EX-99.1 2 star-03312016xprex991.htm EXHIBIT 99.1 Exhibit


Exhibit 99.1


Press Release
iStar Announces First Quarter 2016 Results

◦
Adjusted income allocable to common shareholders was $3 million, or $0.04 per diluted common share.
◦
Repurchased 5.8 million shares of common stock during the first quarter.
◦
Company repaid $261 million of bonds with cash on hand and issued $275 million of new notes to refinance other 2016 maturities.

NEW YORK, May 3, 2016

iStar (NYSE: STAR) today reported results for the first quarter ended March 31, 2016.

First Quarter 2016 Results

iStar reported adjusted income allocable to common shareholders for the first quarter of $3.1 million, or $0.04 per diluted common share, versus $8.5 million, or $0.10 per diluted common share for the first quarter 2015.

Adjusted income represents net income computed in accordance with GAAP, prior to the effects of certain non-cash items. Please see the financial tables that follow the text of this press release for the Company’s calculations of adjusted income and reconciliation to GAAP net income (loss).

Net income (loss) allocable to common shareholders for the first quarter was $(21.2) million, or $(0.27) per diluted common share, compared to a loss of $(22.6) million, or $(0.26) per diluted common share for the first quarter 2015.

Capital Markets

The Company continued its stock repurchase activity, completing open market purchases during the first quarter of 5.8 million shares for $58.1 million or an average of $9.94 per share.

In March, the Company repaid its $261.4 million of 5.875% Senior Unsecured Notes at maturity using available cash. In addition, in March the Company issued $275.0 million of 6.50% Senior Unsecured Notes due July 2021. Proceeds from the offering were used to repay $5.0 million of the Company's secured revolving facility, pay related financing costs

1


and, subsequent to the end of the quarter, repay in full its $265.0 million of Senior Unsecured Notes due July 2016.

The Company’s weighted average cost of debt for the first quarter was 5.5%. The Company’s leverage was 2.2x at the end of the quarter, within the Company’s targeted range of 2.0x – 2.5x. Please see the financial tables that follow the text of this press release for a calculation of the Company’s leverage.

Investment Activity

During the quarter, iStar funded a total of $147.8 million associated with new investments, prior financing commitments and ongoing development. In addition, the portfolio generated $131.8 million of repayments and sales over the same period.

At March 31, the Company had $591.2 million of unrestricted cash, of which the Company used $265.0 million subsequent to the end of the quarter to repay in full its Senior Unsecured Notes due July 2016.

Portfolio Overview

At March 31, 2016, the Company’s portfolio totaled $5.11 billion, which is gross of $468.5 million of accumulated depreciation and $36.6 million of general loan loss reserves.

Real Estate Finance

At March 31, 2016, the Company’s real estate finance portfolio totaled $1.67 billion, gross of general loan loss reserves. The portfolio included $1.61 billion of performing loans with a weighted average maturity of 2.2 years. The performing loans were comprised of 59% first mortgages / senior loans and 41% mezzanine / subordinated debt. The performing loans had a weighted average last dollar loan-to-value ratio of 68% and generated an 8.5% yield for the quarter. The Company invested $94.3 million and received $79.7 million of proceeds within its real estate finance portfolio during the quarter.

At March 31, 2016, the Company’s non-performing loans (NPLs) had a carrying value of $68.3 million. The Company recorded a $1.5 million provision for loan losses during the quarter. At March 31, 2016, loan loss reserves totaled $109.7 million, comprised of $36.6 million of general reserves and $73.1 million of asset specific reserves.

Net Lease

At the end of the quarter, iStar’s net lease portfolio totaled $1.55 billion, gross of $382.5 million of accumulated depreciation. During the quarter, the Company sold net lease assets for proceeds of $10.6 million and recorded gains of $4.9 million.

The Company’s net lease portfolio totaled 18 million square feet across 33 states. Occupancy for the portfolio was 96.6% at the end of the quarter, with a weighted average remaining lease term of 14.6 years. The net lease portfolio generated an unleveraged yield of 7.9% for the quarter.


