UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

 

–––––––––––––

 

FORM 8-K/A

 

CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

 

Date of Report (Date of Earliest Event Reported) December 10, 2015

 

RETAIL OPPORTUNITY INVESTMENTS CORP.

(Exact Name of Registrant as Specified in Its Charter)

 

Maryland
(State or other jurisdiction
of incorporation)
  001-33749
(Commission File Number)
  26-0500600
(I.R.S. Employer
Identification No.)

 

RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP

(Exact Name of Registrant as Specified in Its Charter)

 

Delaware
(State or other jurisdiction
of incorporation)
  333-189057-01
(Commission File Number)
  94-2969738
(I.R.S. Employer
Identification No.)

 

8905 Towne Centre Drive, Suite 108

San Diego, CA

(Address of Principal Executive Offices)

 

92122
(Zip Code)

 

 

Registrant's telephone number, including area code: (858) 677-0900

 

Not applicable

(Former Name or Former Address, if Changed Since Last Report)

 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

 

[_] Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

[_] Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

[_] Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

[_] Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 

 
 

Item 8.01 Other Events.

 

On December 10, 2015, Retail Opportunity Investments Corp. (“ROIC”), acting through a subsidiary held through Retail Opportunity Investments Partnership, LP, (the “Operating Partnership”), ROIC’s operating partnership, acquired the property known as Sternco Shopping Center (“Sternco Shopping Center”) located in Bellevue, Washington, from an unaffiliated third party, for an adjusted purchase price of approximately $49.4 million. Sternco Shopping Center is approximately 114,000 square feet and is anchored by Asian Food Center, a Seattle based grocer. The Company funded the acquisition of Sternco Shopping Center through the issuance of 2,823,790 OP units of the Operating Partnership, with a fair value of approximately $49.3 million and cash on hand. Set forth in Item 9.01 is the financial statement prepared pursuant to Rule 3-14 of Regulation S-X relating to the acquisition of Sternco Shopping Center, which individually is not considered significant within the meaning of Rule 3-14.

 

Item 9.01 Financial Statements and Exhibits.

 

(a)Financial Statement of Business Acquired.

 

Sternco Shopping Center

 

·Independent Auditors’ Report

 

·Statement of Revenues and Certain Expenses for the year ended December 31, 2014 (Audited) and nine months ended September 30, 2015 (Unaudited)

 

·Notes to Statement of Revenues and Certain Expenses for the year ended December 31, 2014 (Audited) and nine months ended September 30, 2015 (Unaudited)

 

(b) Pro Forma Financial Information for Retail Opportunity Investments Corp.

 

·Pro Forma Consolidated Balance Sheet as of September 30, 2015 (Unaudited)

 

·Pro Forma Consolidated Statement of Operations and Comprehensive Income for the nine months ended September 30, 2015 (Unaudited)

 

·Pro Forma Consolidated Statement of Operations and Comprehensive Income for the year ended December 31, 2014 (Unaudited)

 

·Notes to Pro Forma Consolidated Financial Statements (Unaudited)

 

(c) Pro Forma Financial Information for Retail Opportunity Investments Partnership, LP

 

·Pro Forma Consolidated Balance Sheet as of September 30, 2015 (Unaudited)

 

·Pro Forma Consolidated Statement of Operations and Comprehensive Income for the nine months ended September 30, 2015 (Unaudited)

 

·Pro Forma Consolidated Statement of Operations and Comprehensive Income for the year ended December 31, 2014 (Unaudited)

 

·Notes to Pro Forma Consolidated Financial Statements (Unaudited)

 

(d) Exhibits.

 

Exhibit No.   Description
23.1   Consent of Independent Auditors
99.1   Financial statements and pro forma financial information referenced above under paragraphs (a), (b) and (c) of this Item 9.01

 

 
 

SIGNATURES

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 

 

 

  Retail Opportunity Investments Corp.
   
