0000906345-17-000017.txt : 20170504 0000906345-17-000017.hdr.sgml : 20170504 20170504162228 ACCESSION NUMBER: 0000906345-17-000017 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 5 CONFORMED PERIOD OF REPORT: 20170504 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20170504 DATE AS OF CHANGE: 20170504 FILER: COMPANY DATA: COMPANY CONFORMED NAME: CAMDEN PROPERTY TRUST CENTRAL INDEX KEY: 0000906345 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 766088377 STATE OF INCORPORATION: TX FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-12110 FILM NUMBER: 17814266 BUSINESS ADDRESS: STREET 1: 11 GREENWAY PLAZA STREET 2: SUITE 2400 CITY: HOUSTON STATE: TX ZIP: 77046 BUSINESS PHONE: 7133542500 MAIL ADDRESS: STREET 1: 11 GREENWAY PLAZA STREET 2: SUITE 2400 CITY: HOUSTON STATE: TX ZIP: 77046 8-K 1 a8kq117.htm 8-K Document



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): May 4, 2017
CAMDEN PROPERTY TRUST
(Exact name of Registrant as Specified in Charter)
Texas
1-12110
76-6088377
(State or Other Jurisdiction of
Incorporation)
(Commission File Number)
(I.R.S. Employer
Identification Number)
11 Greenway Plaza, Suite 2400, Houston, Texas 77046
(Address of Principal Executive Offices) (Zip Code)
Registrant's telephone number, including area code: (713) 354-2500
Not applicable
(Former Name or Former Address, if Changed Since Last Report)
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
[] 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))
Indicate by check mark whether the registrant is an emerging growth company. See definition of "accelerated filer and large accelerated filer" in Rule 12b-2 of the Exchange Act. (Check one): 
Emerging Growth Company
 
¨
 
 
 
If an emerging growth company, indicate by check mark if the registrant has elected to not use the extended transition period for complying with any new or revised financial accounting standards provided pursuant of Section 13(a) of the Exchange Act. ¨





Item 2.02    Results of Operations and Financial Condition.

On May 4, 2017, Camden Property Trust (the "Company") issued a press release announcing its consolidated financial results for the three months ended March 31, 2017. This press release refers to supplemental financial information available on the Company’s website. Copies of the press release and the supplemental information are furnished as Exhibits 99.1 and 99.2, respectively, to this report. This information shall not be deemed "filed" for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, and is not incorporated by reference into any filing of the Company, whether made before or after the date hereof, regardless of any general incorporation language in such filing.

Item 9.01    Financial Statements and Exhibits.

(c)    Exhibits.

Exhibit
Number
Title
 
 
Press Release issued by Camden Property Trust dated May 4, 2017.
Supplemental Financial Information dated May 4, 2017.






SIGNATURES

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

Date: May 4, 2017
CAMDEN PROPERTY TRUST



By:    /s/ Michael P. Gallagher        
Michael P. Gallagher
Senior Vice President - Chief Accounting Officer






EXHIBIT INDEX


Exhibit
Number
Title
 
 
Press Release issued by Camden Property Trust dated May 4, 2017.
Supplemental Financial Information dated May 4, 2017.



EX-99.1 2 exhibit991erq117.htm EXHIBIT 99.1 Exhibit
image1a01a02a16.jpg

CAMDEN PROPERTY TRUST ANNOUNCES FIRST QUARTER 2017 OPERATING RESULTS

Houston, Texas (May 4, 2017) - Camden Property Trust (NYSE:CPT) today announced operating results for the three months ended March 31, 2017. Net Income Attributable to Common Shareholders (“EPS”), Funds from Operations (“FFO”), and Adjusted Funds from Operations (“AFFO”) for the three months ended March 31, 2017 are detailed below. A reconciliation of EPS to FFO is included in the financial tables accompanying this press release.
 
Three Months Ended
 
 
Quarterly
Sequential
 
March 31
 
 
Growth
Growth
Per Diluted Share
2017
2016
 
Same Property Results
1Q17 vs. 1Q16
1Q17 vs. 4Q16
EPS
$0.39
$0.46
 
Revenues
2.9%
0.3%
FFO
$1.09
$1.20
 
Expenses
5.1%
7.9%
AFFO
$0.99
$1.10
 
Net Operating Income ("NOI")
1.7%
(3.6)%
Same Property Results
1Q17

1Q16

4Q16

Occupancy
94.8
%
95.3
%
94.8
%
“We are pleased to report another solid quarter of results for our company,” said Richard J. Campo, Camden’s Chairman & CEO. “Demand for rental housing remains strong, and our operating performance is consistent with our expectations for another good year in 2017.”
The Company defines same property communities as communities owned and stabilized as of January 1, 2016, excluding properties held for sale. A reconciliation of net income to NOI and same property NOI is included in the financial tables accompanying this press release.
Development Activity
Construction was completed during the quarter at Camden Gallery in Charlotte, NC and lease-up was completed subsequent to quarter-end. Lease-up was also completed at The Camden in Hollywood, CA during the quarter, and leasing began at Camden NoMa II in Washington, DC and Camden Shady Grove in Rockville, MD. Subsequent to quarter-end, the Company acquired approximately 8.2 acres of land in San Diego, CA for future development.
Development Communities - Construction Completed and Projects in Lease-Up ($ in millions)
 
 
Total
Total
% Leased

Community Name
Location
Units
Cost
as of 4/29/2017

Camden Gallery
Charlotte, NC
323
$58.7
95
%
Camden Victory Park
Dallas, TX
423
84.7
86
%
TOTAL
 
746
$143.4
 
Development Communities - Construction Ongoing ($ in millions)
 
 
Total
Total
% Leased

Community Name
Location
Units
Budget
as of 4/29/2017

Camden Lincoln Station
Denver, CO
267
$56.0
45
%
Camden NoMa II
Washington, DC
405
115.0
24
%
Camden Shady Grove
Rockville, MD
457
116.0
14
%
Camden McGowen Station
Houston, TX
315
90.0
 
Camden Washingtonian
Gaithersburg, MD
365
90.0
 
Camden North End I
Phoenix, AZ
441
105.0
 
TOTAL
 
2,250
$572.0
 

1


Earnings Guidance
Camden updated its earnings guidance for 2017 based on its current and expected views of the apartment market and general economic conditions, and provided guidance for second quarter 2017 as detailed below.
 
2Q17
2017
2017 Midpoint
 
Per Diluted Share
Range
Range
Current
Prior
Change
EPS
$0.41 - $0.45
$1.62 - $1.78
$1.70
$1.69
$0.01
FFO
$1.11 - $1.15
$4.49 - $4.65
$4.57
$4.56
$0.01
The Company maintained its guidance for 2017 same property growth, which was initially provided in February 2017.
 
2017
2017 Midpoint
 
Same Property Growth
Range
Current
Prior
Change

Revenues
2.3% - 3.3%
2.8%
2.8%
%
Expenses
4.0% - 5.0%
4.5%
4.5%
%
NOI
0.8% - 2.8%
1.8%
1.8%
%
Camden intends to update its earnings guidance to the market on a quarterly basis. Additional information on the Company’s 2017 financial outlook and a reconciliation of expected EPS to expected FFO are included in the financial tables accompanying this press release.
Conference Call
Friday, May 5, 2017 at 11:00 AM CT
Domestic Dial-In Number: (888) 317-6003; International Dial-In Number: (412) 317-6061
Passcode: 5835973
Webcast: http://services.choruscall.com/links/cpt170505.html
Supplemental financial information is available in the Investors section of the Company’s website under Earnings Releases or by calling Camden’s Investor Relations Department at (713) 354-2787.
Forward-Looking Statements
In addition to historical information, this press release contains forward-looking statements under the federal securities law. These statements are based on current expectations, estimates, and projections about the industry and markets in which Camden (the "Company") operates, management's beliefs, and assumptions made by management. Forward-looking statements are not guarantees of future performance and involve certain risks and uncertainties which are difficult to predict. Factors which may cause the Company’s actual results or performance to differ materially from those contemplated by forward-looking statements are described under the heading “Risk Factors” in Camden’s Annual Report on Form 10-K and in other filings with the Securities and Exchange Commission (SEC). Forward-looking statements made in today’s press release represent management’s current opinions at the time of this publication, and the Company assumes no obligation to update or supplement these statements because of subsequent events.
About Camden
Camden Property Trust, an S&P 400 Company, is a real estate company engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Camden owns interests in and operates 153 properties containing 53,116 apartment homes across the United States. Upon completion of 6 properties under development, the Company’s portfolio will increase to 55,366 apartment homes in 159 properties. Camden was recently named by FORTUNE® Magazine for the tenth consecutive year as one of the “100 Best Companies to Work For” in America, ranking #22.
For additional information, please contact Camden’s Investor Relations Department at (713) 354-2787 or access our website at camdenliving.com.


2



 
 
 
CAMDEN
 
OPERATING RESULTS
 
 
(In thousands, except per share amounts)
 
 
 

(Unaudited)
 
Three Months Ended March 31,
 
2017
2016
OPERATING DATA
 
 
Property revenues
 
 
Rental revenues

$188,102


$187,119

Other property revenues
31,419

30,476

Total property revenues
219,521

217,595

 
 
 
Property expenses
 
 
Property operating and maintenance
51,548

50,269

Real estate taxes
27,920

26,880

Total property expenses
79,468

77,149

 
 
 
Non-property income
 
 
Fee and asset management
1,748

1,765

Interest and other income
634

224

Income on deferred compensation plans
4,617

63

Total non-property income
6,999

2,052

 
 
 
Other expenses
 
 
Property management
7,027

7,140

Fee and asset management
884

952

General and administrative
12,868

12,223

Interest
22,956

23,790

Depreciation and amortization
63,734

62,091

Expense on deferred compensation plans
4,617

63

Total other expenses
112,086

106,259

 
 
 
Loss on early retirement of debt
(323
)

Gain on sale of land

443

Equity in income of joint ventures
1,817

1,497

Income from continuing operations before income taxes
36,460

38,179

Income tax expense
(471
)
(315
)
Income from continuing operations
35,989

37,864

Income from discontinued operations

5,076

Net income
35,989

42,940

Less income allocated to non-controlling interests from continuing operations
(1,128
)
(1,210
)
Net income attributable to common shareholders

$34,861


$41,730

 
 
 
CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
 
 
Net income
$35,989
$42,940
Other comprehensive income
 
 
Reclassification of net loss on cash flow hedging activities, prior service cost and net loss on post retirement obligation
34

32

Comprehensive income
36,023

42,972

Less income allocated to non-controlling interests from continuing operations
(1,128
)
(1,210
)
Comprehensive income attributable to common shareholders

$34,895


$41,762

 
 
 
PER SHARE DATA
 
 
 
 
 
Total earnings per common share - basic

$0.39


$0.46

Total earnings per common share - diluted
0.39

0.46

Earnings per share from continuing operations - basic
0.39

0.41

Earnings per share from continuing operations - diluted
0.39

0.41

 
 
 
Weighted average number of common shares outstanding:
 
 
     Basic
89,925

89,344

     Diluted
90,949

90,509








Note: Please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.

3



 
 
 
CAMDEN
 
FUNDS FROM OPERATIONS
 
 
(In thousands, except per share and property data amounts)
 
 
 

(Unaudited)
 
Three Months Ended March 31,
 
2017
2016
FUNDS FROM OPERATIONS
 
 
 
 
 
Net income attributable to common shareholders

$34,861


$41,730

 Real estate depreciation and amortization
62,153

60,485

 Real estate depreciation from discontinued operations

4,327

 Adjustments for unconsolidated joint ventures
2,213

2,358

 Income allocated to non-controlling interests
1,128

1,210

     Funds from operations

$100,355


$110,110

 
 
 
     Less: recurring capitalized expenditures (a)
(9,694
)
(9,294
)
 
 
 
     Adjusted funds from operations - diluted

$90,661


$100,816

 
 
 
PER SHARE DATA
 
 
Funds from operations - diluted

$1.09


$1.20

Adjusted funds from operations - diluted
0.99

1.10

Distributions declared per common share
0.75

0.75

 
 
 
Weighted average number of common shares outstanding:
 
 
FFO/AFFO - diluted
92,029

91,593

 
 
 
PROPERTY DATA
 
 
Total operating properties (end of period) (b)
153

173

Total operating apartment homes in operating properties (end of period) (b)
53,116

60,172

Total operating apartment homes (weighted average)
45,710

52,552

Total operating apartment homes - excluding discontinued operations (weighted average)
45,710

47,634


(a) Capital expenditures necessary to help preserve the value of and maintain the functionality at our communities.

(b) Includes joint ventures and properties held for sale, if any.


































Note: Please refer to the following pages for definitions and reconciliations of all non-GAAP financial measures presented in this document.

4



 
 
 
CAMDEN
 
BALANCE SHEETS
 
 
(In thousands)
 
 
 

(Unaudited)
 
 
Mar 31,
2017

Dec 31,
2016

Sep 30,
2016

Jun 30,
2016

Mar 31,
2016

 
ASSETS
 
 
 
 
 
 
Real estate assets, at cost
 
 
 
 
 
 
Land

$984,523


$967,375


$962,507


$989,097


$998,519

 
Buildings and improvements
6,071,203

5,967,023

5,910,347

5,956,361

5,978,843

 
 
7,055,726

6,934,398

6,872,854

6,945,458

6,977,362

 
Accumulated depreciation
(1,952,809
)
(1,890,656
)
(1,829,563
)
(1,855,678
)
(1,841,107
)
 
Net operating real estate assets
5,102,917

5,043,742

5,043,291

5,089,780

5,136,255

 
Properties under development, including land
377,107

442,292

425,452

446,740

489,730

 
Investments in joint ventures
30,062

30,254

30,046

31,142

32,568

 
Properties held for sale, including land
 
 
 
 
 
 
Operating properties held for sale (a)



105,254


 
Discontinued operations held for sale (b)




238,417

 
Total real estate assets
5,510,086

5,516,288

5,498,789

5,672,916

5,896,970

 
Accounts receivable – affiliates
23,634

24,028

23,998

24,008

24,011

 
Other assets, net (c)
147,922

142,010

143,059

139,263

107,161

 
Short-term investments (d)

100,000

100,000



 
Cash and cash equivalents
245,529

237,364

313,742

341,726

6,935

 
Restricted cash
8,175

8,462

8,691

21,561

5,378

 
Total assets

$5,935,346


$6,028,152


$6,088,279


$6,199,474


$6,040,455

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
LIABILITIES AND EQUITY
 
 
 
 
 
 
Liabilities
 
 
 
 
 
 
Notes payable
 
 
 
 
 
 
Unsecured

$1,583,819


$1,583,236


$1,582,655


$1,582,077


$1,866,502

 
Secured
866,476

897,352

897,971

898,723

899,315

 
Accounts payable and accrued expenses
120,086

137,813

143,193

140,864

140,991

 
Accrued real estate taxes
24,682

49,041

66,079

46,801

25,499

 
Distributions payable
69,326

69,161

82,861

69,116

69,020

 
Other liabilities (e)
123,654

118,959

122,270

117,023

86,423

 
Total liabilities
2,788,043

2,855,562

2,895,029

2,854,604

3,087,750

 
 
 
 
 
 
 
 
Commitments and contingencies
 
 
 
 
 
 
Non-qualified deferred compensation share awards
75,704

77,037

72,222

72,480

88,550

 
 
 
 
 
 
 
 
Equity
 
 
 
 
 
 
Common shares of beneficial interest
978

978

978

978

975

 
Additional paid-in capital
3,675,737

3,678,277

3,675,806

3,673,237

3,658,372

 
Distributions in excess of net income attributable to common shareholders
(317,642
)
(289,180
)
(261,324
)
(104,004
)
(491,275
)
 
Treasury shares, at cost
(365,923
)
(373,339
)
(373,597
)
(373,914
)
(378,032
)
 
Accumulated other comprehensive loss (f)
(1,829
)
(1,863
)
(1,816
)
(1,848
)
(1,881
)
 
Total common equity
2,991,321

3,014,873

3,040,047

3,194,449

2,788,159

 
Non-controlling interests
80,278

80,680

80,981

77,941

75,996

 
Total equity
3,071,599

3,095,553

3,121,028

3,272,390

2,864,155

 
Total liabilities and equity

$5,935,346


$6,028,152


$6,088,279


$6,199,474


$6,040,455

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

 
 
 
 
 
 
(a) Operating properties held for sale included one dual-phase property and one operating property as of June 30, 2016 which were each subsequently sold in July.
 