2


Operating Properties

At the end of the quarter, iStar's operating properties portfolio totaled $702.5 million, gross of $79.7 million of accumulated depreciation, and was comprised of $570.8 million of commercial and $131.7 million of residential real estate properties. During the quarter, the Company invested $18.2 million within its operating properties portfolio and received $25.5 million of proceeds from sales.

Commercial Operating Properties
 
The Company’s commercial operating properties represent a diverse pool of assets across a broad range of geographies and collateral types including office, retail and hotel properties. These properties generated $26.0 million of revenue offset by $18.6 million of expenses during the quarter. iStar generally seeks to reposition these assets with the objective of maximizing their values through the infusion of capital and/or intensive asset management efforts resulting in value realization upon sale.

At the end of the quarter, the Company had $140.9 million of stabilized commercial operating properties that were 85% leased and generated an unleveraged yield of 8.5% for the quarter. The remainder of the commercial operating portfolio was comprised of $429.9 million of transitional properties that were 66% leased and generated an unleveraged yield of 3.5% for the quarter. iStar is actively working to lease up and stabilize these properties.

During the quarter, the Company executed commercial operating property leases covering approximately 400,000 square feet.


Residential Operating Properties

At the end of the quarter, the residential operating portfolio was comprised of condominium units generally located within luxury projects in major U.S. cities. During the quarter, iStar sold 19 condominium units, resulting in $19.7 million of proceeds and recorded $5.1 million of income. In addition, the Company recorded $2.6 million of expenses on its condominiums, primarily associated with carry costs.

Land & Development

At the end of the quarter, the Company’s land & development portfolio totaled $1.13 billion, with seven projects in production, 10 in development and 13 in the pre-development phase. These projects are collectively entitled for approximately 30,000 lots and units.

For the quarter, the Company's land and development portfolio generated $14.9 million of revenues, offset by $11.6 million of cost of sales, plus $6.7 million of earnings from land development equity method investments. This resulted in total gross margin and earnings from equity method investments of $10.0 million compared to $4.0 million for the same period last year. During the quarter, the Company invested $34.2 million in its land portfolio.


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The Company has continued to make progress on its land development portfolio, highlighted by two high-profile projects:

Coney Island Concert Hall and Amphitheater
Construction is nearing completion on iStar’s 5,000-seat concert amphitheater and public park along the boardwalk in Coney Island. In addition, work continues on the renovation of the historic Childs building, transforming it into a 60,000 square foot bar, restaurant and event space adjacent to the amphitheater that will serve as a year round anchor to the on-going Coney Island renaissance. Upon completion, iStar will enter into a long-term operating lease with the city, and has partnered with Live Nation and Brooklyn Sports and Entertainment to provide full year programming and management. Currently over 40 concerts and events have already been booked for this summer, including kick-off concerts featuring Sting, Peter Gabriel and Ziggy Marley. The opening of the amphitheater, park and Childs building are part of the Company’s larger strategy to accelerate development on its adjacent land holdings, currently targeted for over one million square feet of residential housing.

The Asbury at Asbury Park
Construction is also nearing completion on The Asbury, iStar’s highly anticipated 110-room hotel/multi-venue adult playground in Asbury Park, NJ. The Asbury includes an outdoor movie theater and nightclub on two separate roof decks, indoor and outdoor event spaces, an integrated lobby bar, lounge and gameroom and an outdoor biergarten and pool party space. The Asbury represents an important milestone in iStar’s plan to accelerate Asbury Park’s rebirth as one of the great beach cities on the East Coast, and is a key amenity for the approximately 30 acres of ocean and waterfront land iStar controls, capable of supporting over two thousand new residential units.
Annual Meeting

The Company will host its Annual Meeting of Shareholders at the Harvard Club of New York City, located at 35 West 44th Street, New York, New York 10036 on Wednesday, May 18, 2016 at 9:00 a.m. ET. All shareholders are cordially invited to attend.

