Apartment Investment and Management : Press release dated August 13, 2021 (Form 8-K)

Dee Yonker







Table of Contents

Page

3

Earnings Release

7

Strategic Overview

12

Consolidated Statements of Operations

13

Consolidated Balance Sheets

14

Schedule 1 – EBITDAre and Adjusted EBITDAre

15

Schedule 2 – Aimco Leverage and Maturities

16

Schedule 3 – Aimco Portfolio

17

Schedule 4 – Aimco Capital Additions

18

Schedule 5 – Aimco Development and Redevelopment Project Summaries

19

Schedule 6 – Stabilized Operating Properties

20

Schedule 7 – Acquisitions, Dispositions, and Leased Communities

21

Glossary and Reconciliations of Non-GAAP Financial and Operating Measures

Aimco Reports Second Quarter 2021 Results and Provides Strategic Overview

Denver, Colorado, August 13, 2021 – Apartment Investment and Management Company (‘Aimco’) (NYSE: AIV) announced today second quarter results for 2021.

Wes Powell, Aimco President and Chief Executive Officer, comments: ‘The fundamentals of the apartment market have largely recovered from the impacts of 2020 and investor demand for multifamily properties is strong. Aimco’s experienced team, diversified portfolio and pipeline of future opportunities have us well positioned for growth. Results within our stabilized operating portfolio are accelerating, our active development projects are on track to create significant value for shareholders, and our pipeline is steadily expanding… having recently secured new investment opportunities with the potential for approximately four million square feet of new development in high-growth markets. The first half of 2021 has been productive, I am thankful for the dedication of the Aimco team and energized by what lies ahead.’

Lynn Stanfield, Aimco Executive Vice President and Chief Financial Officer, comments: ‘In the second quarter, we invested $49 million into our active development and redevelopment projects, started construction on a luxury single-family rental development in Corte Madera, California, and began the major redevelopment of Hamilton on the Bay in Miami, Florida. When complete and fully stabilized, our currently active development and redevelopment projects are expected to produce approximately $60 million of net operating income. Aimco’s balance sheet and today’s liquid capital markets provide a strong foundation for our growing investment platform. In the second quarter, Aimco closed two construction loans with commitments of $251 million and currently has access to $445 million of cash and capacity on its revolving credit facility.’

Financial Results and Recent Highlights

Net loss attributable to common stockholders per share, on a dilutive basis, was $0.13 for the quarter ended June 30, 2021, compared to net income per share of $0.02 for the same period in 2020, due primarily to unrealized losses on interest rate options which provide a hedge against the re-pricing of future debt maturities.

Aimco Total Shareholder Return was 32%, year-to-date through July 2021.

Aimco invested $49 million in development and redevelopment activities during the second quarter and leased more than 200 homes at properties currently in lease-up.

Aimco closed $251 million of construction financing and ended the second quarter with $445 million of liquidity, including cash and capacity on its revolving credit facility.

Aimco entered into agreements totaling $53 million to acquire property for development in Colorado Springs, Colorado, and Fort Lauderdale, Florida.

Aimco acquired, for $19 million, property adjacent to its Hamilton on the Bay asset located in Miami, Florida, providing additional development opportunity.

Revenue from Aimco’s Operating Properties was up 2.3% year-over-year, with occupancy up 140 basis points and average revenue per apartment home up 0.8%.

Net Operating Income from Aimco’s Operating Properties was up 4.0% from the first quarter of 2021 and up 0.7% year-over-year.

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Development and Redevelopment

Aimco’s dedicated team sources and executes development and redevelopment projects across Aimco’s national platform. Aimco seeks outsized returns on incremental capital invested, for itself and its partners, through its team’s local insights regarding sub-market fundamentals, the specific property location, a deep understanding of how best to meet the end users’ needs and wants, a disciplined commitment to mitigating risk during the construction process, and a passion for quality. Aimco believes that each of these components are critical to the creation of an investment platform that is both sustainable and viable independent of broader market conditions.

In the second quarter, Aimco had eight active development and redevelopment projects located in five different markets across the United States. These projects remain on track, as evidenced by project-level budget and schedule, lease-up metrics, and current market valuations.

Construction Activity

During the three months ended June 30, 2021, Aimco invested approximately $49 million at its development and redevelopment projects.

At the North Tower of Flamingo Point in Miami Beach, Florida, the major redevelopment continues on plan with approximately $27 million remaining to invest. Apartment homes are planned for initial delivery in the third quarter with construction completion scheduled for 2022 and stabilization targeted for 2024. Pre-leasing has been strong, as of July 31, 2021, approximately one-third of the units have been leased prior to delivery at rates ahead of initial targets.

Upton Place in Upper-Northwest Washington, D.C., is progressing on schedule and on-budget, with approximately $213 million remaining to complete construction. The project is scheduled for completion in 2024 and stabilization is targeted for 2026.

The Benson Hotel and Faculty Club on the Anschutz Medical and Life Sciences Campus in Aurora, Colorado, is on budget and on schedule with a remaining investment of approximately $53 million. The project is scheduled for completion in early 2023 and stabilization in late 2026.

In Corte Madera, California, Aimco began development activity on 16 luxury single family rental homes, each averaging approximately 3,200 sf, plus eight accessory dwelling units. The land for this development is being leased from AIR Communities and is located adjacent to AIR Communities’ Preserve at Marin apartment community. Aimco expects the total development cost to be $47 million with deliveries beginning in 2023 and stabilization occurring in 2025.

In the Edgewater neighborhood of Miami, Florida, Aimco began the major redevelopment of the existing apartment building at Hamilton on the Bay. The scope of Aimco’s investment will completely renew the waterfront high-rise which benefits from spacious apartment homes (averaging 1,411 sf) and an abundance of outdoor and amenity space that was previously underutilized. Aimco expects the redevelopment investment at Hamilton on the Bay will be $92 million with apartment homes coming back online in 2022 and stabilization targeted for 2024.

Lease-up Progress

During the three months ended June 30, 2021, Aimco held three properties where newly constructed, or fully renovated, homes had been delivered but stabilization had not yet been reached.

At 707 Leahy in Redwood City, California, all apartment homes had been delivered and construction was complete as of 4Q 2020. As of July 31, 2021, the 110-unit property was 98% leased.

