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Press release from Business Wire

Silver Bay Realty Trust Corp. Reports Fourth Quarter 2012 Financial Results

<p class='bwalignc'> <i>Completed Initial Public Offering and Formation Transactions, Acquired Portfolio of Over 3,400 Single-Family Properties</i> </p>

Thursday, February 28, 2013

Silver Bay Realty Trust Corp. Reports Fourth Quarter 2012 Financial Results16:05 EST Thursday, February 28, 2013 NEW YORK (Business Wire) -- Silver Bay Realty Trust Corp. (NYSE: SBY) or “Silver Bay,” or “the Company,” a real estate investment trust that focuses on the acquisition, renovation, leasing and management of single-family properties, today announced its financial results for the quarter ended December 31, 2012. Highlights Completed an initial public offering, which resulted in net proceeds of approximately $263.3 million (including proceeds of approximately $34.8 million attributable to the exercise of the underwriters' overallotment option on January 7, 2013) Managed portfolio of over 3,400 single-family properties located in ten markets across seven states as of December 31, 2012 Realized an average monthly rent per leased property of $1,148 Held cash and cash equivalents of $228.1 million and $19.7 million in escrow deposits “We are proud to be the first publicly traded, single-family property REIT,” said David N. Miller, Silver Bay's President and Chief Executive Officer. “Silver Bay is capitalizing on a generational opportunity to acquire undervalued single-family properties in markets with strong demographic and macroeconomic indicators. Additionally, we continue to build our institutional platform in order to grow our business and capture operational efficiencies.” Financial Results Silver Bay reported fourth quarter 2012 total revenue of $2.8 million. Net loss attributable to common stockholders for the fourth quarter was $3.2 million, or ($0.04) per diluted share. Formation and Financial Presentation Concurrently with Silver Bay's initial public offering, the Company completed a series of merger and contribution transactions through which Silver Bay acquired Two Harbors Property Investment LLC (now Silver Bay Property Investment LLC), or its Predecessor, and entities managed by Provident Real Estate Advisors LLC, or the Provident Entities. Silver Bay's Predecessor is considered the acquiring or surviving entity for accounting purposes. Given Silver Bay's formation date of December 19, 2012, the financial results for the fourth quarter and full year of 2012 reflect an abbreviated operating period of twelve days for the Provident Entities in addition to the full year financial performance of its Predecessor. The historical balances of Silver Bay's Predecessor have been reflected at carryover basis in Silver Bay's consolidated financial statements for 2012. The assets and liabilities of the Provident Entities' have been recorded at their fair value upon acquisition. In the first quarter of 2012, Silver Bay's Predecessor began acquiring a portfolio of single-family properties. A substantial number of these properties did not generate revenue for the fourth quarter and full year of 2012 as they were still in the stabilization phase, or the period before a property becomes income producing. Portfolio Summary and Operating Metrics Silver Bay managed a portfolio of 3,405 single-family properties as of December 31, 2012. During the fourth quarter, Silver Bay and its Predecessor acquired 857 properties in the fourth quarter, exclusive of the acquisition of the 881 properties owned by the Provident Entities. The Company achieved an occupancy rate of 96% and an average monthly rent of $1,148 on 1,779 properties that were stabilized as of December 31, 2012. Silver Bay reported an occupancy rate of 83% and an average monthly rent of $1,143 on 1,583 properties that were owned for a minimum of six months. A total of 1,705 single-family properties of the aggregate portfolio were leased as of December 31, 2012, resulting in an occupancy rate of 50%. The occupancy rate of the aggregate portfolio is not indicative of the portfolio's expected performance due to the significant number of recently acquired properties and those still in the stabilization phase. A summary of Silver Bay's occupancy rates in addition to Silver Bay's supplementary definition of stabilized properties are included in the financial and operating tables accompanying this press release. Public Stock Offerings On December 19, 2012, Silver Bay