   
Dated: February 22, 2016 By: /s/ Michael B. Haines                   
  Michael B. Haines
  Chief Financial Officer
   
   RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP
   
   
  By: RETAIL OPPORTUNITY INVESTMENTS GP, LLC, its general partner
   
   
  By: /s/ Michael B. Haines                  
  Michael B. Haines
  Chief Financial Officer
Dated: February 22, 2016  

 

Exhibit 23.1

 

CONSENT OF INDEPENDENT AUDITORS

 

We consent to the incorporation by reference in the Registration Statements (Nos. 333-198974 and 333-189057) on Form S-3, the Registration Statement (No. 333-170692) on Form S-8, the Registration Statement (No. 333-146777) on Post-Effective Amendment No. 1 on Form S-3 to Form S-1/MEF of Retail Opportunity Investments Corp., and the Registration Statement (No. 333-189057-01) on Form S-3 of Retail Opportunity Investments Partnership, LP of our report dated February 22, 2016, relating to our audit of the Statement of Revenues and Certain Expenses of Sternco Shopping Center, for the year ended December 31, 2014, included in this Current Report on Form 8-K/A.

 

/s/ PKF O'Connor Davies, LLP

 

New York, New York

February 22, 2016

 

Exhibit 99.1

 

  Page
Sternco Shopping Center  
Independent Auditors’ Report F-1
Statement of Revenues and Certain Expenses for the year ended December 31, 2014 (Audited) and nine months ended September 30, 2015 (Unaudited) F-2
Notes to Statement of Revenues and Certain Expenses for the year ended December 31, 2014 (Audited) and nine months ended September 30, 2015 (Unaudited) F-3
   
Pro Forma Consolidated Financial Statements of Retail Opportunity Investments Corp.  
Pro Forma Consolidated Balance Sheet as of September 30, 2015 (Unaudited) F-6
Pro Forma Consolidated Statement of Operations and Comprehensive Income for the nine months ended September 30, 2015 (Unaudited) F-7
Pro Forma Consolidated Statement of Operations and Comprehensive Income for the year ended December 31, 2014 (Unaudited)   F-8
Notes to Pro Forma Consolidated Financial Statements (Unaudited)   F-9
   
Pro Forma Consolidated Financial Statements of Retail Opportunity Investments Partnership, LP  
Pro Forma Consolidated Balance Sheet as of September 30, 2015 (Unaudited) F-11
Pro Forma Consolidated Statement of Operations and Comprehensive Income for the nine months ended September 30, 2015 (Unaudited) F-12
Pro Forma Consolidated Statement of Operations and Comprehensive Income for the year ended December 31, 2014 (Unaudited) F-13
Notes to Pro Forma Consolidated Financial Statements (Unaudited) F-14
   

 

 

 
 

INDEPENDENT AUDITORS’ REPORT

 

To the Board of Directors and Stockholders

Retail Opportunity Investments Corp.

Retail Opportunity Investments Partnership, LP

 

We have audited the accompanying financial statement of the property known as Sternco Shopping Center located in Bellevue, Washington (“Sternco Shopping Center”) which is comprised of the statement of revenues and certain expenses for the year ended December 31, 2014, and the related notes to the financial statement.

 

Management’s Responsibility for the Financial Statement

 

Management is responsible for the preparation and fair presentation of this financial statement in accordance with accounting principles generally accepted in the United States of America; this includes the design, implementation, and maintenance of internal controls relevant to the preparation and fair presentation of the financial statement that is free from material misstatement, whether due to fraud or error.

 

Auditors’ Responsibility

 

Our responsibility is to express an opinion on this financial statement based on our audit. We conducted our audit in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statement is free from material misstatement.

 

An audit involves performing procedures to obtain audit evidence about the amounts and disclosures in the financial statement. The procedures selected depend on the auditors’ judgment, including the assessment of the risks of material misstatement of the financial statement, whether due to fraud or error. In making those risk assessments, the auditor considers internal controls relevant to the entity’s preparation and fair presentation of the financial statement in order to design audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of Sternco Shopping Center’s internal controls. Accordingly, we express no such opinion. An audit also includes evaluating the appropriateness of accounting policies used and the reasonableness of significant accounting estimates made by management, as well as evaluating the overall presentation of the financial statement.

 

We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our audit opinion.