 
 
 
 
 
 
 
(b) Represents the 15 operating properties, 19.6 acres of land, and retail center located in Las Vegas, Nevada, which were classified as held for sale at March 31, 2016 and subsequently sold on April 26, 2016.
 
 
 
 
 
 
 
 
 
(c) Includes net deferred charges of:

$1,683


$1,915


$2,140


$2,353


$2,600

 
 
 
 
 
 
 
 
(d) Our short-term investments consisted wholly of a certificate of deposit that had a maturity date of January 4, 2017.

 
 
 
 
 
 
 
 
(e) Includes deferred revenues of:

$1,455


$1,541


$1,598


$831


$1,797

 
 
 
 
 
 
 
 
(f) Represents the unrealized net loss and unamortized prior service costs on post retirement obligations, and unrealized loss on cash flow hedging activities.


5



 
 
CAMDEN
 
NON-GAAP FINANCIAL MEASURES
 
 
DEFINITIONS & RECONCILIATIONS
 
 
(In thousands, except per share amounts)
 
 
 

(Unaudited)

This document contains certain non-GAAP financial measures management believes are useful in evaluating an equity REIT's performance. Camden's definitions and calculations of non-GAAP financial measures may differ from those used by other REITs, and thus may not be comparable. The non-GAAP financial measures should not be considered as an alternative to net income as an indication of our operating performance, or to net cash provided by operating activities as a measure of our liquidity.

FFO
The National Association of Real Estate Investment Trusts (“NAREIT”) currently defines FFO as net income (computed in accordance with accounting principles generally accepted in the United States of America ("GAAP")), excluding gains (or losses) associated with the sale of previously depreciated operating properties, real estate depreciation and amortization, impairments of depreciable assets, and adjustments for unconsolidated joint ventures. Our calculation of diluted FFO also assumes conversion of all potentially dilutive securities, including certain non-controlling interests, which are convertible into common shares. We consider FFO to be an appropriate supplemental measure of operating performance because, by excluding gains or losses on dispositions of operating properties, and depreciation, FFO can assist in the comparison of the operating performance of a company’s real estate investments between periods or to different companies. A reconciliation of net income attributable to common shareholders to FFO is provided below:

Adjusted FFO

In addition to FFO, we compute Adjusted FFO ("AFFO") as a supplemental measure of operating performance. AFFO is calculated utilizing FFO less recurring capital expenditures which are necessary to help preserve the value of and maintain the functionality at our communities. Our definition of recurring capital expenditures may differ from other REITs, and there can be no assurance our basis for computing this measure is comparable to other REITs. A reconciliation of FFO to AFFO is provided below:

 
 
Three Months Ended March 31,
 
 
2017
2016
Net income attributable to common shareholders
 

$34,861


$41,730

 Real estate depreciation and amortization
 
62,153

60,485

 Real estate depreciation from discontinued operations
 

4,327

 Adjustments for unconsolidated joint ventures
 
2,213

2,358

 Income allocated to non-controlling interests
 
1,128

1,210

Funds from operations
 

$100,355


$110,110

 
 
 
 
Less: recurring capitalized expenditures
 
(9,694
)
(9,294
)
 
 
 
 
Adjusted funds from operations
 

$90,661


$100,816

 
 
 
 
Weighted average number of common shares outstanding:
 
 
 
EPS diluted
 
90,949

90,509

FFO/AFFO diluted
 
92,029

91,593

 
 
 
 
Total earnings per common share - diluted
 

$0.39


$0.46

FFO per common share - diluted
 

$1.09


$1.20

AFFO per common share - diluted
 

$0.99


$1.10

 

Expected FFO

Expected FFO is calculated in a method consistent with historical FFO, and is considered an appropriate supplemental measure of expected operating performance when compared to expected earnings per common share (EPS). Guidance excludes gains, if any, on properties not currently held for sale due to the uncertain timing and extent of property dispositions and the resulting gains/losses on sales. A reconciliation of the ranges provided for diluted EPS to expected FFO per diluted share is provided below:

 
2Q17

Range
 
2017

Range
 
Low
High
 
Low
High
Expected earnings per common share - diluted

$0.41


$0.45

 

$1.62


$1.78

Expected real estate depreciation and amortization
0.67

0.67

 
2.73

2.73

Expected adjustments for unconsolidated joint ventures
0.02

0.02

 
0.10

0.10

Expected income allocated to non-controlling interests
0.01

0.01

 
0.04

0.04

Expected FFO per share - diluted

$1.11


$1.15

 

$4.49


$4.65





Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements earlier in this document.

6



 
 
 
CAMDEN
 
NON-GAAP FINANCIAL MEASURES
 
 
DEFINITIONS & RECONCILIATIONS
 
 
(In thousands, except per share amounts)
 
 
 

(Unaudited)

Net Operating Income (NOI)

NOI is defined by the Company as total property income less property operating and maintenance expenses less real estate taxes. NOI is further detailed in the Components of Property NOI schedules on page 10. The Company considers NOI to be an appropriate supplemental measure of operating performance to net income attributable to common shareholders because it reflects the operating performance of our communities without allocation of corporate level property management overhead or general and administrative costs. A reconciliation of net income attributable to common shareholders to net operating income is provided below:
 
Three months ended March 31,
 
2017
2016
Net income

$35,989


$42,940

Less: Fee and asset management income
(1,748
)
(1,765
)
Less: Interest and other income
(634
)
(224
)
Less: Income on deferred compensation plans
(4,617
)
(63
)
Plus: Property management expense
7,027

7,140

Plus: Fee and asset management expense
884

952

Plus: General and administrative expense
12,868

12,223

Plus: Interest expense
22,956

23,790

Plus: Depreciation and amortization expense
63,734

62,091

Plus: Expense on deferred compensation plans
4,617

63

Plus: Loss on Early Retirement of Debt
323


Less: Gain on sale of operating properties, including land

(443
)
Less: Equity in income of joint ventures
(1,817
)
(1,497
)
Plus: Income tax expense
471

315

Less: Income from discontinued operations

(5,076
)
Net Operating Income (NOI)

$140,053


$140,446

 
 
 
"Same Property" Communities

$124,609


$122,547

Non-"Same Property" Communities
12,461

8,649

Development and Lease-Up Communities
1,899

16

Dispositions/Other
1,084

9,234

Net Operating Income (NOI)

$140,053


$140,446


Adjusted EBITDA

Adjusted EBITDA is defined by the Company as earnings before interest, taxes, depreciation and amortization, including net operating income from discontinued operations, excluding equity in (income) loss of joint ventures, (gain) loss on sale of unconsolidated joint venture interests, gain on acquisition of controlling interest in joint ventures, gain on sale of operating properties including land, net of tax, loss on early retirement of debt and income (loss) allocated to non-controlling interests. The Company considers Adjusted EBITDA to be an appropriate supplemental measure of operating performance to net income attributable to common shareholders because it represents income before non-cash depreciation and the cost of debt, and excludes gains or losses from property dispositions. A reconciliation of net income attributable to common shareholders to Adjusted EBITDA is provided below:

 
Three months ended March 31,
 
2017
2016
Net income attributable to common shareholders

$34,861


$41,730

Plus: Interest expense
22,956

23,790

Plus: Depreciation and amortization expense
63,734

62,091

Plus: Income allocated to non-controlling interests from continuing operations
1,128

1,210

Plus: Income tax expense
471

315

Plus: Real estate depreciation from discontinued operations

4,327

Less: Gain on sale of operating properties, including land

(443
)
Plus: Loss on Early Retirement of Debt
323


Less: Equity in income of joint ventures
(1,817
)
(1,497
)
Adjusted EBITDA

$121,656


$131,523



7
EX-99.2 3 exhibit992supplementq117.htm EXHIBIT 99.2 Exhibit


picture1a31.jpg




 
 
 
CAMDEN
 
TABLE OF CONTENTS
 
 
 


Page
Press Release Text
Financial Highlights
Operating Results
Funds from Operations
Balance Sheets
Portfolio Statistics
Components of Property Net Operating Income
"Same Property" First Quarter Comparisons
"Same Property" Sequential Quarter Comparisons
"Same Property" Operating Expense Detail & Comparisons
Joint Venture Operations
Current Development Communities
Development Pipeline & Land
Debt Analysis
Debt Maturity Analysis
Debt Covenant Analysis
Unconsolidated Real Estate Investments Debt Analysis
Unconsolidated Real Estate Investments Debt Maturity Analysis
Capitalized Expenditures & Maintenance Expense
Non-GAAP Financial Measures - Definitions & Reconciliations
Other Data
Community Table
            







In addition to historical information, this document contains forward-looking statements under the federal securities law. These statements are based on current expectations, estimates, and projections about the industry and markets in which Camden (the "Company") operates, management's beliefs, and assumptions made by management. Forward-looking statements are not guarantees of future performance and involve certain risks and uncertainties which are difficult to predict. Factors which may cause the Company’s actual results or performance to differ materially from those contemplated by forward-looking statements are described under the heading “Risk Factors” in Camden’s Annual Report on Form 10-K and in other filings with the Securities and Exchange Commission (SEC). Forward-looking statements made in this document represent management’s opinions at the time of this publication, and the Company assumes no obligation to update or supplement these statements because of subsequent events.


2



image1a01a02a16.jpg

CAMDEN PROPERTY TRUST ANNOUNCES FIRST QUARTER 2017 OPERATING RESULTS

Houston, Texas (May 4, 2017) - Camden Property Trust (NYSE:CPT) today announced operating results for the three months ended March 31, 2017. Net Income Attributable to Common Shareholders (“EPS”), Funds from Operations (“FFO”), and Adjusted Funds from Operations (“AFFO”) for the three months ended March 31, 2017 are detailed below. A reconciliation of EPS to FFO is included in the financial tables accompanying this press release.
 
Three Months Ended
 
 
Quarterly
Sequential
 
March 31
 
 
Growth
Growth
Per Diluted Share
2017
2016
 
Same Property Results
1Q17 vs. 1Q16
1Q17 vs. 4Q16
EPS
$0.39
$0.46
 
Revenues
2.9%
0.3%
FFO
$1.09
$1.20
 
Expenses
5.1%
7.9%
AFFO
$0.99
$1.10
 
Net Operating Income ("NOI")
1.7%
(3.6)%
Same Property Results
1Q17

1Q16

4Q16

Occupancy
94.8
%
95.3
%
94.8
%
“We are pleased to report another solid quarter of results for our company,” said Richard J. Campo, Camden’s Chairman & CEO. “Demand for rental housing remains strong, and our operating performance is consistent with our expectations for another good year in 2017.”
The Company defines same property communities as communities owned and stabilized as of January 1, 2016, excluding properties held for sale. A reconciliation of net income to NOI and same property NOI is included in the financial tables accompanying this press release.
Development Activity
Construction was completed during the quarter at Camden Gallery in Charlotte, NC and lease-up was completed subsequent to quarter-end. Lease-up was also completed at The Camden in Hollywood, CA during the quarter, and leasing began at Camden NoMa II in Washington, DC and Camden Shady Grove in Rockville, MD. Subsequent to quarter-end, the Company acquired approximately 8.2 acres of land in San Diego, CA for future development.
Development Communities - Construction Completed and Projects in Lease-Up ($ in millions)
 
 
Total
Total
% Leased

Community Name
Location
Units
Cost
as of 4/29/2017

Camden Gallery
Charlotte, NC
323
$58.7
95
%
Camden Victory Park
Dallas, TX
423
84.7
86
%
TOTAL
 
746
$143.4
 
Development Communities - Construction Ongoing ($ in millions)
 
 
Total
Total
% Leased

Community Name
Location
Units
Budget
as of 4/29/2017

Camden Lincoln Station
Denver, CO
267
$56.0
45
%
Camden NoMa II
Washington, DC
405
115.0
24
%
Camden Shady Grove
Rockville, MD
457
116.0
14
%
Camden McGowen Station
Houston, TX
315
90.0
 
Camden Washingtonian
Gaithersburg, MD
365
90.0
 
Camden North End I
Phoenix, AZ
441
105.0
 
TOTAL
 
2,250
$572.0
 

3



Earnings Guidance
Camden updated its earnings guidance for 2017 based on its current and expected views of the apartment market and general economic conditions, and provided guidance for second quarter 2017 as detailed below.
 
2Q17
2017
2017 Midpoint
 
Per Diluted Share
Range
Range
Current
Prior
Change
EPS
$0.41 - $0.45
$1.62 - $1.78
$1.70
$1.69
$0.01
FFO
$1.11 - $1.15
$4.49 - $4.65
$4.57
$4.56
$0.01
The Company maintained its guidance for 2017 same property growth, which was initially provided in February 2017.
 