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At The Fremont on the Anschutz Medical Campus in Aurora, Colorado, all apartment homes had been delivered and construction was complete as of 4Q 2020. As of July 31, 2021, the 253-unit property was 74% leased.

At Prism, located in Cambridge, Massachusetts, all apartment homes had been delivered and construction was complete as of 1Q 2021. As of July 31, 2021, the 136-unit property was 82% leased.

Asset Management

Operating Properties

Aimco owns a geographically diversified portfolio of operating properties that produces stable cash flow and serves to balance the risk and highly variable cashflows associated with its portfolio of development and redevelopments and value-add investments.

Aimco’s Operating Portfolio produced solid results for the quarter ended June 30, 2021, showing continued improvement as our business recovers from the pandemic related impacts of 2020.

Second Quarter

Year-to-Date

Year-over-Year

Sequential

Year-over-Year

($ in millions)

2021

2020

Variance

1Q 2021

Variance

2021

2020

Variance

Average Daily Occupancy [1]

97.3%

95.9%

1.4

%

97.6%

(0.3

%)

97.4%

96.7%

0.9

%

Revenue, before utility reimbursements

$33.3

$32.6

2.3

%

$32.7

2.0

%

$66.0

$65.9

0.1

%

Expenses, net of utility reimbursements [2]

11.0

10.4

5.5

%

11.2

(1.9

%)

22.1

20.9

5.9

%

Net operating income (NOI)

22.4

22.2

0.7

%

21.5

4.0

%

43.9

45.1

(2.6

%)

*Excluded from the table above is one, 40-unit apartment community that Aimco’s ownership includes a partnership share.

[1] The intentional increase in lease expirations during the late spring and summer months resulted in a 30-basis point decline in Average Daily Occupancy from the quarter ended March 31, 2021.

[2] The year over year increase in expenses, net of utility reimbursements is due primarily to higher real estate taxes and insurance.

Aimco measures residential rent collection as the total amount of payments received as a percentage of all residential amounts owed. In the second quarter, Aimco collected 98.3% of all amounts owed by residents and recognized 98.8% of contractual revenue, reserving 120 basis points as bad debt.

1001 Brickell Bay Drive, a waterfront office building in Miami, Florida owned as part of a larger assemblage, is currently 73.3% occupied with the pace of tours and inquiries showing favorable indications of future leasing. Through July 31, 2021, 99.8% of second quarter rents due have been collected.

Investment Activity

Aimco expects to have a broad set of investment opportunities due to its national platform, management’s deep connections in the local markets in which we invest, and various strategic relationships. These opportunities may include, but are not limited to, development, redevelopment, portfolio acquisitions, programmatic joint ventures, debt placements, operational turnarounds, and re-entitlements. Aimco intends to undertake such opportunistic value-add transactions when warranted by the prospect of outsized risk-adjusted returns.

During the second quarter Aimco acquired six properties adjacent to its Hamilton on the Bay apartment community in Miami’s Edgewater neighborhood, for $12 million. Subsequent to quarter end Aimco

Second Quarter 2021 Earnings Release and Supplemental Schedules | 5

acquired an additional two properties for $7million. In total this land assemblage allows for, as-of-right, the construction of more than 700K square feet. As part of its initial acquisition of Hamilton on the Bay, Aimco acquired waterfront land that allows for the future development of more than 400K square feet. Combined, Aimco can now construct more than 1.1M square feet of new development in this rapidly growing submarket.

Subsequent to quarter end, Aimco entered into a joint venture with Kushner Companies to purchase three undeveloped land parcels located in downtown Fort Lauderdale, Florida. The total contract price for the land is $49 million ($25 million at Aimco’s 51% share) and entitlements are in place for the development of approximately three million square feet of multifamily homes and commercial space. The land purchase is expected to close in January 2022.

Subsequent to quarter end Aimco’s investment committee approved a seven-acre land purchase in Colorado Springs, Colorado with a contract price of $4 million that allows for the development of 119 apartment and townhomes that is targeted to close during the third quarter.

Balance Sheet and Financing Activity

Aimco capitalizes its activities through a combination of non-recourse property debt, construction loans, third-party equity, and the recycling of Aimco equity, including retained earnings. Aimco plans to limit the use of recourse leverage, with a strong preference towards property-level debt in order to limit risk to the Aimco enterprise. When warranted, Aimco plans to seek equity capital from joint venture partners to improve its cost of capital, further leverage Aimco equity, reduce exposure to a single investment and, in certain cases, for strategic benefits.

Aimco is highly focused on maintaining ample liquidity. As of June 30, 2021, Aimco had access to $445 million, including $286 million of cash on hand, $9 million of restricted cash, and the capacity to borrow up to $150 million on our revolving credit facility.

Aimco’s net leverage as of June 30, 2021 was as follows:

as of June 30, 2021

Proportionate, $ in thousands

Amount

Weighted Avg.

Maturity (Yrs.)

Total non-recourse property debt

$

436,436

5.3

Total non-recourse construction loan debt

119,747

2.9

Notes payable to AIR

534,127

2.6

Cash and restricted cash

(295,233

)

Net Leverage

$

795,077

In the second quarter, Aimco closed two construction loans.

As previously announced, a $150 million loan secured by our leasehold interest in the North Tower at Flamingo Point. The initial term of the loan is three years with two one-year extension options at an interest rate floating at One Month LIBOR plus 360 basis points. The floating interest rate has a 3.85% floor. Loan proceeds will be used to fund the completion of construction of the North Tower at Flamingo Point and other investment activity.

A $101 million construction loan for the redevelopment of Hamilton on the Bay. The initial term of the loan is three years with two one-year extension options at an interest rate floating at One Month LIBOR plus 320 basis points. The floating interest rate has a 3.45% floor.

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Subsequent to quarter end, in July, Aimco closed a $13 million supplemental, non-recourse property loan on a stabilized operating property. Additionally, Aimco rate-locked a $40 million non-recourse property loan. The terms of these loansare 10 years at a 3.1% weighted average interest rate. Loan proceeds will be used to fund Aimco investment activity.