Ÿ Ÿ Ÿ


iStar (NYSE: STAR) finances, invests in and develops real estate and real estate related projects as part of its fully-integrated investment platform. Building on over two decades of experience and more than $35 billion of transactions, iStar brings uncommon capabilities and new ways of thinking to commercial real estate and adapts its investment strategy to changing market conditions. The Company is structured as a real estate investment trust (“REIT”), with a diversified portfolio focused on larger assets located in major metropolitan markets.

iStar will hold a quarterly earnings conference call at 10:00 a.m. ET today, May 3, 2016. This conference call will be broadcast live over the internet and can be accessed by all interested parties through iStar’s website, www.istar.com. To listen to the live call, please go to the website’s “Investor” section at least 15 minutes prior to the start of the call to

4


register, download and install any necessary audio software. For those who are not available to listen to the live broadcast, a replay will be available shortly after the call on iStar's website.

Note: Statements in this press release which are not historical fact may be deemed forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. Although iStar believes the expectations reflected in any forward-looking statements are based on reasonable assumptions, the Company can give no assurance that its expectations will be attained. Factors that could cause actual results to differ materially from iStar’s expectations include general economic conditions and conditions in the commercial real estate and credit markets, the Company’s ability to generate liquidity and to repay indebtedness as it comes due, additional loan loss provisions, the amount and timing of asset sales, changes in NPLs, repayment levels, the Company's ability to make new investments, the Company’s ability to maintain compliance with its debt covenants, the Company’s ability to generate income and gains from operating properties and land and other risks detailed from time to time in iStar SEC reports.

Company Contacts:
David M. DiStaso, Chief Financial Officer
Jason Fooks, Vice President of Investor Relations & Marketing

1114 Avenue of the Americas
New York, NY 10036
(212) 930-9400
investors@istar.com

5


iStar
Consolidated Statements of Operations
(In thousands)
(unaudited)
 
 
Three Months
Ended March 31,
 
 
2016
 
2015
REVENUES
 
 
 
 
Operating lease income
 
$
54,937

 
$
59,139

Interest income
 
33,219

 
34,896

Other income
 
11,541

 
10,564

Land development revenue
 
14,947

 
8,258

Total revenues
 
$
114,644

 
$
112,857

COST AND EXPENSES
 
 
 
 
Interest expense
 
$
57,021

 
$
54,632

Real estate expense
 
34,305

 
39,634

Land development cost of sales
 
11,575

 
6,891

Depreciation and amortization
 
14,708

 
18,501

General and administrative(1)
 
23,102

 
20,753

Provision for (recovery of) loan losses
 
1,506

 
4,293

Impairment of assets
 
—

 
—

Other expense
 
740

 
2,123

Total costs and expenses
 
$
142,957

 
$
146,827

Income (loss) before other items
 
$
(28,313
)
 
$
(33,970
)
Income from sales of real estate
 
10,458

 
21,156

Earnings from equity method investments
 
8,267

 
6,547

Income tax (expense) benefit
 
414

 
(5,878
)
Loss on early extinguishment of debt
 
(125
)
 
(168
)
Net income (loss)
 
$
(9,299
)
 
$
(12,313
)
Net (income) loss attributable to noncontrolling interests
942

 
1,841

Net income (loss) attributable to iStar
 
$
(8,357
)
 
$
(10,472
)
Preferred dividends
 
(12,830
)
 
(12,830
)
Net (income) loss allocable to HPU holders and Participating Security holders(2)
—

 
749

Net income (loss) allocable to common shareholders
 
$
(21,187
)
 
$
(22,553
)
_______________________________________________________________________________
(1) For the three months ended March 31, 2016 and 2015, includes $4,577 and $3,238 of stock-based compensation expense, respectively.
(2) HPU Holders were current and former Company employees who purchased high performance common stock units under the Company's High Performance Unit Program. On August 13, 2015, the Company repurchased and retired 100% of the outstanding HPU shares through an exchange offer. Participating Security holders are non-employee directors who hold common stock equivalents and restricted stock awards granted under the Company's LTIP who are eligible to participate in dividends.

