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Third Quarter 2018 Earnings Report

MEXICO CITY, Oct. 25, 2018 (GLOBE NEWSWIRE) -- Terrafina® (“TERRA” or “the Company”) (BMV: TERRA13), a leading Mexican industrial real estate investment trust (“FIBRA”), externally advised by PGIM Real Estate and dedicated to the acquisition, development, leasing and management of industrial real estate properties in Mexico, today announced its third quarter 2018 (3Q18) earnings results.

The figures in this report have been prepared in accordance with International Financial Reporting Standards (“IFRS”). Figures presented in this report are presented in millions of Mexican pesos and millions of U.S. dollars, unless otherwise stated. Additionally, figures may vary due to rounding. Terrafina’s financial results included in this report are unaudited. As a result, the mentioned figures in this financial report are preliminary figures and could be adjusted in the future.

This document may include forward-looking statements that may imply risks and uncertainties. Terms such as "estimate", "project", "plan", "believe", "expect", "anticipate", "intend", and other similar expressions could be construed as previsions or estimates. Terrafina warns readers that declarations and estimates mentioned in this document, or realized by Terrafina’s management imply risks and uncertainties that could change in function of various factors that are out of Terrafina’s control. Future expectations reflect Terrafina’s judgment at the date of this document. Terrafina reserves the right or obligation to update the information contained in this document or derived from this document. Past or present performance is not an indicator to anticipate future performance.

/EIN News/ -- Operating and Financial Highlights as of September 30, 2018

Operating

  • As of September 30, 2018, the occupancy rate was 95.2%, a five basis point increase compared to the third quarter of 2017 (3Q17). Additionally, considering signed letters of intent (LOI), occupancy for 3Q18 was 95.3%.
     
  • Annualized average leasing rate per square foot at 3Q18 was US$5.13, a US$0.13 increase compared to 3Q17.
     
  • Terrafina reported a total of 41.0 million square feet (msf) of Gross Leasable Area (GLA) comprised of 287 properties and 293 tenants in 3Q18.
     
  • 3Q18 leasing activity totaled 2.7 msf, of which 7.7% corresponded to new leases, 39.2% to lease renewals and 53.2% to early renewals. Leasing activity was mainly concentrated in the Ramos Arizpe, Ciudad Juarez, Chihuahua, San Luis Potosi, Saltillo, Cuautitlan Izcalli, Apodaca, Irapuato, Tijuana, Queretaro and Hermosillo markets.

Financial

  • Rental revenues reached US$48.0 million, a 16.6% or US$6.8 million increase compared to 3Q17.
     
  • NOI was US$48.1 million, a 16.2% or US$6.7 million increase compared to 3Q17.
     
  • The NOI margin reached 94.0%, a 76 basis point increase compared to 3Q17.
     
  • EBITDA reached US$43.3 million, an increase of 16.5% or US$6.1 million compared to 3Q17.
     
  • EBITDA margin was 84.6%, a 90 basis point increase compared to 3Q17.
     
  • Adjusted funds for operations (AFFO) reached US$29.1 million, an increase of 26.5% or US$6.1 million compared to 3Q17.
     
  • AFFO margin was 56.6%, a 520 basis point increase compared to 3Q17.
     
  • Distributions totaled US$29.1 million. As a result, Terrafina will distribute Ps.0.6993 per CBFI (US$0.0368 per CBFI) for distributions corresponding to the July 1 to September 30, 2018 period.
     
  • The annualized distribution was US$0.1473; considering the average share price for 3Q18 of US$1.49 (Ps.28.28), Terrafina’s dividend yield for the quarter was 9.9%.


Operating and Financial Highlights

Operating Sep18 Sep17 Var.        
Number of Developed Properties 287   268   19          
Gross Leasable Area (GLA) (msf)1 41.0   37.8   3.2          
Land Reserves (msf) 6.06   6.17   -0.11          
Occupancy Rate2 95.2 % 95.1 % 5 bps          
Avg. Leasing Rent / Square Foot (dollars) 5.13   5.00   0.13          
Weighted Average Remaining Lease Term (years) 3.42   3.57   -0.15          
Renewal Rate3 95.8 % 89.3 % 653 bps          
               
Quarterly Financial 3Q18 3Q17 Var.   3Q18 3Q17 Var.
        fx 18.9859   17.8255    
  (millions of pesos unless otherwise stated)   (millions of dollars unless otherwise stated)
Rental Revenues4 912.0   734.3   24.2 %   48.0   41.2   16.6 %
Other Operating Income 55.8   67.0   -16.8 %   2.9   3.8   -22.0 %
Net Revenues 973.5   810.3   20.1 %   51.3   45.5   12.8 %
Net Operating Income (NOI)* 913.3   737.7   23.8 %   48.1   41.4   16.2 %
NOI Margin 94.0 % 93.3 % 76 bps     94.0 % 93.3 % 76 bps  
EBITDA5* 822.1   662.3   24.1 %   43.3   37.2   16.5 %
EBITDA Margin 84.6 % 83.7 % 90 bps     84.6 % 83.7 % 90 bps  
Funds from Operations (FFO)* 592.4   456.8   29.7 %   31.2   25.6   21.7 %
FFO Margin 61.0 % 57.8 % 324 bps     61.0 % 57.8 % 324 bps  
Adjusted Funds from Operations (AFFO)* 553.1   410.4   34.8 %   29.1   23.0   26.5 %
AFFO Margin 56.6 % 51.4 % 520 bps     56.6 % 51.4 % 520 bps  
Distributions 553.1   410.4   34.8 %   29.1   23.0   26.5 %
Distributions per CBFI6 0.6993   0.5188   34.8 %   0.0368   0.0291   26.5 %
               
Balance Sheet Sep18 Jun18 Var. fx Sep18 Jun18 Var.
          18.8120   19.8633    
  (millions of pesos unless otherwise stated)   (millions of dollars unless otherwise stated)
Cash & Cash Equivalents 1,911.2   2,042.4   -6.4 %   101.6   102.8   -1.2 %
Investment Properties 43,467.5   46,176.3   -5.9 %   2,310.6   2,324.7   -0.6 %
Land Reserves 1,032.2   1,032.2   0.0 %   54.9   52.0   5.6 %
Total Debt 19,115.9   19,826.6   -3.6 %   1,016.2   998.2   1.8 %
Net Debt 17,204.7   17,784.2   -3.3 %   914.6   895.3   2.1 %

Figures in dollars in the Income Statement were converted into pesos using the average exchange rate for the period. (1) Millions of square feet. (2) Occupancy at the end of the period. (3) Indicates the lease renewal rate of the leases, includes early renewals. (4) Excluding accrued income as it is a non-cash item. (5) Earnings before interest, taxes, depreciation and amortization. (6) Certificados Bursátiles Fiduciarios Inmobiliarios - Real Estate Investment Certificates. (*) Revenues and expenses have been adjusted for the calculation of the above mentioned metrics. Figures in dollars in the Balance Sheet were converted using the closing exchange rate of the period. Please refer to the “3Q18 Financial Performance" and "Appendices" section available in this document.
Source: PGIM Real Estate – Asset Management and Fund Accounting

Comment by Alberto Chretin, Chief Executive Officer and Chairman of the Board

In the third quarter of 2018, Terrafina’s main operational and financial indicators remained in-line with our expectations, and moving forward with these solid results we expect to reach our 2018 guidance. The economic activity of our tenants continues to strengthen Mexico’s manufacturing-for-export and logistics and distribution sectors – and the more than 6.8 million square feet of leasing activity generated by Terrafina during the past nine months are evidence of the continued strength in these sectors.

Additionally, we are pleased to announce the recent signing of a binding contract for the development of an industrial property for an existing tenant in the Ciudad Juarez market. This development will increase our gross leasable area (GLA) between 260,000 square feet to 365,000 square feet and will have a ten-year lease maturity. Finally, the total estimated investment in this property (excluding taxes) is of US$13.8 million, thus generating an expected development yield over stabilized net operating income of above 12%.

Leasing activity for the third quarter was mainly concentrated in the Ramos Arizpe, Ciudad Juarez, Chihuahua, San Luis Potosi, Saltillo, Cuautitlan Izcalli, Apodaca, Irapuato, Tijuana, Queretaro and Hermosillo markets. Terrafina reached 2.5 million square feet of renewals and 0.2 million square feet of new contracts. As a result of our successful leasing activity, Terrafina lowered the remaining portion of the maturity schedule for the year from 5.2% at the beginning of 2018 to 2.0% in the fourth quarter of 2018.

