in any forward-looking statements. One of these factors is the outbreak of the novel coronavirus (COVID-19), the impact of which is difficult to fully assess at this time due to, among other factors, uncertainty regarding the severity and duration of the outbreak domestically and internationally and the effectiveness of efforts to contain the spread of the virus and its resulting direct and indirect impact on the U.S. economy and economic activity. Furthermore, actual results may differ materially from those described in the forward-looking statements and may be affected by a variety of risks and factors. Any forward-looking statement speaks only as of the date on which it is made. New risks and uncertainties arise over time, and it is not possible for us to predict those events or how they may affect us. Except as required by law, we are not obligated to, and do not intend to, update or revise any forward-looking statements, whether as a result of new information, future events or otherwise.

 

Definitions and Reconciliations: For definitions of certain terms used throughout this Supplemental Information, including certain non-GAAP financial measures, refer to the Glossary on pages 18-19. For reconciliations of the non-GAAP financial measures to the most directly comparable U.S. GAAP measures, refer to page 9.

 

 

 
Plymouth Industrial REIT, Inc.
Executive Summary

 

Company overview: Plymouth Industrial REIT, Inc. (NYSE: PLYM) is a real estate investment trust focused on the acquisition, ownership, and management of single and multi-tenant industrial properties, including distribution centers, warehouses, light industrial and small bay industrial properties, located in primary and secondary markets within the main industrial, distribution and logistics corridors of the United States.
                 
Management, Board of Directors, Investor Relations, and Equity Coverage

 

Corporate   Investor Relations   Transfer Agent      
                 
20 Custom House Street, 11th Floor   Tripp Sullivan   Continental Stock Transfer & Trust Company  
Boston, Massachusetts 02110     SCR Partners   1 State Street, 30th Floor      
617.340.3814     615.942.7077   New York, NY 10004      
www.plymouthreit.com     IR@plymouthrei.com   212.509.4000      
                 
Executive Management
                 
Jeffrey E. Witherell     Pendleton P. White, Jr.   Anthony J. Saladino   James M. Connolly  
Chief Executive Officer     President and Chief   Executive Vice President   Executive Vice President  
and Chairman     Investment Officer   and Chief Financial Officer   Asset Management  
                 
Anne A. Hayward                
Senior Vice President                
and General Counsel                
                 
Board of Directors
                 
Martin Barber   Philip S. Cottone   Richard J. DeAgazio   David G. Gaw  
Independent Director   Independent Director   Independent Director   Lead Independent Director  
                 
John W. Guinee   Caitlin Murphy   Pendleton P. White, Jr.   Jeffrey E. Witherell  
Independent Director     Independent Director   President and Chief   Chief Executive Officer  
          Investment Officer   and Chairman  
                 
Equity Research Coverage1
                 
Baird   BMO Capital Markets   Colliers Securities   KeyBanc Capital Markets  
Dave Rodgers     John Kim   Barry Oxford   Todd Thomas  
216.737.7341     212.885.4115   203.961.6573   917.368.2375  
                 
Berenberg Capital Markets     B Riley Securities   JMP Securities   Truist Securities  
Connor Siversky     Bryan Maher   Mitch Germain   Anthony Hau  
646.949.9037     646.885.5423   212.906.3537   212.303.4176  
                 

 

Investor Conference Call and Webcast:
The Company will host a conference call and live audio webcast, both open for the general public to hear, on May 4, 2022 at 9:00 a.m. Eastern Time. The number to call for this interactive teleconference is (844) 784-1727 (international callers: (412) 717-9587). A replay of the call will be available through May 11, 2022 by dialing (877) 344-7529 and entering the replay access code, 6068190.

 

 

 

1) The analysts listed provide research coverage on the Company. Any opinions, estimates or forecasts regarding the Company's performance made by these analysts are theirs alone and do not represent opinions, estimates or forecasts by the Company or its management. The Company does not by reference above imply its endorsement of or concurrence with such information, conclusions or recommendations.

 

Page 2 

 
Plymouth Industrial REIT, Inc.
Portfolio Statistics
 
Unaudited ($ in thousands, except Cost/SF) as of 3/31/2022

 
Portfolio Snapshot   Portfolio Growth ($ in millions)
       
Number of Properties   151  
Number of Buildings   201  
Square Footage   33,107  
Occupancy   97.0%  
WA Lease Term Remaining (yrs.)   3.7  
Total Annualized Base Rent (ABR)1   $132,845  
Rental Rate Increase - Cash basis2   16.8%  
Q1 Rent Collections   99.5%  

 

Acquisition Activity
 
2022 Transaction Summary   Investment Highlights
         
Purchase Price4   $188,305 Since the Company's IPO in June 2017, the Company has acquired over $1.36 billion of wholly owned warehouse, distribution, light manufacturing, and small bay industrial properties totaling 29.2 million square feet
Cost Per Square Foot   $60.70  
Replacement Cost/SF3   $91.65  
Square Footage Acquired   3,503 The Company has 637,000 square feet of industrial projects currently under construction across three markets slated to deliver in 2022, with an additional 367,000 square feet under development scheduled to be completed in 2023
WA Occupancy at Acquisition   92.2%  
WA Lease Term Remaining (yrs.)   2.8  

 

Acquisitions                        

 

Location   Acquisition Date   # of Buildings   Purchase Price4   Square Footage   Projected Initial Yield5   Cost per Square Foot6
Atlanta, GA   1/20/2022   1   $                    9,750   150,000   6.0%   $                     65.00
Jacksonville, FL   2/7/2022   2   12,300   85,920   7.1%   143.16
Multiple   2/24/2022   3   43,250   678,745   5.0%   63.72
Memphis, TN7   3/11/2022   28   102,355   2,320,773   6.6%   44.10
Memphis, TN   3/11/2022   3   8,150   67,557   7.6%   120.64
Atlanta, GA   3/15/2022   1   12,500   200,000   5.3%   62.50
   Total First Quarter 2022 Acquisitions   38   $                188,305   3,502,995   6.2%   $                     60.70
                         
Multiple   Full Year 2021   24   $                370,977   6,380,302   6.7%   $                     63.15
                         
Multiple   Full Year 2020   27   $                243,568   5,473,596   7.8%   $                     46.99
                         
Multiple   Full Year 2019   32   $                220,115   5,776,928   8.4%   $                     42.21
                         
Multiple   Full Year 2018   24   $                164,575   2,903,699   8.2%   $                     70.54
                         
Multiple   2017 (since IPO)   36   $                173,325   5,195,563   8.4%   $                     33.81
                         
Total Acquisitions Post-IPO   181   $             1,360,865   29,233,083   7.5%   $                     53.69

 

QTD Q2 2022 Acquisitions                        
                         
Location   Acquisition Date   # of Buildings   Purchase Price4   Square Footage   Projected Initial Yield5   Cost per Square Foot6
St. Louis, MO   4/6/2022   1   $                     8,450   76,485   6.3%   $                   110.48
Chicago, IL   4/14/2022   1                  7,300   78,743   5.5%   $                     92.71
        2   $                  15,750   155,228   5.9%   $                  102.24

 

 
Portfolio statistics and acquisitions include wholly owned industrial properties only; excludes our property management office located in Columbus, Ohio.

 

1) Annualized base rent is calculated as monthly contracted base rent as of March 31, 2022, multiplied by 12. Excludes rent abatements.
2) Based on approximately 1.3 million square feet of new and renewal leases greater than six months in term. Refer to Leasing Activity in this Supplemental Information for additional details.
3) Replacement cost is based on the Marshall & Swift valuation methodology for the determination of building costs. Replacement cost includes land reflected at the allocated cost in accordance with GAAP.
4) Represents total direct consideration paid rather than GAAP cost basis.
5) Weighted based on Purchase Price.
6) Calculated as Purchase Price divided by square footage.
7) Acquired the remaining 80% interest in our unconsolidated JV for $46,355 in cash and the assumption of a 7-year secured mortgage of $56,000.