6


iStar
Earnings Per Share Information
(In thousands, except per share data)
(unaudited)
 
 
Three Months
Ended March 31,
 
 
2016
 
2015
EPS INFORMATION FOR COMMON SHARES
 
 
 
 
Income (loss) from continuing operations attributable to iStar(1)(2)
Basic and Diluted
 
$
(0.27
)
 
$
(0.26
)
Net income (loss)
 
 
 
 
Basic and Diluted
 
$
(0.27
)
 
$
(0.26
)
Adjusted income
 
 
 
 
Basic and Diluted
 
$
0.04

 
$
0.10

Weighted average shares outstanding
 
 
 
 
Basic
 
77,060

 
85,497

Diluted (for net income per share)
 
77,060

 
85,497

Diluted (for adjusted income per share)
 
77,428

 
97,454

Common shares outstanding at end of period
 
75,441

 
85,520

_______________________________________________________________________________
(1) Including preferred dividends, net (income) loss attributable to noncontrolling interests and income from sales of real estate.
(2) On August 13, 2015, the Company repurchased and retired 100% of the outstanding high performance unit (HPU) shares through an exchange offer.

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iStar
Consolidated Balance Sheets
(In thousands)
(unaudited)
 
As of
 
As of
 
March 31, 2016
 
December 31, 2015
ASSETS
 
 
 
 
 
 
 
Real estate
 
 
 
Real estate, at cost
$
2,040,779

 
$
2,050,541

Less: accumulated depreciation
(462,179
)
 
(456,558
)
Real estate, net
$
1,578,600

 
$
1,593,983

Real estate available and held for sale
132,395

 
137,274

 
$
1,710,995

 
$
1,731,257

Land and development, net
1,024,434

 
1,001,963

Loans receivable and other lending investments, net
1,637,387

 
1,601,985

Other investments
233,990

 
254,172

Cash and cash equivalents
591,181

 
711,101

Accrued interest and operating lease income receivable, net
16,020

 
18,436

Deferred operating lease income receivable
98,861

 
97,421

Deferred expenses and other assets, net
179,310

 
181,457

Total assets
$
5,492,178

 
$
5,597,792

 
 
 
 
LIABILITIES AND EQUITY
 
 
 
 
 
 
 
Accounts payable, accrued expenses and other liabilities
$
202,963

 
$
214,835

Loan participations payable, net
154,111

 
152,086

Debt obligations, net
4,110,730

 
4,118,823

Total liabilities
$
4,467,804

 
$
4,485,744

 
 
 
 
Redeemable noncontrolling interests
$
8,981

 
$
10,718

 
 
 
 
Total iStar shareholders' equity
$
980,109

 
$
1,059,112

Noncontrolling interests
35,284

 
42,218

Total equity
$
1,015,393

 
$
1,101,330

 
 
 
 
Total liabilities and equity
$
5,492,178

 
$
5,597,792


8


iStar
Segment Analysis
(In thousands)
(unaudited)


FOR THE THREE MONTHS ENDED MARCH 31, 2016
 
 
 
 
 
 
 
Real Estate
Finance
 
Net
Lease
 
Operating Properties
 
Land & Dev
 
Corporate / Other
 

Total
Operating lease income
$
—

 
$
35,750

 
$
19,081

 
$
106

 
$
—

 
$
54,937

Interest income
33,219

 
—

 
—

 
—

 
—

 
33,219

Other income
1,297

 
80

 
7,344

 
1,065

 
1,755

 
11,541

Land development revenue
—

 
—

 
—

 
14,947

 
—

 
14,947

Earnings from equity method investments
—

 
946

 
(142
)
 
6,661

 
802

 
8,267

Income from sales of real estate
—

 
4,928

 
5,530

 
—

 
—

 
10,458

Total revenue and other earnings
$
34,516

 
$
41,704

 
$
31,813

 
$
22,779

 
$
2,557

 
$
133,369

Real estate expense
—

 
(4,508
)
 
(21,120
)
 
(8,677
)
 
—

 
(34,305
)
Land development cost of sales
—

 
—

 
—

 
(11,575
)
 
—

 
(11,575
)
Other expense
86

 
—

 
—

 
—

 
(826
)
 
(740
)
Allocated interest expense
(14,702
)
 
(16,236
)
 
(6,620
)
 
(8,359
)
 
(11,104
)
 
(57,021
)
Allocated general and administrative(1)
(3,831
)
 
(4,296
)
 
(1,870
)
 
(3,270
)
 
(5,258
)
 
(18,525
)
Segment profit (loss)
$
16,069

 
$
16,664

 
$
2,203

 
$
(9,102
)
 
$
(14,631
)
 
$
11,203

_______________________________________________________________________________
(1) Excludes $4,577 of stock-based compensation expense.