Third quarter 2018 occupancy levels reached 95.2% and same-store occupancy was 94.8%. Including signed letters of intent, occupancy levels for the quarter reached 95.3%. Occupancy rates by region remained stable, reaching 96.7% in the Northern region, 91.9% in the Bajio region and 93.7% in the Central region.

Average annual leasing rent for 3Q18 was US$5.13 per square foot, a US$0.13 increase compared to the third quarter of 2017 and a US$0.06 increase compared to the second quarter of 2018. Average rents by region remained stable, with US$5.06 per square foot in the Northern region, US$5.22 per square foot in the Bajio region and a US$5.31 average rent per square foot in the Central region.

Finally, Terrafina’s main financial indicators were positive as rental revenues reached US$48.0 million, Net Operating Income reached US$48.1 million with an NOI Margin of 94.0%, as well as generating US$29.1 million in Adjusted Funds from Operations and a 56.6% AFFO margin. Finally, Annualized Distributions per CBFI were Ps. 2.80, or US$0.1473, which represented a 9.9% dividend yield, considering the average CBFI price for the third quarter of 2018.

Thank you for your interest in Terrafina.

Sincerely, 

Alberto Chretin
Chief Executive Officer and Chairman of the Board


Operating Highlights

Highlights by Region        
(as of September 30, 2018) North Bajio Central Total
# Buildings 202   55   30   287  
# Tenants 198   56   39   293  
GLA (msf) 25.7   9.1   6.3   41.0  
Land Reserves (msf) 2.6   0.2   3.3   6.1  
Occupancy Rate 96.7 % 91.9 % 93.7 % 95.2 %
Average Leasing Rent / Square Foot (dollars) 5.06   5.22   5.31   5.13  
Annualized Rental Base % 62.7 % 21.8 % 15.5 % 100.0 %
Source: PGIM Real Estate - Asset Management        


Leasing Activity      
  3Q18 3Q17 Var.
Operating Portfolio (msf):      
Renewals 1.1 0.7 0.4
Early Renewals 1.4 0.5 0.9
New Leases 0.2 0.5 -0.3
Total Square Feet of Leases Signed 2.7 1.7 1.0
Source: PGIM Real Estate - Asset Management      


Occupancy and Rents by Region   Maturities and Renewals by Region
          Consolidated
(As of September 30, 2018) Occupancy Rate Avg. Leasing Rent/ Square Foot (dollars)   (As of September 30, 2018) Maturities  (number of contracts) % of Total Maturities Renewals  (number of contracts) % of Total Renewals
North 96.7 % 5.06   North 14 77.8 % 12 85.7 %
Baja California 89.8 % 4.41   Baja California 0 0.0 % 0 0.0 %
Tijuana 89.8 % 4.41   Tijuana 0 0.0 % 0 0.0 %
Sonora 88.5 % 4.57   Sonora 1 5.6 % 1 100.0 %
Hermosillo 88.5 % 4.57   Hermosillo 1 5.6 % 1 100.0 %
Chihuahua 97.9 % 5.04   Chihuahua 11 61.1 % 10 90.9 %
Chihuahua 98.5 % 5.43   Chihuahua 5 27.8 % 5 100.0 %
Ciudad Juarez 97.5 % 4.72   Ciudad Juarez 6 33.3 % 5 83.3 %
Delicias 100.0 % 5.98   Delicias 0 0.0 % 0 0.0 %
Gomez Farias 100.0 % 3.34   Gomez Farias 0 0.0 % 0 0.0 %
Casas Grandes 100.0 % 4.21   Casas Grandes 0 0.0 % 0 0.0 %
Coahuila 96.1 % 5.26   Coahuila 2 11.1 % 1 50.0 %
Ciudad Acuña 100.0 % 6.23   Ciudad Acuña 0 0.0 % 0 0.0 %
Monclova 100.0 % 5.46   Monclova 0 0.0 % 0 0.0 %
Ramos Arizpe 94.4 % 5.16   Ramos Arizpe 2 11.1 % 1 0.0 %
Saltillo 100.0 % 5.38   Saltillo 0 0.0 % 0 0.0 %
Derramadero 100.0 % 6.88   Derramadero 0 0.0 % 0 0.0 %
San Pedro de las Colinas 89.3 % 2.10   San Pedro de las Colinas 0 0.0 % 0 0.0 %
Torreon 100.0 % 4.26   Torreon 0 0.0 % 0 0.0 %
Nuevo Leon 93.3 % 5.07   Nuevo Leon 0 0.0 % 0 0.0 %
Apodaca 100.0 % 5.59   Apodaca 0 0.0 % 0 0.0 %
Monterrey 91.0 % 4.88   Monterrey 0 0.0 % 0 0.0 %
Tamaulipas 100.0 % 4.65   Tamaulipas 0 0.0 % 0 0.0 %
Reynosa 100.0 % 4.65   Reynosa 0 0.0 % 0 0.0 %
Durango 100.0 % 4.79   Durango 0 0.0 % 0 0.0 %
Durango 100.0 % 4.95   Durango 0 0.0 % 0 0.0 %
Gomez Palacio 100.0 % 3.14   Gomez Palacio 0 0.0 % 0 0.0 %
Bajio 91.9 % 5.22   Bajio 3 16.7 % 3 100.0 %
San Luis Potosi 89.6 % 4.91   San Luis Potosi 1 5.6 % 1 0.0 %
San Luis Potosi 89.6 % 4.91   San Luis Potosi 1 5.6 % 1 0.0 %
Jalisco 100.0 % 6.59   Jalisco 0 0.0 % 0 0.0 %
Guadalajara 100.0 % 6.59   Guadalajara 0 0.0 % 0 0.0 %
Aguascalientes 100.0 % 4.76   Aguascalientes 0 0.0 % 0 0.0 %
Aguascalientes 100.0 % 4.76   Aguascalientes 0 0.0 % 0 0.0 %
Guanajuato 91.9 % 4.92   Guanajuato 1 5.6 % 1 100.0 %
Celaya 100.0 % 5.29   Celaya 0 0.0 % 0 0.0 %
Irapuato 81.8 % 5.32   Irapuato 1 5.6 % 1 100.0 %
Silao 95.9 % 4.69   Silao 0 0.0 % 0 0.0 %
Queretaro 85.8 % 4.85   Queretaro 1 5.6 % 1 100.0 %
Queretaro 85.8 % 4.85   Queretaro 1 5.6 % 1 100.0 %
Central 93.7 % 5.31   Central 1 5.6 % 1 100.0 %
State of Mexico 92.7 % 5.50   State of Mexico 1 5.6 % 1 100.0 %
Cuautitlan Izcalli 100.0 % 5.52   Cuautitlan Izcalli 1 5.6 % 1 100.0 %
Toluca 81.6 % 5.40   Toluca 0 0.0 % 0 0.0 %
Ciudad de Mexico 100.0 % 9.22   Ciudad de México 0 0.0 % 0 0.0 %
Azcapotzalco 100.0 % 9.22   Azcapotzalco 0 0.0 % 0 0.0 %
Puebla 100.0 % 3.38   Puebla 0 0.0 % 0 0.0 %
Puebla 100.0 % 3.38   Puebla 0 0.0 % 0 0.0 %
Tabasco 100.0 % 4.20   Tabasco 0 0.0 % 0 0.0 %
Villahermosa 100.0 % 4.20   Villahermosa 0 0.0 % 0 0.0 %
Total 95.2 % 5.13   Total 18 100.0 % 16 88.9 %
Source: PGIM Real Estate - Asset Management     Source: PGIM Real Estate - Asset Management
*Over the number of matured leases in the quarter
 
           


3Q18 Operational Performance

Composition by Geographical Diversification
The geographic diversification of Terrafina’s properties at 3Q18 (based on GLA per square foot) was as follows: the Northern region of Mexico represented 62.5% of GLA, while the Bajio and Central regions represented 22.2% and 15.2% of GLA, respectively.