Dividend

Aimco plans to reinvest earnings to facilitate growth and, therefore, does not presently intend to pay a regular cash dividend.

Strategic Overview

Aimco’s missionis to make real estate investments, primarily focused on the multifamily sector within the continental United States, where outcomes are enhanced through our human capital so that substantial value is created for investors, teammates, and the communities in which we operate.

Aimco’s value proposition includes the benefits of an established multifamily investment platform coupled with significant growth potential resulting from the redeployment of Aimco equity to a deep and growing pipeline of highly accretive investment opportunities.

Platform: Aimco has successfully developed or redeveloped multifamily assets worth in excess of $4.5 billion and overseen real estate transactions totaling more than $7 billion over the past decade.

Growth: Aimco offers investors a high performing, high return, vehicle with expected annualized returns on equity between 12-16% once target capital allocation is achieved.

Pipeline: Aimco benefits from a deep and growing investment pipeline with $1.0 billion of development and redevelopment projects currently underway, over nine million square feet of future opportunities under Aimco-control and more being actively explored.

Aimco’s financial objectivesare to produce superior, project-level, risk-adjusted returns on equity as measured by the investment period Internal Rate of Return (IRR) and the Multiple on Invested Capital (MOIC).

Aimco is focused on providing superior total-return performance to shareholders, primarily through capital appreciation driven by accretive investment and active portfolio management over multi-year periods. Aimco does not plan to pay a regular cash dividend.

Aimco’s capital allocation strategy has been designed to leverage the Aimco investment platform and optimize risk adjusted returns for Aimco shareholders.

Overall, Aimco targets a growth-oriented capital allocation, primarily weighted toward direct investment in ‘Value Add’ and ‘Opportunistic’ multifamily real estate.

Aimco has policies in place that support its strategy and guide its investment allocations, including to hold at all times a sizeable portion of its net equity in a diversified portfolio of ‘Core’ and ‘Core-Plus’ assets.

From time to time, Aimco will allocate a defined portion of its capital into Alternative Investments including passive debt and equity investments (both direct and indirect). Aimco also plans to utilize its established platform and existing relationships to generate fees through service offerings.

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The chart below illustrates the targeted reallocation of Aimco equity expected over the next three to five years. The timing and ultimate level of such reallocation is subject to general market conditions and investment specific factors.

*Chart depicts Aimco’s capital allocation as a percent of internally estimated Net Asset Value

Aimco seeks returns on invested equity commensurate with the specific characteristics, risk profile and financing of each individual investment. The table below presents the basis for Aimco expected annualized returns on equity once Aimco’s capital allocation targets are achieved over an expected transitionperiod.

Approximate

Current

Allocation

Target

Allocation

Target

Leverage

Avg. Annualized

Project-Level

Return on

Equity*

Value Add & Opportunistic Real Estate

10

%

40% – 60%—

65

%

~18%

Core & Core Plus Real Estate

55

%

30% – 35%—

50

%

~ 9%

Alternative Investments

20

%

5% – 15%—

0

%

~15%

Cash, Hedges, & Other Net Assets

15

%

5% – 10%—

0

%

0%

Total Expected Annualized Returns on Equity

12% – 16%

*Individual project-level return on equity is subject to specific investment risk profiles and market dynamics, a range of outcomes is likely.

Value Add and Opportunistic Real Estate

Current Investments: The Aimco Development and Redevelopment portfolio currently includes $1.0 billion of projects in construction and lease-up, located across five major US markets.In addition, Aimco controls property with the potential for an additional nine million square feet of development over time.

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Targeted Opportunities: Aimco is actively advancing planning efforts on pipeline projects under our control with the potential for an additional five million square feet of development and redevelopment. The Aimco portfolio contains additional assets that have the capacity for approximately four million square feet of development over time. In addition, Aimco has the opportunity to add to its investment pipeline based on strategic relationships and through sourcing by regional investment teams.Generally, Aimcoseeks Development and Redevelopment opportunities in locations where barriers to entry are high, target customers can be clearly defined and where Aimco has a comparative advantage over others in the market. Aimco’s Value Add and Opportunistic investments may also target portfolio acquisitions, operational turnarounds, and re-entitlements.

Core and Core Plus Real Estate

Current Investments: Aimco’s current portfolio includes 28 apartment communities located in ten major US markets and with average rents in line with local market averages (generally defined as B class). Aimco also owns one commercial office building that is part of an assemblage with an adjacent apartment building.

Targeted Opportunities: The target composition of our stabilized portfolio will continue to include primarily B multifamily assets, spread across a nationally diversified portfolio and with a bias toward long established residential neighborhoods which are supply constrained and rank highly in regard to schools, employment fundamentals and state and regional governance. Core Plus opportunities offer the opportunity for incremental capital investment while maintaining stabilized cash flow to accelerate income growth and improve asset values.

Alternative Investments

Current Investments: Aimco’s current allocation to Alternative Investments includes: its mezzanine loan to the Parkmerced partnership which owns 3,165 apartment homes and significant future development rights in San Francisco, California; its passive equity investments in IQHQ, a privately-held life sciences developer; and RET Ventures, an early-stage real estate technology fund.

Targeted Opportunities: Aimco expects to allocate a portion of its capital to passive debt and equity investments, both directly and at the entity level. These prove attractive when warranted by risk adjusted returns, when Aimco has special knowledge or expertise relevant to the particular investment or when the opportunity exists for positive asymmetric outcomes through strategic partnerships or otherwise. In addition, from time to time, Aimco will use its established platform and existing relationships to generate fees through service offerings to third party real estate investors, owners, and capital allocators.

Cash, Hedges, and Other Net Assets

At all times Aimco will guard its liquidity by maintaining cash and equivalents at no less than 5% of total equity.

From time to time Aimco will allocate capital to financial assets designed to mitigate risks elsewhere in the Aimco enterprise. Existing examples include Aimco’s option to acquire an interest rate swapdesigned to protect against repricing risk on maturing Aimco liabilities.

Second Quarter 2021 Earnings Release and Supplemental Schedules | 9

Upcoming Event

The Aimco team plans to welcome members of the investment community to Miami, FL during the fall of 2021 where they will have the opportunity to meet and hear from members of management and to tour Aimco assets in order to experience the quality of the real estate owned and being constructed.