completed an initial public offering of common stock. The offering resulted in the issuance of 13,250,000 shares of common stock for net proceeds of approximately $228.5 million. Subsequent to quarter end, Silver Bay issued an additional 1,987,500 shares of common stock pursuant to the underwriters' over-allotment option for net proceeds of approximately $34.8 million. Silver Bay intends to use the net proceeds from these offerings to purchase additional single-family properties, to renovate such properties for rental to residents and for working capital. First Quarter 2012 Conference Schedule The Company is scheduled to participate in an upcoming investor conference in New York City. On March 7, 2013, Silver Bay will attend the Goldman Sachs Equity Housing Conference at the Conrad New York. During the conference, the Silver Bay management team may discuss the current operating environment of the Company, as well as overall business strategy and property acquisitions. Conference Call Silver Bay will host a conference call on March 1, 2013 at 9:00 a.m. EST to discuss fourth quarter 2012 financial results and business highlights. To participate in the teleconference, please call toll-free (888) 317-6016 (or (412) 317-6016 for international callers and (855) 669-9657 for Canadian callers) approximately 10 minutes prior to the above start time. You may also listen to the teleconference live via the Internet on the Company's website at www.silverbayrealtytrustcorp.com in the Investor Relations section under the Events Calendar link. For those unable to attend, a telephone playback will be available beginning at 12:00 p.m. EST on March 1, 2013 through 9:00 p.m. EST on March 18, 2013. The playback can be accessed by calling (877) 344-7529 (or (412) 317-0088 for international callers) and providing Conference Number 10024964. The call will also be archived on the Company's website in the Investor Relations section under the Events Calendar link. About Silver Bay Realty Trust Corp. Silver Bay Realty Trust Corp. is a Maryland corporation focused on the acquisition, renovation, leasing and management of single-family properties for rental income and long-term capital appreciation. Silver Bay owns single-family properties in Arizona, California, Florida, Georgia, Nevada, North Carolina, Ohio and Texas. Silver Bay intends to elect and qualify to be taxed as a REIT. Forward-Looking Statements This press release includes “forward-looking statements” within the meaning of the safe harbor provisions of the United States Private Securities Litigation Reform Act of 1995. Actual results may differ from expectations, estimates and projections and, consequently, readers should not rely on these forward-looking statements as predictions of future events. Words such as “expect,” “target,” “assume,” “estimate,” “project,” “budget,” “forecast,” “anticipate,” “intend,” “plan,” “may,” “will,” “could,” “should,” “believe,” “predicts,” “potential,” “continue,” and similar expressions are intended to identify such forward-looking statements. These forward looking statements involve significant risks and uncertainties that could cause actual results to differ materially from expected results. Factors that could cause actual results to differ include: adverse economic or real estate developments in Silver Bay's target markets; defaults on, early terminations of or non-renewal of leases by residents; difficulties in identifying properties to acquire and completing acquisitions; increased time and/or expense to gain possession and renovate properties; Silver Bay's failure to successfully operate its properties; Silver Bay's ability to obtain financing arrangements; general volatility of the markets in which it participates; interest rates and the market value of Silver Bay's target assets; the impact of changes in governmental regulations, tax law and rates, and similar matters. Readers are cautioned not to place undue reliance upon any forward-looking statements, which speak only as of the date made. Silver Bay does not undertake or accept any obligation to release publicly any updates or revisions to any forward-looking statement to reflect any change in its expectations or any change in events, conditions or circumstances on which any such statement is based. Additional information concerning these and other risk factors is contained in Silver Bay's most recent filings with the Securities and Exchange Commission. All subsequent written and oral forward looking statements concerning Silver Bay or matters attributable to Silver Bay or any person acting on its behalf are expressly qualified in their entirety by the cautionary statements above. Additional Information Stockholders of Silver Bay, and other interested persons, may find additional information regarding the Company at the SEC's Internet site at www.sec.gov or by directing requests to: Silver Bay Realty Trust Corp., Attn: Investor Relations, 601 Carlson Parkway, Suite 250, Minnetonka, MN 55305, telephone (952) 358-4400.   