2017
2017 Midpoint
 
Same Property Growth
Range
Current
Prior
Change

Revenues
2.3% - 3.3%
2.8%
2.8%
%
Expenses
4.0% - 5.0%
4.5%
4.5%
%
NOI
0.8% - 2.8%
1.8%
1.8%
%
Camden intends to update its earnings guidance to the market on a quarterly basis. Additional information on the Company’s 2017 financial outlook and a reconciliation of expected EPS to expected FFO are included in the financial tables accompanying this press release.
Conference Call
Friday, May 5, 2017 at 11:00 AM CT
Domestic Dial-In Number: (888) 317-6003; International Dial-In Number: (412) 317-6061
Passcode: 5835973
Webcast: http://services.choruscall.com/links/cpt170505.html
Supplemental financial information is available in the Investors section of the Company’s website under Earnings Releases or by calling Camden’s Investor Relations Department at (713) 354-2787.
Forward-Looking Statements
In addition to historical information, this press release contains forward-looking statements under the federal securities law. These statements are based on current expectations, estimates, and projections about the industry and markets in which Camden (the "Company") operates, management's beliefs, and assumptions made by management. Forward-looking statements are not guarantees of future performance and involve certain risks and uncertainties which are difficult to predict. Factors which may cause the Company’s actual results or performance to differ materially from those contemplated by forward-looking statements are described under the heading “Risk Factors” in Camden’s Annual Report on Form 10-K and in other filings with the Securities and Exchange Commission (SEC). Forward-looking statements made in today’s press release represent management’s current opinions at the time of this publication, and the Company assumes no obligation to update or supplement these statements because of subsequent events.
About Camden
Camden Property Trust, an S&P 400 Company, is a real estate company engaged in the ownership, management, development, redevelopment, acquisition, and construction of multifamily apartment communities. Camden owns interests in and operates 153 properties containing 53,116 apartment homes across the United States. Upon completion of 6 properties under development, the Company’s portfolio will increase to 55,366 apartment homes in 159 properties. Camden was recently named by FORTUNE® Magazine for the tenth consecutive year as one of the “100 Best Companies to Work For” in America, ranking #22.
For additional information, please contact Camden’s Investor Relations Department at (713) 354-2787 or access our website at camdenliving.com.


4


 
 
 
CAMDEN
 
FINANCIAL HIGHLIGHTS
 
 
(In thousands, except per share, property data amounts and ratios)
 
 
 

(Unaudited)
 
Three Months Ended March 31,
 
2017
2016
Total property revenues (a)

$219,521


$217,595

 
 
 
Adjusted EBITDA
121,656

131,523

 
 
 
Net income attributable to common shareholders
34,861

41,730

      Per share - basic
0.39

0.46

      Per share - diluted
0.39

0.46

 
 
 
Income from continuing operations attributable to common shareholders
34,861

36,654

      Per share - basic
0.39

0.41

      Per share - diluted
0.39

0.41

 
 
 
Funds from operations
100,355

110,110

       Per share - diluted
1.09

1.20

 
 
 
Adjusted funds from operations
90,661

100,816

       Per share - diluted
0.99

1.10

 
 
 
Dividends per share
0.75

0.75

Dividend payout ratio (FFO)
68.8
%
62.5
%
 
 
 
Interest expensed
22,956

23,790

Interest capitalized
4,449

4,605

    Total interest incurred
27,405

28,395

 
 
 
Principal amortization
186

442

 
 
 
Net Debt to Annualized Adjusted EBITDA (b)
4.6x

5.3x

Interest expense coverage ratio
5.3x

5.5x

Total interest coverage ratio
4.4x

4.6x

Fixed charge expense coverage ratio
5.3x

5.4x

Total fixed charge coverage ratio
4.4x

4.6x

Unencumbered real estate assets (at cost) to unsecured debt ratio
3.7x

3.4x

 
 
 
Same property NOI increase (c)
1.7
%
6.3
%
  (# of apartment homes included)
41,988

42,976

 
 
 
Gross turnover of apartment homes (annualized)
50
%
52
%
Net turnover (excludes on-site transfers and transfers to other Camden communities)
40
%
43
%
 
 
 
 
As of March 31,
 
2017
2016
Total assets

$5,935,346


$6,040,455

Total debt

$2,450,295


$2,765,817

Common and common equivalent shares, outstanding end of period (d)
92,067

91,665

Share price, end of period

$80.46


$84.09

Book equity value, end of period (e)

$3,147,303


$2,952,705

Market equity value, end of period (f)

$7,407,710


$7,708,110

 
(a) Excludes discontinued operations.
 
(b) Net Debt is the average Notes Payable less the average Cash balance and Short Term Investments over the period. Annualized Adjusted EBITDA is Adjusted EBITDA as reported for the period multiplied by 4 for quarter results.
   
(c) "Same Property" Communities are communities which were owned by the Company and stabilized as of January 1, 2016, excluding properties held for sale.
  
(d) Includes at March 31, 2017: 90,184 common shares (including 95 common share equivalents related to share awards & options), plus 1,883 common share equivalents upon the assumed conversion of non-controlling units.
 
(e) Includes: common shares, common units, common share equivalents, and non-qualified deferred compensation share awards.
 
(f) Includes: common shares, common units, and common share equivalents.
 
Note: Please refer to pages 23 and 24 for definitions and reconciliations of all non-GAAP financial measures presented in this document.

5


 
 
 
CAMDEN
 
OPERATING RESULTS
 
 
(In thousands, except per share amounts)
 
 
 

(Unaudited)
 
Three Months Ended March 31,
 
2017
2016
OPERATING DATA
 
 
Property revenues
 
 
Rental revenues

$188,102


$187,119

Other property revenues
31,419

30,476

Total property revenues
219,521

217,595

 
 
 
Property expenses
 
 
Property operating and maintenance
51,548

50,269

Real estate taxes
27,920

26,880

Total property expenses
79,468

77,149

 
 
 
Non-property income
 
 
Fee and asset management
1,748

1,765

Interest and other income
634

224

Income on deferred compensation plans
4,617

63

Total non-property income
6,999

2,052

 
 
 
Other expenses
 
 
Property management
7,027

7,140

Fee and asset management
884

952

General and administrative
12,868

12,223

Interest
22,956

23,790

Depreciation and amortization
63,734

62,091

Expense on deferred compensation plans
4,617

63

Total other expenses
112,086

106,259

 
 
 
Loss on early retirement of debt
(323
)

Gain on sale of land

443

Equity in income of joint ventures
1,817

1,497

Income from continuing operations before income taxes
36,460

38,179

Income tax expense
(471
)
(315
)
Income from continuing operations
35,989

37,864

Income from discontinued operations

5,076

Net income
35,989

42,940

Less income allocated to non-controlling interests from continuing operations
(1,128
)
(1,210
)
Net income attributable to common shareholders

$34,861


$41,730

 
 
 
CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
 
 
Net income
$35,989
$42,940
Other comprehensive income
 
 
Reclassification of net loss on cash flow hedging activities, prior service cost and net loss on post retirement obligation
34

32

Comprehensive income
36,023

42,972

Less income allocated to non-controlling interests from continuing operations
(1,128
)
(1,210
)
Comprehensive income attributable to common shareholders

$34,895


$41,762

 
 
 
PER SHARE DATA
 
 
 
 
 
Total earnings per common share - basic

$0.39


$0.46

Total earnings per common share - diluted
0.39

0.46

Earnings per share from continuing operations - basic
0.39

0.41

Earnings per share from continuing operations - diluted
0.39

0.41

 
 
 
Weighted average number of common shares outstanding:
 
 
     Basic
89,925

89,344

     Diluted
90,949

90,509




Note: Please refer to pages 23 and 24 for definitions and reconciliations of all non-GAAP financial measures presented in this document.

6


 
 
 
CAMDEN
 
FUNDS FROM OPERATIONS
 
 
(In thousands, except per share and property data amounts)
 
 
 

(Unaudited)
 
Three Months Ended March 31,
 
2017
2016
FUNDS FROM OPERATIONS
 
 
 
 
 
Net income attributable to common shareholders

$34,861


$41,730

 Real estate depreciation and amortization
62,153

60,485

 Real estate depreciation from discontinued operations

4,327

 Adjustments for unconsolidated joint ventures
2,213

2,358

 Income allocated to non-controlling interests
1,128

1,210

     Funds from operations

$100,355


$110,110

 
 
 
     Less: recurring capitalized expenditures (a)
(9,694
)
(9,294
)
 
 
 
     Adjusted funds from operations - diluted

$90,661


$100,816

 
 
 
PER SHARE DATA
 
 
Funds from operations - diluted

$1.09


$1.20

Adjusted funds from operations - diluted
0.99

1.10

Distributions declared per common share
0.75

0.75

 
 
 
Weighted average number of common shares outstanding:
 
 
FFO/AFFO - diluted
92,029

91,593

 
 
 
PROPERTY DATA
 
 
Total operating properties (end of period) (b)
153

173

Total operating apartment homes in operating properties (end of period) (b)
53,116

60,172

Total operating apartment homes (weighted average)
45,710

52,552

Total operating apartment homes - excluding discontinued operations (weighted average)
45,710

47,634


(a) Capital expenditures necessary to help preserve the value of and maintain the functionality at our communities.

(b) Includes joint ventures and properties held for sale, if any.































Note: Please refer to pages 23 and 24 for definitions and reconciliations of all non-GAAP financial measures presented in this document.

7


 
 
 
CAMDEN
 
BALANCE SHEETS
 
 
(In thousands)
 
 
 

(Unaudited)
 
 
Mar 31,
2017

Dec 31,
2016

Sep 30,
2016

Jun 30,
2016

Mar 31,
2016

 
ASSETS
 
 
 
 
 
 
Real estate assets, at cost
 
 
 
 
 
 
Land

$984,523


$967,375


$962,507


$989,097


$998,519

 
Buildings and improvements
6,071,203

5,967,023

5,910,347

5,956,361

5,978,843

 
 
7,055,726

6,934,398

6,872,854

6,945,458

6,977,362

 
Accumulated depreciation
(1,952,809
)
(1,890,656
)
(1,829,563
)
(1,855,678
)
(1,841,107
)
 
Net operating real estate assets
5,102,917

5,043,742

5,043,291

5,089,780

5,136,255

 
Properties under development, including land
377,107

442,292

425,452

446,740

489,730

 
Investments in joint ventures
30,062

30,254

30,046

31,142

32,568

 
Properties held for sale, including land
 
 
 
 
 
 
Operating properties held for sale (a)



105,254


 
Discontinued operations held for sale (b)




238,417

 
Total real estate assets
5,510,086

5,516,288

5,498,789

5,672,916

5,896,970

 
Accounts receivable – affiliates
23,634

24,028

23,998

24,008

24,011

 
Other assets, net (c)
147,922

142,010

143,059

139,263

107,161

 
Short-term investments (d)

100,000

100,000



 
Cash and cash equivalents
245,529

237,364

313,742

341,726

6,935

 
Restricted cash
8,175

8,462

8,691

21,561

5,378

 
Total assets

$5,935,346


$6,028,152


$6,088,279


$6,199,474


$6,040,455

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
LIABILITIES AND EQUITY
 
 
 
 
 
 
Liabilities
 
 
 
 
 
 
Notes payable
 
 
 
 
 
 
Unsecured

$1,583,819


$1,583,236


$1,582,655


$1,582,077


$1,866,502

 
Secured
866,476

897,352

897,971

898,723

899,315

 
Accounts payable and accrued expenses
120,086

137,813

143,193

140,864

140,991

 
Accrued real estate taxes
24,682

49,041

66,079

46,801

25,499

 
Distributions payable
69,326

69,161

82,861

69,116

69,020

 
Other liabilities (e)
123,654

118,959

122,270

117,023

86,423

 
Total liabilities
2,788,043

2,855,562

2,895,029

2,854,604

3,087,750

 
 
 
 
 
 
 
 
Commitments and contingencies
 
 
 
 
 
 
Non-qualified deferred compensation share awards
75,704

77,037

72,222

72,480

88,550

 
 
 
 
 
 
 
 
Equity
 
 
 
 
 
 
Common shares of beneficial interest
978

978

978

978

975

 
Additional paid-in capital
3,675,737

3,678,277

3,675,806

3,673,237

3,658,372

 
Distributions in excess of net income attributable to common shareholders
(317,642
)
(289,180
)
(261,324
)
(104,004
)
(491,275
)
 
Treasury shares, at cost
(365,923
)
(373,339
)
(373,597
)
(373,914
)
(378,032
)
 
Accumulated other comprehensive loss (f)
(1,829
)
(1,863
)
(1,816
)
(1,848
)
(1,881
)
 
Total common equity
2,991,321

3,014,873

3,040,047

3,194,449

2,788,159

 
Non-controlling interests
80,278

80,680

80,981

77,941

75,996

 
Total equity
3,071,599

3,095,553

3,121,028

3,272,390

2,864,155

 
Total liabilities and equity

$5,935,346


$6,028,152


$6,088,279


$6,199,474


$6,040,455

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

 
 
 
 
 
 
(a) Operating properties held for sale included one dual-phase property and one operating property as of June 30, 2016 which were each subsequently sold in July.
 
 
 
 
 
 
 
 
(b) Represents the 15 operating properties, 19.6 acres of land, and retail center located in Las Vegas, Nevada, which were classified as held for sale at March 31, 2016 and subsequently sold on April 26, 2016.
 
 
 
 
 
 
 
 
 
(c) Includes net deferred charges of:

$1,683


$1,915


$2,140


$2,353


$2,600

 
 
 
 
 
 
 
 
(d) Our short-term investments consisted wholly of a certificate of deposit that had a maturity date of January 4, 2017.

 
 
 
 
 
 
 
 
(e) Includes deferred revenues of:

$1,455


$1,541


$1,598


$831


$1,797

 
 
 
 
 
 
 
 
(f) Represents the unrealized net loss and unamortized prior service costs on post retirement obligations, and unrealized loss on cash flow hedging activities.

8


 
 
 
CAMDEN
 
PORTFOLIO STATISTICS
 
 
 

(Unaudited)

COMMUNITY PORTFOLIO AT MARCH 31, 2017 (in apartment homes)
 
Fully Consolidated
 
Non-Consolidated
 
 
 
 
 
 
 
 
 
 
 
 
 
"Same Property"
Non-"Same Property"
Completed in Lease-up
Under Construction
Total
 
Operating
 
Grand Total
D.C. Metro (a)
5,033

321


1,227

6,581

 
281

 
6,862

Houston, TX
5,912



315

6,227

 
2,522

 
8,749

Los Angeles/Orange County, CA
2,068

590



2,658

 

 
2,658

Atlanta, GA
3,633

379



4,012

 
234

 
4,246

SE Florida
2,781




2,781

 

 
2,781

Dallas, TX
3,993


423


4,416

 
1,250

 
5,666

Charlotte, NC
2,487


323


2,810

 
266

 
3,076

Denver, CO
1,941

424


267

2,632

 

 
2,632

Phoenix, AZ
2,549

380


441

3,370

 

 
3,370

Orlando, FL
2,662




2,662

 
300

 
2,962

Raleigh, NC
2,704




2,704

 
350

 
3,054

San Diego/Inland Empire, CA
1,665




1,665

 

 
1,665

Austin, TX
2,000




2,000

 
1,360

 
3,360

Tampa, FL
1,928




1,928

 
450

 
2,378

Corpus Christi, TX
632

1,005



1,637

 
270

 
1,907

Total Portfolio
41,988

3,099

746

2,250

48,083

 
7,283

 
55,366


(a) D.C. Metro includes Washington D.C., Maryland, and Northern Virginia.