More details to follow. For additional information please reach out to:

Matt Foster

303-793-4661

[email protected]

Supplemental Information

The full text of this Earnings Release and the Supplemental Information referenced in this release are available on Aimco’s website at investors.aimco.com.

Glossary & Reconciliations of Non-GAAP Financial and Operating Measures

Financial and operating measures found in this Earnings Release and the Supplemental Information include certain financial measures used by Aimco management that are measures not defined under accounting principles generally accepted in the United States, or GAAP. Certain Aimco terms and Non-GAAP measures are defined in the Glossary in the Supplemental Information and Non-GAAP measures reconciled to the most comparable GAAP measures.

About Aimco

Aimco is a Real Estate Investment Trust focused on property development, redevelopment, and various other value-creating investment strategies, targeting the U.S. multifamily market. Aimco’s mission is to make real estate investments where outcomes are enhanced through our human capital so that substantial value is created for investors, teammates, and the communities in which we operate. Aimco is traded on the New York Stock Exchange as AIV. For more information about Aimco, please visit our website www.aimco.com.

Team and Culture

Aimco has a national presence with corporate headquarters in Denver, Colorado, and Bethesda, Maryland. Our investment platform is managed by experienced real estate professionals based in four regions of the United States: West Coast, Central and Mountain West, Mid-Atlantic and Northeast, and Southeast. The experience and in-depth local market knowledge of the Aimco team is essential to the execution of our mission and realization of our vision.

Above all else, Aimco is committed to a culture of high performance, collaboration, and respect for all.

Contact

Matt Foster, Director, Capital Markets and Investor Relations

Investor Relations 303-793-4661, [email protected]

Second Quarter 2021 Earnings Release and Supplemental Schedules | 10

Forward-Looking Statements

This document contains forward-looking statements within the meaning of the federal securities laws. Forward-looking statements include all statements that are not historical statements of fact and those regarding our intent, belief, or expectations. We caution investors not to place undue reliance on any such forward-looking statements.

Words such as ‘anticipate(s),’ ‘expect(s),’ ‘intend(s),’ ‘plan(s),’ ‘believe(s),’ ‘may,’ ‘will,’ ‘would,’ ‘could,’ ‘should,’ ‘seek(s)’ and similar expressions, or the negative of these terms, are intended to identify such forward-looking statements. These statements are based on management’s current expectations and beliefs and are subject to a number of risks and uncertainties that could lead to actual results differing materially from those projected, forecasted or expected. Although we believe that the assumptions underlying the forward-looking statements are reasonable, we can give no assurance that our expectations will be attained.

Readers should carefully review Aimco’s financial statements and the notes thereto, as well as the section entitled ‘Risk Factors’ in Item 1A of Aimco’s Annual Report on Form 10-K for the year ended December 31, 2020, and subsequent Quarterly Reports on Form 10-Q and other documents Aimco files from time to time with the SEC. These filings identify and address important risks and uncertainties that could cause actual events and results to differ materially from those contained in the forward-looking statements.

These forward-looking statements reflect management’s judgment as of this date, and Aimco assumes no (and disclaims any) obligation to revise or update them to reflect future events or circumstances.

Second Quarter 2021 Earnings Release and Supplemental Schedules | 11

Consolidated Statements of Operations

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

Three Months Ended

June 30,

Six Months Ended

June 30,

2021

2020

2021

2020

REVENUES:

Rental and other property revenues

$

40,418

$

37,165

$

80,222

$

75,474

OPERATING EXPENSES:

Property operating expenses

16,403

15,322

33,345

30,671

Depreciation and amortization

20,639

19,030

41,356

38,377

General and administrative expenses [1]

7,383

1,625

13,694

3,387

Total operating expenses

44,425

35,977

88,395

72,435

Interest expense

(12,638

)

(5,809

)

(25,315

)

(11,460

)

Mezzanine investment income, net

7,551

6,936

15,018

13,683

Unrealized gains (losses) on interest rate options [2]

(16,970

)

(1,080

)

8,377

(1,080

)

Other expenses, net

2,918

(154

)

3,281

(569

)

(Loss) income before income taxes

(23,146

)

1,081

(6,812

)

3,613

Income tax benefit (expense)

2,760

2,032

7,860

4,055

Net (loss) income

(20,386

)

3,113

1,048

7,668

Net income attributable to redeemable noncontrolling

interests in consolidated real estate partnership

(66

)

125

86

228

Net loss (income) attributable to noncontrolling interests

in consolidated real estate partnership

(275

)

(10

)

(566

)

(5

)

Net loss (income) attributable to common noncontrolling

interests in Aimco Operating Partnership

1,037

(165

)

(44

)

(400

)

Net (loss) income attributable to Aimco common

stockholders

$

(19,690

)

$

3,063

$

524

$

7,491

Net (loss) income attributable to common stockholders per

share – basic

$

(0.13

)

$

0.02

$

$

0.05

Net (loss) income attributable to common stockholders per

share – diluted

$

(0.13

)

$

0.02

$

$

0.05

Weighted-average common shares outstanding –

basic

149,166

148,549

149,082

148,549

Weighted-average common shares outstanding –

diluted

149,166

148,569

149,442

148,569

[1] General and administrative expense in the three and six months ended June 30, 2020 are represented as a carve-out of Aimco predecessor expenses and are not representative of Aimco’s anticipated expenses.

[2] Unrealized gains (losses) on interest rate options are primarily the quarterly market-to-market adjustment required to mark to fair value Aimco’s interest rate options.