 

Opinion

 

In our opinion, the financial statement referred to above presents fairly, in all material respects, the revenues and certain expenses of Sternco Shopping Center for the year ended December 31, 2014 in accordance with accounting principles generally accepted in the United States of America.

 

Emphasis-of-Matter

 

We draw attention to Note 2 to the financial statement, which describes that the accompanying financial statement was prepared for the purpose of complying with the rules and regulations of the Securities and Exchange Commission and is not intended to be a complete presentation of Sternco Shopping Center’s revenues and expenses. Our opinion is not modified with respect to this matter.

 

/s/ PKF O'Connor Davies, LLP         

New York, New York

February 22, 2016

 

F-1
 

STERNCO SHOPPING CENTER

STATEMENT OF REVENUES AND CERTAIN EXPENSES
(Dollar amounts in thousands)

 

   Year Ended December 31,
2014
  Nine Months Ended
September 30,
2015
(Unaudited)
Revenues      
Rental income (note 4)  $2,777   $2,115 
Total revenues   2,777    2,115 
           
Certain Expenses          
Utilities   121    115 
Repairs, maintenance and supplies   74    101 
Cleaning and landscaping   35    34 
Real estate taxes   186    134 
Insurance   26    28 
Total certain expenses   442    412 
           
Excess of revenues over certain expenses  $2,335   $1,703 

 

See accompanying notes to statement of revenues and certain expenses.

 

F-2
 

STERNCO SHOPPING CENTER

NOTES TO STATEMENT OF REVENUES AND CERTAIN EXPENSES

FOR THE YEAR ENDED DECEMBER 31, 2014 (AUDITED)

AND NINE MONTHS ENDED SEPTEMBER 30, 2015 (UNAUDITED)

 

1. Business Organization

 

Retail Opportunity Investments Corp., a Maryland corporation (“ROIC”), is organized in a traditional umbrella partnership real estate investment trust format pursuant to which Retail Opportunity Investments GP, LLC, its wholly-owned subsidiary, serves as the general partner of, and ROIC conducts substantially all of its business through, its operating partnership subsidiary, Retail Opportunity Investments Partnership, LP, a Delaware limited partnership (the “Operating Partnership”) and its subsidiaries. Unless otherwise indicated or unless the context requires otherwise, all references to the “Company” refer to ROIC together with its consolidated subsidiaries, including the Operating Partnership.

 

On December 10, 2015, the Company acquired the property known as Sternco Shopping Center (“Sternco Shopping Center”) located in Bellevue, Washington, from an unaffiliated third party, for an adjusted purchase price of approximately $49.4 million. Sternco Shopping Center is approximately 114,000 square feet and is anchored by Asian Food Center, a Seattle based grocer. The Company funded the acquisition of Sternco Shopping Center through the issuance of 2,823,790 OP units of the Operating Partnership, with a fair value of approximately $49.3 million and cash on hand.

 

2. Basis of Presentation and Summary of Significant Accounting Policies

 

Basis of Presentation

 

The Statement of Revenues and Certain Expenses (the “financial statement”) has been prepared for the purpose of complying with the provisions of Rule 3-14 of Regulation S-X promulgated by the Securities and Exchange Commission (the “SEC”), which requires certain information with respect to real estate operations to be included with certain filings with the SEC. The financial statement includes the historical revenues and certain expenses of the seller, exclusive of rental income related to parcels not acquired by the Company, interest income, depreciation and amortization, rental income relating to the allocation of purchase price of Sternco Shopping Center to above/below market leases and management and advisory fees, which may not be comparable to the corresponding amounts reflected in the future operations of Sternco Shopping Center.

 

The statement of revenue and certain expenses for the nine month period ended September 30, 2015 is unaudited. In the opinion of management, such statement reflects all adjustments necessary for a fair presentation of revenue and certain expenses in accordance with the SEC Rule 3-14. All such adjustments are of a normal recurring nature.