 

Page 3 

 
Plymouth Industrial REIT, Inc.
Select Recent Acquisitions
 
During the first quarter of 2022,the Company has acquired thirty-eight (38) wholly-owned industrial buildings totaling 3.5 million square feet for a total consideration of $188.3 million in its key markets at a weighted average project initial yield of 6.2% and a weighted average price of approximately $61 per square foot
 
Unaudited ($ in thousands, except Cost/SF)

 

Ohio Industrial Portfolio        
         
  Location Dayton  
  Acquisition Date November-21  
  # of Buildings 3  
  Purchase Price1 $22,500  
  Square Footage 396,800  
  Occupancy 100.0%  
  WA Lease Term Remaining 5.9 years  
  Projected Initial Yield 6.7%  
  Purchase Price/SF2 $56.70  
  Replacement Cost/SF2 $87.18  
  Multi-Tenant % 33%  
  Single-Tenant % 67%  
       
  Location Characteristics: Dayton spans across four counties in Ohio, includes more than 800,000 people and is strategically located in the heart of the Midwest within 600 miles of 67% of the United States. This industrial market has seen robust demand from users and developers alike for the past five years  
         
    Market Insight: The region’s attractiveness is simple: strong location, strong labor force and strong transportation options (source: CBRE)  
         
    Portfolio Fit: Brings Company's scale in the Ohio market to greater than 9.9 million square feet and complements the existing tenant / industry base with the addition of a leading manufacturer and healthcare companies to the roster  

 

Indy Industrial Building        
         
    Location Indianapolis/Lafayette  
  Acquisition Date October-21  
  # of Buildings 1  
  Purchase Price1 $23,100  
  Square Footage 294,730  
  Occupancy 100.0%  
  WA Lease Term Remaining 2.4 years  
  Projected Initial Yield 6.9%  
  Purchase Price/SF2 $78.38  
  Replacement Cost/SF2 $112.25  
  Multi-Tenant % 100%  
  Single-Tenant % 0%  
       
  Location Characteristics: Central Indiana is knows as the Crossroads of America. You can easily access major cross country interstates, passenger rail, freight railroads and other major highways and airports. The region is home to two international cargo airports, the third-largest rail hub and second-largest inland port in the U.S.  
         
    Market Insight: Available supply continues to remain low with a 3.5% vacancy rate; Population and job growth has been 5% and 10%, respectively over the past 5 years (source: CBRE)  
         
    Portfolio Fit: Brings Company's scale in the Indianapolis market to just over 4 million square feet and adds diversity with tenants in Logistics, HVAC and automotive industries  

 

 

 

1)Represents total direct consideration paid rather than GAAP cost basis.
2)Replacement cost is based on the Marshall & Swift valuation methodology for the determination of building costs. Replacement cost includes land reflected at the allocated cost in accordance with GAAP.

 

Page 4 

 
Plymouth Industrial REIT, Inc.
Value Creation
 
Unaudited ($ in thousands, except RSF)

 

Examples of Value Creation

 

Re-leasing / No downtime   New Industrial Development / Lease-up   New Industrial Development
   
Canton, OH   Portland, ME   Atlanta, GA
Executed a 255,000 SF 10-year lease with annual escalations of 2.5% at rental rate increase of 38% over prior rents   Acquired multi-tenant industrial building in November 2014 with ~ 8 acres of developable land   Acquired single-tenant industrial building in January 2020 with ~ 65 acres of developable land
         
New tenant moved in with no down-time and no tenant improvements, but for the conveyance of the prior tenant's racking system   Broke ground on new ~70,000 square foot industrial building during Q2 2021; completed shell in December 2021 with certificate of occupancy to occur Q1 2022   Broke ground on new ~240,000 SF building during Q2 2021 with an estimated shell completion in Q3 2022 at a cost of ~$12.7M, an add'l ~180,000 SF building is projected for Q1 2023 at a cost of $11.1M
         
Our regional property management office in OH facilitated the tenant negotiations and seamless occupancy of the building   Lease executed for 50% of the space, balance in negotiation with full occupancy anticipated to occur by end of Q3 2022   Flexible design planned for both buildings to allow for demising. There is strong prospective tenant interest for multi- and single-tenant occupancy

 

Plymouth is partnering with the Green Building Initiative to align our environmental objectives with the execution of all new development and portfolio enhancement activities1
 
Replacement Cost Analysis (as of 3/31/2022)

 

              Total Rentable        
Market   Market Type2     # of Buildings   Square Feet (RSF)   Purchase Price3   Replacement Cost4
Atlanta   Primary     11   1,670,235   $                     85,181   $                   128,303
Chicago   Primary     40   6,852,144   282,726   738,077
Boston   Secondary     1   200,625   10,500   32,450
Cincinnati   Secondary     10   2,502,670   87,764   172,046
Cleveland   Secondary     17   3,681,390   176,250   321,015
Columbus   Secondary     15   3,757,614   157,624   293,943
Indianapolis   Secondary     17   4,085,169   149,251   356,430
Jacksonville   Secondary     26   2,052,074   147,950   207,038
Kansas City   Secondary     1   221,911   8,600   20,451
Memphis   Secondary     49   4,783,046   185,407   349,852
Philadelphia   Secondary     1   156,634   9,700   14,912
St. Louis   Secondary     13   3,143,204   205,337   314,530
Total         201   33,106,716   $                1,506,290   $                2,949,047
 

 

1) The Company is a member organization of the Green Building Initiative (GBI), a nonprofit organization and American National Standards Institute (ANSI) Accredited Standards Developer dedicated to reducing climate impacts by improving the built environment. Founded in 2004, the organization is the global provider of the Green Globes and federal Guiding Principles Compliance certification and assessment programs.
2) Primary markets means the following two metropolitan areas in the U.S., each generally consisting of more than 300 million square feet of industrial space: Chicago and Atlanta. Secondary markets means non-primary markets, each generally consisting of between 100 million and 300 million square feet of industrial space, including the following metropolitan areas in the U.S.: Boston, Cincinnati, Cleveland, Columbus, Indianapolis, Jacksonville, Kansas City, Memphis, Milwaukee, Philadelphia, South Florida, and St. Louis. Our definitions of primary and secondary markets may vary from the definitions of these terms used by investors, analysts, or other industrial REITs.
3) Represents total direct consideration paid rather than GAAP cost basis.
4) Replacement cost is based on the Marshall & Swift valuation methodology for the determination of building costs. Replacement cost includes land reflected at the allocated cost in accordance with GAAP.