Geographic Distribution by Region and State    
  3Q18  as a % of Total
GLA 3Q18
3Q17  as a % of Total
GLA 3Q17
North 25.66 62.5 % 22.42 59.2 %
Baja California 0.91 2.2 % 0.90 2.4 %
Tijuana 0.91 2.2 % 0.90 2.4 %
Sonora 0.33 0.8 % 0.33 0.9 %
Hermosillo 0.33 0.8 % 0.33 0.9 %
Chihuahua 14.40 35.1 % 14.27 37.7 %
Chihuahua 5.83 14.2 % 5.83 15.4 %
Ciudad Juarez 7.87 19.2 % 7.74 20.4 %
Delicias 0.52 1.3 % 0.52 1.4 %
Gomez Farias 0.08 0.2 % 0.08 0.2 %
Camargo 0.02 0.1 % 0.02 0.1 %
Casas Grandes 0.09 0.2 % 0.09 0.2 %
Coahuila 6.84 16.7 % 3.74 9.9 %
Ciudad Acuña 0.24 0.6 % 0.24 0.6 %
Monclova 0.35 0.8 % 0.34 0.9 %
Ramos Arizpe 4.54 11.1 % 2.00 5.3 %
Saltillo 0.62 1.5 % 0.62 1.6 %
Derramadero 0.54 1.3 % 0.00 0.0 %
San Pedro de las Colinas 0.15 0.4 % 0.15 0.4 %
Torreon 0.39 1.0 % 0.39 1.0 %
Nuevo Leon 1.94 4.7 % 1.94 5.1 %
Apodaca 0.50 1.2 % 0.50 1.3 %
Monterrey 1.44 3.5 % 1.44 3.8 %
Tamaulipas 0.47 1.1 % 0.47 1.2 %
Reynosa 0.47 1.1 % 0.47 1.2 %
Durango 0.78 1.9 % 0.78 2.0 %
Durango 0.71 1.7 % 0.71 1.9 %
Gomez Palacio 0.07 0.2 % 0.07 0.2 %
Bajio 9.13 22.2 % 9.17 24.2 %
San Luis Potosi 3.32 8.1 % 3.37 8.9 %
San Luis Potosi 3.32 8.1 % 3.37 8.9 %
Jalisco 1.66 4.0 % 1.66 4.4 %
Guadalajara 1.66 4.0 % 1.66 4.4 %
Aguascalientes 0.75 1.8 % 0.75 2.0 %
Aguascalientes 0.75 1.8 % 0.75 2.0 %
Guanajuato 1.42 3.5 % 1.42 3.7 %
Celaya 0.12 0.3 % 0.12 0.3 %
Irapuato 0.44 1.1 % 0.44 1.2 %
Silao 0.87 2.1 % 0.86 2.3 %
Queretaro 1.98 4.8 % 1.98 5.2 %
Queretaro 1.98 4.8 % 1.98 5.2 %
Central 6.25 15.2 % 6.25 16.5 %
State of Mexico 5.40 13.1 % 5.40 14.3 %
Cuautitlan Izcalli 4.26 10.4 % 4.26 11.3 %
Toluca 0.91 2.2 % 0.91 2.4 %
Huehuetoca 0.23 0.6 % 0.00 0.0 %
Ciudad de Mexico 0.02 0.1 % 0.02 0.1 %
Azcapotzalco 0.02 0.1 % 0.02 0.1 %
Puebla 0.18 0.4 % 0.18 0.5 %
Puebla 0.18 0.4 % 0.18 0.5 %
Tabasco 0.65 1.6 % 0.65 1.7 %
Villahermosa 0.65 1.6 % 0.65 1.7 %
Total 41.05 100.0 % 37.85 100.0 %
Total Gross Leasable Area / million square feet. Potential leasable area of land reserves are not included.  
Source: PGIM Real Estate - Asset Management  


Composition by Asset Type
At the end of 3Q18, 73.3% of Terrafina’s portfolio consisted of properties dedicated to manufacturing activities while 26.7% were dedicated to distribution and logistics activities.

Composition by Asset Type    
  3Q18 3Q17 Var.
Distribution 26.7 % 27.3 % -60 bps
Manufacturing 73.3 % 72.7 % 60 bps
Source: PGIM Real Estate - Asset Management  


Composition by Sector
As of September 30, 2018, tenant diversification by industrial sector was as follows:

Industrial Sector Diversification    
  3Q18 3Q17 Var.
Automotive 34.8 % 31.6 % 320 bps
Industrial properties 19.9 % 20.1 % -16 bps
Consumer goods 14.2 % 15.7 % -142 bps
Logistics and Trade 9.5 % 9.5 % 04 bps
Aviation 9.8 % 10.6 % -83 bps
Non-durable consumer goods 3.7 % 4.3 % -54 bps
Electronics 8.0 % 8.3 % -28 bps
Total 100.0 % 100.0 %  
Source: PGIM Real Estate - Asset Management      

Composition of Top Clients
Terrafina has a widely diversified tenant base that leases industrial properties throughout several of Mexico’s main cities. For 3Q18, Terrafina’s top client, top 10 clients and top 20 clients, represented 3.2%, 18.1% and 29.0% of total revenues, respectively.

Top Clients
(As of September 30, 2018)  Leased Square
Feet
(millions)
 % Total GLA  % Total
Revenues
Top Client 1.24 3.2 % 3.2 %
Top 10 Clients 6.92 17.7 % 18.1 %
Top 20 Clients 11.19 28.7 % 29.0 %
Source: PGIM Real Estate - Asset Management    

Occupancy
3Q18 occupancy rate was 95.2%, a five basis point increase compared to 3Q17. Including signed LOIs, the occupancy rate was 95.3%. It is important to note that occupancy rate indicators presented in this report reflect the quarterly closing rate.

For 3Q18, Terrafina’s leasing activity reached 2.7 msf, of which 7.7% corresponded to new leasing contracts (including expansions), 39.2% for contract renewals and 53.2% for early renewals.

Leasing activity mainly took place in the Ramos Arizpe, Ciudad Juarez, Chihuahua, San Luis Potosi, Saltillo, Cuautitlan Izcalli, Apodaca, Irapuato, Tijuana, Queretaro and Hermosillo markets. In addition to this leasing activity, Terrafina signed LOIs for an additional 53,500 square feet.

  3Q18 3Q17 Var.
Leased GLA 95.2 % 95.1 % 26 bps
Vacant GLA 4.7 % 4.6 % 7 bps
Signed Letters of Intent 0.1 % 0.3 % -12 bps
Total 100.0 % 100.0 %  
Source: PGIM Real Estate - Asset Management  

Lease Maturities
Terrafina had 293 tenants under leasing contracts at the end of 3Q18. The leasing characteristics of these contracts have an average maturity of three to five years for logistics and distribution properties and of five to seven years for manufacturing properties. Annual average maturities (as a percentage of annual base rents) remain at levels of between 2% to 23% for the next five years.

The following table breaks down Terrafina’s leasing maturity schedule for the upcoming years:

  Annual Base Rent   
(millions of dollars)
% of Total Occupied Sq. Ft
(millions)
% of Total
2018 3.9 1.9 % 0.79 2.0 %
2019 31.9 15.9 % 6.31 16.1 %
2020 44.9 22.4 % 8.81 22.6 %
2021 38.0 19.0 % 7.39 18.9 %
2022 19.7 9.8 % 3.95 10.1 %
Thereafter 62.0 30.9 % 11.81 30.2 %

Source: PGIM Real Estate – Asset Management

Capital Deployment

Capital Expenditures (CAPEX)
Terrafina’s CAPEX is classified as recurring expenses that took place based on upcoming leasing maturities and property improvements. The main goal of these expenses is the renewal of leasing contracts as well as the improvement of property conditions taking into account tenant requirements. Terrafina expects to apply CAPEX towards vacant properties as well as towards the development of new GLA by means of expansions and/or new developments.

Additionally, it is important to consider that CAPEX intended for expansions and new developments are not financed with Terrafina’s operating cash flow and therefore do not pass through the income statement.

Capital expenditures accounts are comprised as follows:
1)      Tenant property improvement resources as well as recurring maintenance CAPEX.
2)      Broker and administrator fees.
3)      CAPEX for new developments, which due to their nature, are generally capitalized.

In 3Q18, Terrafina’s investments in tenant improvements and recurring CAPEX was US$0.8 million. Total CAPEX for 3Q18 is broken down in the following table:

Capital Expenditures    
  3Q18 3Q18
  (millions of pesos) (millions of dollars)
Tenant Improvements & Recurring CAPEX 15.7 0.8
Leasing Commissions 18.2 1.0
Development CAPEX1 24.5 1.3
Total Capital Expenditures 58.4 3.1
 Maintenance expenses for vacant properties are included in the Tenant Improvements &
 Recurring CAPEX figures. (1) CAPEX for expansions/new developments.  
Source: PGIM Real Estate - Asset Management  


Land Reserves

Terrafina’s land reserve as of September 30, 2018 was comprised of 12 land reserve properties, equivalent to 6.1 msf of potential GLA for the development of future industrial properties.