 

Revenue Recognition

 

Sternco Shopping Center’s operations consist of rental income earned from tenants under leasing arrangements which generally provide for minimum rents and tenant reimbursements. All leases are classified as operating leases. Minimum rents are recognized by amortizing the aggregate lease payments on a straight-line basis over the terms of the lease (including rent holidays). Tenant reimbursements for real estate taxes, common area maintenance and other recoverable costs are recognized as rental income in the period that the expenses are incurred.

 

Lease Termination Income

 

Termination fees are fees that Sternco Shopping Center has agreed to accept in consideration for permitting certain tenants to terminate their lease prior to the contractual expiration date.  Sternco Shopping Center recognizes termination fees when the following conditions are met:  (a) the termination agreement is executed; (b) the termination fee is determinable; (c) all landlord services pursuant to the terminated leases have been rendered; and (d) collectability of the termination fee is assured.

 

F-3
 

Use of Estimates

 

The preparation of the financial statement in conformity with accounting principles generally accepted in the United States of America requires Sternco Shopping Center’s management to make estimates and assumptions that affect the reported amounts of revenues and certain expenses during the reporting period. Actual results could differ from those estimates.

 

Accounts Receivable

 

Bad debts are recorded under the specific identification method, whereby uncollectible receivables are reserved for when identified.

 

Repairs and Maintenance

 

Repairs and maintenance costs are expensed as incurred, while significant improvements, renovations and replacements are capitalized.

 

3. Subsequent Events

 

The Company has evaluated subsequent events through February 22, 2016, and has determined that there were no subsequent events or transactions which would require recognition or disclosure in the financial statement.

 

4. Leases

 

Sternco Shopping Center is subject to non-cancelable lease agreements through 2022, subject to various escalation clauses, with tenants for retail space. As of December 31, 2014, the future minimum rents on non-cancelable operating leases expiring in various years are as follows (dollar amounts in thousands):

 

Year ending December 31   Amounts 
      
2015  $2,272 
2016   2,125 
2017   1,164 
2018   893 
2019   501 
Thereafter   725 
   $7,680 

 

The tenant leases provide for annual rents that include the tenants’ proportionate share of real estate taxes and certain property operating expenses. Sternco Shopping Center’s tenant leases generally include tenant renewal options that can extend the lease terms.

 

Rental income on the financial statement includes the effect of amortizing the aggregate minimum lease payments on a straight-line basis over the entire term of each lease, which resulted in a decrease in rental income of approximately $30,000 and $42,000 for the year ended December 31, 2014 and the nine months ended September 30, 2015, respectively.

 

5. Concentrations

 

For the year ended December 31, 2014, two tenants represented approximately 23% and 15%, respectively, of Sternco Shopping Center’s rental income. For the nine months ended September 30, 2015, such tenants represented approximately 23% and 16%, respectively, of Sternco Shopping Center’s rental income.

 

F-4
 

RETAIL OPPORTUNITY INVESTMENTS CORP.

PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS

 

(Unaudited)

 

The unaudited pro forma consolidated statement of operations and comprehensive income for the nine months ended September 30, 2015 and for the year ended December 31, 2014 are presented as if Retail Opportunity Investments Corp. (the “Company”) had completed the acquisition of Sternco Shopping Center (the “Property”) on January 1, 2014. Additionally, the pro forma consolidated balance sheet as of September 30, 2015 has been presented as if the acquisition had been completed on September 30, 2015.

 

The purchase price allocation is calculated based on a 20/80 allocation to Land and Building and Improvements, respectively. As of the date of this report, the Company is in the process of evaluating the purchase price allocation in accordance with the Accounting Standards Codification 805. The purchase price is preliminary and could be subject to change.

 

The pro forma consolidated financial statements should be read in conjunction with the Company’s 2014 Annual Report on Form 10-K and the Quarterly Report on Form 10-Q for the period ended September 30, 2015. The pro forma consolidated financial statements do not purport to represent the Company’s financial position as of September 30, 2015 or results of operations that would actually have occurred assuming the completion of the acquisition of the Property had occurred on January 1, 2014; nor do they purport to project the Company’s results of operations as of any future date or for any future period.

 

 

 

 

 

F-5
 

RETAIL OPPORTUNITY INVESTMENTS CORP.