Second Quarter 2021 Earnings Release and Supplemental Schedules | 12

Consolidated Balance Sheets

(in thousands) (unaudited)

June 30,

December 31,

2021

2020

Assets

Buildings and improvements

$

1,107,929

$

995,116

Land

518,954

505,153

Total real estate

1,626,883

1,500,269

Accumulated depreciation

(527,976

)

(495,010

)

Net real estate

1,098,907

1,005,259

Cash and cash equivalents

286,066

289,582

Restricted cash

9,167

9,153

Mezzanine investments

322,380

307,362

Right-of-use lease assets

443,460

98,280

Other assets, net

152,159

130,856

Total assets

$

2,312,139

$

1,840,492

Liabilities and Equity

Non-recourse property debt, net

$

427,881

$

447,967

Construction loans, net

114,309

Notes payable to AIR

534,127

534,127

Total indebtedness

1,076,317

982,094

Deferred tax liabilities

128,279

131,560

Lease liabilities

450,648

100,496

Accrued liabilities and other

91,496

62,988

Total liabilities

1,746,740

1,277,138

Redeemable noncontrolling interests in consolidated real estate partnership

4,177

4,263

Equity:

Common Stock

1,496

1,490

Additional paid-in capital

517,540

515,127

Retained earnings (accumulated deficit)

(16,315

)

(16,839

)

Total Aimco equity

502,721

499,778

Noncontrolling interests in consolidated real estate partnerships

31,847

31,877

Common noncontrolling interests in Aimco Operating Partnership

26,654

27,436

Total equity

561,222

559,091

Total liabilities and equity

$

2,312,139

$

1,840,492

Second Quarter 2021 Earnings Release and Supplemental Schedules | 13

Supplemental Schedule 1

EBITDAre and Adjusted EBITDAre

(in thousands) (unaudited)

Three Months Ended

June 30, 2021

Net Income

$

(20,386

)

Adjustments:

Interest expense

12,638

Income tax benefit

(2,760

)

Depreciation and amortization

20,639

Adjustment related to EBITDAre of unconsolidated partnerships

215

EBITDAre

$

10,346

Net Income attributable to redeemable noncontrolling Interests consolidated real estate partnership

(66

)

Net Income attributable to noncontrolling Interests consolidated real estate partnership

(275

)

EBITDAre adjustments attributable to noncontrolling interests

38

Interest income received on Mezzanine Investment

(7,551

)

Unrealized losses on interest rate options

16,970

Adjusted EBITDAre

$

19,462

Annualized Adjusted EBITDAre

$

77,848

Second Quarter 2021 Earnings Release and Supplemental Schedules | 14

Supplemental Schedule 2

Aimco Leverage and Maturities

(dollars in thousands) (unaudited)

Aimco Share

Debt

Consolidated

Aimco Share of Unconsolidated

Partnerships

Noncontrolling

Interests

Total

Weighted

Average

Maturity

(Years)

Weighted

Average

Stated

Interest Rate

Fixed rate loans payable

$

375,951

$

5,660

$

(175

)

$

381,436

5.7

3.36

%

Floating rate loans payable

55,000

55,000

2.5

1.28

%

Total non-recourse property debt

$

430,951

$

5,660

$

(175

)

$

436,436

5.3

3.09

%

Construction loan debt

120,123

(376

)

119,747

2.9

3.81

%

Notes Payable to AIR

534,127

534,127

2.6

5.20

%

Cash and restricted cash

(295,233

)

(295,233

)

Net Leverage

$

789,968

$

5,660

$

(551

)

$

795,077

[1] Consolidated total non-recourse property debt and construction loan debt excludes $8.9 million of deferred financing costs.

Aimco Share Non-Recourse Property and Construction Loan Debt

Amortization

Maturities

Total

Maturities as a

Percent of Total

Average Rate on

Maturing Debt

2021 Q3

$

2,236

$

$

2,236

%

%

2021 Q4

2,262

2,262

Total 2021

4,498

4,498

2022 Q1

2,288

2,288

2022 Q2

2,296

2,296

2022 Q3

2,316

2,316

2022 Q4

2,343

2,343

Total 2022

9,243

9,243

2023

9,576

55,000

64,576

9.89

%

1.28

%

2024

7,552

201,686

[1]

209,238

36.26

%

3.50

%

2025

7,837

7,837

2026

6,653

75,519

82,172

13.58

%

3.10

%

2027

4,482

89,518

94,000

16.10

%

3.57

%

2028

3,160

3,160

2029

2,366

30,158

32,524

5.42

%

4.08

%

2030

2,370

2,370

Thereafter

1,812

44,753

46,565

8.05

%

3.34

%

Total

$

59,549

$

496,634

$

556,183

[1] Additionally, in January 2024 the term matures for the $534 million notes payable to AIR.

Second Quarter 2021 Earnings Release and Supplemental Schedules | 15

Supplemental Schedule 3

Aimco Portfolio

(unaudited)

Number of Properties

Number of Apartment Homes

Aimco Share of Apartment Homes

Consolidated

Stabilized Operating Properties

24

6,067

6,038

Other Real Estate [1]

1

Development and Redevelopment – Owned [2]

3

275

266

Development and Redevelopment – Leased [3]

5

865

865

Total Consolidated

33

7,207

7,169

Unconsolidated

4

142

72

Total Portfolio

37

7,349

7,242

[1] Other Real Estate includes 1001 Brickell Bay Drive, Aimco’s office building adjacent to Yacht Club Apartments in the Brickell neighborhood of Miami, Florida.

[2] Development and Redevelopment – Owned includes two properties in construction with no units presently completed and the 275-unit Hamilton on the Bay community that is in redevelopment.

[3] Development and Redevelopment – Leased increased by one property in the second quarter reflecting the leasehold agreement with AIR Communities for the development of Robin Drive Land.

Second Quarter 2021 Earnings Release and Supplemental Schedules | 16

Supplemental Schedule 4

Aimco Capital Additions

(consolidated amounts in thousands) (unaudited)

Three Months Ended

Six Months Ended

June 30, 2021

June 30, 2021

Direct Capital Spend:

Capital Replacements

$

2,742

$

5,566

Property Upgrades

361

589

Development and Redevelopment – Owned Assets

28,561

50,235

Development and Redevelopment – Leased Assets

20,108

44,209

Casualty

(45

)

(147

)

Total Direct Capital Spend

51,727

100,452

Total Indirect Capital Spend [1]

6,869

13,763

Total Capital Additions

$

58,596

$

114,215

[1] Indirect Capital Spend for the three months ended June 30, 2021 includes $5.1 million of capitalized interest and $1.3 million of other capitalized costs. Indirect Capital Spend for the six months ended June 30, 2021 includes $9.7 million of capitalized interest and $3.6 million of other capitalized costs.