As of September 30, 2018, Terrafina’s land reserves were distributed as follows:

  As of  September 30, 2018
  Square Feet
(millions)
 Land at Cost 
(millions of pesos)
Land at Cost   
(millions of dollars)
Appraisal Value   
(millions of pesos)
Market Value   
(millions of dollars)
North 3.0 487.2 25.9 562.5 29.9
Bajio 0.1 13.2 0.7 13.2 0.7
Central 3.1 697.9 37.1 402.6 21.4
Total Land Portfolio 6.2 1,198.3 63.7 978.2 52.0
Source: PGIM Real Estate - Asset Management and Fund Accounting  

3Q18 Financial Performance

Financial Results and Calculations
Terrafina’s financial results are presented in Mexican pesos and U.S. dollars. Figures on the income statement for each period were converted to dollars using the average exchange rate for 3Q18, while for the balance sheet, the exchange rate at the close of September 30, 2018 was applied.

Terrafina has in place best accounting practices for measuring the FIBRA’s (REIT) performance results by providing relevant metrics to the financial community. Throughout the following financial performance section, additional calculations are available. It is important to note that these metrics must not be considered individually to evaluate Terrafina’s results. It is recommended to use them in combination with other International Financial Reporting Standards metrics to measure the Company’s performance.

Terrafina presents in this earnings report additional metrics such as Net Operating Income (NOI), Earnings Before Interests, Taxes, Depreciation and Amortization (EBITDA), Funds from Operations (FFO), and Adjusted Funds from Operations (AFFO). Each breakdown calculation is available in this document.

In addition, Terrafina recommends reviewing the Appendices as a reference of the integration of different items of Terrafina’s financial statement. This information is available in the last section of this document.

Past performance is not a guarantee or reliable indicator of future results.


Same-Store
The following table shows Terrafina’s 3Q18 same-store highlights and consolidated information:

(as of September 30, 2018) Same-Store1
3Q18
Consolidated2
3Q18
     
Number of Properties 261.0   287.0        
Occupancy Rate 94.8 % 95.2 %      
Gross Leasable Area (GLA) (msf) 37.0   41.0        
Avg. Leasing Rent / Square Foot (dollars) 5.06   5.13        
           
  Same-Store
3Q18
Consolidated
3Q18
Same-Store
3Q18
Consolidated
3Q18
 
  (millions of pesos) (millions of dollars)  
Rental Revenues 808.2   912.0   42.6   48.0    
Net Operating Income 813.3   913.3   42.8   48.1    
NOI Margin 93.8 % 94.0 % 93.8 % 94.0 %  
EBITDA 730.8   822.1   38.5   43.3    
EBITDA Margin 84.2 % 84.6 % 84.2 % 84.6 %  
FFO 530.7   592.4   26.6   31.2    
FFO Margin 58.2 % 61.0 % 58.2 % 61.0 %  
Adjusted Funds from Operations 479.8   553.1   24.6   29.1    
AFFO Margin 53.9 % 56.6 % 53.9 % 56.6 %  
(1) Same properties information evaluates the performance of the industrial properties without including recent acquisitions closed in January, 
September and December 2017.  (2) Includes acquisitions closed in January, September and December 2017.  
Source: PGIM Real Estate - Asset Management and Fund Accounting      

Rental Revenues
In 3Q18, Terrafina reported rental revenues of US$48.0 million, a 16.6% or US$6.8 million increase compared to 3Q17.

Rental revenues do not include accrued revenues as these are a non-cash item.

Other Operating Income
In 3Q18, other operating income totaled US$2.9 million, a 22.0% or US$0.8 million decrease compared to 3Q17.

Other operating income mainly stem from tenant refunds from triple-net leases. Expenses reimbursable to Terrafina mainly included electricity, property taxes, insurance costs and maintenance.

Net revenues reached US$51.3 million in 3Q18, an increase of US$5.8 million, or 12.8% compared to 3Q17.

Revenues            
  3Q18 3Q17 Var. % 3Q18 3Q17 Var. %
  (millions of pesos) (millions of dollars)
Rental Revenue 912.0 734.3 24.2 % 48.0 41.2 16.6 %
Accrued Income1 5.7 8.9 -35.8 % 0.3 0.5 -40.4 %
Other Operating Revenues 55.8 67.0 -16.8 % 2.9 3.8 -22.0 %
Reimbursable Expenses as Revenues2 48.5 54.2 -10.5 % 2.6 3.0 -16.0 %
Reimbursable Tenant Improvements 6.7 10.8 -37.8 % 0.4 0.6 -41.7 %
Other non-cash income 0.5 2.0 -75.6 % 0.0 0.1 -77.1 %
Net Revenue 973.5 810.3 20.1 % 51.3 45.5 12.8 %
(1) Straight line rent adjustment; non-cash item. (2) Triple net leases expenses reimbursed to Terrafina from its tenants.
Source: PGIM Real Estate - Fund Accounting            
             


For additional information regarding the revenue breakdown used to calculate additional metrics presented in this earnings report, please refer to Appendix 1 in the last section of this document.


Real Estate Expenses
In 3Q18, real estate expenses totaled US$6.1 million, a decrease of 5.9% or US$0.4 million compared to 3Q17.

It is important to differentiate between expenses that are directly related to the operation and those that are for the maintenance of the industrial portfolio; the latter are used in the NOI calculation.

The remainder of the accounts included in real estate expenses are considered non-recurring expenses and are used to calculate EBITDA and AFFO.

For additional information regarding the real estate expenses breakdown, please refer to Appendix 2 in the last section of this document.

Net Operating Income (NOI)
In 3Q18, NOI totaled US$48.1 million, a 16.2% or US$6.7 million increase compared with 3Q17. NOI margin increased by 76 basis points reaching 94.0% compared to 93.3% in 3Q17.

The following table displays the NOI calculation for 3Q18:

Net Operating Income            
  3Q18 3Q17 Var. % 3Q18 3Q17 Var. %
  (millions of pesos unless otherwise stated) (millions of dollars unless otherwise stated)
Rental Revenues1 912.0   734.3   24.2 % 48.0   41.2   16.6 %
Other Operating income2 59.5   56.8   4.7 % 3.1   3.2   -1.7 %
Net Revenues for NOI Calculation 971.5   791.1   22.8 % 51.2   44.4   15.3 %
Repair and Maintenance -8.1   -8.8   -8.6 % -0.4   -0.5   -14.3 %
Property Taxes -0.1   -0.1   -19.3 % 0.0   0.0   -24.8 %
Property Management Fees -17.4   -16.3   7.2 % -0.9   -0.9   0.7 %
Electricity -21.7   -15.9   36.4 % -1.1   -0.9   28.1 %
Property Insurance -2.6   -2.6   -3.3 % -0.1   -0.1   -9.2 %
Security -4.4   -3.2   35.9 % -0.2   -0.2   27.4 %
Other Operational Expenses -3.9   -6.4   -38.7 % -0.2   -0.4   -42.5 %
Real Estate Operating Expenses for NOI Calculation -58.1   -53.4   9.0 % -3.1   -3.0   2.3 %
Net Operating Income3 913.3   737.7   23.8 % 48.1   41.4   16.2 %
NOI Margin 94.0 % 93.3 % 76 bps   94.0 % 93.3 % 76 bps  
(1)Excludes accrued income from straight line rent adjustments as it is a non-cash item. (2) Excludes tenant improvements reimbursements which are included
 in ' AFFO ' (3) The income calculation generated by the operation of the property, independent of external factors such as financing and income taxes.  
NOI is the result  of Net Revenues (includes rental income and triple  net leases expenses reimbursements) minus Real Estate Operating Expenses (costs incurred
during the operation  and maintenance of the industrial portfolio).  
Source: PGIM Real Estate - Fund Accounting  

Fees and Administrative Expenses (G&A)

G&A in 3Q18 totaled US$5.3 million, a 26.0% or US$1.8 million decrease compared to 3Q17.