PRO FORMA CONSOLIDATED BALANCE SHEET
AS OF SEPTEMBER 30, 2015

(UNAUDITED)

(in thousands)

 

   Company
Historical (1)
  Pro Forma
Adjustments
  Company
Pro Forma
ASSETS:               
Real Estate Investments:               
Land  $611,791    $ 9,889 (2)   $621,680 
Building and improvements   1,426,761    

39,558 (2)

    1,466,319 
    2,038,552    49,447    2,087,999 
Less: accumulated depreciation   121,459        121,459 
Real Estate Investments, net   1,917,093    49,447    1,966,540 
Cash and cash equivalents   6,953    (148) (2)    6,805 
Restricted cash   286        286 
Tenant and other receivables, net   26,635        26,635 
Deposits   1,000        1,000 
Acquired lease intangible assets, net of accumulated amortization   68,690        68,690 
Prepaid expenses   597        597 
Deferred charges, net of accumulated amortization   40,122        40,122 
Other   1,438        1,438 
Total assets  $2,062,814   $49,299   $2,112,113 
                
LIABILITIES AND EQUITY               
                
Liabilities:               
Term loan  $300,000   $   $300,000 
Credit facility
   16,225        16,225 
Senior Notes Due 2024   246,736        246,736 
Senior Notes Due 2023   246,430        246,430 
Mortgage notes payable   62,873        62,873 
Acquired lease intangible liabilities, net of accumulated amortization   123,186        123,186 
Accounts payable and accrued expenses   22,824        22,824 
Tenants’ security deposits   4,314        4,314 
Other liabilities   9,864        9,864 
Total liabilities   1,032,452        1,032,452 
                
Equity:               
Preferred stock            
Common stock   10        10 
Additional-paid-in capital   1,112,809        1,162,256 
Dividends in excess of earnings   (112,951)       (112,951)
Accumulated other comprehensive loss   (7,278)       (7,278)
Total Retail Opportunity Investments Corp. stockholders’ equity   992,590        992,590 
Non-controlling interests   37,772    49,299 (2)    87,071 
Total equity   1,030,362    49,299    1,079,661 
Total liabilities and equity  $2,062,814   $49,299   $2,112,113 

 

See accompanying notes to pro forma consolidated financial statements

 

F-6
 

RETAIL OPPORTUNITY INVESTMENTS CORP.
PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS AND COMPREHENSIVE INCOME
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2015

(UNAUDITED)
(in thousands, except per share data)

 

   Company Historical (1)  Sternco Shopping Center (3)  Pro Forma Adjustments  Company
Pro Forma
Revenues                    
Base rents  $108,884   $1,686   $ 68 (4)   $110,638 
Recoveries from tenants   29,809    429        30,238 
Other income   2,721            2,721 
Total revenues   141,414    2,115    68    143,597 
                     
Operating expenses                    
Property operating   21,064    278        21,342 
Property taxes   14,351    134        14,485 
Depreciation and amortization   52,567        761 (5)    53,328 
General and administrative expenses   9,387            9,387 
Acquisition transaction costs   507            507 
Other expense   507            507 
Total operating expenses   98,383    412    761    99,556 
                     
Operating income   43,031    1,703    (693)   44,041 
Non-operating income (expenses)                    
Interest expense and other finance expenses   (25,407)           (25,407)
Net income   17,624    1,703    (693)   18,634 
Net income attributable to non-controlling interests   (681)           (681)
Net Income Attributable to Retail Opportunity Investments Corp.  $16,943   $1,703   $(693)  $17,953 
                     
Net earnings per share – basic and diluted  $0.18             $0.19 
                     
Dividends per common share  $0.51             $0.51 
Comprehensive income:                    
Net income  $17,624   $1,703   $(693)  $18,634 
Other comprehensive income                    
Reclassification adjustment for amortization of interest expense included in net income   1,604            1,604 
Other comprehensive income   1,604            1,604 
Comprehensive income   19,228    1,703    (693)   20,238 
Comprehensive income attributable to non-controlling interests   (681)           (681)
Comprehensive income attributable to Retail Opportunity Investments Corp.  $18,547   $1,703   $(693)  $19,557 