Second Quarter 2021 Earnings Release and Supplemental Schedules | 17

Supplemental Schedule 5

Aimco Development and Redevelopment Project Summaries

(dollars in millions) (unaudited)

Direct Investment

Location

Number of units approved for development or redevelopment

Leased or Pre-Leased

Leasehold Value

Planned

To-Date

Remaining

Expected

Initial

Occupancy

[2]

Expected

Stabilized

Occupancy

[2]

Expected

NOI

Stabilization

[2][3]

Aimco Owned

The Benson Hotel and Faculty Club

Aurora, CO

106

$

70.0

$

16.9

$

53.1

1Q 2023

2Q 2025

4Q 2026

Upton Place [1]

Washington, D.C.

689

260.0

46.9

213.1

4Q 2023

4Q 2025

4Q 2026

Hamilton on the Bay

Miami, FL

276

92.4

18.6

73.8

2Q 2022

1Q 2023

3Q 2024

Subtotal

1,071

$

$

422.4

$

82.4

$

340.0

Leased Properties

Flamingo Point North Tower

Miami Beach, FL

366

25

%

$

240.0

$

63.5

$

36.8

$

26.7

3Q 2021

1Q 2023

1Q 2024

707 Leahy

Redwood City, CA

110

91

%

79.1

1Q 2020

4Q 2021

1Q 2023

The Fremont

Aurora, CO

253

69

%

89.0

0.2

0.2

2Q 2020

1Q 2023

1Q 2024

Prism

Cambridge, MA

136

73

%

60.9

7.1

4.5

2.6

1Q 2021

1Q 2022

1Q 2023

Robin Drive Land

Corte Madera, CA

24

6.1

47.1

0.6

46.5

3Q 2023

2Q 2024

2Q 2025

Subtotal

889

$

475.1

$

117.9

$

42.1

$

75.8

Total

1,960

$

475.1

$

540.3

$

124.5

$

415.8

Estimated Size of Portfolio in Active Development and Redevelopment [4]

$

1,015.4

[1] Planned direct investment for Upton Place at Aimco’s 90% share is $234 million.

[2] Delivery timing and stabilization is subject to change and is based on the best estimate at this time.

[3] The weighted average expected stabilized NOI yield on valuation and planned direct investment for the developments and redevelopments presented is 6.3%.

[4] Estimated size of portfolio in active development and redevelopment represents the property valuation for leasehold and the planned direct investment.

Second Quarter 2021 Earnings Release and Supplemental Schedules | 18

Supplemental Schedule 6

Stabilized Operating Results

(amounts in thousands, except community, home and per home data) (unaudited)

2Q 2021 v. 2Q 2020

Revenues, Before Utility

Reimbursements

Expenses, Net of Utility

Reimbursements

Net Operating Income

Net Operating

Income

Margin

Average Daily

Occupancy

During Period

Average

Revenue per

Aimco Apartment

Home

Apartment

Communities

Apartment

Homes

2Q 2021

2Q 2020

Growth

2Q 2021

2Q 2020

Growth

2Q 2021

2Q 2020

Growth

2Q 2021

2Q 2021

2Q 2020

2Q 2021

2Q 2020

Central Region

7

1,562

$

8,394

$

8,126

3.3

%

$

2,913

$

2,780

4.8

%

$

5,481

$

5,346

2.5

%

65.3%

97.2%

94.6%

$

1,843

$

1,834

Northeast

8

2,869

14,797

14,469

2.3

%

4,835

4,647

4.0

%

9,962

9,822

1.4

%

67.3%

97.6%

96.6%

1,762

1,741

Southeast

4

1,047

6,014

5,851

2.8

%

2,086

1,927

8.3

%

3,928

3,924

0.1

%

65.3%

97.8%

95.5%

1,958

1,951

West Coast

4

549

4,108

4,131

(0.6

%)

1,116

1,023

9.1

%

2,992

3,108

(3.7

%)

72.8%

95.0%

96.7%

2,624

2,595

Total

23

6,027

$

33,313

$

32,577

2.3

%

$

10,950

$

10,377

5.5

%

$

22,363

$

22,200

0.7

%

67.1%

97.3%

95.9%

$

1,894

$

1,879

2Q 2021 v. 1Q 2021

Revenues, Before Utility

Reimbursements

Expenses, Net of Utility

Reimbursements

Net Operating Income

Net Operating

Income

Margin

Average Daily

Occupancy

During Period

Average

Revenue per

Aimco Apartment

Home

Apartment

Communities

Apartment

Homes

2Q 2021

1Q 2021

Growth

2Q 2021

1Q 2021

Growth

2Q 2021

1Q 2021

Growth

2Q 2021

2Q 2021

1Q 2021

2Q 2021

1Q 2021

Central Region

7

1,562

$

8,394

$

8,248

1.8

%

$

2,913

$

2,978

(2.2

%)

$

5,481

$

5,270

4.0

%

65.3%

97.2%

97.5%

$

1,843

$

1,805

Northeast

8

2,869

14,797

14,537

1.8

%

4,835

5,123

(5.6

%)

9,962

9,414

5.8

%

67.3%

97.6%

97.9%

1,762

1,726

Southeast

4

1,047

6,014

5,881

2.3

%

2,086

1,980

5.4

%

3,928

3,901

0.7

%

65.3%

97.8%

97.8%

1,958

1,915

West Coast

4

549

4,108

4,008

2.5

%

1,116

1,080

3.3

%

2,992

2,928

2.2

%

72.8%

95.0%

96.2%

2,624

2,531

Total

23

6,027

$

33,313

$

32,674

2.0

%

$

10,950

$

11,161

(1.9

%)

$

22,363

$

21,513

4.0

%

67.1%

97.3%

97.6%

$

1,894

$

1,852

2Q 2021 YTD v. 2Q 2020 YTD

Revenues, Before Utility

Reimbursements

Expenses, Net of Utility

Reimbursements

Net Operating Income

Net Operating

Income

Margin

Average Daily

Occupancy

During Period

Average

Revenue per

Aimco Apartment

Home

Apartment

Communities

Apartment

Homes

2Q 2021 YTD

2Q 2020 YTD

Growth

2Q 2021 YTD

2Q 2020 YTD

Growth

2Q 2021 YTD

2Q 2020 YTD

Growth

2Q 2021 YTD

2Q 2021 YTD

2Q 2020 YTD

2Q 2021 YTD

2Q 2020 YTD

Central Region

7

1,562

$

16,642

16,482

1.0

%

$

5,891

$

5,488

7.3

%

$

10,751

$

10,994

(2.2

%)