FIRST QUARTER NOI CONTRIBUTION PERCENTAGE BY REGION
 
WEIGHTED AVERAGE OCCUPANCY FOR THE QUARTER ENDED (d)
 
 
 
 
 
 
 
 
 
 
 
"Same Property" Communities
Operating Communities (b)
Incl. JVs at Pro Rata % (c)
 
Mar 31,
2017

Dec 31,
2016

Sep 30,
2016

Jun 30,
2016

Mar 31,
2016

D.C. Metro
15.3
%
15.0
%
14.7
%
 
95.6
%
94.9
%
96.1
%
95.4
%
94.8
%
Houston, TX
11.4
%
10.2
%
10.9
%
 
92.6
%
92.7
%
94.4
%
94.1
%
93.9
%
Los Angeles/Orange County, CA
7.3
%
8.8
%
8.5
%
 
95.5
%
95.4
%
95.5
%
95.5
%
95.4
%
Atlanta, GA
7.8
%
8.3
%
8.2
%
 
95.5
%
95.1
%
95.9
%
95.8
%
95.4
%
SE Florida
9.1
%
8.3
%
7.9
%
 
95.5
%
95.9
%
96.3
%
96.3
%
96.9
%
Dallas, TX
7.5
%
7.3
%
7.7
%
 
95.4
%
95.6
%
96.5
%
96.0
%
96.1
%
Charlotte, NC
5.9
%
6.0
%
6.0
%
 
95.0
%
95.2
%
96.6
%
96.3
%
96.0
%
Denver, CO
5.5
%
5.9
%
5.7
%
 
95.3
%
95.1
%
96.0
%
95.7
%
94.3
%
Phoenix, AZ
5.8
%
5.9
%
5.7
%
 
95.0
%
95.1
%
94.4
%
93.7
%
95.2
%
Orlando, FL
5.6
%
5.0
%
4.9
%
 
95.3
%
95.6
%
96.3
%
96.3
%
95.7
%
Raleigh, NC
5.1
%
4.6
%
4.6
%
 
93.2
%
94.4
%
95.9
%
95.1
%
94.8
%
San Diego/Inland Empire, CA
4.9
%
4.4
%
4.3
%
 
94.1
%
94.8
%
95.6
%
95.5
%
95.2
%
Austin, TX
3.9
%
3.5
%
4.0
%
 
95.6
%
95.0
%
96.1
%
95.3
%
95.7
%
Tampa, FL
4.0
%
3.6
%
3.7
%
 
94.9
%
94.6
%
96.2
%
95.6
%
95.9
%
Corpus Christi, TX
0.9
%
3.2
%
3.2
%
 
91.1
%
92.1
%
93.9
%
93.1
%
93.0
%
Total Portfolio
100.0
%
100.0
%
100.0
%
 
94.7
%
94.7
%
95.7
%
95.3
%
95.2
%
 
 
 
 
 
 
 
 
 
 

(b) Operating communities represent all fully-consolidated communities for the period, excluding communities under construction.

(c) Based on total NOI from operating communities plus Camden's pro-rata share of total NOI from unconsolidated joint venture communities.

(d) Occupancy figures include all stabilized operating communities, owned during the period, including those held through unconsolidated joint venture investments.


9


 
 
 
CAMDEN
 
COMPONENTS OF PROPERTY
 
 
NET OPERATING INCOME
 
 
(In thousands, except property data amounts)
 
 
 

(Unaudited)
 
Apartment
 
Three Months Ended March 31,
Property Revenues
Homes
 
2017
 
2016
 
Change
"Same Property" Communities (a)
41,988

 

$196,309

 

$190,753

 

$5,556

Non-"Same Property" Communities (b)
3,099

 
18,203

 
12,890

 
5,313

Development and Lease-Up Communities (c)
2,996

 
3,455

 
105

 
3,350

Disposition/Other (d)

 
1,554

 
13,847

 
(12,293
)
Total Property Revenues
48,083

 

$219,521

 

$217,595

 

$1,926

 
 
 
 
 
 
 
 
Property Expenses
 
 
 
 
 
 
 
"Same Property" Communities (a)
41,988

 

$71,700

 

$68,206

 

$3,494

Non-"Same Property" Communities (b)
3,099

 
5,742

 
4,241

 
1,501

Development and Lease-Up Communities (c)
2,996

 
1,556

 
89

 
1,467

Disposition/Other (d)

 
470

 
4,613

 
(4,143
)
Total Property Expenses
48,083

 

$79,468

 

$77,149

 

$2,319

 
 
 
 
 
 
 
 
Property Net Operating Income
 
 
 
 
 
 
 
"Same Property" Communities (a)
41,988

 

$124,609

 

$122,547

 

$2,062

Non-"Same Property" Communities (b)
3,099

 
12,461

 
8,649

 
3,812

Development and Lease-Up Communities (c)
2,996

 
1,899

 
16

 
1,883

Disposition/Other (d)

 
1,084

 
9,234

 
(8,150
)
Total Property Net Operating Income
48,083

 

$140,053

 

$140,446

 

($393
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Income from Discontinued Operations (e)
 
 
Three Months Ended March 31,
 
 
 
 
 
2017
 
2016
 
 
Property Revenues
 
 

$—

 

$14,827

 
 
Property Expenses
 
 

 
(5,148
)
 
 
Property Net Operating Income
 
 

 
9,679

 
 
Property management expense
 
 

 
(176
)
 
 
Depreciation and amortization
 
 

 
(4,327
)
 
 
Other taxes
 
 

 
(100
)
 
 
Income from Discontinued Operations
 
 

$—

 

$5,076

 
 



(a) "Same Property" Communities are communities we owned and were stabilized as of January 1, 2016, excluding properties held for sale. Management believes "Same Property" information is useful as it allows both management and investors to determine financial results over a particular period for the same set of communities.

(b) Non-"Same Property" Communities are stabilized communities not owned or stabilized as of January 1, 2016, excluding properties held for sale.

(c) Development and Lease-Up Communities are non-stabilized communities we have acquired or developed since January 1, 2016, excluding properties held for sale.

(d) Disposition/Other includes those communities disposed of by the Company, which are not classified as "Discontinued Operations". "Other" includes results from non-multifamily rental communities and expenses related to land holdings not under active development.

(e) Represents operating results for our Las Vegas assets sold on April 26, 2016.



10


 
 
 
CAMDEN
 
"SAME PROPERTY"
 
 
FIRST QUARTER COMPARISONS
 
 
March 31, 2017
 
 
(In thousands, except property data amounts)
 
 
 

(Unaudited)
 
Apartment

 
 
 
 
 
 
 
 
 
 
 
 
 
Homes

 
Revenues
 
Expenses
 
NOI
Quarterly Results (a)
Included

 
1Q17

1Q16

Growth

 
1Q17

1Q16

Growth

 
1Q17

1Q16

Growth

D.C. Metro
5,033

 

$28,002


$26,986

3.8
 %
 

$8,996


$8,774

2.5
 %
 

$19,006


$18,212

4.4
 %
Houston, TX
5,912

 
26,400

27,314

(3.3
)%
 
12,212

11,681

4.5
 %
 
14,188

15,633

(9.2
)%
Los Angeles/Orange County, CA
2,068

 
13,040

12,490

4.4
 %
 
3,929

3,826

2.7
 %
 
9,111

8,664

5.2
 %
Atlanta, GA
3,633

 
15,561

14,802

5.1
 %
 
5,793

5,413

7.0
 %
 
9,768

9,389

4.0
 %
SE Florida
2,781

 
17,240

16,724

3.1
 %
 
5,920

5,497

7.7
 %
 
11,320

11,227

0.8
 %
Dallas, TX
3,993

 
16,495

15,705

5.0
 %
 
7,095

6,351

11.7
 %
 
9,400

9,354

0.5
 %
Charlotte, NC
2,487

 
10,461

10,328

1.3
 %
 
3,178

3,212

(1.1
)%
 
7,283

7,116

2.3
 %
Denver, CO
1,941

 
9,545

8,889

7.4
 %
 
2,710

2,239

21.0
 %
 
6,835

6,650

2.8
 %
Phoenix, AZ
2,549

 
10,822

10,330

4.8
 %
 
3,629

3,502

3.6
 %
 
7,193

6,828

5.3
 %
Orlando, FL
2,662

 
10,947

10,489

4.4
 %
 
3,996

3,836

4.2
 %
 
6,951

6,653

4.5
 %
Raleigh, NC
2,704

 
9,562

9,284

3.0
 %
 
3,172

3,211

(1.2
)%
 
6,390

6,073

5.2
 %
San Diego/Inland Empire, CA
1,665

 
9,557

9,198

3.9
 %
 
3,398

3,287

3.4
 %
 
6,159

5,911

4.2
 %
Austin, TX
2,000

 
8,642

8,273

4.5
 %
 
3,764

3,645

3.3
 %
 
4,878

4,628

5.4
 %
Tampa, FL
1,928

 
8,004

7,778

2.9
 %
 
3,039

2,913

4.3
 %
 
4,965

4,865

2.1
 %
Corpus Christi, TX
632

 
2,031

2,163

(6.1
)%
 
869

819

6.1
 %
 
1,162

1,344

(13.5
)%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Same Property
41,988

 

$196,309


$190,753

2.9
 %
 

$71,700


$68,206

5.1
 %
 

$124,609


$122,547

1.7
 %


 
 
 
 
 
 
 
Weighted Average Monthly
 
Weighted Average Monthly
 
% of NOI
 
Average Occupancy (a)
 
Rental Rate (b)
 
Revenue per Occupied Home (c)
Quarterly Results (a)
Contribution

 
1Q17

1Q16

Growth

 
1Q17

1Q16

Growth

 
1Q17

1Q16

Growth

D.C. Metro
15.3
%
 
95.7
%
94.9
%
0.8
 %
 

$1,692


$1,659

2.0
 %
 

$1,938


$1,883

3.0
 %
Houston, TX
11.4
%
 
92.3
%
94.2
%
(1.9
)%
 
1,416

1,467

(3.5
)%
 
1,612

1,634

(1.4
)%
Los Angeles/Orange County, CA
7.3
%
 
95.4
%
95.0
%
0.4
 %
 
2,018

1,924

4.9
 %
 
2,203

2,119

4.0
 %
Atlanta, GA
7.8
%
 
95.6
%
95.4
%
0.2
 %
 
1,286

1,233

4.3
 %
 
1,493

1,423

4.9
 %
SE Florida
9.1
%
 
95.5
%
96.9
%
(1.4
)%
 
1,892

1,844

2.6
 %
 
2,163

2,069

4.5
 %
Dallas, TX
7.5
%
 
95.6
%
96.3
%
(0.7
)%
 
1,228

1,170

5.0
 %
 
1,440

1,361

5.7
 %
Charlotte, NC
5.9
%
 
95.0
%
96.1
%
(1.1
)%
 
1,263

1,235

2.3
 %
 
1,475

1,441

2.4
 %
Denver, CO
5.5
%
 
95.5
%
94.3
%
1.2
 %
 
1,488

1,437

3.5
 %
 
1,717

1,618

6.2
 %
Phoenix, AZ
5.8
%
 
95.6
%
95.2
%
0.4
 %
 
1,231

1,192

3.3
 %
 
1,480

1,419

4.4
 %
Orlando, FL
5.6
%
 
95.4
%
95.8
%
(0.4
)%
 
1,217

1,160

4.9
 %
 
1,437

1,371

4.8
 %
Raleigh, NC
5.1
%
 
93.0
%
94.8
%
(1.8
)%
 
1,035

989

4.7
 %
 
1,267

1,209

4.8
 %
San Diego/Inland Empire, CA
4.9
%
 
94.1
%
95.2
%
(1.1
)%
 
1,804

1,715

5.2
 %
 
2,032

1,934

5.0
 %
Austin, TX
3.9
%
 
95.7
%
95.6
%
0.1
 %
 
1,265

1,212

4.4
 %
 
1,505

1,441

4.4
 %
Tampa, FL
4.0
%
 
94.7
%
95.8
%
(1.1
)%
 
1,205

1,150

4.8
 %
 
1,461

1,404

4.0
 %
Corpus Christi, TX
0.9
%
 
90.2
%
92.4
%
(2.2
)%
 
971

1,015

(4.3
)%
 
1,186

1,233

(3.9
)%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Same Property
100.0
%
 
94.8
%
95.3
%
(0.5
)%
 

$1,419


$1,383

2.6
 %
 

$1,644


$1,589

3.4
 %

(a) "Same Property" Communities are communities we owned and were stabilized as of January 1, 2016, excluding properties held for sale. Management believes "Same Property" information is useful as it allows both management and investors to determine financial results over a particular period for the same set of communities.

(b) Weighted average monthly rental rate are the Company's rental rates for leases in place and vacant units at market after "loss to lease" and concessions, but before vacancy and bad debt.

(c) Weighted average monthly revenue per occupied home are the Company's reported revenues divided by the average occupied homes for the period on a monthly basis.