 

Page 5 

 
Plymouth Industrial REIT, Inc.
Guidance

 

Unaudited (in thousands, except per-share amounts)

 

  Full Year 2022 Range1
  Low   High
       
Core FFO attributable to common stockholders and unit holders per share $          1.80   $          1.85
       
Same Store Portfolio NOI growth - cash basis2 3.50%   4.50%
       
Average Same Store Portfolio occupancy - full year 97.0%   98.3%
       
General and administrative expenses3 $      16,650   $      15,950
       
Interest expense, net4 $      31,600   $      31,000
       
       
Weighted average common shares and units outstanding5          39,544            39,544

 

Reconciliation of Net loss attributable to common stockholders and unit holders per share to Core FFO guidance:

 

  Full Year 2022 Range1
  Low   High
Net loss $         (0.55)   $         (0.50)
Depreciation and amortization              2.47                2.47
Loss on extinguishment of debt              0.06                0.06
Change in fair value of warrant             (0.04)               (0.04)
Preferred stock dividends             (0.14)               (0.14)
  $          1.80   $          1.85

 

 

 

1)Our 2022 guidance refers to the Company's in-place portfolio as of May 2, 2022 and includes another $74 million in acquisitions scheduled to close by the end of Q2 2022. There can be no assurance that we will complete such acquisitions within the forecasted timeframe. Our 2022 guidance does not include prospective acquisitions beyond the $74 million identified, dispositions, or capitalization activities that have not closed.
2)The Same Store Portfolio consists of 121 buildings aggregating 21,961,888 rentable square feet. The Same Store projected performance reflects an annual NOI on a cash basis, excluding termination income.
3)Includes non-cash stock compensation of $2 million for 2022.
4)Interest expense, net, includes the $100 million, 1.591% interest rate swap agreement with JPMorgan Chase Bank, N.A. and the $200 million, 1.609% interest rate swap agreement with Capital One, N.A. at a total cost of 3.241% and 3.259%, respectively.
5)The weighted average common shares and units outstanding includes 2,205,882 shares of the Company’s Preferred stock - Series B Convertible that was converted to common stock on a one-to-one basis. As of May 2, 2022, the Company has 40,609,640 common shares and units outstanding.

 

Page 6 

 
Plymouth Industrial REIT, Inc.  
Same Store Net Operating Income (NOI)

 

Unaudited ($ and SF in thousands)

 

Same Store Portfolio Statistics    
       
Square footage     21,962   Includes: wholly owned properties as of December 31, 2020; determined and set once per year for the following twelve months (refer to Glossary for Same Store definition)
Number of properties 99  
Number of buildings 121  
Percentage of total portfolio square footage 66.3%   Excludes: wholly owned properties classified as repositioning or lease-up during 2021 or 2022 (10 properties representing approximately 1,266,000 of rentable square feet)
Occupancy at period end 98.8%  
     

 

Same Store NOI - GAAP Basis              
               
    Three Months Ended March 31,      
    2022   2021   $ Change % Change
               
Rental revenue   $           31,132   $           29,470   $             1,662 5.6%
Property expenses                 10,812                 10,159                      653 6.4%
Same Store NOI - GAAP Basis   $           20,320   $           19,311   $             1,009 5.2%
               
Same Store NOI excluding early termination income - GAAP Basis   $           20,264   $           19,238   $             1,026 5.3%

 

Same Store NOI - Cash Basis              
               
    Three Months Ended March 31,      
    2022   2021   $ Change % Change
               
Rental revenue   $           30,032   $           28,465   $             1,567 5.5%
Property expenses                 10,812                 10,159                      653 6.4%
Same Store NOI - Cash Basis   $           19,220   $           18,306   $                914 5.0%
               
Same Store NOI excluding early termination income - Cash Basis   $           19,164   $           18,233   $                931 5.1%

 

 
 

 

Page 7 

 
Plymouth Industrial REIT, Inc.
Consolidated Statements of Operations

 

Unaudited ($ thousands, except per-share amounts)

 

    For the Three Months Ended March 31,
    2022   2021
         
Revenues:        
Rental revenue   $                    32,952   $                    24,554
Tenant recoveries                            9,768                            7,279
Management fee revenue and other income1                                 86                                 83
Total revenues   $                    42,806   $                    31,916
         
Operating expenses:        
Property                          14,075                          11,426
Depreciation and amortization                          22,691                          15,777
General and administrative                            3,552                            3,009
Total operating expenses   $                    40,318   $                    30,212
         
Other income (expense):        
Interest expense                           (6,395)                           (4,758)
Earnings (loss) in investment of unconsolidated joint venture2                              (147)                              (273)
Loss on extinguishment of debt                           (2,176)                                    -
Gain on sale of real estate3                                    -                               590
Unrealized (appreciation) depreciation of warrants4                            1,760                              (247)
Total other income (expense)   $                     (6,958)   $                     (4,688)
         
Net loss   $                     (4,470)   $                     (2,984)
         
Less: Loss attributable to non-controlling interest                                (60)                                (65)
         
Net loss attributable to Plymouth Industrial REIT, Inc.   $                     (4,410)   $                     (2,919)
         
Less: Preferred stock dividends                            1,699                            1,652
Less: Series B preferred stock accretion to redemption value                            1,500                            1,807
Less: Amount allocated to participating securities                                 67                                 57
         
Net loss attributable to common stockholders   $                     (7,676)   $                     (6,435)
         
Net loss basic and diluted per share attributable to common stockholders   $                       (0.21)   $                       (0.24)
         
Weighted-average common shares outstanding basic and diluted   36,228   27,205

 

   

 

1)Represents management fee revenue earned from the unconsolidated joint venture and other miscellaneous income.
2)Represents our share of earnings (losses) related to our investment in an unconsolidated joint venture.
3)For the three months ended March 31, 2021, the Company sold one property totaling 98,340 square feet, recognizing a net gain of $590.
4)Represents the change in the fair market value of our common stock warrants. On March 23, 2022, the common stock warrants were exercised in full and converted on a cashless basis, resulting in 139,940 shares of common stock.

 

Page 8 

 

 

Plymouth Industrial REIT, Inc.
Non-GAAP Measurements

 

Unaudited ($ in thousands)          
           
Consolidated NOI          
           
    Three Months Ended March 31,  
    2022   2021  
           
Net loss   $                          (4,470)   $                          (2,984)  
General and administrative                                  3,552                                  3,009  
Depreciation and amortization                                22,691                                15,777  
Interest expense                                  6,395                                  4,758  
Gain on sale of real estate                                          -                                   (590)  
Unrealized appreciation (depreciation) of warrants1                                (1,760)                                     247  
Loss on extinguishment of debt                                  2,176                                          -  
(Earnings) loss in investment of unconsolidated joint venture2                                     147                                     273  
Management fee revenue and other Income3                                     (86)                                     (83)  
Net Operating Income   $                          28,645   $                          20,407  
           
Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre)      
           
Net loss   $                          (4,470)   $                          (2,984)  
Depreciation and amortization                                22,691                                15,777  
Interest expense                                  6,395                                  4,758  
Unrealized appreciation (depreciation) of warrants1                                (1,760)                                     247  
Gain on sale of real estate                                          -                                   (590)  
Loss on extinguishment of debt                                  2,176                                          -  
EBITDAre   $                          25,032   $                          17,208  
Stock compensation                                     442                                     418  
Pro forma effect of acquisitions4                                  2,057                                  1,032  
EBITDA adjustments attributable to unconsolidated joint venture5                                          -                                     486  
Adjusted EBITDA   $                          27,531   $                          19,144  
           
Funds from Operations (FFO), Core FFO & Adjusted Funds from Operations (AFFO)      
           
Net loss   $                          (4,470)   $                          (2,984)  
Gain on sale of real estate                                          -                                   (590)  
Depreciation and amortization                                22,691                                15,777  
Depreciation and amortization from unconsolidated joint venture                                     268                                     393  
FFO   $                          18,489   $                          12,596  
Preferred stock dividends                                (1,699)                                (1,652)  
Unrealized appreciation (depreciation) of warrants1                                (1,760)                                     247  
Loss on extinguishment of debt                                  2,176                                          -  
Core FFO   $                          17,206   $                          11,191  
Amortization of debt related costs                                     505                                     369  
Non-cash interest expense                                     644                                     (43)  
Stock compensation                                     442                                     418  
Capitalized interest                                     (64)                                          -  
Straight line rent                                   (822)                                   (614)  
Above/below market lease rents                                (1,546)                                   (494)  
Recurring capital expenditures6                                (1,673)                                (1,860)  
AFFO   $                          14,692   $                            8,967  
           
Weighted-average common shares and units outstanding 36,985   28,051  
           
Core FFO attributable to common stockholders and unit holders per share $                              0.47   $                              0.40  
AFFO attributable to common stockholders and unit holders per share $                              0.40   $                              0.32  

 

   

 

1)Represents the change in the fair market value of our common stock warrants.
2)Represents our share of (earnings) losses related to our investment in an unconsolidated joint venture.
3)Represents management fee revenue earned from the unconsolidated joint venture and other miscellaneous income.
4)Represents the estimated impact of wholly owned and joint venture acquisitions as if they had been acquired on the first day of each respective quarter in which the acquisitions occurred. We have made a number of assumptions in such estimates and there can be no assurance that we would have generated the projected levels of EBITDA had we owned the acquired properties as of the beginning of the respective periods.
5)Represents depreciation and amortization, and interest expense from the Company's unconsolidated joint venture. The Company acquired the remaining 80% interest in our unconsolidated JV in March 2022.
6)Excludes non-recurring capital expenditures of $8,289 and $1,234 for the three months ended March 31, 2022 and 2021, respectively.