64.6%

97.3%

95.8%

$

1,824

$

1,835

Northeast

8

2,869

29,334

29,287

0.2

%

9,958

9,547

4.3

%

19,376

19,740

(1.8

%)

66.1%

97.7%

97.5%

1,744

1,746

Southeast

4

1,047

11,895

11,873

0.2

%

4,066

3,744

8.6

%

7,829

8,129

(3.7

%)

65.8%

97.8%

96.3%

1,937

1,963

West Coast

4

549

8,116

8,281

(2.0

%)

2,196

2,094

4.9

%

5,920

6,187

(4.3

%)

72.9%

95.6%

96.5%

2,577

2,605

Total

23

6,027

$

65,987

$

65,923

0.1

%

$

22,111

$

20,873

5.9

%

$

43,876

$

45,050

(2.6

%)

66.5%

97.4%

96.7%

$

1,873

$

1,884

Excluded from the tables above is one, 40-unit apartment community that Aimco’s ownership includes a partnership share.

Second Quarter 2021 Earnings Release and Supplemental Schedules | 19

Supplemental Schedule 7

Acquisitions, Dispositions, and Leased Communities

(dollars in thousands) (unaudited)

Location

Purchase Price

Acres

Closing Date

Land Acquisitions

Benson Hotel and Faculty Club

Aurora, CO

$

6.2

1.5

February 2021

Hamilton on the Bay Land Assemblage [1]

Miami, FL

19.0

1.0

June/July 2021

Total Land Acquisitions

$

25.2

2.5

Leased Communities

Location

Valuation for Leasehold

Apartment Homes

Closing Date

Flamingo Point North Tower

Miami Beach, FL

$

240.0

366

January 2021

707 Leahy

Redwood City, CA

79.1

110

January 2021

The Fremont

Aurora, CO

89.0

253

January 2021

Prism

Cambridge, MA

60.9

136

January 2021

Robin Drive Land [2]

Corte Madera, CA

6.1

June 2021

Total Leases [3]

$

475.1

865

[1] Aimco purchased eight land parcels in June and July, six closed in June for $12 million and the remaining two closed in July for $7 million.

[2] Vacant land at time of lease on which Aimco is constructing 16 single family homes plus eight accessory dwelling units for a total of 24 homes.

[3] The annualized lease payments for these leases totals $26 million.

Second Quarter 2021 Earnings Release and Supplemental Schedules | 20

Glossary and Reconciliations of Non-GAAP Financial and Operating Measures

This Earnings Release and Supplemental Information include certain financial and operating measures used by Aimco management that are not calculated in accordance with accounting principles generally accepted in the United States, or GAAP. Aimco’s definitions and calculations of these non-GAAP financial and operating measures and other terms may differ from the definitions and methodologies used by other REITs and, accordingly, may not be comparable. These non-GAAP financial and operating measures should not be considered an alternative to GAAP net income or any other GAAP measurement of performance and should not be considered an alternative measure of liquidity.

AIMCO OP: AIMCO OP, L.P., a Delaware limited partnership, is the operating partnership in Aimco’s UPREIT structure. Aimco owns approximately 93.6% of the legal interest in the common partnership units of the Aimco OP and 94.9% of the economic interest in the common partnership units of the Aimco OP.

AVERAGE REVENUE PER APARTMENT HOME: Represents Aimco average monthly rental and other property revenues, excluding utility cost reimbursements, divided by the number of occupied apartment homes as of the end of the period.

EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION, AND AMORTIZATION FOR REAL ESTATE (‘EBITDAre’): Nareit defines EBITDAre as net income computed in accordance with GAAP, before interest expense, income taxes, depreciation and amortization expense, further adjusted for:

gains and losses on the dispositions of depreciated property;

impairment write-downs of depreciated property;

impairment write-downs of investments in unconsolidated partnerships caused by a decrease in the value of the depreciated property in such partnerships; and

adjustments to reflect the Aimco’s share of EBITDAre of investments in unconsolidated entities.

Aimco believes that EBITDAre is useful to investors, creditors and rating agencies as a supplemental measure of Aimco’s ability to incur and service debt because it is a recognized measure of performance by the real estate industry and facilitates comparison of credit strength between Aimco and other companies.

ADJUSTED EBITDAre: Adjusted EBITDAre is defined by Aimco as EBITDAre adjusted to exclude the effect of the following items for the reasons set forth below:

net income attributable to noncontrolling interests in consolidated real estate partnerships, EBITDAre adjustments attributable to noncontrolling interests, and the amount of unrealized gains recognized by Aimco on its interest rate options, to allow investors to compare a measure of Aimco’s earnings before the effects of Aimco’s capital structure and indebtedness with that of other companies in the real estate industry;

the amount of interest income recognized by Aimco related to the mezzanine loan made by Aimco to a partnership owning Parkmerced Apartments that was accrued but not paid during the quarter.

FREE CASH FLOW: Free Cash Flow, as calculated for Aimco’s retained portfolio, represents an apartment community’s property net operating income, less spending for Capital Replacements. Capital Replacement spending is a measure of the cost of capital asset used during the period. Aimco believes that Free Cash Flow is

Second Quarter 2021 Earnings Release and Supplemental Schedules | 21

useful to investors as a supplemental measure of apartment community performance because it takes into consideration costs incurred during the period to replace capital assets that have been consumed during Aimco’s ownership.

MEZZANINE INVESTMENTS: Aimco’s Mezzanine Investments includes the $275 million mezzanine loan, and associated accrued interest, made by Aimco to a partnership owning Parkmerced Apartments, located in southwest San Francisco. For more information regarding this investment see Aimco’s SEC Form 10-Q filed for the period ended June 30, 2021.

