0001174947-23-000060.txt : 20230127 0001174947-23-000060.hdr.sgml : 20230127 20230127133310 ACCESSION NUMBER: 0001174947-23-000060 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 14 CONFORMED PERIOD OF REPORT: 20230127 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20230127 DATE AS OF CHANGE: 20230127 FILER: COMPANY DATA: COMPANY CONFORMED NAME: FIRST REAL ESTATE INVESTMENT TRUST OF NEW JERSEY CENTRAL INDEX KEY: 0000036840 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 221697095 STATE OF INCORPORATION: NJ FISCAL YEAR END: 1031 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 000-25043 FILM NUMBER: 23561487 BUSINESS ADDRESS: STREET 1: 505 MAIN STREET STREET 2: SUITE 400 CITY: HACKENSACK STATE: NJ ZIP: 07601 BUSINESS PHONE: 2014886400 MAIL ADDRESS: STREET 1: 505 MAIN STREET STREET 2: SUITE 400 CITY: HACKENSACK STATE: NJ ZIP: 07601 8-K 1 form8k-29243_frevs.htm 8-K
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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549

 

FORM 8-K


CURRENT REPORT

 

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

Date of Report (Date of earliest event reported):

January 27, 2023

FIRST REAL ESTATE INVESTMENT TRUST OF NEW JERSEY, INC.

(Exact name of registrant as specified in charter)

Maryland 000-25043 22-1697095
(State or other jurisdiction of incorporation) (Commission
File Number)		 (IRS Employer
Identification No.)

 

 505 Main Street, Suite 400, Hackensack, New Jersey 07601
(Address of principal executive offices) (Zip Code)

 

Registrant’s telephone number, including area code: (201) 488-6400

 

(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))

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of each class Trading
Symbol(s)		 Name of each exchange on which registered
Common Stock, par value $0.01 per share FREVS OTC Pink Market

 

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

 

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

 

 

 

Item 2.02 Results of Operations and Financial Condition

 

OPERATING RESULTS

 

The registrant has released its operating results for the fiscal quarter and twelve months ended October 31, 2022. The Press Release is included as Exhibit 99.1 to this Form 8-K.

 

Item 9.01 Financial Statements and Exhibits

 

(d) Exhibits

 

99.1 Registrant’s press release dated January 27, 2023

 

 

 

 

 

 

 

The statements in this report, which relate to future earnings or performance, are forward-looking. Actual results may differ materially and be adversely affected by such factors as market and economic conditions, longer than anticipated lease-up periods or the inability of certain tenants to pay rents, and the negative impact of the COVID-19 pandemic. Additional information about these factors is contained in the Company’s filings with the SEC including the Company’s most recent filed reports on Form 10-K and Form 10-Q.

 

 

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SIGNATURES

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

  FIRST REAL ESTATE INVESTMENT
TRUST OF NEW JERSEY, INC.
  (Registrant)
   
   
  By: /s/ Robert S. Hekemian, Jr.
    Robert S. Hekemian, Jr.
    President and Chief Executive Officer

Date: January 27, 2023

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EXHIBIT INDEX

 

Exhibit  
Number Description
   
99.1 Press Release – Operating results for the fiscal quarter and twelve months ended October 31, 2022.

 

 

 

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 EX-99.1 2 ex99-1.htm EX-99.1

 

FREIT Announces Fourth Quarter Fiscal 2022 Results

 

HACKENSACK, NJ, January 27, 2023 – First Real Estate Investment Trust of New Jersey, Inc. (“FREIT”, “we” or the “Company”) reported its operating results for the fiscal quarter and twelve months ended October 31, 2022. The results of operations as presented in this earnings release are unaudited and are not necessarily indicative of future results.

 

FINANCIAL HIGHLIGHTS & OPERATING STATISTICS
  For the Fiscal Quarter Ended   For the Twelve Months Ended
  October 31,    October 31,
  2022 2021   2022 2021
           
GAAP (Loss) Earnings Per Share - Basic  ($0.08) $0.02   $6.52 $0.13
GAAP (Loss) Earnings Per Share - Diluted ($0.08) $0.02   $6.45 $0.13
AFFO Per Share - Basic and Diluted ($0.04) $0.33   $0.40 $1.50
Dividends Per Share $9.00 $0.10   $9.20 $0.25
           
Total Average Residential Occupancy * 97.6% 97.7%   98.2% 97.3%
Total Average Commercial Occupancy * 65.9% 68.6%   66.8% 69.0%
           
* Average occupancy rate excludes the Rotunda Property, the Damascus Property and the Westridge Square Property (collectively the "Maryland Properties") from all periods presented as the properties were sold in the twelve months ended October 31, 2022. 