AS OF MARCH 31, 2016
 
 
 
 
 
 
 
 
 
 
 
 
Real Estate
Finance
 
Net
Lease
 
Operating Properties
 
Land & Dev
 
Corporate / Other
 

Total
Real estate
 

 
 

 
 

 
 

 
 

 
 

Real estate, at cost
$
—

 
$
1,481,989

 
$
558,790

 
$
—

 
$
—

 
$
2,040,779

Less: accumulated depreciation
—

 
(382,501
)
 
(79,678
)
 
—

 
—

 
(462,179
)
Real estate, net
$
—

 
$
1,099,488

 
$
479,112

 
$
—

 
$
—

 
$
1,578,600

Real estate available and held for sale
—

 
717

 
131,678

 
—

 
—

 
132,395

Total real estate
$
—

 
$
1,100,205

 
$
610,790

 
$
—

 
$
—

 
$
1,710,995

Land and development, net
—

 
—

 
—

 
1,024,434

 
—

 
1,024,434

Loans receivable and other lending investments, net
1,637,387

 
—

 
—

 
—

 
—

 
1,637,387

Other investments
—

 
68,043

 
12,033

 
96,173

 
57,741

 
233,990

Total portfolio assets
$
1,637,387

 
$
1,168,248

 
$
622,823

 
$
1,120,607

 
$
57,741

 
$
4,606,806

Cash and other assets
 
 
 
 
 
 
 
 
 
 
885,372

Total assets
 
 
 
 
 
 
 
 
 
 
$
5,492,178


9


iStar
Supplemental Information
(In thousands)
(unaudited)
 
 
Three Months
Ended March 31,
 
 
2016
 
2015
ADJUSTED INCOME (1)
 
 
 
 
Reconciliation of Net Income to Adjusted Income
 
 
 
 
Net income (loss) allocable to common shareholders
 
$
(21,187
)
 
$
(22,553
)
Add: Depreciation and amortization
 
17,172

 
20,072

Add: Provision for (recovery of) loan losses
 
1,506

 
4,293

Add: Impairment of assets
 
915

 
4,337

Add: Stock-based compensation expense
 
4,577

 
3,238

Add: Loss on early extinguishment of debt
 
125

 
168

Less: HPU/Participating Security allocation
 
(2
)
 
(1,032
)
Adjusted income allocable to common shareholders
 
$
3,106

 
$
8,523

_______________________________________________________________________________
(1) Adjusted Income (loss) allocable to common shareholders should be examined in conjunction with net income (loss) as shown in the Consolidated Statements of Operations. This non-GAAP financial measure should not be considered as an alternative to net income (determined in accordance with GAAP) as an indicator of the Company’s performance, or to cash flows from operating activities (determined in accordance with GAAP) as a measure of the Company’s liquidity, nor is it indicative of funds available to fund the Company’s cash needs or available for distribution to shareholders. It should be noted that the Company’s manner of calculating this non-GAAP financial measure may differ from the calculations of similarly-titled measures by other companies. Management considers this non-GAAP financial measure as supplemental information to net income in analyzing the performance of our underlying business. Depreciation and amortization includes our proportionate share of depreciation and amortization expense relating to equity method investments and excludes the portion of depreciation and amortization expense allocable to non-controlling interests. Impairment of assets includes impairments on cost and equity method investments recorded in other income and earnings from equity method investments, respectively.

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iStar
Supplemental Information
(In thousands)
(unaudited)
 
Twelve Months Ended March 31, 2016
OPERATING STATISTICS
 
 
 
Expense Ratio
 
General and administrative expenses - trailing twelve months (A)
$
83,626

Average total assets (B)
$
5,611,742

Expense Ratio (A) / (B)
1.5
%
 
 
 
As of
 
March 31, 2016
Leverage
 
Book debt
$
4,110,730

Less: Cash and cash equivalents
(591,181
)
Net book debt (C)
$
3,519,549

 
 
Book equity
$
1,015,393

Add: Accumulated depreciation and amortization(1)
524,010

Add: General loan loss reserves
36,600

Sum of book equity, accumulated D&A and general loan loss reserves (D)
$
1,576,003