 

See accompanying notes to pro forma consolidated financial statements

 

F-7
 

RETAIL OPPORTUNITY INVESTMENTS CORP.
PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS AND COMPREHENSIVE INCOME
FOR THE YEAR ENDED DECEMBER 31, 2014

(UNAUDITED)
(in thousands, except per share data)

 

   Company Historical (1)  Sternco Shopping Center (3)  Pro Forma Adjustments  Company
Pro Forma
Revenues                    
Base rents  $119,842   $2,327   $90 (4)   $122,259 
Recoveries from tenants   32,945    450        33,395 
Other income   3,077            3,077 
Total revenues   155,864    2,777    90    158,731 
                     
Operating expenses                    
Property operating   25,036    256        25,292 
Property taxes   15,953    186        16,139 
Depreciation and amortization   58,435        1,014 (5)    59,449 
General and administrative expenses   11,200            11,200 
Acquisition transaction costs   961        64 (6)    1,025 
Other expenses   505            505 
Total operating expenses   112,090    442    1,078    113,610 
                     
Operating income   43,774    2,335    (988)   45,121 
Non-operating income (expenses)                    
Interest expense and other finance expenses   (27,593)           (27,593)
Gain on sale of real estate   4,869            4,869 
Net income   21,050    2,335    (988)   22,397 
Net income attributable to non-controlling interests   (749)           (749)
Net Income Attributable to Retail Opportunity Investments Corp.  $20,301   $2,335   $(988)  $21,648 
                     
Net income per share – basic  $0.24             $0.26 
Net income per share –diluted  $0.24             $0.25 
                     
Dividends per common share
  $0.64             $0.64 
Comprehensive income:                    
Net income  $21,050   $2,335   $(988)  $22,397 
Other comprehensive income                    
Unrealized swap derivative loss arising during the period   (3,132)           (3,132)
Reclassification adjustment for amortization of interest expense included in net income   3,219            3,219 
Other comprehensive income   87            87 
Comprehensive income    21,137    2,335    (988)   22,484 
Comprehensive income attributable to non-controlling interests   (749)           (749)
Comprehensive income attributable to Retail Opportunity Investments Corp.  $20,388   $2,335   $(988)  $21,735 

 

See accompanying notes to pro forma consolidated financial statements

 

F-8
 

RETAIL OPPORTUNITY INVESTMENTS CORP.
NOTES TO PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS
(UNAUDITED)

 

Adjustments to the Pro Forma Consolidated Financial Statements

 

1.Derived from the Company’s unaudited and audited financial statements for the nine months ended September 30, 2015 and the year ended December 31, 2014, respectively.

 

2.Reflects the pro forma acquisition of the Property for an adjusted purchase price of approximately $49.4 million. The acquisition was funded through the issuance of 2,823,790 OP units of the Operating Partnership, with a fair value of approximately $49.3 million and cash on hand.

 

3.Derived from the Property’s unaudited and audited financial statements for the nine months ended September 30, 2015 and the year ended December 31, 2014, respectively.

 

4.Reflects the pro forma adjustment of $68,000 and $90,000 for the nine months ended September 30, 2015 and the year ended December 31, 2014, respectively, to record operating rents on a straight-line basis beginning January 1, 2014.

 

5.Reflects the estimated depreciation for the Property based on the estimated values allocated to the building at the beginning of the periods presented. Depreciation expense is computed on a straight-line basis over the estimated useful life of the assets as follows (dollar amounts in thousands):

 

   Estimated Useful Life  Nine Months Ended September 30, 2015 Depreciation Expense  Year Ended December 31, 2014 Depreciation Expense
              
Building  39 years  $761   $1,014 

 

6.Reflects the pro forma adjustment for estimated costs related to the acquisition of the Property.