 

Results for the Quarter

Real estate revenue decreased 42.2% to $7 million for the fiscal quarter ended October 31, 2022 as compared to $12.2 million for the prior year’s comparable period. The decrease in revenue was primarily attributable to the following: (a) a decrease of approximately $5.7 million attributed to the Maryland Properties sold; offset by (b) an increase from the residential segment of approximately $0.3 million, excluding the Icon at the Rotunda Property which was sold as part of the Maryland Properties, primarily driven by an increase in base rents across all properties; and (c) an increase from the commercial segment of approximately $0.3 million, excluding the Maryland Properties sold, primarily attributed to prior period settle-ups of Common Area Maintenance with commercial tenants incurred in the prior year’s comparable period.

Net (loss) income attributable to common equity (“Net (Loss) Income”) was Net (Loss) of approximately ($0.6) million or ($0.08) per share basic and diluted for the fiscal quarter ended October 31, 2022 as compared to Net Income of approximately $0.2 million or $0.02 per share basic and diluted for the prior year’s comparable period. The decrease in Net Income was primarily driven by the following: (a) an increase in general and administrative expenses (“G&A”) of approximately $0.8 million primarily driven by incremental stock compensation expense of approximately $1.2 million related to the stock option modification recorded in Fiscal 2022 offset by a decrease of approximately $0.4 million in legal costs attributed to the legal proceeding between FREIT and certain of its affiliates and Sinatra Properties, LLC; (b) a decrease of approximately $0.4 million (with a consolidated impact to FREIT of approximately $0.3 million) attributed to the Maryland Properties sold; (c) an increase in loss on investment in tenancy-in-common of approximately $0.1 million; offset by (d) an increase in revenue of approximately $0.6 million (with a consolidated impact to FREIT of approximately $0.4 million), excluding the Maryland Properties sold; and (e) an increase in investment income of approximately $0.1 million primarily resulting from higher interest rates in the fiscal quarter ended October 31, 2022. (Refer to “Table of Revenue & Net (Loss) Income Components”) 

 

 

Results for the Twelve Months

Real estate revenue decreased 37.8% to $31.3 million for the twelve months ended October 31, 2022 as compared to $50.3 million for the prior year’s comparable period. The decline in revenue was primarily attributable to the following: (a) a decrease of approximately $20.2 million attributed to the Maryland Properties sold; offset by (b) an increase from the residential segment of approximately $1.2 million, excluding the Icon at the Rotunda Property which was sold as part of the Maryland Properties, driven by an increase in base rents across all properties and an increase in the average occupancy rate to 98.2% for the twelve months ended October 31, 2022 from 97.3% for the prior year’s comparable period.

 

Net Income was approximately $46 million or $6.52 per share basic and $6.45 per share diluted for the twelve months ended October 31, 2022 as compared to approximately $0.9 million or $0.13 per share basic and diluted for the prior year’s comparable period. The increase in Net Income was primarily driven by the following: (a) a net gain on sale of the Maryland Properties of approximately $68.8 million (with a consolidated impact to FREIT of approximately $45.6 million), for the twelve months ended October 31, 2022; (b) an increase in revenue of approximately $1.2 million (with a consolidated impact to FREIT of approximately $1.1 million), excluding the Maryland Properties sold; (c) a realized gain on the Wayne PSC interest rate swap contract termination of approximately $1.4 million (with a consolidated impact to FREIT of approximately $0.6 million) in the twelve months ended October 31, 2022; (d) a decrease in the reserve for uncollectible rents of approximately $0.3 million (with a consolidated impact to FREIT of approximately $0.3 million), excluding the Maryland Properties sold, primarily due to rental revenue being deemed uncollectible and classified as a reduction in rental revenue in Fiscal 2022; (e) a decrease in G&A of approximately $0.2 million primarily driven by a decline in legal costs of approximately $1 million attributed to the legal proceeding between FREIT and certain of its affiliates and Sinatra Properties, LLC, reincorporation expenses of approximately $0.5 million incurred in Fiscal 2021, offset by incremental stock compensation expense of approximately $1.2 million related to the stock option modification recorded in the twelve months ended October 31, 2022; (f) a decrease in snow removal costs of approximately $0.1 million (with a consolidated impact to FREIT of approximately $0.1 million); (g) an increase in investment income of approximately $0.2 million resulting from a higher interest rate and cash balance in Fiscal 2022 due to the sale of the Maryland Properties; offset by (h) a decrease of approximately $3.9 million (with a consolidated impact to FREIT of approximately $2.8 million) attributed to the Maryland Properties sold. (Refer to “Table of Revenue & Net (Loss) Income Components”)