The following table breaks down total G&A:

G&A            
  3Q18 3Q17 Var. % 3Q18 3Q17 Var. %
  (millions of pesos unless otherwise stated) (millions of dollars unless otherwise stated)
External Advisor Fees1 -56.0 -47.9 17.0 % -2.9 -2.7 9.5 %
Professional and Consulting Services -9.6 -11.3 -14.8 % -0.5 -0.6 -20.1 %
Payroll, Admin. Fees and Other Expenses -34.6 -67.7 -48.9 % -1.8 -3.8 -52.1 %
Total G&A2 -100.2 -126.8 -21.0 % -5.3 -7.1 -26.0 %
 (1) PLA Administradora Industrial, S. de R.L. de C.V., is a Mexican affiliate of PGIM Real Estate and Advisor as per the Advisory Contract. (2) General and Administrative Expenses
Source: PGIM Real Estate - Fund Accounting  


Earnings Before Interest, Taxes, Depreciation and Amortization (EBITDA)
In 3Q18, EBITDA totaled US$43.3 million, an increase of US$6.1 million, or 16.5%, compared to 3Q17. EBITDA margin for 3Q18 was 84.6%, a 90 basis point increase compared to 3Q17.

The following shows the EBITDA calculation for 3Q18:

EBITDA            
  3Q18 3Q17 Var. % 3Q18 3Q17 Var. %
  (millions of pesos unless otherwise stated) (millions of dollars unless otherwise stated)
Rental Revenues1 912.0   734.3   24.2 % 48.0   41.2   16.6 %
Other Operating income2 59.5   56.8   4.7 % 3.1   3.2   -1.7 %
Real Estate Expenses for EBITDA Calculation -62.5   -57.6   8.5 % -3.3   -3.2   2.2 %
Real Estate Operating Expenses for NOI Calculation -58.1   -53.4   9.0 % -3.1   -3.0   2.3 %
Advertising -0.4   0.0   835.2 % 0.0   0.0   -  
Admin. Property Insurance Expenses -0.8   -0.7   13.1 % 0.0   0.0   36.0 %
Other Admin. Real Estate Expenses -3.2   -3.5   -8.9 % -0.2   -0.2   -14.7 %
Fees and Admin. Expenses -86.9   -71.1   22.2 % -4.6   -4.0   14.4 %
External Advisor Fees -56.0   -47.9   17.0 % -2.9   -2.7   9.5 %
Legal, Admin. and Other Professional Fees -19.7   -10.9   80.4 % -1.0   -0.6   69.2 %
Trustee Fees -1.0   -4.0   -74.5 % -0.1   -0.2   -76.0 %
Payroll -6.3   -6.1   3.0 % -0.3   -0.3   -3.3 %
Other Expenses -3.9   -2.3   72.6 % -0.2   -0.1   61.3 %
EBITDA3 822.1   662.3   -1.8 % 43.3   37.2   16.5 %
EBITDA Margin 84.6 % 83.7 % 90 bps   84.6 % 83.7 % 90 bps  
(1) Excludes accrued income from straight line rent adjustments as it is a non-cash item. (2) Excludes tenant improvements reimbursements which is included in AFFO
 calculation.  (3) Earnings before interest, taxes, depreciation and amortization.  
Source: PGIM Real Estate - Fund Accounting  


For additional information regarding the commissions and administrative expenses breakdown used for the calculation of EBITDA and AFFO, please refer to Appendix 3 located in the last section of this document.

Financing Expenses
In 3Q18, financing expenses totaled US$13.2 million, an increase of 11.5% or US$1.4 million compared to 3Q17.

Financial Expenses          
  3Q18 3Q17 Var. % 3Q18 3Q17 Var. %
  (millions of pesos unless otherwise stated) (millions of dollars unless otherwise stated)
Interest Paid -237.3 -208.5 13.8 % -12.5 -11.7 6.9 %
Borrowing Expenses -20.8 -5.8 256.5 % -1.1 -0.3 232.6 %
Recurring 0.0 -0.7 -   0.0 0.0 -  
Non Recurring -20.8 -5.2 303.0 % -1.1 -0.3 276.0 %
Interest Income 7.7 3.6 111.9 % 0.4 0.2 98.7 %
Total -250.4 -210.7 18.9 % -13.2 -11.8 11.5 %
Source: PGIM Real Estate - Fund Accounting  


Funds from Operations (FFO) / Adjusted Funds from Operations (AFFO)
In 3Q18, FFO increased by US$5.6 million, or 21.7% compared to 3Q17, reaching US$31.2 million. FFO Margin was 61.0%, a 324 basis point increase compared to 3Q17. Additionally, Terrafina reported an AFFO of US$29.1 million, an increase of US$6.0 million, or 26.0% compared to 3Q17. AFFO margin was 56.6%, an increase of 514 basis points versus 3Q17.

Funds from Operations (FFO)            
  3Q18 3Q17 Var. % 3Q18 3Q17 Var. %
  (millions of pesos unless otherwise stated) (millions of dollars unless otherwise stated)
EBITDA 822.1   662.3   24.1 % 43.3   37.2   16.5 %
Finance Cost1 -229.7   -205.5   11.7 % -12.1   -11.5   4.9 %
Funds from Operations (FFO) 592.4   456.8   29.7 % 31.2   25.6   21.7 %
FFO Margin 61.0 % 57.8 % 324 bps 61.0 % 57.8 % 324 bps
Tenant Improvements -15.7   -18.2   -13.8 % -0.8   -1.0   -19.0 %
Leasing Commissions -18.2   -20.7   -12.0 % -1.0   -1.2   -17.2 %
Other Non Recurring Expenses3 -5.4   -6.4   -16.3 % -0.3   -0.3   -12.0 %
Adjusted Funds from Operations (AFFO) 553.1   411.5   34.4 % 29.1   23.1   26.0 %
AFFO Margin 56.6 % 51.4 % 514 bps   56.6 % 51.4 % 514 bps  
(1) Net Operational Interest Expenses comprised by interest paid, recurring borrowing expenses and  other interest income. (2) Capex reserve for  expenses to acquisitions, dispositions, legal and other expenses.
Source: PGIM Real Estate - Fund Accounting  

Comprehensive Income
Comprehensive Income for 3Q18 reached a loss of US$78.6 million, compared to a gain of US$44.3 million in 3Q17. 

The following table presents the calculation of Comprehensive Income for 3Q18:

Comprehensive Income            
  3Q18 3Q17 Var. % 3Q18 3Q17 Var. %
  (millions of pesos unless otherwise stated) (millions of dollars unless otherwise stated)
Net Revenues 976.9 810.3 20.6 % 51.5 45.5 13.2 %
Real Estate Expenses -115.2 -114.6 0.5 % -6.1 -6.4 -5.9 %
Fees and Other Expenses -100.2 -126.8 -21.0 % -5.3 -7.1 -25.8 %
Gain (Loss) from Sales of Real Estate Properties 0.0 -5.8 -   0.0 -0.3 -  
Net Income (Loss) from Fair Value Adjustment on Investment Properties -292.6 103.1 -   -15.4 5.8 -  
Net Income (Loss) from Fair Value Adjustment on Derivative Financial Instruments 20.2 4.7 330.5 % 1.1 0.3 304.2 %
Net Income (Loss) from Fair Value Adjustment on Borrowings -237.5 -134.8 76.2 % -12.5 -7.6 65.5 %
Realized gain (loss) on derivative financial instruments 2.9 - -   0.2 - -  
Foreign Exchange Gain (loss) 43.0 -71.9 -   2.3 -4.0 -  
Operating Profit 297.5 464.2 -35.9 % 15.7 26.0 -39.8 %
Financial Income 7.7 3.6 111.9 % 0.4 0.2 -  
Financial Expenses -258.1 -214.3 20.4 % -13.6 -12.0 13.1 %
Net Financial Cost -250.4 -210.7 18.9 % -13.2 -11.8 11.6 %
Share of Profit from Equity Accounted Investments 7.5 -3.7 -   0.4 -0.2 -  
Net Profit (Loss) 54.5 249.8 -78.2 % 2.9 14.0 -79.5 %
Items Reclassified after Net Profit  (Loss) - Currency Translation Adjustments -1,546.3 540.9 -   -81.4 30.3 -  
Comprehensive Income -1,491.7 790.7 -   -78.6 44.3 -  
Source: PGIM Real Estate - Fund Accounting            


Distributions per CBFIs
In 3Q18, Terrafina generated US$29.1 million of AFFO and therefore will distribute US$0.0368 per CBFI.