NET ASSET VALUE: Net Asset Value is calculated as the market value of a company’s assets less its liabilities and obligations. Aimco estimates the value of its portfolio using methods management believes to be appropriate based on the characteristics of the item being valued. Stabilized operating properties are valued using a direct capitalization rate (‘cap rate’) method based on proportionate property NOI, less property management fees, and market cap rates. Development and redevelopment properties are generally valued based on discounting projected future cash flows. Other valuation methods include valuing recently acquired assets at purchase price, debt at its fair market value, and other tangible assets and liabilities at their accrued balance sheet value.

NET OPERATING INCOME (NOI) MARGIN: Represents an apartment community’s net operating income as a percentage of the apartment community’s rental and other property revenues.

OTHER EXPENSES, NET: Other expenses, net, generally consists of risk management activities related to Aimco’s unconsolidated partnerships and certain other corporate expenses.

PROPERTY NET OPERATING INCOME (NOI): NOI is defined by Aimco as total property rental and other property revenues less direct property operating expenses, including real estate taxes. NOI does not include: property management revenues, primarily from affiliates; casualties; property management expenses; depreciation; or interest expense. NOI is helpful because it helps both investors and management to understand the operating performance of real estate excluding costs associated with decisions about acquisition pricing, overhead allocations, and financing arrangements. NOI is also considered by many in the real estate industry to be a useful measure for determining the value of real estate. Reconciliations of NOI as presented in this Earnings Release and Supplemental Information to Aimco’s consolidated GAAP amounts are provided below.

Due to the diversity of its economic ownership interests in its apartment communities in the periods presented, Aimco evaluates the performance of the apartment communities in its segments using Property NOI, which represents the NOI for the apartment communities that Aimco consolidates and excludes apartment communities that it does not consolidate. Property NOI is defined as rental and other property revenue less property operating expenses. In its evaluation of community results, Aimco excludes utility cost reimbursement from rental and other property revenues and reflects such amount as a reduction of the related utility expense within property operating expenses. The following table presents the reconciliation of GAAP rental and other property revenue to the revenues before utility reimbursements and GAAP property operating expenses to expenses, net of utility reimbursements as presented on Supplemental Schedule 6.

Second Quarter 2021 Earnings Release and Supplemental Schedules | 22

Segment NOI Reconciliation

Three Months Ended (in thousands)

June 30, 2021

June 30, 2020

Total Real Estate Operations

Revenues,

Before Utility

Reimbursements [1]

Expenses,

Net of Utility

Reimbursements

Revenues,

Before Utility

Reimbursements [1]

Expenses,

Net of Utility

Reimbursements

Total (per consolidated statements of operations)

$

40,418

$

16,391

$

37,165

$

15,322

Adjustment: Utilities reimbursement

(1,335

)

$

(1,335

)

(1,266

)

(1,266

)

Adjustment: Non-stabilized and other amounts not allocated [2]

(5,770

)

(4,106

)

(3,322

)

(3,679

)

Total Stabilized Operating (per Schedule 6)

$

33,313

$

10,950

$

32,577

$

10,377

Segment NOI Reconciliation

Six Months Ended (in thousands)

June 30, 2021

June 30, 2020

Total Real Estate Operations

Revenues,

Before Utility

Reimbursements [1]

Expenses,

Net of Utility

Reimbursements

Revenues,

Before Utility

Reimbursements [1]

Expenses,

Net of Utility

Reimbursements

Total (per consolidated statements of operations)

$

80,221

$

33,332

$

75,474

$

30,671

Adjustment: Utilities reimbursement

(2,893

)

$

(2,893

)

(2,715

)

(2,715

)

Adjustment: Non-stabilized and other amounts not allocated [2]

(11,341

)

(8,328

)

(6,836

)

(7,083

)

Total Stabilized Operating (per Schedule 6)

$

65,987

$

22,111

$

65,923

$

20,873

[1]

Approximately two-thirds of Aimco’s utility costs are reimbursed by residents. These reimbursements are included in rental and other property revenues on Aimco’s consolidated statements of operations prepared in accordance with GAAP. This adjustment represents the reclassification of utility reimbursements from revenues to property operating expenses for the purpose of evaluating segment results and as presented on Supplemental Schedule 6. Aimco also excludes the reimbursement amounts from the calculation of Average Revenue per Apartment Home throughout this Earnings Release and Supplemental Schedules.

[2]

Properties not included in the Stabilized Operating Portfolio and other amounts not allocated includes operating results of properties not presented in the Stabilized Operation Portfolio as presented on Supplemental Schedule 6 during the periods shown, as well as property management and casualty expense, which are not included in property operating expenses, net of utility reimbursements in the Supplemental Schedule 6 presentation.

REAL ESTATE CLASSIFICATIONS:Aimco’s real estate portfolio is diversified by price point, geography, and opportunity. Aimco’s consolidated portfolio is classified into the following groups:

DEVELOPMENT and REDEVELOPMENT – OWNED: Includes apartment communities currently under construction or in pre-construction, that have not achieved a stabilized level of operations and communities that have been completed in recent years that had not achieved and maintained stabilized operations for both the current and the comparable prior periods.

DEVELOPMENT and REDEVELOPMENT – LEASED: Includes communities leased from a third party currently under construction or in pre-construction, that have not achieved a stabilized level of operations and communities that have been completed in recent years that had not achieved and maintained stabilized operations for both the current and the comparable prior periods.

STABILIZED OPERATING PORTFOLIO: Apartment communities that (a) are owned and asset managed by Aimco, (b) had reached a stabilized level of operations as of January 1, 2020, and maintained it throughout the current and the comparable prior periods, and (c) are not expected to be sold within 12 months.

OTHER REAL ESTATE: Includes Aimco’s commercial office building.

Second Quarter 2021 Earnings Release and Supplemental Schedules | 23

Disclaimer

AIMCO – Apartment Investment & Management Company published this content on 16 August 2021 and is solely responsible for the information contained therein. Distributed by Public, unedited and unaltered, on 16 August 2021 10:41:36 UTC.

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Sales 2020 152 M

Net income 2020 -5,77 M

Net Debt 2020 780 M

P/E ratio 2020 -136x
Yield 2020
Capitalization 984 M
984 M
EV / Sales 2019
EV / Sales 2020 10,3x
Nbr of Employees 52
Free-Float 98,2%

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