 

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Table of Revenue & Net (Loss) Income Components         
             
   For the Fiscal Quarter Ended October 31,  For the Twelve Months Ended October 31,
   2022  2021  Change  2022  2021  Change
   (In Thousands Except Per Share Amounts)  (In Thousands Except Per Share Amounts)
Revenue:                  
Commercial properties  $2,224   $5,243   $(3,019)  $10,644   $23,317   $(12,673)
Residential properties   4,824    6,948    (2,124)   20,627    26,974    (6,347)
      Total real estate revenues   7,048    12,191    (5,143)   31,271    50,291    (19,020)
                               
Operating expenses:                              
Real estate operating expenses   3,347    5,716    (2,369)   15,281    22,294    (7,013)
General and administrative expenses   1,896    1,052    844    5,003    5,195    (192)
Depreciation   738    2,352    (1,614)   3,995    9,300    (5,305)
      Total operating expenses   5,981    9,120    (3,139)   24,279    36,789    (12,510)
                               
Financing costs   (1,835)   (3,034)   1,199    (8,064)   (12,276)   4,212 
                               
Investment income   175    28    147    358    116    242 
                               
Loss on investment in tenancy-in-common   (129)   (50)   (79)   (228)   (295)   67 
                               
Net gain on sale of Maryland properties   —    —    —    68,771    —    68,771 
                               
Net realized gain on Wayne PSC interest rate swap  termination   —    —    —    1,415    —    1,415 
Net (loss) income   (722)   15    (737)   69,244    1,047    68,197 
                               
Net loss (income) attributable to noncontrolling interests in subsidiaries   168    136    32    (23,252)   (120)   (23,132)
                               
Net (loss) income attributable to common equity  $(554)  $151   $(705)  $45,992   $927   $45,065 
                               
(Loss) Earnings per share:                              
Basic  $(0.08)  $0.02   $(0.10)  $6.52   $0.13   $6.39 
Diluted  $(0.08)  $0.02   $(0.10)  $6.45   $0.13   $6.32 
                               
Weighted average shares outstanding:                              
Basic   7,106    7,029         7,055    7,019      
Diluted   7,106    7,034         7,132    7,022      

 

Financing Update

On August 19, 2022, Westwood Hills, LLC exercised its right, pursuant to the loan agreement, to extend the term of its $25 million loan on its property located in Westwood, New Jersey, for an additional six (6) months from an initial maturity date of October 1, 2022 to a new maturity date of April 1, 2023. This loan was extended on the same terms and conditions as stated in the loan agreement and has one remaining six (6) month extension.

 

Dividend

On August 4, 2022, the FREIT Board of Directors (“Board”) declared a special, extraordinary, non-recurring cash distribution of approximately $51.5 million, or $7.50 per share, which was paid on August 30, 2022, to stockholders of record on August 16, 2022 (with an ex-dividend date of August 31, 2022). On September 28, 2022, the Board declared an ordinary dividend of $1.50 per share, which was paid on December 15, 2022 to stockholders of record on December 1, 2022. The Board will continue to evaluate the dividend on a quarterly basis and there can be no assurance that dividends will be declared for any future period. In addition, the amount of the dividend declared on September 28, 2022 is not necessarily indicative of the amount of any dividends that may be declared in the future.

 

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Adjusted Funds From Operations

Funds From Operations (“FFO”) is a non-GAAP measure defined by the National Association of Real Estate Investment Trusts (“NAREIT”). FREIT does not include distributions from equity/debt/capital gain sources in its computation of FFO. Although many consider FFO as the standard measurement of a REIT’s performance, FREIT modified the NAREIT computation of FFO to include other adjustments to GAAP net income, which are not considered by management to be the primary drivers of its decision making process. These adjustments to GAAP net income are straight-line rents and recurring capital improvements on FREIT’s residential apartments.