 

Page 9 

 
Plymouth Industrial REIT, Inc.
Consolidated Balance Sheets
 
Unaudited ($ in thousands)

 

      March 31, 2022   December 31, 2021
ASSETS      
Real estate properties:          
Land     $                  218,978   $                  201,164
Building and improvements                       1,223,673                     1,052,843
Less accumulated depreciation                         (156,585)                       (142,192)
Total real estate properties, net     $               1,286,066   $               1,111,815
           
Cash, cash held in escrow and restricted cash                            42,269                          43,374
Deferred lease intangibles, net                            84,978                          75,864
Investment in unconsolidated joint venture1                                    -                               5,833
Interest rate swaps2                            10,068                                  -   
Other assets                            34,850                          33,919
Total assets     $               1,458,231   $               1,270,805
           
LIABILITIES, PREFERRED STOCK AND EQUITY      
Secured debt, net     $                  393,580   $                  352,075
Unsecured debt, net3                          466,850                        335,840
Accounts payable, accrued expenses and other liabilities                            64,154                          66,880
Deferred lease intangibles, net                            10,927                          10,273
Financing lease liability4                              2,232                            2,227
             
Total liabilities     $                  937,743   $                  767,295
           
Preferred stock - Series A     $                    48,473   $                    48,473
Preferred stock - Series B5     $                    95,937   $                    94,437
           
Equity:          
Common stock     $                         370   $                         361
Additional paid in capital                          542,523                        532,666
Accumulated deficit                         (181,668)                       (177,258)
Accumulated other comprehensive income                              9,933                                  -   
Total stockholders' equity                          371,158                        355,769
Non-controlling interest                              4,920                            4,831
Total equity     $                  376,078   $                  360,600
           
Total liabilities, preferred stock and equity     $               1,458,231   $               1,270,805
             

 

   

 

1)Represents a noncontrolling equity interest in a single joint venture we entered into during October 2020. Our investment in the joint venture is accounted for under the equity method of accounting. The Company acquired the remaining 80% interest in the joint venture in March 2022.
2)Represents the fair value of the Company's interest rate swaps. A summary of the Company's interest rate swaps and accounting are detailed in Note 7 of our most recent Quarterly Report on Form 10-Q.
3)Includes borrowings under line of credit and term loans. Refer to Debt Summary in this Supplemental Information for additional details.
4)As of March 31, 2022, we have a single finance lease in which we are the sublessee for a ground lease with a remaining lease term of approximately 34 years. Refer to our 2022 Quarterly Report on Form 10-Q for expanded disclosure.
5)Refer to Glossary in this Supplemental Information for relevant features of the Preferred stock - Series B.

 

Page 10 

 
Plymouth Industrial REIT, Inc.
Capital Structure and Debt Summary
 
Unaudited ($ in thousands) as of 3/31/2022

 

Debt Summary
 

 

Secured Debt:   Maturity Date Interest Rate Commitment Principal Balance
AIG Loan   November-23 4.08% $                        120,000 $                        113,807
Ohio National Life Mortgage1   August-24 4.14%                              21,000                              19,508
Allianz Loan   April-26 4.07%                              63,115                              63,115
Nationwide Loan   October-27 2.97%                              15,000                              15,000
Lincoln Life Gateway Mortgage1   January-28 3.43%                              28,800                              28,800
Minnesota Life Memphis Industrial Loan1   January-28 3.15%                              56,000                              56,000
Midland National Life Insurance Mortgage1   March-28 3.50%                              10,820                              10,820
Minnesota Life Loan   May-28 3.78%                              21,500                              20,346
Transamerica Loan   August-28 4.35%                              78,000                              68,387
Total / Weighted Average Secured Debt     3.88% $                        414,235 $                        395,783
           
Unsecured Debt:          
KeyBank Line of Credit   August-25  2.00%2 $                        200,000 $                        169,000
$100m KeyBank Term Loan   August-26  3.09%3                            100,000                            100,000
$200m KeyBank Term Loan   February-27  3.11%3                            200,000                            200,000
Total / Weighted Average Unsecured Debt     2.71% $                        500,000 $                        469,000
           
    March 31, December 31, September 30, June 30,
Net Debt:   2022 2021 2021 2021
Total Debt4   $                   864,783 $                     703,439 $                        600,012 $                        508,544
Less: Cash                       42,269                    43,374                       78,943                    29,314
Net Debt   $                   822,514 $                     660,065 $                        521,069 $                        479,230

 

Capitalization
 

 

  March 31, December 31, September 30, June 30,
  2022 2021 2021 2021
Common Shares and Units Outstanding5 37,476 36,601 34,781 31,596
Closing Price (as of period end) $                  27.10 $                  32.00 $                 22.75 $                  20.02
Market Value of Common Shares6 $          1,015,600 $          1,171,232 $            791,268 $             632,552
Preferred Stock - Series A (at liquidation preference) 50,589 50,589 50,589 50,589
Preferred Stock - Series B (at liquidation preference) 99,463 97,277 97,277 97,277
Total Market Capitalization6,7 $          2,030,435 $          2,022,537 $         1,539,146 $         1,288,962
         
Dividend / Share (annualized) $                    0.88 $                    0.84 $                   0.84 $                   0.84
Dividend Yield (annualized) 3.2% 2.6% 3.7% 4.2%
Total Debt-to-Total Market Capitalization 42.6% 34.8% 39.0% 39.5%
Secured Debt as a % of Total Debt 45.8% 52.0% 58.3% 67.0%
Unsecured Debt as a % of Total Debt 54.2% 48.0% 41.7% 33.0%
Net Debt-to-Annualized Adjusted EBITDA (quarter annualized) 7.5x 6.6x 5.9x 6.2x
Net Debt plus Preferred-to-Annualized Adjusted EBITDA (quarter annualized) 8.8x 8.1x 7.5x 8.1x
Weighted Average Maturity of Total Debt (years) 4.2 4.5 4.7 4.3

 

Capital Markets Activity - YTD
         
Common Shares Avg. Price Offering Period Net Proceeds
614,800 $                          28.43 ATM Q1 2022 $                          17,123
927,900 $                          26.85 ATM Q2 2022 $                          24,549

 

 
Refer to Glossary in this Supplemental Information for definitions of non-GAAP financial measures, including Net debt and Net debt plus preferred-to-Adjusted EBITDA.  