Distributions            
(millions of pesos unless otherwise stated) 3Q17 4Q17 1Q18 2Q18 3Q18 Var.%  (3Q18 vs 3Q17)
Total Outstanding CBFIs   (millions of CBFIs) 791.0   791.0   791.0   791.0   791.0   0.0 %
CBFI Price1 31.29   30.20   28.68   28.46   28.28   -9.6 %
Distributions 410.4   484.9   505.2   555.3   553.1   34.8 %
Distributions Per CBFI 0.5188   0.6130   0.6386   0.7020   0.6993   34.8 %
FX Rate USD/MXN (average closing period) 17.83   18.93   18.78   19.39   18.99   6.5 %
Distributions (million dollars) 23.0   25.6   26.9   28.8   29.1   26.5 %
Distributions Per CBFI (dollars) 0.0291   0.0324   0.0340   0.0364   0.0368   26.5 %
Annualized Distribution Yield2 6.6 % 8.1 % 8.9 % 9.9 % 9.9 % 326 bps  
(1) Average closing price for the period. (2) Annualized  distribution per share divided by the average CBFI price of the quarter. Quarterly distribution yield calculation has been annualized.  
Source: PGIM Real Estate - Fund Accounting  

Debt
As of September 30, 2018, Terrafina’s total debt reached US$1,016.2 million. The average cost of Terrafina’s long-term debt was 4.99%. All of Terrafina’s debt is denominated in U.S. dollars.

Outstanding Debt                
(As of September 30, 2018) Currency Millions of pesos Millions of dollars Interest Rate Terms Maturity Extension Option Derivatives
Long Term Debt                
Citibank1 Dollars 977.5 52.0 Libor + 2.45% Interest Only Jan 2023 - US$150M cap4
Metlife Dollars 2,821.8 150.0 4.75% Interest Only Jan 2027 - -
Banamex2 Dollars 6,643.8 353.2 Libor + 2.45% Interest Only Oct 2022 - US$105M swap5
Senior Notes3 Dollars 8,380.1 445.5 5.25% Interest Only Nov 2022 - -
New York Life Dollars 292.7 15.6 5.19% Interest + Principal Feb 2020 - -
Total Debt   19,115.9 1,016.2          
Net Cash   1,911.2 101.6          
Net Debt   17,204.7 914.6          
(1)Unsecured syndicated revolving credit facility. (2) Unsecured syndicated term loan facility; interest only for the first three years. (3) Value at Cost: US$425 million / Ps.8,069 million.
 (4) Interest rate Cap: 2.75%. (5) Interest rate Swap fixed rate: 1.768%  
Source: PGIM Real Estate -  Fund Accounting and Transactions    


The following tables show leverage and debt service coverage as of September 30, 2018 as well as Terrafina’s projections for the following six quarters:

Loan-to-Value (LTV)  
(as of  September 30, 2018) (millions of pesos) (millions of dollars)
Total Assets 46,683.7 2,481.6  
Total Debt 19,115.9 1,016.2  
     
Loan-to-Value (LTV)1   40.9 %
(1) Total Debt divided by Total Assets as defined by the National Securities and Banking Commission (CNBV)
Source: PGIM Real Estate - Fund Accounting and Capital Markets


Debt Service Coverage Ratio (DSCR)    
  period (millions of pesos) (millions of dollars)
Cash & Cash Equivalents September 30, 2018 1,911.2 101.6
Recoverable Taxes Σ next 6 quarters 306.1 16.3
EBIT1 after distributions Σ next 6 quarters 1,613.6 85.8
Available Credit Line September 30, 2018 4,674.8 248.5
   
  period (millions of pesos) (millions of dollars)
Interest Payments Σ next 6 quarters 1,424.0 75.7
Principal Payments Σ next 6 quarters 292.7 15.6
Recurring CAPEX Σ next 6 quarters 188.1 10.0
Development Expenses Σ next 6 quarters 225.7 12.0
       
Debt Service Coverage Ratio (DSCR)2     4.0x
(1) Earnings Before Interest and Taxes  
(2) (Cash & Cash Equivalents + Recoverable Taxes + EBIT After Distributions + Available Credit Line) / (Interest
Payments + Principal Payments + Recurring CAPEX + Development Expenses)
Source: PGIM Real Estate - Fund Accounting and Capital Markets

Moreover, as of September 30, 2018, Terrafina was in full compliance with its debt covenants related to the US$425 million bond issuance (November 2015), as follows:

Unsecured Bond Covenants    
(as of September 30, 2018) Terrafina Bond Covenants
Loan-to-Value (LTV)1 40.9 % ≤ 60%
Debt Service Coverage Ratio (DSCR)2 3.3x   ≥ 1.5x
Secured Debt to Gross Assets Limitation 6.7 % ≤ 40%
Unencumbered Assets to Unsecured Debt Limitation 236 % ≥ 150%
(1) Total Debt divided by Total Assets.
(2) (Net Income/Loss + Interest on Debt + Unrealized Gain /Loss of fair value changes)/ (all interest and principal payments on Debt)
Source: PGIM Real Estate - Transactions  


Analyst Coverage
The following is a list of banks and institutions that regularly publish research reports on Terrafina:

- Barclays  - Invex
- BBVA Bancomer - Itaú BBA
- Bradesco  - JPMorgan
- BofA ML  - Monex
- BTG Pactual - Morgan Stanley
- BX+ - NAU Securities
- Citi Banamex  - Scotiabank
- Credit Suisse  - Vector
- GBM    - Santander
- HSBC  - UBS
- Interacciones   

About Terrafina
Terrafina (BMV:TERRA13) is a Mexican real estate investment trust formed primarily to acquire, develop, lease and manage industrial real estate properties in Mexico. Terrafina’s portfolio consists of attractive, strategically located warehouses and other light manufacturing properties throughout the Central, Bajio and Northern regions of Mexico. It is internally managed by highly-qualified industry specialists and externally advised by PGIM Real Estate.

Terrafina owns 299 real estate properties, including 287 developed industrial facilities with a collective GLA of approximately 41.0 million square feet and 12 land reserve parcels, designed to preserve the organic growth capability of the portfolio.

Terrafina’s objective is to provide attractive risk-adjusted returns for the holders of its certificates through stable distributions and capital appreciations. Terrafina aims to achieve this objective through a successful performance of its industrial real estate and complementary properties, strategic acquisitions, access to a high level of institutional support, and to its management and corporate governance structure. For more information, please visit www.terrafina.mx

PGIM Real Estate
PGIM Real Estate is the real estate investment business of PGIM Inc., the global investment management business of Prudential Financial, Inc. (NYSE: PRU).  Redefining the real estate investing landscape since 1970, PGIM Real Estate has professionals in 18 cities in the Americas, Europe and Asia Pacific with deep local knowledge and expertise, and gross assets under management of US$69.2 billion (US$49.5 billion net) as of June 30, 2018. PGIM Real Estate’s tenured team offers to its global client base a broad range of real estate equity, debt and securities investment strategies that span the risk/return spectrum. For more information, visit www.pgimrealestate.com

About Prudential Financial, Inc.
Prudential Financial, Inc. (NYSE:PRU), a financial services leader with more than US$1.4 trillion of assets under management as of June 30, 2018, has operations in the United States, Asia, Europe, and Latin America. Prudential’s diverse and talented employees are committed to helping individual and institutional customers grow and protect their wealth through a variety of products and services, including life insurance, annuities, retirement-related services, mutual funds and investment management. In the U.S., Prudential’s iconic Rock symbol has stood for strength, stability, expertise and innovation for more than a century. For more information, please visit www.news.prudential.com

Forward Looking Statements
This document may include forward-looking statements that may imply risks and uncertainties. Terms such as "estimate", "project", "plan", "believe", "expect", "anticipate", "intend", and other similar expressions could be construed as previsions or estimates. Terrafina warns readers that declarations and estimates mentioned in this document, or realized by Terrafina’s management imply risks and uncertainties that could change in function of various factors that are out of Terrafina’s control. Future expectations reflect Terrafina’s judgment at the date of this document. Terrafina reserves the right or obligation to update the information contained in this document or derived from this document. Past or present performance is not an indicator to anticipate future performance.


Conference Call

Terrafina
(BMV: TERRA13)
Cordially invites you to participate in its
Third Quarter 2018 Results

Friday, October 26, 2018
11:00 a.m. Eastern Time
10:00 a.m. Central Time

To access the call, please dial:
from within the U.S. 1-877-830-2576
from outside the U.S. 1-785-424-1726
Conference ID Number: Terrafina

Audio Webcast Link: https://webcasts.eqs.com/register/terrafina20181026

  Conference Replay
U.S. 1-844-488-7474
International (outside the US) 1-862-902-0129
Passcode: 92909191


Appendix

Appendix 1 – Revenues

Terrafina’s revenues are mainly classified as rental revenues and other operating reimbursable revenues.