11


 
 
 
CAMDEN
 
"SAME PROPERTY"
 
 
SEQUENTIAL QUARTER COMPARISONS
 
 
March 31, 2017
 
 
(In thousands, except property data amounts)
 
 
 

(Unaudited)
 
Apartment

 
 
 
 
 
 
 
 
 
 
 
 
 
Homes

 
Revenues
 
Expenses
 
NOI
Quarterly Results (a)
Included

 
1Q17

4Q16

Growth

 
1Q17

4Q16

Growth

 
1Q17

4Q16

Growth

D.C. Metro
5,033

 

$28,002


$27,762

0.9
 %
 

$8,996


$8,779

2.5
 %
 

$19,006


$18,983

0.1
 %
Houston, TX
5,912

 
26,400

26,635

(0.9
)%
 
12,212

9,142

33.6
 %
 
14,188

17,493

(18.9
)%
Los Angeles/Orange County, CA
2,068

 
13,040

13,033

0.1
 %
 
3,929

3,847

2.1
 %
 
9,111

9,186

(0.8
)%
Atlanta, GA
3,633

 
15,561

15,478

0.5
 %
 
5,793

5,373

7.8
 %
 
9,768

10,105

(3.3
)%
SE Florida
2,781

 
17,240

17,076

1.0
 %
 
5,920

5,594

5.8
 %
 
11,320

11,482

(1.4
)%
Dallas, TX
3,993

 
16,495

16,357

0.8
 %
 
7,095

6,826

3.9
 %
 
9,400

9,531

(1.4
)%
Charlotte, NC
2,487

 
10,461

10,477

(0.2
)%
 
3,178

2,881

10.3
 %
 
7,283

7,596

(4.1
)%
Denver, CO
1,941

 
9,545

9,488

0.6
 %
 
2,710

2,685

0.9
 %
 
6,835

6,803

0.5
 %
Phoenix, AZ
2,549

 
10,822

10,710

1.0
 %
 
3,629

3,532

2.7
 %
 
7,193

7,178

0.2
 %
Orlando, FL
2,662

 
10,947

10,868

0.7
 %
 
3,996

3,785

5.6
 %
 
6,951

7,083

(1.9
)%
Raleigh, NC
2,704

 
9,562

9,552

0.1
 %
 
3,172

3,323

(4.5
)%
 
6,390

6,229

2.6
 %
San Diego/Inland Empire, CA
1,665

 
9,557

9,593

(0.4
)%
 
3,398

3,350

1.4
 %
 
6,159

6,243

(1.3
)%
Austin, TX
2,000

 
8,642

8,602

0.5
 %
 
3,764

3,524

6.8
 %
 
4,878

5,078

(3.9
)%
Tampa, FL
1,928

 
8,004

7,969

0.4
 %
 
3,039

2,967

2.4
 %
 
4,965

5,002

(0.7
)%
Corpus Christi, TX
632

 
2,031

2,108

(3.7
)%
 
869

834

4.2
 %
 
1,162

1,274

(8.8
)%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Same Property
41,988

 

$196,309


$195,708

0.3
 %
 

$71,700


$66,442

7.9
 %
 

$124,609


$129,266

(3.6
)%


 
 
 
 
 
 
 
Weighted Average Monthly
 
Weighted Average Monthly
 
% of NOI
 
Average Occupancy (a)
 
Rental Rate (b)
 
Revenue per Occupied Home (c)
Quarterly Results (a)
Contribution

 
1Q17

4Q16

Growth

 
1Q17

4Q16

Growth

 
1Q17

4Q16

Growth

D.C. Metro
15.3
%
 
95.7
%
94.9
%
0.8
 %
 

$1,692


$1,687

0.3
 %
 

$1,938


$1,936

0.1
 %
Houston, TX
11.4
%
 
92.3
%
92.3
%
0.0
 %
 
1,416

1,430

(1.0
)%
 
1,612

1,627

(0.9
)%
Los Angeles/Orange County, CA
7.3
%
 
95.4
%
95.5
%
(0.1
)%
 
2,018

2,002

0.8
 %
 
2,203

2,199

0.2
 %
Atlanta, GA
7.8
%
 
95.6
%
95.4
%
0.2
 %
 
1,286

1,278

0.6
 %
 
1,493

1,489

0.3
 %
SE Florida
9.1
%
 
95.5
%
95.9
%
(0.4
)%
 
1,892

1,893

(0.1
)%
 
2,163

2,134

1.4
 %
Dallas, TX
7.5
%
 
95.6
%
95.8
%
(0.2
)%
 
1,228

1,219

0.7
 %
 
1,440

1,426

1.0
 %
Charlotte, NC
5.9
%
 
95.0
%
95.3
%
(0.3
)%
 
1,263

1,263

0.0
 %
 
1,475

1,474

0.1
 %
Denver, CO
5.5
%
 
95.5
%
95.3
%
0.2
 %
 
1,488

1,481

0.5
 %
 
1,717

1,709

0.4
 %
Phoenix, AZ
5.8
%
 
95.6
%
95.1
%
0.5
 %
 
1,231

1,221

0.8
 %
 
1,480

1,472

0.5
 %
Orlando, FL
5.6
%
 
95.4
%
95.6
%
(0.2
)%
 
1,217

1,210

0.6
 %
 
1,437

1,423

0.9
 %
Raleigh, NC
5.1
%
 
93.0
%
94.3
%
(1.3
)%
 
1,035

1,030

0.5
 %
 
1,267

1,249

1.4
 %
San Diego/Inland Empire, CA
4.9
%
 
94.1
%
94.8
%
(0.7
)%
 
1,804

1,792

0.7
 %
 
2,032

2,026

0.3
 %
Austin, TX
3.9
%
 
95.7
%
94.9
%
0.8
 %
 
1,265

1,264

0.1
 %
 
1,505

1,510

(0.3
)%
Tampa, FL
4.0
%
 
94.7
%
94.6
%
0.1
 %
 
1,205

1,199

0.5
 %
 
1,461

1,456

0.3
 %
Corpus Christi, TX
0.9
%
 
90.2
%
91.9
%
(1.7
)%
 
971

987

(1.6
)%
 
1,186

1,209

(2.0
)%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Same Property
100.0
%
 
94.8
%
94.8
%
0.0
 %
 

$1,419


$1,416

0.2
 %
 

$1,644


$1,639

0.3
 %

(a) "Same Property" Communities are communities we owned and were stabilized as of January 1, 2016, excluding properties held for sale. Management believes "Same Property" information is useful as it allows both management and investors to determine financial results over a particular period for the same set of communities.

(b) Weighted average monthly rental rate are the Company's rental rates for leases in place and vacant units at market after "loss to lease" and concessions, but before vacancy and bad debt.

(c) Weighted average monthly revenue per occupied home are the Company's reported revenues divided by the average occupied homes for the period on a monthly basis.



12


 
 
 
CAMDEN
 
"SAME PROPERTY" OPERATING EXPENSE
 
 
 DETAIL AND COMPARISONS
 
 
March 31, 2017
 
 
(In thousands)
 
 
 

(Unaudited)
 
 
 
 
 
% of Actual
 
 
 
 
 
1Q17 Operating

Quarterly Comparison (a)
1Q17
1Q16
$ Change
% Change
Expenses
 
 
 
 
 
 
Property taxes

$25,447


$24,465


$982

4.0
 %
35.5
%
Salaries and Benefits for On-site Employees
14,472

14,841

(369
)
(2.5
)%
20.2
%
Utilities
15,810

14,391

1,419

9.9
 %
22.0
%
Repairs and Maintenance
9,622

9,149

473

5.2
 %
13.4
%
Property Insurance
2,177

1,254

923

73.6
 %
3.0
%
General and Administrative
2,549

2,424

125

5.2
 %
3.6
%
Marketing and Leasing
1,064

1,087

(23
)
(2.1
)%
1.5
%
Other
559

595

(36
)
(6.0
)%
0.8
%
 
 
 
 
 
 
Total Same Property

$71,700


$68,206


$3,494

5.1
 %
100.0
%


 
 
 
 
 
% of Actual
 
 
 
 
 
1Q17 Operating

Sequential Comparison (a)
1Q17
4Q16
$ Change
% Change
Expenses
 
 
 
 
 
 
Property taxes

$25,447


$21,702


$3,745

17.3
 %
35.5
%
Salaries and Benefits for On-site Employees
14,472

14,217

255

1.8
 %
20.2
%
Utilities
15,810

15,955

(145
)
(0.9
)%
22.0
%
Repairs and Maintenance
9,622

8,477

1,145

13.5
 %
13.4
%
Property Insurance
2,177

1,714

463

27.0
 %
3.0
%
General and Administrative
2,549

2,547

2

0.1
 %
3.6
%
Marketing and Leasing
1,064

1,237

(173
)
(14.0
)%
1.5
%
Other
559

593

(34
)
(5.6
)%
0.8
%
 
 
 
 
 
 
Total Same Property

$71,700


$66,442


$5,258

7.9
 %
100.0
%


 
 
 
 
 
 
 


(a) "Same Property" Communities are communities we owned and were stabilized as of January 1, 2016, excluding properties held for sale. Management believes
"Same Property" information is useful as it allows both management and investors to determine financial results over a particular period for the same set of
communities.




13


 
 
 
CAMDEN
 
JOINT VENTURE OPERATIONS
 
 
(In thousands, except property data amounts)
 
 
 

(Unaudited)

Company's Pro-Rata Share of Joint Venture Operations:
 
Three Months Ended March 31,
OPERATING DATA (a)
2017
2016
Property Revenues
 
 
   Rental revenues

$8,174


$8,049

   Other property revenues
1,211

1,198

      Total property revenues
9,385

9,247

 
 
 
Property expenses
 
 
   Property operating and maintenance
2,895

2,187

   Real estate taxes
977

1,600

 
3,872

3,787

 
 
 
Net Operating Income
5,513

5,460

 
 
 
Other expenses
 
 
   Interest
1,437

1,541

   Depreciation and amortization
2,197

2,346

   Other (including debt prepayment penalties)
62

76

   Total other expenses
3,696

3,963

 
 
 
Equity in income of joint ventures

$1,817


$1,497

 
Mar 31,
2017

Dec 31,
2016

Sep 30,
2016

Jun 30,
2016

Mar 31,
2016

BALANCE SHEET DATA(b)
 
 
 
 
 
Land

$109,912


$109,912


$109,912


$109,912


$109,912

Building & Improvements
741,621

740,075

737,460

734,947

731,896

 
851,533

849,987

847,372

844,859

841,808

Accumulated Depreciation
(151,073
)
(143,931
)
(136,671
)
(129,364
)
(121,865
)
Net operating real estate assets
700,460

706,056

710,701

715,495

719,943

Properties under development and land
1,265

1,265

1,265

1,265

2,347

Cash and other assets, net
15,607

19,617

17,334

14,873

13,863

Total assets

$717,332


$726,938


$729,300


$731,633


$736,153

 
 
 
 
 
 
Notes payable

$519,189


$518,716


$520,976


$524,155


$528,193

Other liabilities
14,781

24,175

24,871

20,457

16,347

Total liabilities
533,970

542,891

545,847

544,612

544,540

 
 
 
 
 
 
Member's equity
183,362

184,047

183,453

187,021

191,613

   Total liabilities and members' equity

$717,332


$726,938


$729,300


$731,633


$736,153

 
 
 
 
 
 
Company's equity investment

$30,062


$30,254


$30,046


$31,142


$32,568

 
 
 
 
 
 
Company's pro-rata share of debt

$162,506


$162,358


$163,065


$164,061


$165,325

 
 

 
 
 
 
 
 
 
 
 
PROPERTY DATA (end of period)
 
 
 
 
 
Total operating properties
22

22
22
22
22
Total operating apartment homes (c)
7,283

7,283
7,283
7,278
7,278
Pro-rata share of operating apartment homes
2,280

2,280

2,280

2,278

2,278



(a) Operating data represents Camden's pro-rata share of revenues and expenses.
(b) Balance sheet and property data reported at 100%.
(c) In August 2016, one of the funds completed the conversion of retail space to five apartment homes at one of it's operating properties.

14


 
 
CAMDEN
 
CURRENT DEVELOPMENT COMMUNITIES
 
 
 

(Unaudited)

AS OF MARCH 31, 2017 ($ in millions)
 
 
 
 
 
 
Estimated/Actual Dates for
 
 
Completed Communities in Lease-Up
Total
Total
 
 
Construction
Initial
Construction
Stabilized
As of 4/29/2017
Homes
Cost
 
 
Start
Occupancy
Completion
Operations
% Leased
% Occupied
1.
Camden Gallery
323
$58.7
 
 
3Q13
1Q16
1Q17
2Q17
95%
96%
 
Charlotte, NC
 
 
 
 
 
 
 
 
 
 
2.
Camden Victory Park
423
84.7
 
 
4Q13
1Q16
3Q16
4Q17
86%
87%
 
Dallas, TX
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Completed Communities in Lease-Up
746
$143.4
 

 
 
 
 
90%
91%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Estimated/Actual Dates for
 
 
 
 
Total
Total
Cost to
Amount
Construction
Initial
Construction
Stabilized
As of 4/29/2017
Development Communities
Homes
Budget
Date
in CIP
Start
Occupancy
Completion
Operations
% Leased
% Occupied
UNDER CONSTRUCTION
 
 
 
 
 
 
 
 
 
 
1.
Camden Lincoln Station
267
$56.0
$52.2
$27.4
4Q14
4Q16
2Q17
1Q18
45%
40%
 
Denver, CO
 
 
 
 
 
 
 
 
 
 
2.
Camden NoMa II
405
115.0
104.4
27.3
1Q15
1Q17
3Q17
4Q19
24%
10%
 
Washington, DC
 
 
 
 
 
 
 
 
 
 
3.
Camden Shady Grove
457
116.0
98.5
79.0
2Q15
1Q17
1Q18
4Q19
14%
7%
 
Rockville, MD
 
 
 
 
 
 
 
 
 
 
4.
Camden McGowen Station
315
90.0
44.6
44.6
4Q14
4Q17
2Q18
3Q19
 
 
 
Houston, TX
 
 
 
 
 
 
 
 
 
 
5.
Camden Washingtonian
365
90.0
37.4
37.4
3Q16
2Q18
4Q18
4Q19
 
 
 
Gaithersburg, MD
 
 
 
 
 
 
 
 
 
 
6.
Camden North End I
441
105.0
30.4
30.4
4Q16
2Q18
2Q19
2Q20
 
 
 
Phoenix, AZ
 
 
 
 
 
 
 
 
 
 
 





 
 


 
 
 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Development Communities
2,250
$572.0
$367.5
$246.1
 
 
 
 
25%
16%
 
 
 
 
 
 
 
 
 
 
 
 
Additional Development Pipeline & Land (a)
131.0
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Properties Under Development and Land (per Balance Sheet)
$377.1
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
NOI Contribution from Development Communities ($ in millions)
 
 
 
 
Cost to Date

1Q17 NOI

 
 
Communities that Stabilized During Quarter
 
 
 
 
$134.6

$1.8

 
 
Completed Communities in Lease-Up
 
 
 
 
143.4

1.6

 
 
Development Communities in Lease-Up
 
 
 
 
255.1

0.3

 
 
Total Development Communities NOI Contribution
 
 
 
 

$533.1


$3.7

 
 
 
 
 
 
 
 
 
 
 
 
 
 

(a) Please refer to the Development Pipeline & Land Summary on page 16.

Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements on page 2 of this document.

15


 
 
 
CAMDEN
 
DEVELOPMENT PIPELINE & LAND
 
 
 

(Unaudited)

AS OF MARCH 31, 2017 ($ in millions)

 
 
 
Projected
Total
 
PIPELINE COMMUNITIES
 
Homes
Estimated Cost (a)
Cost to Date

 
 
 
 
 
 
1.
Camden Grandview II

28

$21.0


$6.5

 
Charlotte, NC






2.
Camden Buckhead (b)

375
104.0

16.6

 
Atlanta, GA






3.
Camden RiNo

230
70.0

18.0

 
Denver, CO




4.
Camden Gallery II

5
3.0

1.0

 
Charlotte, NC




5.
Camden Arts District

354
150.0

17.4

 
Los Angeles, CA






6.
Camden Conte (c)

519
170.0

22.8

 
Houston, TX






7.
Camden North End II

326
73.0

11.7

 
Phoenix, AZ




8.
Camden Atlantic

286
62.0

14.5

 
Plantation, FL
 
 
 
 
9.
Camden Paces III
 
350
100.0

11.4

 
Atlanta, GA
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Development Pipeline
 
2,473

$753.0


$119.9

 
 
 
 
 
 
LAND HOLDINGS/OTHER
 
Acreage
 
Cost to Date

 
 
 
 
 
 
 
 
 

 


 
Phoenix, AZ (d)
 
14.0
 
$11.1
 
 
 
 
 
 
 
 
 
 
 
 
Land Holdings/Other
 
14.0
 

$11.1

 
 
 
 
 
 
Total Development Pipeline and Land
 
 
 

$131.0

 
 
 
 
 
 


(a) Represents our estimate of total costs we expect to incur on these projects. However, forward-looking statements are not guarantees of future performances, results, or events. Although, we believe these expectations are based upon reasonable assumptions, future events rarely develop exactly as forecasted and estimates routinely require adjustment.