 

1)Debt assumed at acquisition.
2)The 1-month LIBOR rate as of March 31, 2022 was 0.452%. The spread over the applicable rate for the KeyBank unsecured line of credit is based on the Company’s total leverage ratio.
3)The 1-month LIBOR rate for the $100m and $200m KeyBank Term Loans was swapped to a fixed rate of 1.591% and 1.609%, respectively.
4)Total Debt is not adjusted for the amortization of debt issuance costs or fair market premiums or discounts.
5)Common shares and units outstanding were 36,986 and 490 as of March 31, 2022, respectively, and 36,111 and 490 for the year ended December 31, 2021, respectively.
6)Based on closing price as of last trading day of the quarter and common shares and units as of the period ended.
7)Market value of shares and units plus total debt and preferred stock as of period end.

 

Page 11 

 

Plymouth Industrial REIT, Inc.
Net Asset Value Components
 
Unaudited ($ in thousands) as of 3/31/2022

 

Net Operating Income   2022 Acquisitions

 

    Three Months Ended March 31, 2022   Market Acquisition Date # of Buildings Square Footage Purchase Price Projected Initial Yield
Pro Forma Net Operating Income (NOI)       Atlanta, GA 1/20/2022 1 150,000 $         9,750 6.0%
Total Operating NOI   $      28,645   Jacksonville, FL 2/7/2022 2 85,920 12,300 7.1%
Pro Forma Effect of New Lease Activity1   354   Multiple 2/24/2022 3 678,745 43,250 5.0%
Pro Forma Effect of Acquisitions2   2,057   Memphis, TN 3/11/2022 28 2,320,773 102,355 6.6%
Pro Forma Effect of Repositioning / Development3   1,932   Memphis, TN 3/11/2022 3 67,557 8,150 7.6%
Pro Forma NOI   $         32,988   Atlanta, GA 3/15/2022 1 200,000 12,500 5.3%
            38 3,502,995 $     188,305 6.2%
Amortization of above / below market lease intangibles, net   (1,546)              
Straight-line rental revenue adjustment   (822)              
Pro Forma Cash NOI   $        30,620              

 

Other Assets and Liabilities   Developable Land

 

Cash, cash held in escrow and restricted cash   $      42,269     Owned Developable Under Est. Investment / Under
Other assets   $      34,850   Market Land (acres)4 GLA (SF)4 Construction (SF)5 Est. Completion Development (SF)5
Accounts payable, accrued expenses and other liabilities   $      63,211   Atlanta 74 617,000 417,000 $23.8M / Q322  
        Chicago 11 220,000 -   -
Debt and Preferred Stock       Boston 8 70,000 70,000 $8.2M / lease-up -
        Cincinnati 30 440,000 150,000 $12.9M / Q422 180,000
Secured Debt, net   $    395,783   Jacksonville 15 187,000 -   187,000
Unsecured Debt, net   $    469,000   Memphis 23 475,000 -   -
Preferred Stock - Series A6   $      50,589   Saint Louis 31 300,000 -   -
Preferred Stock - Series B6   $      99,463     192 2,309,000 637,000   367,000
                   
Common shares and units outstanding7        37,476              

 

 
We have made a number of assumptions with respect to the pro forma effects and there can be no assurance that we would have generated the projected levels of NOI had we actually owned the acquired properties and / or fully stabilized the repositioning / development properties as of the beginning of the period. Refer to Glossary in this Supplemental Information for a definition and discussion of non-GAAP financial measures.

 

1)Represents the estimated incremental base rents from uncommented new leases as if rent commencement had occurred as of the beginning of the period.
2)Represents the estimated impact of acquisitions as if they had been acquired at the beginning of the period.
3)Represents the estimated impact of properties that are undergoing repositioning or lease-up as if the properties were fully stabilized and rents had commenced as of the beginning of the period.
4)Developable land represents acreage currently owned by us and identified for potential development. The developable gross leasable area (GLA) is based on the developable land area and a land to building ratio. Developable land and GLA are estimated and can change periodically due to changes in site design, road and storm water requirements, parking requirements and other factors. We have made a number of assumptions in such estimates and there can be no assurance that we will develop land that we own.
5)Under construction represents projects for which vertical construction has commenced. Under development represents projects in the pre-construction phase.
6)Preferred Stock is calculated at its liquidation preference as of the end of the period.
7)Common shares and units outstanding were 36,986 and 490 as of March 31, 2022.

 

Page 12 

 
Plymouth Industrial REIT, Inc.
Leasing Activity and Expirations
 
Unaudited as of 3/31/2022

 

Lease Renewals and New Leases1

 

Year Type Square Footage Percent  Expiring Rent New Rent % Change Tenant Improvements $/SF/YR  Lease Commissions $/SF/YR
                 
2020 Renewals 1,881,346 71.1% $               3.75 $               3.93 4.8% $                        0.13 $                        0.08
  New Leases 764,314 28.9% $               4.31 $               5.07 17.6% $                        0.24 $                        0.19
  Total 2,645,660 100% $               3.92 $               4.26 8.7% $                        0.16 $                        0.11
                 
2021 Renewals 2,487,589 49.3% $               4.25 $               4.50 5.9% $                        0.19 $                        0.10
  New Leases 2,557,312 50.7% $               3.76 $               4.40 17.0% $                        0.23 $                        0.22
  Total 5,044,901 100% $               4.00 $               4.45 11.1% $                        0.21 $                        0.16
                 
Q1 2022 Renewals 955,416 73.0% $               4.36 $               4.91 12.6% $                        0.22 $                        0.17
  New Leases 353,869 27.0% $               3.87 $               5.02 29.7% $                        0.65 $                        0.22
  Total 1,309,285 100% $               4.23 $               4.94 16.8% $                        0.33 $                        0.18

 

Lease Expiration Schedule  
                     
  Year Square Footage ABR2 % of ABR Expiring3    
  Available 989,600 $                     - -  
  2022 3,323,175 13,604,924 10.2%  
  2023 3,842,933 15,617,718 11.8%  
  2024 6,029,977 24,931,458 18.8%  
  2025 5,900,618 23,943,255 18.0%  
  2026 3,870,791 17,256,039 13.0%  
  Thereafter 9,149,622 37,492,027 28.2%  
  Total 33,106,716 $  132,845,421 100%  
           
           
           
           
           
           
           
           
           
           
           
           
                     

 

   

 

1) Lease renewals and new lease activity excludes leases with terms less than six months.
2) Annualized base rent is calculated as monthly contracted base rent as of March 31, 2022, multiplied by 12. Excludes rent abatements.
3) Calculated as annualized base rent set forth in this table divided by total annualized base rent as of March 31, 2022.

 

Page 13 

 
Plymouth Industrial REIT, Inc.
Leased Square Feet and Annualized Base Rent by Tenant Industry
 
Unaudited as of 3/31/2022

 

Industry Total Leased Square Feet # of Tenants % Rentable Square Feet ABR1 % ABR ABR Per Square Foot
Logistics & Transportation 9,322,098 90 29.1% $          36,000,476 27.1% $               3.86
Automotive 2,186,150 26 6.8% 8,762,299 6.6% 4.01
Printing & Paper 1,881,992 17 5.9% 7,019,957 5.3% 3.73
Home & Garden 1,830,860 19 5.7% 5,934,800 4.5% 3.24
Wholesale/Retail 1,822,191 34 5.7% 7,409,596 5.6% 4.07
Construction 1,636,161 37 5.1% 6,764,208 5.1% 4.13
Food & Beverage 1,522,105 24 4.7% 7,065,286 5.3% 4.64
Cardboard and Packaging 1,417,539 17 4.4% 5,328,981 4.0% 3.76
Light Manufacturing 1,234,493 12 3.8% 4,348,583 3.3% 3.52
Healthcare 1,043,167 37 3.2% 5,376,990 4.0% 5.15
Other Industries*  8,220,360 196 25.6% 38,834,245 29.2% 4.72
   Total 32,117,116 509 100.0% $        132,845,421 100.0% $               4.14
             