Additionally, there are accounting revenues that must be registered according with IFRS; however, these are considered as non-cash items and therefore are excluded in some calculations.

Reimbursable tenant improvements are included in the tenant improvement expenses for the AFFO calculation.

  Revenues        
    3Q18 3Q17 3Q18 3Q17
    (millions of pesos) (millions of dollars)
NOI calculation Rental Revenue 912.0 734.3 48.0 41.2
Non Cash Accrued Income1 5.7 8.9 0.3 0.5
  Other Operating Revenues 55.8 67.0 2.9 3.8
NOI calculation Reimbursable Expenses as Revenues2 48.5 54.2 2.6 3.0
AFFO calculation Reimbursable Tenant Improvements 6.7 10.8 0.4 0.6
Non Cash Other non-cash income 0.5 2.0 0.0 0.1
  Net Revenue 973.5 810.3 51.3 45.5
NOI calculation Share of Profit from Equity Accounted Investments3 10.9 2.6 0.6 0.1
  (1) Straight line rent adjustment. (2) Triple net leases expenses reimbursed to Terrafina from its tenants. (3) Profit from joint-venture developments.
  Source: PGIM Real Estate - Fund Accounting  


Appendix 2 – Real Estate Expenses

Real estate expenses are comprised of recurring figures related with the operation (used for the Net Operating Profit calculation) as well as non-recurring figures used for metric calculations such as Earnings Before Interests, Taxes, Depreciation and Amortization (EBITDA), Funds from Operations (FFO), Adjusted Funds from Operations (AFFO).

The following table presents the real estate expenses breakdown, which are used for the calculation of several metrics.

  Real Estate Expenses        
    3Q18 3Q17 3Q18 3Q17
    (million of pesos) (million of dollars)
  Repair and Maintenance -30.5 -37.8 -1.6 -2.1
NOI calculation Recurring -8.1 -8.8 -0.4 -0.5
AFFO calculation Non Recurring -22.4 -29.0 -1.2 -1.6
  Property Taxes -2.5 -5.5 -0.1 -0.3
NOI calculation Operating -0.1 -0.1 0.0 0.0
Non Cash Non Operating -2.5 -5.5 -0.1 -0.3
NOI calculation Property Management Fees -17.4 -16.3 -0.9 -0.9
NOI calculation Electricity -21.7 -15.9 -1.1 -0.9
AFFO calculation Brokers Fees -18.2 -20.7 -1.0 -1.2
  Property Insurance -3.3 -3.3 -0.2 -0.2
NOI calculation Operating -2.6 -2.6 -0.1 -0.1
EBITDA calculation Administrative -0.8 -0.7 0.0 0.0
NOI calculation Security -4.4 -3.2 -0.2 -0.2
EBITDA calculation Advertising -0.4 0.0 0.0 0.0
  Other Expenses -7.4 -9.9 -0.4 -0.6
NOI calculation Operational  Related -3.9 -6.4 -0.2 -0.4
Non Cash Non Operational  Related -0.3 0.0 0.0 0.0
EBITDA calculation Administrative -3.2 -3.5 -0.2 -0.2
Non Cash Bad Debt Expense -9.3 -1.8 -0.5 -0.1
  Total Real Estate Expenses -115.2 -114.6 -6.1 -6.4
  Source: PGIM Real Estate - Fund Accounting        


Appendix 3 – Fees and Administrative Expenses

Fees and administrative expenses include figures used for metric calculations such as Earnings before Interests, Taxes, Depreciation and Amortization (EBITDA), Funds from Operations (FFO), Adjusted Funds from Operations (AFFO).

Terrafina’s fees and administrative expenses breakdown is available in the following table and indicates the figures used for the calculation of these metrics:

  Fees and Administrative Expenses      
    3Q18 3Q17 3Q18 3Q17
    (million of pesos) (million of dollars)
EBITDA calculation External Advisor Fees -56.0 -47.9 -2.9 -2.7
  Legal Fees -3.8 -6.2 -0.2 -0.3
EBITDA calculation Recurring -0.4 -0.3 0.0 0.0
AFFO calculation Non Recurring -3.4 -5.9 -0.2 -0.3
  Other Professional Fees -5.8 -5.1 -0.3 -0.3
EBITDA calculation Recurring -3.8 -3.5 -0.2 -0.2
AFFO calculation Non Recurring -2.0 -1.6 -0.1 -0.1
  Administrative Fees -23.4 -55.3 -1.2 -3.1
EBITDA calculation Recurring -15.5 -7.2 -0.8 -0.4
Non Operational related Non Recurring1 -7.9 -48.2 -0.4 -2.7
EBITDA calculation Payroll -6.3 -6.1 -0.3 -0.3
EBITDA calculation Trustee Fees -1.0 -4.0 -0.1 -0.2
EBITDA calculation Other Expenses -3.9 -2.3 -0.2 -0.1
  Total Fees and Admin. Expenses -100.2 -126.8 -5.3 -7.1
  (1) Non operational related administrative fees.  
  Source: PGIM Real Estate - Fund Accounting  


Appendix 4 – Reconciliation

Reconciliation of Net Profit (Loss) to FFO, EBITDA and NOI      
  3Q18 3Q17 3Q18 3Q17
  (millions of pesos) (millions of dollars)
Comprehensive Income (Loss) -1,491.7 790.7 -78.6 44.3
Add (deduct) Currency Translation Adjustment:        
Currency Translation Adjustment 1,546.3 -540.9 81.4 -30.3
Add (deduct) Cost of Financing Adjustment:        
Non Recurring Borrowing Expenses 20.8 5.2 1.1 0.3
Add (deduct) Non-Cash Adjustment:        
Foreign Exchange Adjustments -43.0 71.9 -2.3 4.0
Gain (Loss) on Derivative Financial Instruments -2.9 - -0.2 -
 Fair Value Adjustment on Borrowings 237.5 134.8 12.5 7.6
Fair Value Adjustment on Derivative Financial Instruments -20.2 -4.7 -1.1 -0.3
Fair Value Adjustment on Investment Properties 292.6 -96.9 15.4 -5.4
Gain (Loss) from Sales of Real Estate Properties 0.0 5.8 0.0 0.3
Add (deduct) Expenses Adjustment:        
Non Recurring Repair and Maintenance 22.4 29.0 1.2 1.6
Non Operating Property Taxes 2.5 5.5 0.1 0.3
Brokers Fees 18.2 20.7 1.0 1.2
Bad Debt Expense 9.3 1.8 0.5 0.1
Other Non Operational Related Expenses 0.3 0.0 0.0 0.0
Non Recurring Legal Fees 3.4 5.9 0.2 0.3
 Non Recurring Other Professional Fees 2.0 1.6 0.1 0.1
Add (deduct) Revenues Adjustment:        
Accrued Income -5.7 -8.9 -0.3 -0.5
Other Non-Cash Income -0.5 -2.0 0.0 -0.1
Reimbursable Tenant Improvements -6.7 -10.8 -0.4 -0.6
Add (deduct) Non Operational Administrative Fees        
Non Operational Administrative Fees 7.9 48.2 0.4 2.7
FFO 592.4 456.8 31.2 25.6
Add (deduct) Cost of Financing Adjustment:        
Interest Paid 237.3 208.5 12.5 11.7
Recurring Borrowing Expenses 0.0 0.7 0.0 0.0
Interest Income -7.7 -3.6 -0.4 -0.2
EBITDA 822.1 662.3 43.3 37.2
Add (deduct) Expenses Adjustment:        
External Advisor Fees 56.0 47.9 2.9 2.7
Recurring Legal Fees 0.4 0.3 0.0 0.0
Recurring Other Professional Fees 3.8 3.5 0.2 0.2
Administrative Fees 15.5 7.2 0.8 0.4
Payroll 6.3 6.1 0.3 0.3
Trustee Fees 1.0 4.0 0.1 0.2
Other Expenses 3.9 2.3 0.2 0.1
Advertising 0.4 0.0 0.0 0.0
Administrative Property insurance 0.8 0.7 0.0 0.0
Other Administrative Expenses 3.2 3.5 0.2 0.2
NOI 913.3 737.6 48.1 41.5
Add (deduct) Expenses Adjustment:        
Recurring Repair and Maintenance 8.1 8.8 0.4 0.5
Operating Property Taxes 0.1 0.1 0.0 0.0
Property Management Fees 17.4 16.3 0.9 0.9
Electricity 21.7 15.9 1.1 0.9
Operating Property Insurance 2.6 2.6 0.1 0.1
Security 4.4 3.2 0.2 0.2
Other Operational Expenses 3.9 6.4 0.2 0.4
Add (deduct) Revenues Adjustment:        
Other Non-Cash Income 0.5 2.0 0.0 0.1
Accrued Income 5.7 8.9 0.3 0.5
Reimbursable Tenant Improvements 6.7 10.8 0.4 0.6
Share of Profit from Equity Accounted Investments -10.9 -2.6 -0.6 -0.1
Net Revenue 973.5 810.3 51.3 45.4