(b) Camden Buckhead is Phase 2 of our Paces development.

(c) Anticipated to be developed in two phases. The estimated units, estimated cost, and cost to date represent all phases.

(d) Acreage represented is Gross Acreage of the land.















Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements on page 2 of this document.

16


 
 
 
CAMDEN
 
DEBT ANALYSIS
 
 
(In thousands, except property data amounts)
 
 
 

(Unaudited)

DEBT MATURITIES AS OF MARCH 31, 2017:

 
 
Future Scheduled Repayments
 
 
Year (a)
 
Amortization

Secured
Maturities

Unsecured Maturities

Total

% of Total

Weighted Average Interest Rate on Maturing Debt

2017
 

($994
)

$—


$246,750


$245,756

10.0
 %
5.8
%
2018
 
(1,159
)
175,000


173,841

7.1
 %
1.4
%
2019
 
(957
)
644,107


643,150

26.2
 %
5.4
%
2020
 
(1,134
)


(1,134
)
 %
N/A

2021
 
(923
)

250,000

249,077

10.2
 %
4.8
%
2022
 
(711
)

350,000

349,289

14.3
 %
3.2
%
2023
 
238


250,000

250,238

10.2
 %
5.1
%
2024
 
887


500,000

500,887

20.4
 %
4.0
%
Thereafter
 
39,191



39,191

1.6
 %
4.4
%
Total Maturing Debt
 

$34,438


$819,107


$1,596,750


$2,450,295

100.0
 %
4.4
%
 
 
 
 
 
 
 
 
Unsecured Line of Credit
 
$

$

$

$

 %
%
Total Debt
 

$34,438


$819,107


$1,596,750


$2,450,295

100.0
 %
4.4
%
 
 
 
 
 
 
 
 
Weighted Average Maturity of Debt
 
 
4.6 Years

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Weighted Average
 
 
FLOATING vs. FIXED RATE DEBT:
 
Balance

% of Total

Interest Rate
Time to Maturity
 
 
  Floating rate debt
 

$175,000

7.1
%
1.4
%
1.5 Years

 
 
  Fixed rate debt
 
2,275,295

92.9
%
4.7
%
4.8 Years

 
 
      Total
 

$2,450,295

100.0
%
4.4
%
4.6 Years

 
 
 
 
 


 
 
 
 
 
 
 
 
Weighted Average
 
 
SECURED vs. UNSECURED DEBT:
 
Balance

% of Total

Interest Rate
Time to Maturity
 
 
  Unsecured debt
 

$1,583,819

64.6
%
4.4
%
5.1 Years

 
 
  Secured debt
 
866,476

35.4
%
4.5
%
3.5 Years

 
 
      Total
 

$2,450,295

100.0
%
4.4
%
4.6 Years

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Weighted Average
 
 
SECURED DEBT DETAIL:
 
Balance

% of Total

Interest Rate
Time to Maturity
 
 
  Conventional fixed-rate mortgage debt
 

$691,476

79.8
%
5.3
%
4.0 Years

 
 
  Conventional variable-rate mortgage debt
 
175,000

20.2
%
1.4
%
1.5 Years

 
 
      Total
 

$866,476

100.0
%
4.5
%
3.5 Years

 
 
 
 
 
 
 
 
 
REAL ESTATE ASSETS: (b)
 
Total Homes

% of Total

Total Cost

% of Total

1Q17 NOI

% of Total

  Unencumbered real estate assets
 
36,376
75.7
%

$5,927,980

79.8
%

$106,989

76.4
%
  Encumbered real estate assets
 
11,707
24.3
%
1,504,853

20.2
%
33,064

23.6
%
      Total
 
48,083
100.0
%

$7,432,833

100.0
%

$140,053

100.0
%
 
 
 
 
 
 
 
 
 
 
 
Ratio of unencumbered assets at cost to unsecured debt is
 
3.7x
 

(a) Includes all available extension options.

(b) Real estate assets include communities under development and properties held for sale and exclude communities held through unconsolidated joint ventures.





17


 
 
 
CAMDEN
 
DEBT MATURITY ANALYSIS
 
 
(In thousands)
 
 
 

(Unaudited)

ADDITIONAL DETAIL OF DEBT MATURITIES FOR 2017 AND 2018:

 
 
 
Future Scheduled Repayments
 
Weighted Average Interest on Maturing Debt

Quarter
 
Amortization

Secured Maturities

Unsecured Maturities

Total

2Q 2017
 

($354
)

$—


$246,750


$246,396

5.8
%
3Q 2017
 
(322
)


(322
)
N/A

4Q 2017
 
(318
)


(318
)
N/A

2017
 

($994
)

$—


$246,750


$245,756

5.8
%
 
 
 
 
 
 
 
1Q 2018
 

($313
)

$—


$—


($313
)
N/A

2Q 2018
 
(318
)


(318
)
N/A

3Q 2018
 
(291
)
175,000


174,709

1.4
%
4Q 2018
 
(237
)


(237
)
N/A

2018
 

($1,159
)

$175,000


$—


$173,841

1.4
%
 
 
 
 
 
 
 







18


 
 
CAMDEN
 
DEBT COVENANT ANALYSIS
 
 
 
 
 
 

(Unaudited)
UNSECURED LINE OF CREDIT
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Covenant (a)
 
Required
 
Actual (b)
 
Compliance
 
 
 
 
 
 
 
 
Total Consolidated Debt to Gross Asset Value
 
<
60%
 
25%
 
Yes
 
 
 
 
 
 
 
 
Secured Debt to Gross Asset Value
 
<
40%
 
9%
 
Yes
 
 
 
 
 
 
 
 
Consolidated Adjusted EBITDA to Total Fixed Charges
 
>
150%
 
421%
 
Yes
 
 
 
 
 
 
 
 
Unsecured Debt to Gross Asset Value
 
<
60%
 
21%
 
Yes
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
SENIOR UNSECURED NOTES
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Covenant (a)
 
Required
 
Actual (b)
 
Compliance
 
 
 
 
 
 
 
 
Total Consolidated Debt to Total Asset Value
 
<
60%
 
31%
 
Yes
 
 
 
 
 
 
 
 
Total Secured Debt to Total Asset Value
 
<
40%
 
11%
 
Yes
 
 
 
 
 
 
 
 
Total Unencumbered Asset Value to Total Unsecured Debt
 
>
150%
 
398%
 
Yes
 
 
 
 
 
 
 
 
Consolidated Income Available for Debt Service to Total Annual Service Charges
 
>
150%
 
434%
 
Yes
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 







(a) For a complete listing of all Debt Covenants related to the Company's Unsecured Line of Credit and Senior Unsecured Notes, as well as definitions of the above terms, please refer to the Company's filings with the Securities and Exchange Commission.

(b) Defined terms used in the above covenant calculations may differ between the Unsecured Line of Credit and the Senior Unsecured Notes.

19


 
 
 
CAMDEN
 
UNCONSOLIDATED REAL ESTATE INVESTMENTS
 
 
DEBT ANALYSIS
 
 
(In thousands, except property data amounts)
 
 
 

(Unaudited)

PRO-RATA SHARE OF UNCONSOLIDATED DEBT MATURITIES AS OF MARCH 31, 2017:

 
 
Future Scheduled Repayments
 
Weighted Average Interest on Maturing Debt

Year (a)
 
Amortization

Secured Maturities

Total

% of Total

2017
 

$1,133


$25,900


$27,033

16.7
 %
3.7
%
2018
 
612

50,818

51,430

31.6
 %
4.0
%
2019
 
262

7,383

7,645

4.7
 %
4.2
%
2020
 
71


71

 %
N/A

2021
 
(64
)
5,160

5,096

3.1
 %
4.8
%
2022
 
(77
)

(77
)
 %
N/A

2023
 
(80
)

(80
)
 %
N/A

2024
 
(82
)

(82
)
 %
N/A

Thereafter
 
(147
)
70,420

70,273

43.2
 %
3.2
%
Total Debt
 

$1,628


$159,681


$161,309

99.3
 %
3.7
%
 
 
 
 
 
 
 
Unsecured lines of credit (b)
 

$—


$1,197


$1,197

0.7
 %
3.7
%
 
 

$1,628


$160,878


$162,506

100.0
 %
3.7
%
 
 
 
 
 
 
 
Weighted Average Maturity of Debt
 
 
4.7 Years

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Weighted Average
FLOATING vs. FIXED RATE DEBT:
 
 
Balance

% of Total

Interest Rate
Time to Maturity
Floating rate debt
 
 

$79,098

48.7
%
2.9
 %
6.2 Years

Fixed rate debt
 
 
83,408

51.3
%
4.4
 %
3.2 Years

Total
 
 
$162,506
100.0
%
3.7
 %
4.7 Years

 
 
 
 
 
 
 
 
 
 
 
 
Weighted Average
SECURED DEBT DETAIL:
 
 
Balance

% of Total

Interest Rate
Time to Maturity
Conventional fixed-rate mortgage debt
 
 

$83,408

51.3
%
4.4
 %
3.2 Years

Conventional variable-rate mortgage debt
 
 
67,717

41.7
%
2.9
 %
7.1 Years

Variable-rate construction loans
 
 
10,184

6.3
%
2.5
 %
1.2 Years

Unsecured lines of credit
 
 
1,197

0.7
%
3.7
 %
0.9 Years

Total
 
 
$162,506
100.0
%
3.7
 %
4.7 Years

 
 
 
 
 
 
 
REAL ESTATE ASSETS: (c)
 
 
Total Homes

Total Cost

 
 
Operating real estate assets
 
 
7,283

$851,533

 
 
Land
 
 
0
1,265

 
 
Total
 
 
7,283

$852,798

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


(a) Includes all available extension options.

(b) As of March 31, 2017 these borrowings were drawn under the lines of credit with $7.0 million in total capacity. Camden has a 31.3% ownership interest in the borrowing entity.

(c) Balance sheet and property data reported at 100%.


20


 
 
 
CAMDEN
 
UNCONSOLIDATED REAL ESTATE INVESTMENTS
 
 
DEBT MATURITY ANALYSIS
 
 
(In thousands)
 
 
 

(Unaudited)

ADDITIONAL DETAIL OF PRO-RATA SHARE OF UNCONSOLIDATED DEBT MATURITIES FOR 2017 AND 2018:

 
 
Future Scheduled Repayments
Weighted Average Interest on
Maturing Debt

Quarter (a)
 
Amortization

Secured Maturities

Total

2Q 2017
 

$381


$15,979


$16,360

3.2
%
3Q 2017
 
379

4,992

5,371

4.8
%
4Q 2017
 
373

4,929

5,302

4.5
%
2017
 

$1,133


$25,900


$27,033

3.7
%
 
 
 
 
 
 
1Q 2018 (b)
 

$279


$22,615


$22,894

4.5
%
2Q 2018
 
154

29,401

29,555

3.7
%
3Q 2018
 
88


88

N/A

4Q 2018
 
91


91

N/A

2018
 

$612


$52,016


$52,628

4.0
%
 
 
 
 
 
 


(a) Includes all available extension options.

(b) 1Q 2018 maturities includes unsecured lines of credit with $1,197 (Camden's pro-rata share) outstanding as of March 31, 2017. The lines of credit have $7.0 million in total capacity.





21


 
 
 
CAMDEN
 
CAPITALIZED EXPENDITURES
 
 
& MAINTENANCE EXPENSE
 
 
(In thousands, except unit data)
 
 
 

(Unaudited)
 
 
 
First Quarter 2017
 
 
 
Recurring Capitalized
 
Expensed
Item
 
 
Weighted Average Useful Life (a)

 
Total

Per Unit

 
Total

Per Unit

Interiors
 
 
 
 
 
 
 
 
 
Floor Coverings
 
 
5.5
 years
 

$2,108


$46

 

$453


$10

Appliances
 
 
9.4
 years
 
481

11

 
207

5

Painting
 
 

 


 
1,275

28

Cabinetry/Countertops
 
 
10.0
 years
 
212

5

 


Other
 
 
9.2
 years
 
1,034

23

 
532

12

Exteriors
 
 

 
 
 
 
 
 
Painting
 
 
5.0
 years
 
222

5

 


Carpentry
 
 
10.0
 years
 
45

1

 


Landscaping
 
 
5.3
 years
 
295

6

 
2,767

61

Roofing
 
 
19.5
 years
 
385

8

 
217

5

Site Drainage
 
 
10.0
 years
 
109

2

 


Fencing/Stair
 
 
10.0
 years
 
235

5

 


Other (b)
 
 
7.2
 years
 
1,348

29

 
3,451

75

Common Areas
 
 

 
 
 
 
 
 
Mech., Elec., Plumbing
 
 
9.3
 years
 
1,674

37

 
1,376

30

Parking/Paving
 
 
5.1
 years
 
69

2

 


Pool/Exercise/Facility
 
 
7.4
 years
 
1,477

32

 
308

7

Total Recurring (c)
 
 
 
 

$9,694


$212

 

$10,586


$233

Weighted Average Apartment Homes
 
 
 
 
 
45,710

 
 
45,710

 
 
 
 
 
 
 
 
 
 
Non-recurring capitalized expenditures (d)
 
 
 
 

$464

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Revenue Enhancing Expenditures (e)
 
 
10.0
 years
 

$5,843


$13,557

 
Revenue Enhanced Apartment Homes
 
 
 
 
 
431

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

(a) Weighted average useful life of capitalized expenses for the three months ended March 31, 2017.
(b) Includes in part the following items: site/building repair, masonry/plaster, and general conditions.
(c) Capital expenditures necessary to help preserve the value of and maintain the functionality at our communities.
(d) Capital expenditures primarily composed of non-recurring or one-time additions such as LED lighting programs for 2017 in addition to other, non-routine items.
(e) Represents capital expenditures for the three months ended March 31, 2017 spent on apartment unit renovation designed to reposition these assets for higher rental levels in their respective markets.

22


 
 
CAMDEN
 
NON-GAAP FINANCIAL MEASURES
 
 
DEFINITIONS & RECONCILIATIONS
 
 
(In thousands, except per share amounts)
 
 
 

(Unaudited)

This document contains certain non-GAAP financial measures management believes are useful in evaluating an equity REIT's performance. Camden's definitions and calculations of non-GAAP financial measures may differ from those used by other REITs, and thus may not be comparable. The non-GAAP financial measures should not be considered as an alternative to net income as an indication of our operating performance, or to net cash provided by operating activities as a measure of our liquidity.