 

F-9
 

RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP

PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

 

The unaudited pro forma consolidated statement of operations and comprehensive income for the nine months ended September 30, 2015 and for the year ended December 31, 2014 are presented as if Retail Opportunity Investments Partnership, LP (the “Operating Partnership”) had completed the acquisition of Sternco Shopping Center (the “Property”) on January 1, 2014. Additionally, the pro forma consolidated balance sheet as of September 30, 2015 has been presented as if the acquisition had been completed on September 30, 2015.

 

The purchase price allocation is calculated based on a 20/80 allocation to Land and Building and Improvements, respectively. As of the date of this report, the Company is in the process of evaluating the purchase price allocation in accordance with the Accounting Standards Codification 805. The purchase price is preliminary and could be subject to change.

 

The pro forma consolidated financial statements should be read in conjunction with the Operating Partnership’s 2014 Annual Report on Form 10-K and the Quarterly Report on Form 10-Q for the period ended September 30, 2015. The pro forma consolidated financial statements do not purport to represent the Operating Partnership’s financial position as of September 30, 2015 or results of operations that would actually have occurred assuming the completion of the acquisition of the Property had occurred on January 1, 2014; nor do they purport to project the Company’s results of operations as of any future date or for any future period.

 

F-10
 

RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP

PRO FORMA CONSOLIDATED BALANCE SHEET
AS OF SEPTEMBER 30, 2015

(UNAUDITED)

(in thousands)

 

   Company
Historical (7)
  Pro Forma
Adjustments
  Company
Pro Forma
ASSETS:               
Real Estate Investments:               
Land  $611,791   $9,889 (8)   $621,680 
Building and improvements   1,426,761    39,558 (8)    1,466,319 
    2,038,552    49,447    2,087,999 
Less: accumulated depreciation   121,459        121,459 
Real Estate Investments, net   1,917,093    49,447    1,966,540 
Cash and cash equivalents   6,953    (148) (8)    6,805 
Restricted cash   286        286 
Tenant and other receivables, net   26,635        26,635 
Deposits   1,000        1,000 
Acquired lease intangible assets, net of accumulated amortization   68,690        68,690 
Prepaid expenses   597        597 
Deferred charges, net of accumulated amortization   40,122        40,122 
Other   1,438        1,438 
Total assets  $2,062,814   $49,299   $2,112,113 
                
LIABILITIES AND CAPITAL               
                
Liabilities:               
Term loan  $300,000   $   $300,000 
Credit facility
   16,225        16,225 
Senior Notes Due 2024   246,736        246,736 
Senior Notes Due 2023   246,430        246,430 
Mortgage notes payable   62,873        62,873 
Acquired lease intangible liabilities, net of accumulated amortization   123,186        123,186 
Accounts payable and accrued expenses   22,824        22,824 
Tenants’ security deposits   4,314        4,314 
Other liabilities   9,864        9,864 
Total liabilities   1,032,452        1,032,452 
                
Capital:               
ROIC capital   999,868        999,868 
Limited partners’ capital   37,772    49,299 (8)    87,071 
Accumulated other comprehensive loss   (7,278)       (7,278)
Total capital   1,030,362    49,299    1,079,661 
Total liabilities and capital  $2,062,814   $49,299   $2,112,113 

 

See accompanying notes to pro forma consolidated financial statements

 

F-11
 

RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP
PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS AND COMPREHENSIVE INCOME
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2015

(UNAUDITED)
(in thousands, except per share data)

 

   Company Historical (7)  Sternco Shopping Center (9)  Pro Forma Adjustments  Company
Pro Forma
Revenues                    
Base rents  $108,884   $1,686   $68 (10)   $110,638 
Recoveries from tenants   29,809    429        30,238 
Other income   2,721            2,721 
Total revenues   141,414    2,115    68    143,597 
                     
Operating expenses                    
Property operating   21,064    278        21,342 
Property taxes   14,351    134        14,485 
Depreciation and amortization   52,567        761 (11)    53,328 
General and administrative expenses   9,387            9,387 
Acquisition transaction costs   507            507 
Other expense   507            507 
Total operating expenses   98,383    412    761    99,556 
                     
Operating income   43,031    1,703    (693)   44,041 
Non-operating income (expenses)                    
Interest expense and other finance expenses   (25,407)           (25,407)
                     