Reconciliation of Net Profit (Loss) to AFFO        
  3Q18 3Q17 3Q18 3Q17
  (millions of pesos) (millions of dollars)
Comprehensive Income (Loss) -1,491.7 790.7 -78.6 44.3
Add (deduct) Cost of Financing Adjustment:        
Non Recurring Borrowing Expenses 1,546.3 -540.9 81.4 -30.3
Add (deduct) Cost of Financing Adjustment:        
Non Recurring Borrowing Expenses 20.8 5.2 1.1 0.3
Add (deduct) Non-Cash Adjustment:        
Foreign Exchange Adjustments -43.0 71.9 -2.3 4.0
Gain (Loss) on Derivative Financial Instruments -2.9 - -0.2 -
Fair Value Adjustment on Borrowings 237.5 134.8 12.5 7.6
Fair Value Adjustment on Derivative Financial Instruments -20.2 -4.7 -1.1 -0.3
Fair Value Adjustment on Investment Properties 292.6 -96.9 15.4 -5.4
Gain (Loss) from Sales of Real Estate Properties 0.0 5.8 0.0 0.3
Add (deduct) Expenses Adjustment:        
Non Operating Property Taxes 2.5 5.5 0.1 0.3
Bad Debt Expense 9.3 1.8 0.5 0.1
Other Expenses Non Operational  Related 0.3 0.0 0.0 0.0
Add (deduct) Revenues Adjustment:        
Accrued Income -5.7 -8.9 -0.3 -0.5
Other Non-Cash Income -0.5 -2.0 0.0 -0.1
Add (deduct) Non Operational Administrative Fees        
Non Administrative Fees 7.9 48.2 0.4 2.7
Add (deduct) Capex Adjustment:        
AFFO 553.1 410.4 29.1 23.0


Appendix 5 - Cap Rate Calculation

Terrafina subtracts cash and land reserves for the cap rate calculation.

Implied cap rate and under NAV (Net Asset Value) calculation are shown in the following tables:

Implied Cap Rate  
Quarterly Average Price (dollars)¹ 1.49  
(x) CBFIs (million shares) 791.0  
(=) Market Capitalization  1,178.2  
(+) Total Liabilities 1,047.3  
(-) Cash 101.6  
(=) Enterprise Value 2,123.9  
(-) Landbank 52.0  
(=) Implied Operating Real Estate Value 2,071.9  
Net Operating Income (NOI) 2018e 185.0  
Implied Cap Rate 8.9 %
Figures expressed in millions of dollars unless otherwise stated.  
(1) 3Q18 average share price of Ps.28.28; and average exchange rate of Ps. 18.9859
   
Cap Rate Calculation with NAV  
(+) Investment Properties (excluding landbank) 2,246.9  
(+) Land 52.0  
(+) Cash 101.6  
(-) Total Liabilities 1,047.3  
(=) NAV1 1,353.2  
(/) CBFIs (million shares) 791.0  
(=) NAV per CBFI (dollars) 1.71  
   
CBFI Price (NAV calculation) 1.71  
(x) CBFIs (million shares) 791.0  
(=) Market Cap  1,353.2  
(+) Total Debt and Liabilities 1,047.3  
(-) Cash 101.6  
(=) Enterprise Value 2,298.9  
(-) Landbank 52.0  
(=) Implied Operating Real Estate Value 2,246.9  
Net Operating Income (NOI) 2018e 185.0  
Implied Cap Rate 8.2 %


Financial Statements

Income Statement 3Q18 3Q18
  (thousands of pesos) (thousands of dollars)
     
Rental revenues $ 917,752   $ 48,339  
Other operating income   59,131     3,114  
Real estate operating expenses   (115,158 )   (6,065 )
Fees and other expenses   (100,183 )   (5,277 )
Realized gain (loss) from disposal of investment properties   -     -  
Net gain (loss) from fair value adjustment on investment properties   (292,620 )   (15,412 )
Net gain (loss) from fair value adjustment on borrowings   (237,530 )   (12,511 )
Net gain (loss) unrealized from fair value on derivative financial instruments   20,168     1,062  
Realized gain (loss) on derivative financial instruments   2,943     155  
Foreign exchange (loss) gain   43,004     2,265  
Operating profit   297,507     15,670  
     
Finance income   7,654     403  
Finance cost   (258,089 )   (13,594 )
Finance cost - net   (250,435 )   (13,191 )
     
Share of profit from equity accounted investments   7,457     393  
Net Profit for the period   54,529     2,872  
     
Items that may be subsequently reclassified to profit or loss- currency translation differences   (1,546,259 )   (81,442 )
     
Total Comprehensive income for the period   (1,491,730 )   (78,570 )


Financial Statements

Balance Sheet Sep-30-18   Sep-30-18
(thousands of pesos) (thousands of pesos) (thousands of dollars)
Assets      
Non-current assets      
Investment properties $  43,467,507   2,310,627
(Cost:30/06/2018 - Ps.45,597,200, US$2,351,450; 31/03/2018 - Ps.41,634,186, US$2,269,5735)      
Investments accounted using equity method     427,862   22,744
Derivative financial instruments     87,003   4,625
Deferred charges and accrued income     188,416   10,016
Loan receivable     35,529   1,889
(Cost: 30/06/2018 - Ps.38,613, US$1,991;31/03/2018 - Ps.35,660, US$1,944)      
Restricted cash     34,979   1,859
Current assets      
Other assets     57,749   3,070
Loan receivable     1,345   71
(Cost: 30/06/2018 - 632, US$33; 31/12/2017 - Ps.1,244, US$63)      
Recoverable taxes     306,083   16,271
Prepaid expenses     3,785   201
Deferred charges and accrued income     19,624   1,043
Accounts receivable     142,592   7,580
(Net of allowance for doubtful accounts: 30/06/2018 - 54,084, US$2,789; 31/03/2018 - Ps.36,454, US$1,987)      
Cash and cash equivalents     1,911,178   101,594
Total assets     46,683,652   2,481,589
Net assets attributable to  Investors      
Contributions, net     19,199,208   1,020,583
Retained earnings     -   -
Currency translation adjustment     7,782,663   413,707
Total net assets (Net Equity)     26,981,871   1,434,290
Liabilities      
Non-current liabilities      
Borrowings     18,871,083   1,003,141
(Cost: 30/06/2018 - Ps.19,700,401, US$1,015,951; 31/03/2018 - Ps.18,194,058, US$991,799)      
Tenant deposits     288,825   15,353
Accounts payable     4,756   253
Current liabilities      
Trade and other payables     195,751   10,406
Borrowings     244,771   13,011
(Cost: 30/06/2018 - Ps.139,748, US$7,207;31/03/2018 - Ps.219,194, US$11,949)      
Tenant deposits     96,595   5,135
Total liabilities (excluding net assets attributable to the Investors)     19,701,781   1,047,299
Total net assets and liabilities     46,683,652   2,481,589


Financial Statements

Cash Flow Statement Sep-18 Sep-18
  (thousands of pesos) (thousands of dollars)
Cash flows from operating activities    
(Loss) profit for the period $  852,643   $  45,324  
Adjustments:    
Net loss (gain) unrealized from fair value adjustment on investment properties    851,418     45,259  
Net loss (gain) unrealized from fair value adjustment on borrowings    (161,391 )    (8,579 )
Net loss (gain) unrealized from fair value adjustment on derivative financial instruments    (59,089 )    (3,141 )
Realized gain from disposal of investment properties    17,836      948  
Bad debt expense    39,131      2,080  
Interest expense    696,292      37,013  
Interest income on bank accounts    (10,309 )    (548 )
Share of profit from equity accounted investments    (20,400 )    (1,084 )
Decrease (increase) deferred rents receivable    (9,862 )    (524 )
Decrease (increase) in accounts receivable    (123,085 )    (6,543 )
Decrease (increase) in recoverable taxes    843,689      44,848  
Decrease (increase) in reimbursed value added tax    (466,237 )    (24,784 )
Decrease (increase) in prepaid expenses    7,987