             
*Other Industries Total Leased Square Feet # of Tenants % Rentable Square Feet ABR1 % ABR ABR Per Square Foot
Storage 932,210 12 2.9% $            3,792,238 2.9% $               4.07
Education 926,896 8 2.9% 4,363,701 3.3% 4.71
Plastics 918,441 13 2.9% 4,153,760 3.1% 4.52
Industrial Equipment Components 764,630 19 2.4% 2,953,467 2.2% 3.86
Metal Fabrication/Finishing 616,426 11 1.9% 2,784,288 2.1% 4.52
Chemical 585,682 10 1.8% 2,233,031 1.7% 3.81
Technology & Electronics 493,385 17 1.5% 2,692,741 2.0% 5.46
Aero Space 474,805 4 1.5% 1,492,957 1.1% 3.14
Appliances 430,915 4 1.3% 1,824,504 1.4% 4.23
Business Services 419,719 25 1.3% 3,198,320 2.4% 7.62
Plumbing Equipment/Services 385,512 6 1.2% 1,414,629 1.1% 3.67
Other2 1,271,739 67 4.0% 7,930,609 5.9% 6.24
   Total 8,220,360 196 25.6% $          38,834,245 29.2% $               4.72

 

   

 

1)Annualized base rent is calculated as monthly contracted base rent as of March 31, 2022, multiplied by 12. Excludes rent abatements.
2)Includes tenant industries for which the total leased square feet aggregates to less than 300,000 square feet.

 

Page 14 

 
Plymouth Industrial REIT, Inc.
Leased Square Feet and Annualized Base Rent by Type
 
Unaudited as of 3/31/2022

 

Leased Square Feet and Annualized Base Rent by Lease Type
                 
Lease Type     Total Leased Square Feet # of Leases % Leased Square Feet ABR1 % ABR ABR Per Square Foot
 Triple Net     24,774,369 380 77.1% $    100,506,764 75.6% $         4.06
 Modified Net     3,489,026 51 10.9%          15,397,983 11.6%             4.41
 Gross     3,853,721 78 12.0%          16,940,674 12.8%             4.40
    Total     32,117,116 509 100.0% $    132,845,421 100.0% $         4.14

 

Leased Square Feet and Annualized Base Rent by Tenant Type
                 
Tenant Type     Total Leased Square Feet # of Leases % Leased Square Feet ABR1 % ABR ABR Per Square Foot
 Multi-Tenant     17,213,414 418 53.6% $      77,787,311 58.6% $         4.52
 Single-Tenant     14,903,702 91 46.4%          55,058,110 41.4%             3.69
    Total     32,117,116 509 100.0% $    132,845,421 100.0% $         4.14

 

Leased Square Feet and Annualized Base Rent by Building Type
                 
Building Type     Total Leased Square Feet # of Buildings % Leased Square Feet ABR1 % ABR ABR Per Square Foot
 Warehouse/Distribution     20,557,795 114 64.0% $      76,287,076 57.4% $         3.71
 Warehouse/Light Manufacturing     8,378,140 37 26.1%       34,012,459 25.6%             4.06
 Small Bay Industrial2     3,181,181 50 9.9%       22,545,886 17.0%             7.09
    Total     32,117,116 201 100.0% $    132,845,421 100.0% $         4.14

 

   

 

1) Annualized base rent is calculated as monthly contracted base rent as of March 31, 2022, multiplied by 12. Excludes rent abatements.
2) Small bay industrial is inclusive of flex space totaling 498,143 leased square feet and annualized base rent of $5,675,839. Small bay industrial is multipurpose space; flex space includes office space that accounts for greater than 50% of the total rentable area.

 

Page 15 

 

Plymouth Industrial REIT, Inc.
Top 10 Tenants by Annualized Base Rent
 
Unaudited as of 3/31/2022

 

Tenant Market Industry # of Leases Total Leased Square Feet Expiration ABR Per Square Foot ABR1 % Total ABR
FedEx Supply Chain, Inc.   St. Louis Logistics & Transportation 1 769,500 7/31/2024 $                 4.40 $        3,385,800 2.5%
Houghton Mifflin Harcourt Company   Chicago Education 1 513,512 3/31/2026 4.42 2,269,723 1.7%
Geodis Logistics, LLC   St. Louis Logistics & Transportation 1 624,159 8/31/2022 3.63 2,265,697 1.7%
ODW Logistics, Inc.   Columbus Logistics & Transportation 1 772,450 6/30/2025 2.86 2,211,524 1.7%
Archway Marketing Holdings, Inc.   Chicago Logistics & Transportation 3 503,000 3/31/2026 4.30 2,164,500 1.6%
Schenker, Inc.   St. Louis Logistics & Transportation 1 521,171 9/30/2022 3.95 2,058,625 1.5%
Balta US, Inc.   Jacksonville Home & Garden 2 629,084 12/31/2028 3.05 1,917,607 1.4%
Communications Test Design, Inc.   Memphis Logistics & Transportation 2 566,281 12/31/2024 3.28 1,855,850 1.4%
ASW Supply Chain Services, LLC   Cleveland Logistics & Transportation 4 532,437 11/30/2027 3.40 1,810,285 1.4%
Pactiv Corporation   Chicago Food & Beverage 3 439,631 8/31/2023 3.95 1,737,484 1.3%
Total Largest Tenants by Annualized Rent 19 5,871,225   $                 3.69 $     21,677,095 16.2%
All Other Tenants     490 26,245,891   $                 4.24 $   111,168,326 83.8%
Total Company Portfolio       509 32,117,116   $                 4.14 $   132,845,421 100.0%

 

Lease Segmentation by Size
 

 

Square Feet # of Leases Total Leased Square Feet Total Rentable Square Feet Total Leased % Total Leased % Excluding Repositioning2 ABR1 In-Place + Uncommenced ABR3 % of Total In-Place + Uncommenced ABR In-Place + Uncommenced ABR Per SF4
 < 4,999 70 170,777 229,522 74.4% 76.4% $       1,760,777 $       1,760,777 1.3% $         10.31
 5,000 - 9,999 75 534,887 614,131 87.1% 87.8% 4,270,411 4,270,411 3.2% 7.98
 10,000 - 24,999 111 1,894,707 2,028,565 93.4% 93.9% 12,431,910 12,720,994 9.5% 6.53
 25,000 - 49,999 91 3,173,473 3,365,630 94.3% 95.3% 16,690,605 16,806,241 12.6% 5.25
 50,000 - 99,999 71 4,911,333 5,130,377 95.7% 96.8% 21,117,532 21,398,332 16.0% 4.30
 100,000 - 249,999 61 9,796,559 9,796,559 100.0% 100.0% 37,325,392 37,325,392 28.0% 3.81
 > 250,000 30 11,635,380 11,941,932 97.4% 100.0% 39,248,794 39,248,795 29.4% 3.37
 Total / Weighted Average 509 32,117,116 33,106,716 97.0% 98.2% $   132,845,421 $  133,530,942 100.0% $           4.14

 

   

 

1)Annualized base rent is calculated as monthly contracted base rent as of March 31, 2022, multiplied by 12. Excludes rent abatements.
2)Total Leased % Excluding Repositioning excludes vacant square footage being refurbished or repositioned.
3)In-Place + Uncommenced ABR calculated as in-place current annualized base rent as of March 31, 2022 plus annualized base rent for leases signed but not commenced as of March 31, 2022.
4)In-Place + Uncommenced ABR per SF is calculated as in-place current rent annualized base rent as of March 31, 2022 plus annualized base rent for leases signed but not commenced as of March 31, 2022, divided by leased square feet plus uncommenced leased square feet.