The modified FFO computation is referred to as Adjusted Funds From Operations (“AFFO”). FREIT believes that AFFO is a superior measure of its operating performance. FREIT computes FFO and AFFO as follows:

 

   For the Fiscal Quarter Ended October 31,  For the Twelve Months Ended October 31,
   2022  2021  2022  2021
   (In Thousands of Dollars, Except Per Share Amounts)  (In Thousands of Dollars, Except Per Share Amounts)
Funds From Operations ("FFO") (a)                    
                     
Net (loss) income  $(722)  $15   $69,244   $1,047 
Net gain on sale of Maryland properties   —    —    (68,771)   — 
Net realized gain on Wayne PSC interest rate swap termination   —    —    (1,415)   — 
Depreciation of consolidated properties   738    2,352    3,995    9,300 
Amortization of deferred leasing costs   26    181    133    544 
Distributions to non-controlling interests   —    (390)   (735)(b)   (1,350)
Adjustment to loss on investment in tenancy-in-common for depreciation   357    353    1,419    1,408 
FFO  $399   $2,511   $3,870   $10,949 
                     
 Per Share - Basic  $0.06   $0.36   $0.55   $1.56 
 Per Share - Diluted  $0.06   $0.36   $0.54   $1.56 
                     
(a) As prescribed by NAREIT.
(b) FFO excludes the distribution of proceeds to non-controlling interests in the amount of approximately $19.4 million related to the sale of the Damascus and Rotunda properties.
                     
Adjusted Funds From Operations ("AFFO")                    
                     
FFO  $399   $2,511   $3,870   $10,949 
Deferred rents (Straight lining)   (43)   5    (18)   230 
Capital Improvements - Apartments   (633)   (187)   (1,034)   (625)
AFFO  $(277)  $2,329   $2,818   $10,554 
                     
 Per Share - Basic and Diluted  $(0.04)  $0.33   $0.40   $1.50 
 Weighted Average Shares Outstanding:                    
 Basic   7,106    7,029    7,055    7,019 
 Diluted   7,106    7,034    7,132    7,022 

 

FFO and AFFO do not represent cash generated from operating activities in accordance with accounting principles generally accepted in the United States of America, and therefore should not be considered a substitute for net income as a measure of results of operations or for cash flow from operations as a measure of liquidity. Additionally, the application and calculation of FFO and AFFO by certain other REITs may vary materially from that of FREIT, and therefore FREIT’s FFO and AFFO may not be directly comparable to those of other REITs.

 

 

The statements in this report, which relate to future earnings or performance, are forward-looking. Actual results may differ materially and be adversely affected by such factors as market and economic conditions, longer than anticipated lease-up periods or the inability of certain tenants to pay rents, and the negative impact of the COVID-19 pandemic. Additional information about these factors is contained in the Company’s filings with the SEC including the Company’s most recent filed reports on Form 10-K and Form 10-Q.

 

First Real Estate Investment Trust of New Jersey, Inc. is a publicly traded (over-the-counter – symbol FREVS) REIT organized in 1961. Its portfolio of residential and commercial properties are located in New Jersey and New York, with the largest concentration in northern New Jersey.

 

For additional information, contact Stockholder Relations at (201) 488-6400

Visit us on the web: www.freitnj.com

 

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Cover
Jan. 27, 2023
Cover [Abstract]  
Document Type 8-K
Amendment Flag false
Document Period End Date Jan. 27, 2023
Entity File Number 000-25043
Entity Registrant Name FIRST REAL ESTATE INVESTMENT TRUST OF NEW JERSEY, INC.
Entity Central Index Key 0000036840
Entity Tax Identification Number 22-1697095
Entity Incorporation, State or Country Code MD
Entity Address, Address Line One 505 Main Street
Entity Address, Address Line Two Suite 400
Entity Address, City or Town Hackensack
Entity Address, State or Province NJ
Entity Address, Postal Zip Code 07601
City Area Code (201)
Local Phone Number 488-6400
Written Communications false
Soliciting Material false
Pre-commencement Tender Offer false
Pre-commencement Issuer Tender Offer false
Title of 12(b) Security Common Stock, par value $0.01 per share
Trading Symbol FREVS
Security Exchange Name NONE
Entity Emerging Growth Company false
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