Net Income Attributable to Retail Opportunity Investments Partnership, LP  $17,624   $1,703   $(693)  $18,634 
                     
Net earnings per unit – basic and diluted  $0.18             $0.19 
Distributions per unit  $0.51             $0.51 
                     
Comprehensive income:                    
Net income  $17,624   $1,703   $(693)  $18,634 
Other comprehensive income                    
Reclassification adjustment for amortization of interest expense included in net income   1,604            1,604 
Other comprehensive income   1,604            1,604 
Comprehensive income  $19,228   $1,703   $(693)  $20,238 

 

See accompanying notes to pro forma consolidated financial statements

 

F-12
 

RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP
PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS AND COMPREHENSIVE INCOME
FOR THE YEAR ENDED DECEMBER 31, 2014

(UNAUDITED)
(in thousands, except per share data)

 

  

Company Historical (7)

 

Sternco Shopping Center (9)

  Pro Forma Adjustments  Company
Pro Forma
Revenues                    
Base rents  $119,842   $2,327   $90 (10)   $122,259 
Recoveries from tenants   32,945    450        33,395 
Other income   3,077            3,077 
Total revenues   155,864    2,777    90    158,731 
                     
Operating expenses                    
Property operating   25,036    256        25,292 
Property taxes   15,953    186        16,139 
Depreciation and amortization   58,435        1,014 (11)    59,449 
General and administrative expenses   11,200            11,200 
Acquisition transaction costs   961        64 (12)    1,025 
Other expense   505            505 
Total operating expenses   112,090    442    1,078    113,610 
                     
Operating income   43,774    2,335    (988)   45,121 
Non-operating income (expenses)                    
Interest expense and other finance expenses   (27,593)           (27,593)
Gain on sale of real estate   4,869            4,869 
                     
Net Income Attributable to Retail Opportunity Investments Partnership, LP  $21,050   $2,335   $(988)  $22,397 
                     
Net income per unit – basic  $0.24             $0.26 
Net income per unit – basic and diluted  $0.24             $0.25 
                     
Comprehensive income:                    
Net income  $21,050   $2,335   $(988)  $22,397 
Other comprehensive income                    
Unrealized swap derivative loss arising during the period   (3,132)           (3,132)
Reclassification adjustment for amortization of interest expense included in net income   3,219            3,219 
Other comprehensive income   87            87 
Comprehensive income attributable to Retail Opportunity Investments Partnership, LP  $21,137   $2,335   $(988)  $22,484 

 

See accompanying notes to pro forma consolidated financial statements

 

F-13
 

RETAIL OPPORTUNITY INVESTMENTS PARTNERSHIP, LP
NOTES TO PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS
(UNAUDITED)

 

Adjustments to the Pro Forma Consolidated Financial Statements

 

7.Derived from the Operating Partnership’s unaudited and audited financial statements for the nine months ended September 30, 2015 and the year ended December 31, 2014, respectively.

 

8.Reflects the pro forma acquisition of the Property for an adjusted purchase price of approximately $49.4 million. The acquisition was funded through the issuance of 2,823,790 OP units of the Operating Partnership, with a fair value of approximately $49.3 million and cash on hand.

 

9.Derived from the Property’s unaudited and audited financial statements for the nine months ended September 30, 2015 and the year ended December 31, 2014, respectively.

 

10.Reflects the pro forma adjustment of $68,000 and $90,000 for the nine months ended September 30, 2015 and the year ended December 31, 2014, to record operating rents on a straight-line basis beginning January 1, 2014.

 

11.Reflects the estimated depreciation for the Property based on the estimated values allocated to the building at the beginning of the periods presented. Depreciation expense is computed on a straight-line basis over the estimated useful life of the assets as follows (dollar amounts in thousands):

 

   Estimated Useful Life  Nine Months Ended September 30, 2015 Depreciation Expense  Year Ended December 31, 2014 Depreciation Expense
              
Building  39 years  $761   $1,014 

 

12.Reflects the pro forma adjustment for estimated costs related to the acquisition of the P

 

 

 

 

 

F-14