 

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Plymouth Industrial REIT, Inc.
Rentable Square Feet and Annualized Base Rent by Market
 
Unaudited ($ in thousands) as of 3/31/2022

 

Primary Markets1              
          Total Rentable % Rentable    
    # of Properties # of Buildings Occupancy Square Feet Square Feet ABR2 % ABR
  Atlanta 10 11 98.8% 1,670,235 5.0% $             6,660 5.0%
  Chicago 39 40 95.5% 6,852,144 20.7% 28,315 21.3%

 

Secondary Markets1              
          Total Rentable % Rentable    
    # of Properties # of Buildings Occupancy Square Feet Square Feet ABR2 % ABR
  Boston 1 1 100.0% 200,625 0.6% $             1,385 1.0%
  Cincinnati 9 10 97.6% 2,502,670 7.6% 9,120 6.9%
  Cleveland 14 17 98.6% 3,681,390 11.1% 15,545 11.7%
  Columbus 15 15 99.4% 3,757,614 11.4% 12,826 9.7%
  Indianapolis 17 17 98.3% 4,085,169 12.3% 15,223 11.5%
  Jacksonville 8 26 97.3% 2,052,074 6.2% 13,248 10.0%
  Kansas City 1 1 100.0% 221,911 0.7% 705 0.5%
  Memphis 25 49 91.8% 4,783,046 14.4% 15,576 11.7%
  Philadelphia 1 1 99.8% 156,634 0.5% 957 0.7%
  St. Louis 11 13 99.9% 3,143,204 9.5% 13,285 10.0%
  Total 151 201 97.0% 33,106,716 100.0% $         132,845 100.0%

 

Total Acquisition Cost by Market        
             
             
  Market  State  # of Buildings Total Acquisition Cost3 Gross Real Estate Assets4  % Gross Real Estate Assets
  Atlanta GA 11 $                85,181 $                78,180 5.5%
  Chicago IL, IN, WI 40 282,726 272,721 19.3%
  Boston MA, ME 1 10,500 9,298 0.7%
  Cincinnati OH, KY 10 87,764 86,464 6.1%
  Cleveland OH 17 176,250 165,538 11.7%
  Columbus OH 15 157,624 148,048 10.4%
  Indianapolis IN 17 149,251 138,253 9.7%
  Jacksonville FL, GA 26 147,950 134,990 9.5%
  Kansas City MO 1 8,600 8,330 0.6%
  Memphis TN 49 185,407 174,693 12.3%
  Philadelphia PA, NJ 1 9,700 8,686 0.6%
  St. Louis MO 13 205,337 193,067 13.6%
  Total   201 $          1,506,290 $          1,418,268 100.0%

 

   

 

1)Primary markets means the following two metropolitan areas in the U.S., each generally consisting of more than 300 million square feet of industrial space: Chicago and Atlanta. Secondary markets means non-primary markets, each generally consisting of between 100 million and 300 million square feet of industrial space, including the following metropolitan areas in the U.S.: Boston, Cincinnati, Cleveland, Columbus, Indianapolis, Jacksonville, Kansas City, Memphis, Milwaukee, Philadelphia, South Florida, and St. Louis. Our definitions of primary and secondary markets may vary from the definitions of these terms used by investors, analysts, or other industrial REITs.
2)Annualized base rent is calculated as monthly contracted base rent as of March 31, 2022, multiplied by 12. Excludes rent abatements.
3)Represents total direct consideration paid prior to the allocations per U.S. GAAP.
4)The gross book value of real estate assets as of March 31, 2022 excludes development projects of $17,404, $2,483 in leasehold improvements and assets related to corporate activities, our regional property management office in Columbus of $3,605, and the finance lease right-of-use asset of $891 related to the ground sublease at 2100 International Parkway. Gross book value of real estate assets excludes depreciation and the allocation of the acquisition cost related to intangible assets and liabilities required by U.S. GAAP.

 

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Plymouth Industrial REIT, Inc.
Glossary

 

This glossary contains additional details for sections throughout this Supplemental Information, including explanations and reconciliations of certain non-GAAP financial measures, and the reasons why we use these supplemental measures of performance and believe they provide useful information to investors. Additional detail can be found in our most recent annual report on Form 10-K and subsequent quarterly reports on Form 10-Q, as well as other documents filed with or furnished to the SEC from time to time.

   

 

Non-GAAP Financial Measures Definitions:

 

Net Operating Income (NOI): We consider net operating income, or NOI, to be an appropriate supplemental measure to net income in that it helps both investors and management understand the core operations of our properties. We define NOI as total revenue (including rental revenue and tenant reimbursements) less property-level operating expenses. NOI excludes depreciation and amortization, general and administrative expenses, impairments, gain/loss on sale of real estate, interest expense, and other non-operating items.

 

Cash Net Operating Income - (Cash NOI): We define Cash NOI as NOI excluding straight-line rent adjustments and amortization of above and below market leases.

 

EBITDAre and Adjusted EBITDA: We define earnings before interest, taxes, depreciation and amortization for real estate in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”). EBITDAre represents net income (loss), computed in accordance with GAAP, before interest expense, tax, depreciation and amortization, gains or losses on the sale of rental property, unrealized appreciation/(depreciation) of warrants, loss on impairments, and loss on extinguishment of debt. We calculate Adjusted EBITDA by adding or subtracting from EBITDAre the following items: (i) non-cash stock compensation, (ii) gain (loss) on extinguishment of debt, (iii) acquisition expenses (iv) the proforma impacts of acquisition and dispositions and (v) non-cash impairments on real estate lease. We believe that EBITDAre and Adjusted EBITDA are helpful to investors as supplemental measures of our operating performance as a real estate company as they are direct measures of the actual operating results of our industrial properties. EBITDAre and Adjusted EBITDA should not be used as measures of our liquidity and may not be comparable to how other REITs' calculate EBITDAre and Adjusted EBITDA.

 

Funds From Operations ("FFO"): Funds from operations, or FFO, is a non-GAAP financial measure that is widely recognized as a measure of REIT operating performance. We consider FFO to be an appropriate supplemental measure of our operating performance as it is based on a net income analysis of property portfolio performance that excludes non-cash items such as depreciation. The historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, which implies that the value of real estate assets diminishes predictably over time. Since real estate values rise and fall with market conditions, presentations of operating results for a REIT using historical accounting for depreciation could be less informative. In December 2018, NAREIT issued a white paper restating the definition of FFO. The purpose of the restatement was not to change the fundamental definition of FFO, but to clarify existing NAREIT guidance. The restated definition of FFO is as follows: Net Income (calculated in accordance with GAAP), excluding: (i) Depreciation and amortization related to real estate, (ii) Gains and losses from the sale of certain real estate assets, (iii) Gain and losses from change in control, and (iv) Impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.

We define FFO consistent with the NAREIT definition. Adjustments for unconsolidated partnerships and joint ventures will be calculated to reflect FFO on the same basis. Other equity REITs may not calculate FFO as we do, and accordingly, our FFO may not be comparable to such other REITs’ FFO. FFO should not be used as a measure of our liquidity, and is not indicative of funds available for our cash needs, including our ability to pay dividends.

 

Core Funds from Operations (“Core FFO”): Core FFO represents FFO reduced by dividends paid (or declared) to holders of our preferred stock and excludes certain non-cash operating expenses such as impairment on real estate lease, unrealized appreciation/(depreciation) of warrants and loss on extinguishment of debt. As with FFO, our reported Core FFO may not be comparable to other REITs’ Core FFO, should not be used as a measure of our liquidity, and is not indicative of our funds available for our cash needs, including our ability to pay dividends.