Leverage (C) / (D)
2.2x

 
 
UNENCUMBERED ASSETS / UNSECURED DEBT
 
 
 
Unencumbered assets (E)(2)
$
4,583,979

Unsecured debt (F)
$
3,334,722

Unencumbered Assets / Unsecured Debt (E) / (F)
1.4x

_______________________________________________________________________________
(1) Accumulated depreciation and amortization includes iStar's proportionate share of accumulated depreciation and amortization relating to equity method investments.
(2) Unencumbered assets are calculated in accordance with the indentures governing the Company's unsecured debt securities.


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iStar
Supplemental Information
(In thousands)
(unaudited)
 
 
 
 
As of
 
 
 
 
March 31, 2016
UNFUNDED COMMITMENTS
 
 
 
 
 
 
 
 
 
 
 
Performance-based commitments
 
 
 
$
789,220
 
Strategic investments
 
 
 
45,978
 
Discretionary fundings
 
 
 
5,000
 
Total Unfunded Commitments
 
 
 
$
840,198
 
 
 
 
 
 
 
LOAN RECEIVABLE CREDIT STATISTICS
As of
 
March 31, 2016
 
December 31, 2015
 
 
 
 
 
 
Carrying value of NPLs /
 
 
 
 
 
As a percentage of total carrying value of loans
$
68,349

4.3
%
 
$
60,327

3.9
%
 
 
 
 
 
 
Total reserve for loan losses /
 
 
 
 
 
As a percentage of total gross carrying value of loans(1)
$
109,671

6.4
%
 
$
108,165

6.6
%
_______________________________________________________________________________
(1) Gross carrying value represents iStar's carrying value of loans, gross of loan loss reserves.




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iStar
Supplemental Information
(In millions)
(unaudited)
PORTFOLIO STATISTICS AS OF MARCH 31, 2016(1)
 
 
 
 
 
 
 
 
 
 
 
 
 
Property Type
 
Real Estate Finance
 
Net Lease
 
Operating Properties
 
Land & Dev
 
Total
 
% of
Total
Land & Development
 
$
45

 
$
—

 
$
—

 
$
1,127

 
$
1,172

 
23
%
Office / Industrial
 
157

 
847

 
133

 
—

 
1,137

 
22
%
Mixed Use / Collateral
 
580

 
—

 
257

 
—

 
837

 
16
%
Hotel
 
349

 
137

 
55

 
—

 
541

 
11
%
Entertainment / Leisure
 
—

 
501

 
—

 
—

 
501

 
10
%
Condominium
 
270

 
—

 
132

 
—

 
402

 
8
%
Retail
 
67

 
57

 
126

 
—

 
250

 
5
%
Other Property Types
 
206

 
9

 
—

 
—

 
215

 
4
%
Strategic Investments
 
—

 
—

 
—

 
—

 
57

 
1
%
Total
 
$
1,674

 
$
1,551

 
$
703

 
$
1,127

 
$
5,112

 
100
%
 
 
 
 
 
 
 
 
 
 
 
 
 
Geography
 
Real Estate Finance
 
Net Lease
 
Operating Properties
 
Land & Dev
 
Total
 
% of
Total
Northeast
 
$
1,006

 
$
383

 
$
—

 
$
251

 
$
1,640

 
32
%
West
 
84

 
402

 
58

 
364

 
908

 
18
%
Southeast
 
135

 
235

 
276

 
147

 
793

 
16
%
Mid-Atlantic
 
169

 
139

 
151

 
204

 
663

 
13
%
Southwest
 
53

 
170

 
146

 
149

 
518

 
10
%
Central
 
164

 
80

 
58

 
5

 
307

 
6
%
Various
 
63

 
142

 
14

 
7

 
226

 
4
%
Strategic Investments
 
—

 
—

 
—

 
—

 
57

 
1
%
Total
 
$
1,674

 
$
1,551

 
$
703

 
$
1,127

 
$
5,112

 
100
%
_______________________________________________________________________________
(1) Based on carrying value of the Company's total investment portfolio, gross of accumulated depreciation and general loan loss reserves.





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