FFO
The National Association of Real Estate Investment Trusts (“NAREIT”) currently defines FFO as net income (computed in accordance with accounting principles generally accepted in the United States of America ("GAAP")), excluding gains (or losses) associated with the sale of previously depreciated operating properties, real estate depreciation and amortization, impairments of depreciable assets, and adjustments for unconsolidated joint ventures. Our calculation of diluted FFO also assumes conversion of all potentially dilutive securities, including certain non-controlling interests, which are convertible into common shares. We consider FFO to be an appropriate supplemental measure of operating performance because, by excluding gains or losses on dispositions of operating properties, and depreciation, FFO can assist in the comparison of the operating performance of a company’s real estate investments between periods or to different companies. A reconciliation of net income attributable to common shareholders to FFO is provided below:

Adjusted FFO

In addition to FFO, we compute Adjusted FFO ("AFFO") as a supplemental measure of operating performance. AFFO is calculated utilizing FFO less recurring capital expenditures which are necessary to help preserve the value of and maintain the functionality at our communities. Our definition of recurring capital expenditures may differ from other REITs, and there can be no assurance our basis for computing this measure is comparable to other REITs. A reconciliation of FFO to AFFO is provided below:
 
 
Three Months Ended March 31,
 
 
2017
2016
Net income attributable to common shareholders
 

$34,861


$41,730

 Real estate depreciation and amortization
 
62,153

60,485

 Real estate depreciation from discontinued operations
 

4,327

 Adjustments for unconsolidated joint ventures
 
2,213

2,358

 Income allocated to non-controlling interests
 
1,128

1,210

Funds from operations
 

$100,355


$110,110

 
 
 
 
Less: recurring capitalized expenditures
 
(9,694
)
(9,294
)
 
 
 
 
Adjusted funds from operations
 

$90,661


$100,816

 
 
 
 
Weighted average number of common shares outstanding:
 
 
 
EPS diluted
 
90,949

90,509

FFO/AFFO diluted
 
92,029

91,593

 
 
 
 
Total earnings per common share - diluted
 

$0.39


$0.46

FFO per common share - diluted
 

$1.09


$1.20

AFFO per common share - diluted
 

$0.99


$1.10

 
Expected FFO
Expected FFO is calculated in a method consistent with historical FFO, and is considered an appropriate supplemental measure of expected operating performance when compared to expected earnings per common share (EPS). Guidance excludes gains, if any, on properties not currently held for sale due to the uncertain timing and extent of property dispositions and the resulting gains/losses on sales. A reconciliation of the ranges provided for diluted EPS to expected FFO per diluted share is provided below:
 
2Q17

Range
 
2017

Range
 
Low
High
 
Low
High
Expected earnings per common share - diluted

$0.41


$0.45

 

$1.62


$1.78

Expected real estate depreciation and amortization
0.67

0.67

 
2.73

2.73

Expected adjustments for unconsolidated joint ventures
0.02

0.02

 
0.10

0.10

Expected income allocated to non-controlling interests
0.01

0.01

 
0.04

0.04

Expected FFO per share - diluted

$1.11


$1.15

 

$4.49


$4.65



Note: This table contains forward-looking statements. Please see the paragraph regarding forward-looking statements on page 2 of this document.

23


 
 
 
CAMDEN
 
NON-GAAP FINANCIAL MEASURES
 
 
DEFINITIONS & RECONCILIATIONS
 
 
(In thousands, except per share amounts)
 
 
 

(Unaudited)

Net Operating Income (NOI)

NOI is defined by the Company as total property income less property operating and maintenance expenses less real estate taxes. NOI is further detailed in the Components of Property NOI schedules on page 10. The Company considers NOI to be an appropriate supplemental measure of operating performance to net income attributable to common shareholders because it reflects the operating performance of our communities without allocation of corporate level property management overhead or general and administrative costs. A reconciliation of net income attributable to common shareholders to net operating income is provided below:
 
Three months ended March 31,
 
2017
2016
Net income

$35,989


$42,940

Less: Fee and asset management income
(1,748
)
(1,765
)
Less: Interest and other income
(634
)
(224
)
Less: Income on deferred compensation plans
(4,617
)
(63
)
Plus: Property management expense
7,027

7,140

Plus: Fee and asset management expense
884

952

Plus: General and administrative expense
12,868

12,223

Plus: Interest expense
22,956

23,790

Plus: Depreciation and amortization expense
63,734

62,091

Plus: Expense on deferred compensation plans
4,617

63

Plus: Loss on Early Retirement of Debt
323


Less: Gain on sale of operating properties, including land

(443
)
Less: Equity in income of joint ventures
(1,817
)
(1,497
)
Plus: Income tax expense
471

315

Less: Income from discontinued operations

(5,076
)
Net Operating Income (NOI)

$140,053


$140,446

 
 
 
"Same Property" Communities

$124,609


$122,547

Non-"Same Property" Communities
12,461

8,649

Development and Lease-Up Communities
1,899

16

Dispositions/Other
1,084

9,234

Net Operating Income (NOI)

$140,053


$140,446


Adjusted EBITDA

Adjusted EBITDA is defined by the Company as earnings before interest, taxes, depreciation and amortization, including net operating income from discontinued operations, excluding equity in (income) loss of joint ventures, (gain) loss on sale of unconsolidated joint venture interests, gain on acquisition of controlling interest in joint ventures, gain on sale of operating properties including land, net of tax, loss on early retirement of debt and income (loss) allocated to non-controlling interests. The Company considers Adjusted EBITDA to be an appropriate supplemental measure of operating performance to net income attributable to common shareholders because it represents income before non-cash depreciation and the cost of debt, and excludes gains or losses from property dispositions. A reconciliation of net income attributable to common shareholders to Adjusted EBITDA is provided below:
 
Three months ended March 31,
 
2017
2016
Net income attributable to common shareholders

$34,861


$41,730

Plus: Interest expense
22,956

23,790

Plus: Depreciation and amortization expense
63,734

62,091

Plus: Income allocated to non-controlling interests from continuing operations
1,128

1,210

Plus: Income tax expense
471

315

Plus: Real estate depreciation from discontinued operations

4,327

Less: Gain on sale of operating properties, including land

(443
)
Plus: Loss on Early Retirement of Debt
323


Less: Equity in income of joint ventures
(1,817
)
(1,497
)
Adjusted EBITDA

$121,656


$131,523


24


 
 
 
CAMDEN
 
OTHER DATA
 
 
 


(Unaudited)
Stock Symbol:
 
CPT
 
 
 
 
 
 
 
 
 
 
 
 
 
Exchange Traded:
 
NYSE
 
 
 
 
 
 
 
 
 
 
 
 
 
Senior Unsecured Debt Ratings:
 
 
Rating
Outlook
 
 
 
 
 
Fitch
A-
Stable
 
 
 
 
 
Moody's
A3
Stable
 
 
 
 
 
Standard & Poor's
BBB+
Stable
 
 
 
 
 
 
 
 
 
 
 
Estimated Future Dates:
 
 
Q2 '17
Q3 '17
Q4 '17
Q1 '18
 
  Earnings Release & Conference Call
 
 
Late July
Late October
Early February
Early May
 
 
 
 
 
 
 
 
 
Dividend Information - Common Shares:
 
Q1 '17
 
 
 
 
 
  Declaration Date
 
2/7/2017
 
 
 
 
 
  Record Date
 
3/31/2017
 
 
 
 
 
  Payment Date
 
4/17/2017
 
 
 
 
 
  Distributions Per Share
 
$0.75
 
 
 
 
 

Investor Relations Data:
 
 
 
 
 
 
Camden does not send quarterly reports to shareholders, but supplies 10-Q's, Earnings Releases, and Supplemental Data upon request.
 
 
 
 
 
 
For Investor Relations: recent press releases, 10-Q's, 10-K's, and other information, call 1-800-9CAMDEN or (713) 354-2787.
 
 
 
 
 
 
To access Camden's Quarterly Conference Call, please visit our web site at camdenliving.com.
 
 
 
 
 
 
For questions contact:
 
 
 
 
 
 
 
Richard J. Campo
Chairman & Chief Executive Officer
 
 
 
D. Keith Oden
President
 
 
 
H. Malcolm Stewart
Chief Operating Officer
 
 
 
Alexander J. Jessett
Chief Financial Officer
 
 
 
Kimberly A. Callahan
Senior Vice President - Investor Relations
 


25


 
 
 
CAMDEN
 
COMMUNITY TABLE
 
 
Community statistics as of 3/31/2017

(Unaudited)
 
 
 
 
 
 
1Q17 Avg Monthly
1Q17 Avg Monthly
 
 
 
Year Placed
Average
Apartment
1Q17 Avg
Rental Rates per
Revenue per Occupied
Community Name
City
State
In Service
Size
Homes
Occupancy
Home
Sq. Ft.
Home
Sq. Ft.
 
 
 
 
 
 
 
 
 
 
 
Camden Chandler
Chandler
AZ
2015
1,146

380

91%

$1,281


$1.12


$1,528


$1.33

Camden Copper Square
Phoenix
AZ
2000
786

332

95%
1,099

1.40

1,383

1.76

Camden Foothills
Scottsdale
AZ
2014
1,032

220

96%
1,517

1.47

1,816

1.76

Camden Hayden
Tempe
AZ
2015
1,043

234

95%
1,425

1.37

1,665

1.60

Camden Legacy
Scottsdale
AZ
1996
1,067

428

96%
1,183

1.11

1,436

1.35

Camden Montierra
Scottsdale
AZ
1999
1,071

249

97%
1,273

1.19

1,488

1.39

Camden Pecos Ranch
Chandler
AZ
2001
924

272

96%
1,036

1.12

1,258

1.36

Camden San Marcos
Scottsdale
AZ
1995
984

320

96%
1,161

1.18

1,380

1.40

Camden San Paloma
Scottsdale
AZ
1993/1994
1,042

324

96%
1,180

1.13

1,434

1.38

Camden Sotelo
Tempe
AZ
2008/2012
1,303

170

95%
1,454

1.12

1,715

1.32

TOTAL ARIZONA
10

Properties
1,030

2,929

95%
1,238

1.20

1,486

1.44

 
 
 
 
 
 
 
 
 
 
 
Camden Crown Valley
Mission Viejo
CA
2001
1,009

380

96%
1,966

1.95

2,170

2.15

Camden Glendale
Glendale
CA
2015
882

303

96%
2,269

2.57

2,444

2.77

Camden Harbor View
Long Beach
CA
2004
981

546

95%
2,492

2.54

2,617

2.67

Camden Main and Jamboree
Irvine
CA
2008
1,011

290

97%
2,046

2.02

2,264

2.24

Camden Martinique
Costa Mesa
CA
1986
795

714

95%
1,693

2.13

1,901

2.39

Camden Sea Palms
Costa Mesa
CA
1990
891

138

95%
1,914

2.15

2,071

2.32

The Camden
Hollywood
CA
2016
768

287

96%
3,062

3.99

3,106

4.04

Total Los Angeles/Orange County
7

Properties
899

2,658

96%
2,160

2.40

2,321

2.58

 
 
 
 
 
 
 
 
 
 
 
Camden Landmark
Ontario
CA
2006
982

469

91%
1,530

1.56

1,701

1.73

Camden Old Creek
San Marcos
CA
2007
1,037

350

96%
1,970

1.90

2,183

2.11

Camden Sierra at Otay Ranch
Chula Vista
CA
2003
962

422

94%
1,830

1.90

2,070

2.15

Camden Tuscany
San Diego
CA
2003
896

160

95%
2,559

2.85

2,847

3.18

Camden Vineyards
Murrieta
CA
2002
1,053

264

96%
1,569

1.49

1,845

1.75

Total San Diego/Inland Empire
5

Properties
992

1,665

94%
1,804

1.82

2,033

2.05

 
 
 
 
 
 
 
 
 
 
 
TOTAL CALIFORNIA
12

Properties
935

4,323

95%
2,023

2.16

2,210

2.36

 
 
 
 
 
 
 
 
 
 
 
Camden Belleview Station
Denver
CO
2009
888

270

95%
1,385

1.56

1,607

1.81

Camden Caley
Englewood
CO
2000
925

218

96%
1,365

1.48

1,615

1.75

Camden Denver West
Golden
CO
1997
1,015

320

94%
1,594

1.57

1,815

1.79

Camden Flatirons
Denver
CO
2015
960

424

95%
1,493

1.56

1,751

1.83

Camden Highlands Ridge
Highlands Ranch
CO
1996
1,149

342

96%
1,619

1.41

1,858

1.62

Camden Interlocken
Broomfield
CO
1999
1,010

340

96%
1,491

1.48

1,709

1.69

Camden Lakeway
Littleton
CO
1997
932

451

96%
1,431

1.54

1,662

1.78

TOTAL COLORADO
7

Properties
985

2,365

95%
1,489

1.51

1,723

1.75

 
 
 
 
 
 
 
 
 
 
 
Camden Ashburn Farm
Ashburn
VA
2000
1,062

162

94%
1,592

1.50

1,883

1.77

Camden College Park
College Park
MD
2008
942

508

96%
1,546

1.64

1,758

1.87

Camden Dulles Station
Oak Hill
VA
2009
978

382

96%
1,644

1.68

1,869

1.91

Camden Fair Lakes
Fairfax
VA
1999
1,056

530

96%
1,737

1.65

2,002

1.90

Camden Fairfax Corner
Fairfax
VA
2006
934

489

97%
1,802

1.93

2,026

2.17

Camden Fallsgrove
Rockville
MD
2004
996

268

95%
1,730

1.74

1,951

1.96

Camden Grand Parc
Washington
DC
2002
674

105

98%
2,440

3.63

2,771

4.12

Camden Lansdowne
Leesburg
VA
2002
1,006

690

96%
1,501

1.49

1,743

1.73

Camden Largo Town Center
Largo
MD
2000/2007
1,027

245

94%
1,628

1.58

1,855

1.81

Camden Monument Place
Fairfax
VA
2007
856

368

97%
1,536

1.79

1,791

2.09

Camden NoMa
Washington
DC
2014
770

321

95%
2,208

2.87

2,543

3.30

Camden Potomac Yard
Arlington
VA
2008
835

378

95%
2,002

2.40

2,272

2.72

Camden Roosevelt
Washington
DC
2003
856

198

95%
2,672

3.12

3,024

3.53

Camden Russett
Laurel
MD
2000
992

426

95%
1,446

1.46

1,673

1.69

Camden Silo Creek
Ashburn
VA
2004
975

284

96%
1,483

1.52

1,727

1.77

Camden South Capitol (1)
Washington
DC
2013
821

281

95%
2,176

2.70

2,481

3.08

TOTAL DC METRO
16

Properties
940

5,635

96%
1,745

1.86

1,999

2.13

 
 
 
 
 
 
 
 
 
 
 
Camden Aventura
Aventura
FL
1995
1,108

379

95%
1,968

1.78

2,333

2.10

Camden Boca Raton
Boca Raton
FL
2014
843

261

94%
1,963

2.33

2,231

2.65

Camden Brickell
Miami
FL
2003
937

405

97%
2,058

2.20

2,273

2.43

Camden Doral
Miami
FL
1999
1,120

260

96%
1,894

1.69

2,144

1.91

Camden Doral Villas
Miami
FL
2000
1,253

232

96%
2,020

1.61

2,253

1.80

Camden Las Olas
Ft. Lauderdale
FL
2004
1,043

420

96%
2,054

1.97

2,323

2.23

Camden Plantation
Plantation
FL
1997
1,201

502

96%
1,630

1.36

1,890

1.57

Camden Portofino
Pembroke Pines
FL
1995
1,112

322

95%
1,639

1.47

1,937

1.74

Total Southeast Florida
8

Properties
1,079

2,781

96%

$1,892


$1.75


$2,163


$2.00

 
 
 
 
 
 
 
 
 
 
 




26


 
 
 
CAMDEN
 
COMMUNITY TABLE
 
 
Community statistics as of 3/31/2017

(Unaudited)
 
 
 
 
 
 
1Q17 Avg Monthly
1Q17 Avg Monthly
 
 
 
Year Placed
Average
Apartment
1Q17 Avg
Rental Rates per
Revenue per Occupied
Community Name
City
State
In Service
Size
Homes
Occupancy
Home
Sq. Ft.
Home
Sq. Ft.
 