 

Adjusted Funds from Operations attributable to common stockholders (“AFFO”): Adjusted funds from operations, or AFFO, is presented in addition to Core FFO. AFFO is defined as Core FFO, excluding certain non-cash operating revenues and expenses, acquisition and transaction related costs for transactions not completed, capitalized interest, and recurring capitalized expenditures. Recurring capitalized expenditures include expenditures required to maintain and re-tenant our properties, tenant improvements and leasing commissions. AFFO further adjusts Core FFO for certain other non-cash items, including the amortization or accretion of above or below market rents included in revenues, straight line rent adjustments, non-cash equity compensation and non-cash interest expense.

We believe AFFO provides a useful supplemental measure of our operating performance because it provides a consistent comparison of our operating performance across time periods that is comparable for each type of real estate investment and is consistent with management’s analysis of the operating performance of our properties. As a result, we believe that the use of AFFO, together with the required GAAP presentations, provide a more complete understanding of our operating performance. As a result, we believe that the use of AFFO, together with the required GAAP presentations, provide a more complete understanding of our operating performance.

As with Core FFO, our reported AFFO may not be comparable to other REITs’ AFFO, should not be used as a measure of our liquidity, and is not indicative of our funds available for our cash needs, including our ability to pay dividends.

 

Net Debt and Preferred stock to Adjusted EBITDA: Net debt and preferred stock to Adjusted EBITDA is a non-GAAP financial measure that we believe is useful to investors as a supplemental measure in evaluating balance sheet leverage. Net debt and preferred stock is equal to the sum of total consolidated and our pro rata share of unconsolidated joint venture debt less cash, cash equivalents, and restricted cash, plus preferred stock calculated at its liquidation preference as of the end of the period.

 

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Plymouth Industrial REIT, Inc.
Glossary

 

This glossary contains additional details for sections throughout this Supplemental Information, including explanations and reconciliations of certain non-GAAP financial measures, and the reasons why we use these supplemental measures of performance and believe they provide useful information to investors. Additional detail can be found in our most recent annual report on Form 10-K and subsequent quarterly reports on Form 10-Q, as well as other documents filed with or furnished to the SEC from time to time.

 

 

Other Definitions:

 

GAAP: U.S. generally accepted accounting principles.

 

Joint Venture Financial Information: We present components of balance sheet and operating results information related to our real estate joint venture, which are not presented, or intended to be presented, in accordance with GAAP. We present the proportionate share of certain financial line items by applying our noncontrolling economic interest ownership percentage to each financial item to arrive at the amount of such cumulative noncontrolling interest share of each component presented. In addition, we present components of balance sheet and portfolio information at 100% of the joint venture. We believe this information can help investors estimate the balance sheet and operating results information related to our unconsolidated joint venture. Presenting this information provides a perspective not immediately available from consolidated financial statements and one that can supplement an understanding of the joint venture assets, liabilities, revenues, and expenses included in our consolidated results. Joint venture financial information should not be considered an alternative to our consolidated financial statements, which are prepared in accordance with GAAP.

 

Lease Type: We define our triple net leases in that the tenant is responsible for all aspects of and costs related to the property and its operation during the lease term. We define our modified net leases in that the landlord is responsible for some property related expenses during the lease term, but the cost of most of the expenses is passed through to the tenant. We define our gross leases in that the landlord is responsible for all aspects of and costs related to the property and its operation during the lease term.

 

Non-Recurring Capital Expenditures: Non-recurring capital expenditures include capital expenditures of long lived improvements required to upgrade/replace existing systems or items that previously did not exist. Non-recurring capital expenditures also include costs associated with repositioning a property, redevelopment/development and capital improvements known at the time of acquisition.

 

Occupancy: We define occupancy as the percentage of total leasable square footage as the earlier of lease term commencement or revenue recognition in accordance to GAAP as of the close of the reporting period.

 

Preferred Stock - Series B: On December 14, 2018, we completed the offering of 4,411,764 shares of the Company’s Series B Convertible Redeemable Preferred Stock at a purchase price of $17.00 per share for an aggregate consideration of $75,000 or $71,800, net of issuance costs. The relevant features of the Series B Preferred Stock ("Series B") are as follows ($ in thousands):

 

Year   Cash Pay Rate   Annual Cash Dividend   Liquidation Preference
Per Share1
Conversion and Redemption Options2
4 - 2022   4.00%   $          3,000   $        22.54 - Commencing 1/1/2022, holders of the Series B have the right to convert at the liquidation preference;
- Commencing 1/1/2022, Plymouth can elect to convert up to 100% of Series B upon the 20-day VWAP per share of Plymouth's common stock being greater than $26.35;
- Neither option expires
5 - 2023   6.50%   $          4,875   $      24.02   Commencing 1/1/2023, Plymouth can redeem up to 50% of the Series B at the liquidation preference
6 - 20243   12.00%   $          9,000   $      25.84 - Commencing 1/1/2024, Plymouth can redeem up to 100% of the Series B at the liquidation preference;
- Commencing 12/31/2024, any outstanding shares of Series B will automatically convert into common stock, subject to the 19.99% threshold4

 

1) Liquidation Preference is defined as the greater of (a) the amount necessary for the holder to achieve a 12% internal rate of return, taking into account cash dividends paid and (b) $21.89, plus accrued and unpaid dividends.
2) Conversion and Redemption Options grant Plymouth the right to settle the conversion/redemption via: I) Physical Settlement with each share of Series B being converted to a number of common shares equal to the greater of (i) one share of common stock or (ii) the quotient of the liquidation preference divided by the 20-Day VWAP, subject to the 19.99% threshold, or II) Cash Settlement whereby we pay for each share of Series B being converted in cash in an amount equal to the greater of (i) the liquidation preference or (ii) the 20-Day VWAP, or III) Combination Settlement whereby Plymouth shall pay, or deliver, in respect to each share of Series B being converted, a settlement amount equal to either (i) cash equal to the Cash Settlement amount or (ii) number of shares of common stock equal to the Physical Settlement.
3) Effective 1/1/2025, in the event the Series B Preferred Stock has not been settled, the holders obtain certain governance rights, including the option to elect an additional two members to Plymouth's Board of Directors.
4) The 19.99% Threshold requires approval from the shareholders of Plymouth's common stock to approve the conversion of any Series B Preferred Stock into common shares that exceeds 19.99% of the outstanding common shares as of December 14, 2018.

 

Recurring Capital Expenditures: Recurring capitalized expenditures includes capital expenditures required to maintain and re-tenant our buildings, tenant improvements and leasing commissions.

 

Replacement Cost: is based on the Marshall & Swift valuation methodology for the determination of building costs. The Marshall & Swift building cost data and analysis is widely recognized within the U.S. legal system and has been written into in law in over 30 U.S. states and recognized in the U.S. Treasury Department Internal Revenue Service Publication. Replacement cost includes land reflected at the allocated cost in accordance with Financial Accounting Standards Board ("FASB") ASC 805.

 

Same Store Portfolio: The Same Store Portfolio is a subset of the consolidated portfolio and includes properties that are wholly owned by the Company as of December 31, 2020. The Same Store Portfolio is evaluated and defined on an annual basis based on the growth and size of the consolidated portfolio. The Same Store Portfolio excludes properties that were or will be classified as repositioning or lease-up during 2021 and 2022. For 2022, the Same Store Portfolio consists of 99 properties aggregating 21,962 million rentable square feet. Properties that are being repositioned generally are defined as those properties where a significant amount of space is held vacant in order to implement capital improvements that enhance the functionality, rental cash flows, and value of that property. We define a significant amount of space at a property using both the size of the space and its proportion to the properties total square footage as a determinate. Our computation of same store NOI may not be comparable to other REITs.

 

VWAP: The volume weighted average price of a trading security.

 

Weighted Average Lease Term Remaining: The average contractual lease term remaining as of the close of the reporting period (in years) weighted by square footage.

 

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