 
 
 
 
 
 
 
 
 
 
Camden Hunter's Creek
Orlando
FL
2000
1,075

270

96%

$1,309


$1.22


$1,542


$1.43

Camden Lago Vista
Orlando
FL
2005
955

366

94%
1,183

1.24

1,427

1.49

Camden LaVina
Orlando
FL
2012
970

420

95%
1,214

1.25

1,438

1.48

Camden Lee Vista
Orlando
FL
2000
937

492

96%
1,127

1.20

1,344

1.43

Camden Orange Court
Orlando
FL
2008
817

268

95%
1,301

1.59

1,543

1.89

Camden Town Square
Orlando
FL
2012
986

438

96%
1,262

1.28

1,441

1.47

Camden Waterford Lakes (1)
Orlando
FL
2013
971

300

94%
1,336

1.38

1,596

1.64

Camden World Gateway
Orlando
FL
2000
979

408

96%
1,195

1.22

1,412

1.44

Total Orlando
8

Properties
962

2,962

95%
1,229

1.28

1,453

1.51

 
 
 
 
 
 
 
 
 
 
 
Camden Bay
Tampa
FL
1997/2001
943

760

94%
1,115

1.18

1,377

1.46

Camden Montague
Tampa
FL
2012
975

192

94%
1,246

1.28

1,498

1.54

Camden Preserve
Tampa
FL
1996
942

276

96%
1,322

1.40

1,569

1.67

Camden Royal Palms
Brandon
FL
2006
1,017

352

96%
1,136

1.12

1,367

1.34

Camden Visconti (1)
Tampa
FL
2007
1,125

450

95%
1,295

1.15

1,544

1.37

Camden Westchase Park
Tampa
FL
2012
992

348

95%
1,359

1.37

1,630

1.64

Total Tampa
6
Properties
998

2,378

95%
1,222

1.22

1,476

1.48

 
 
 
 
 
 
 
 
 
 
 
TOTAL FLORIDA
22

Properties
1,012

8,121

95%
1,454

1.44

1,704

1.68

 

 
 
 
 
 
 
 
 
 
Camden Brookwood
Atlanta
GA
2002
912

359

97%
1,306

1.43

1,507

1.64

Camden Creekstone
Atlanta
GA
2002
990

223

96%
1,238

1.25

1,357

1.37

Camden Deerfield
Alpharetta
GA
2000
1,187

292

95%
1,337

1.13

1,575

1.33

Camden Dunwoody
Atlanta
GA
1997
1,007

324

96%
1,260

1.25

1,498

1.49

Camden Fourth Ward
Atlanta
GA
2014
847

276

96%
1,607

1.90

1,846

2.18

Camden Midtown Atlanta
Atlanta
GA
2001
935

296

95%
1,401

1.50

1,613

1.72

Camden Paces
Atlanta
GA
2015
1,407

379

95%
2,521

1.79

2,779

1.97

Camden Peachtree City
Peachtree City
GA
2001
1,027

399

95%
1,243

1.21

1,467

1.43

Camden Phipps (1)
Atlanta
GA
1996
1,018

234

95%
1,480

1.46

1,644

1.62

Camden Shiloh
Kennesaw
GA
1999/2002
1,143

232

96%
1,195

1.05

1,417

1.24

Camden St. Clair
Atlanta
GA
1997
999

336

95%
1,259

1.26

1,488

1.49

Camden Stockbridge
Stockbridge
GA
2003
1,009

304

95%
964

0.96

1,176

1.17

Camden Vantage
Atlanta
GA
2010
901

592

96%
1,316

1.46

1,480

1.64

TOTAL GEORGIA
13
Properties
1,026

4,246

96%
1,406

1.37

1,616

1.58

 
 
 
 
 
 
 
 
 
 
 
Camden Ballantyne
Charlotte
NC
1998
1,048

400

95%
1,226

1.17

1,478

1.41

Camden Cotton Mills
Charlotte
NC
2002
905

180

95%
1,442

1.59

1,629

1.80

Camden Dilworth
Charlotte
NC
2006
857

145

94%
1,445

1.69

1,655

1.93

Camden Fairview
Charlotte
NC
1983
1,036

135

95%
1,151

1.11

1,354

1.31

Camden Foxcroft
Charlotte
NC
1979
940

156

93%
1,013

1.08

1,212

1.29

Camden Foxcroft II
Charlotte
NC
1985
874

100

95%
1,112

1.27

1,321

1.51

Camden Gallery (2)
Charlotte
NC
2017
743

323

Lease-Up
1,362

1.83

1,552

2.09

Camden Grandview
Charlotte
NC
2000
1,059

266

93%
1,611

1.52

1,813

1.71

Camden Sedgebrook
Charlotte
NC
1999
972

368

96%
1,084

1.11

1,314

1.35

Camden South End
Charlotte
NC
2003
882

299

97%
1,355

1.54

1,546

1.75

Camden Southline (1)
Charlotte
NC
2015
831

266

95%
1,472

1.77

1,674

2.02

Camden Stonecrest
Charlotte
NC
2001
1,098

306

95%
1,283

1.17

1,512

1.38

Camden Touchstone
Charlotte
NC
1986
899

132

95%
1,004

1.12

1,154

1.28

Total Charlotte
13
Properties
942

3,076

95%
1,292

1.37

1,500

1.59

 
 
 
 
 
 
 
 
 
 
 
Camden Asbury Village (1)
Raleigh
NC
2009
1,009

350

94%
1,130

1.12

1,232

1.22

Camden Crest
Raleigh
NC
2001
1,013

438

92%
991

0.98

1,212

1.20

Camden Governor's Village
Chapel Hill
NC
1999
1,046

242

96%
1,038

0.99

1,291

1.23

Camden Lake Pine
Apex
NC
1999
1,066

446

94%
1,074

1.01

1,314

1.23

Camden Manor Park
Raleigh
NC
2006
966

484

95%
1,029

1.06

1,259

1.30

Camden Overlook
Raleigh
NC
2001
1,060

320

94%
1,182

1.11

1,435

1.35

Camden Reunion Park
Apex
NC
2000/2004
972

420

91%
952

0.98

1,150

1.18

Camden Westwood
Morrisville
NC
1999
1,027

354

90%
1,015

0.99

1,251

1.22

Total Raleigh
8
Properties
1,016

3,054

93%
1,046

1.03

1,263

1.24

 
 
 
 
 
 
 
 
 
 
 
TOTAL NORTH CAROLINA
21

Properties
979

6,130

94%
1,169

1.19

1,382

1.41

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 







27


 
 
 
CAMDEN
 
COMMUNITY TABLE
 
 
Community statistics as of 3/31/2017

(Unaudited)
 
 
 
 
 
 
1Q17 Avg Monthly
1Q17 Avg Monthly
 
 
 
Year Placed
Average
Apartment
1Q17 Avg
Rental Rates per
Revenue per Occupied
Community Name
City
State
In Service
Size
Homes
Occupancy
Home
Sq. Ft.
Home
Sq. Ft.
 
 
 
 
 
 
 
 
 
 
 
Camden Amber Oaks (1)
Austin
TX
2009
862

348

95%

$1,060


$1.23


$1,323


$1.53

Camden Amber Oaks II (1)
Austin
TX
2012
910

244

96%
1,122

1.23

1,374

1.51

Camden Brushy Creek (1)
Cedar Park
TX
2008
882

272

97%
1,126

1.28

1,264

1.43

Camden Cedar Hills
Austin
TX
2008
911

208

95%
1,236

1.36

1,492

1.64

Camden Gaines Ranch
Austin
TX
1997
955

390

97%
1,368

1.43

1,618

1.69

Camden Huntingdon
Austin
TX
1995
903

398

95%
1,109

1.23

1,363

1.51

Camden La Frontera
Austin
TX
2015
901

300

95%
1,208

1.34

1,427

1.58

Camden Lamar Heights
Austin
TX
2015
838

314

96%
1,467

1.75

1,684

2.01

Camden Shadow Brook (1)
Austin
TX
2009
909

496

95%
1,126

1.24

1,282

1.41

Camden Stoneleigh
Austin
TX
2001
908

390

96%
1,218

1.34

1,455

1.60

Total Austin
10

Properties
899

3,360

96%
1,202

1.34

1,424

1.58

 
 
 
 
 
 
 
 
 
 
 
Camden Breakers
Corpus Christi
TX
1996
868

288

88%
1,107

1.28

1,358

1.57

Camden Copper Ridge
Corpus Christi
TX
1986
775

344

92%
857

1.11

1,050

1.35

Camden Miramar (3)
Corpus Christi
TX
1994-2014
494

1,005

97%
1,232

2.49

1,403

2.84

Camden South Bay (1)
Corpus Christi
TX
2007
1,055

270

93%
1,219

1.16

1,393

1.32

Total Corpus Christi
4

Properties
681

1,907

91%
1,144

1.68

1,333

1.96

 
 
 
 
 
 
 
 
 
 
 
Camden Addison
Addison
TX
1996
942

456

96%
1,171

1.24

1,381

1.47

Camden Belmont
Dallas
TX
2010/2012
945

477

96%
1,439

1.52

1,621

1.71

Camden Buckingham
Richardson
TX
1997
919

464

95%
1,177

1.28

1,414

1.54

Camden Centreport
Ft. Worth
TX
1997
911

268

96%
1,106

1.21

1,303

1.43

Camden Cimarron
Irving
TX
1992
772

286

94%
1,143

1.48

1,386

1.80

Camden Design District (1)
Dallas
TX
2009
939

355

94%
1,359

1.45

1,491

1.59

Camden Farmers Market
Dallas
TX
2001/2005
932

904

95%
1,298

1.39

1,517

1.63

Camden Henderson
Dallas
TX
2012
967

106

96%
1,549

1.60

1,834

1.90

Camden Legacy Creek
Plano
TX
1995
831

240

95%
1,220

1.47

1,428

1.72

Camden Legacy Park
Plano
TX
1996
871

276

96%
1,216

1.40

1,427

1.64

Camden Panther Creek (1)
Frisco
TX
2009
946

295

95%
1,189

1.26

1,368

1.45

Camden Riverwalk (1)
Grapevine
TX
2008
982

600

95%
1,383

1.41

1,511

1.54

Camden Valley Park
Irving
TX
1986
743

516

97%
1,059

1.42

1,249

1.68

Camden Victory Park (2)
Dallas
TX
2016
861

423

Lease-Up
1,586

1.84

1,764

2.05

Total Dallas/Ft. Worth
14

Properties
901

5,666

95%
1,277

1.42

1,467

1.63

 
 
 
 
 
 
 
 
 
 
 
Camden City Centre
Houston
TX
2007
932

379

89%
1,518

1.63

1,761

1.89

Camden City Centre II
Houston
TX
2013
868

268

92%
1,569

1.81

1,811

2.09

Camden Cypress Creek (1)
Cypress
TX
2009
993

310

94%
1,223

1.23

1,351

1.36

Camden Downs at Cinco Ranch (1)
Katy
TX
2004
1,075

318

91%
1,230

1.14

1,420

1.32

Camden Grand Harbor (1)
Katy
TX
2008
959

300

94%
1,158

1.21

1,283

1.34

Camden Greenway
Houston
TX
1999
861

756

94%
1,381

1.61

1,618

1.88

Camden Heights (1)
Houston
TX
2004
927

352

94%
1,481

1.60

1,625

1.75

Camden Holly Springs
Houston
TX
1999
934

548

89%
1,210

1.29

1,424

1.52

Camden Midtown
Houston
TX
1999
844

337

92%
1,594

1.89

1,766

2.09

Camden Northpointe (1)
Tomball
TX
2008
940

384

93%
1,090

1.16

1,300

1.38

Camden Oak Crest
Houston
TX
2003
870

364

92%
1,114

1.28

1,272

1.46

Camden Park
Houston
TX
1995
866

288

94%
1,089

1.26

1,298

1.50

Camden Plaza
Houston
TX
2007
915

271

95%
1,554

1.70

1,764

1.93

Camden Post Oak
Houston
TX
2003
1,200

356

91%
2,476

2.06

2,621

2.18

Camden Royal Oaks
Houston
TX
2006
923

236

89%
1,312

1.42

1,376

1.49

Camden Royal Oaks II
Houston
TX
2012
1,054

104

90%
1,498

1.42

1,550

1.47

Camden Spring Creek (1)
Spring
TX
2004
1,080

304

92%
1,195

1.11

1,359

1.26

Camden Stonebridge
Houston
TX
1993
845

204

92%
1,095

1.30

1,280

1.51

Camden Sugar Grove
Stafford
TX
1997
921

380

93%
1,149

1.25

1,348

1.46

Camden Travis Street
Houston
TX
2010
819

253

92%
1,496

1.83

1,727

2.11

Camden Vanderbilt
Houston
TX
1996/1997
863

894

94%
1,429

1.66

1,645

1.91

Camden Whispering Oaks
Houston
TX
2008
934

274

95%
1,203

1.29

1,343

1.43

Camden Woodson Park (1)
Houston
TX
2008
916

248

95%
1,151

1.26

1,268

1.39

Camden Yorktown (1)
Houston
TX
2008
995

306

95%
1,151

1.16

1,354

1.36

Total Houston
24

Properties
930

8,434

93%
1,355

1.46

1,541

1.66

 
 
 
 
 
 
 
 
 
 
 
TOTAL TEXAS
52

Properties
892

19,367

94%
1,285

1.44

1,478

1.66

 
 
 
 
 
 
 
 
 
 
 
TOTAL PROPERTIES
153

Properties
951

53,116

95%

$1,423


$1.50


$1,640


$1.72

(1) Communities owned through investment in joint venture.
(2) Completed communities in lease-up as of March 31, 2017 are excluded from total occupancy numbers.
(3) Miramar is a student housing community which is excluded from total occupancy numbers.


28
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