SILVER BAY REALTY TRUST CORP.CONSOLIDATED BALANCE SHEETDECEMBER 31, 2012 (amounts in thousands except share data)   Assets Investments in real estate:     (unaudited) Land $ 82,310 Building and improvements   338,252   420,562 Accumulated depreciation   (1,869 ) Investments in real estate, net   418,693     Cash and cash equivalents 228,139 Escrow deposits 19,727 Resident security deposits 2,266 In-place lease and deferred lease costs, net 2,363 Other assets   6,114   Total Assets $ 677,302     Liabilities and EquityLiabilities: Accounts payable and accrued property expenses $ 4,550 Resident prepaid rent and security deposits 2,713 Amounts due to the manager and affiliates 3,071 Amounts due previous owners   6,555   Total liabilities   16,889     10% cumulative redeemable preferred stock, $.01 par; 50,000,000 authorized, 1,000 issued and outstanding 1,000   Equity: Stockholders' Equity: Common stock $.01 par; 450,000,000 shares authorized; 37,328,213 shares issued and outstanding 372 Additional paid-in capital 664,146 Cumulative deficit   (5,609 ) Total Stockholders' Equity 658,909 Noncontrolling interests - Operating Partnership   504   Total Equity   659,413   Total Liabilities and Equity $ 677,302             SILVER BAY REALTY TRUST CORP.CONSOLIDATED STATEMENTS OF OPERATIONSFOR THE THREE MONTHS AND YEAR ENDED DECEMBER 31, 2012 (amounts in thousands except share data)   Three Months Ended December 31, 2012 Year Ended 2012 (unaudited) (unaudited) Revenue: Rental income $ 2,757 $ 3,584 Other income 32   32   Total revenue 2,789 3,616   Expenses: Property operating and maintenance 1,195 1,971 Real estate taxes 747 1,273 Homeowner's association fees 229 391 Property management 395 459 Depreciation and amortization 1,528 2,003 Advisory management fee - affiliates 1,355 2,159 General and administrative 585   881   Total expenses 6,034   9,137   Net loss (3,245 ) (5,521 )   Net loss attributable to noncontrolling interests - Operating Partnership 4   4   Net loss attributable to controlling interests (3,241 ) (5,517 ) Preferred stock distributions (3 ) (3 ) Net loss attributable to common stockholders $ (3,244 ) $ (5,520 )   Loss per share – basic and diluted(1) Net loss attributable to common shares $ (0.04 ) $ (0.04 ) Weighted average common shares outstanding 37,328,213   37,328,213     (1)     Silver Bay calculated the 2012 loss per share only for the period its common stock was outstanding during the year, referred to as the post-formation period. Prior to its initial public offering and formation transactions, Silver Bay did not have any publicly issued common stock. The formation transactions closed on December 19, 2012, therefore Silver Bay has defined the post-formation period to be the date of the formation transactions through December 31, 2012, or twelve days of activity.                               SILVER BAY REALTY TRUST CORP.CONSOLIDATED STATEMENT OF CHANGES IN EQUITYFOR THE QUARTER ENDED DECEMBER 31, 2012 (amounts in thousands except share data) (unaudited)   Common Stock Noncontrolling       Par Additional Total Interests- Shares Value Paid-In Cumulative Stockholders' Operating Parent Total Issued Amount Capital Deficit   Equity   Partnership Equity Equity Balance at October 1, 2012 $ - $ - $ (2,367 ) $ (2,367 ) $ - $ 250 $ (2,117 ) Parent contributions through December 19, 2012     - 321,773 321,773 Net proceeds from Initial Public Offering 13,250,000 133 228,384 228,517 228,517 Formation Transactions 23,917,642 239 435,713 - 435,952 508 (322,023 ) 114,437 Restricted stock issued 160,571 - - - Other 49 49 49 Net loss       (3,242 ) (3,242 ) (4 )     (3,246 )   Balance at December 31, 2012 37,328,213 $ 372 $ 664,146 $ (5,609 ) $ 658,909   $ 504   $ -   $   659,413               SILVER BAY REALTY TRUST CORP.CONSOLIDATED STATEMENTS OF CASH FLOWSFOR THE THREE MONTHS AND YEAR ENDED DECEMBER 31, 2012 (amounts in thousands)   Three Months Ended December 31, 2012 Year Ended 2012 (unaudited) (unaudited) Cash Flows From Operating Activities: Net loss $ (3,244) $ (5,521) Adjustments to reconcile net loss to net cash (used) / provided by operating activities: Depreciation and amortization 1,528 2,003 Non-cash stock option compensation 38 38 Net change in assets and liabilities: Increase in related party payables, net 2,500 3,693 (Decrease) / Increase in deferred lease fees and prepaid rents (523) 61 Increase in other assets (1,354) (1,996) Increase in accounts payable and accrued property expenses 797 3,324 Net cash (used) / provided by operating activities (258) 1,602   Cash Flows From Investing Activities: Purchase of investments in real estate (97,955) (276,730) Capital improvements of investments in real estate (17,937) (30,527) Decrease / (Increase) in escrow cash 15,005 (18,955) Net cash used by investing activities (100,887) (326,212)   Cash Flows From Financing Activities: Capital contribution of parent, net 97,982 323,982 Proceeds from issuance of common stock, net of offering costs 228,517 228,517 Net cash provided by financing activities 326,499 552,499   Net change in cash and cash equivalents 225,354 227,889 Cash and cash equivalents at beginning of the period 2,785 250 Cash and cash equivalents at end of the period $ 228,139 $ 228,139   Noncash investing and financing activities: Accrued preferred stock dividends $ (3) $ (3) Capital improvements in accounts payable $ 680 $ 680 Formation Transactions $ 126,083 $ 126,083                                   PORTFOLIO SUMMARY OF SINGLE-FAMILY PROPERTIES   The following table provides a summary of Silver Bay's portfolio of single-family properties as of December 31, 2012.   AverageAverage MonthlyAggregateCost BasisAverageAverageNumber ofNumberRent forNumber ofCost Basis(1)Per PropertyAge(2)SquareLeasedof VacantLeasedMarket     Properties     (thousands)     (thousands)     (in years)     Footage     Properties     Properties(3)     Properties(4) Phoenix 1,002 $ 127,308 $ 127 17.9 1,717 592 410 $ 1,041 Tampa 816 99,779 122 21.9 1,675 401 415 1,261 Atlanta 607 67,674 111 14.9 2,089 313 294 1,191 Northern CA(5) 256 43,323 169 40.6 1,418 113 143 1,457 Las Vegas 213 27,255 128 13.4 1,742 77 136 1,151 Tucson 186 14,334 77 38.8 1,343 112 74 828 Southern CA(6) 149 18,161 122 38.6 1,364 13 136 1,208 Orlando 90 13,001 144 18.0 1,889 71 19 1,318 Charlotte 60 7,181 120 9.7 2,035 12 48 1,058 Dallas 26       2,546       98     17.8     1,784     1     25       1,250 Totals 3,405     $ 420,562     $ 124     21.7     1,727     1,705     1,700     $ 1,148       (1) Aggregate cost includes all capitalized costs, determined in accordance with GAAP, incurred through December 31, 2012 for the acquisition, stabilization, and significant post-stabilization renovations of properties, including land, building, possession costs and renovation costs. Aggregate cost does not include accumulated depreciation. At completion of the Formation Transactions, Silver Bay Predecessor's properties were recorded at an aggregated carryover net book value cost basis. The Provident Entities' properties aggregated cost basis was $117.9 million, which represents the fair market value of properties at the formation date due to the contribution of Provident Entities' property being considered an acquisition subject to purchase accounting for accounting purposes.   (2) As of December 31, 2012, approximately 29% of the properties in the combined portfolio were less than 10 years old, 27% were between 10 and 20 years old, 16% were between 20 and 30 years old, 15% were between 30 and 40 years old, 5% were between 40 and 50 years old, and 8% were more than 50 years old.   (3) A significant portion of the properties were purchased within the last six months and are still undergoing stabilization. Silver Bay defines stabilized properties as those that we have acquired, renovated, marketed and leased for the first time. Properties acquired with in-place leases are considered stabilized. Total number of vacant properties includes properties in the process of stabilization as well as those available for lease.   (4) Average monthly rent for leased properties was calculated as the average of the contracted monthly rent for all leased properties as of December 31, 2012. To date, rent concessions have been utilized on a limited basis and have not had a significant impact on Silver Bay's average monthly rent. If the use of rent concessions or other leasing incentives increases in the future, they may have a greater impact by reducing the average monthly rent we receive from leased properties.   (5) Northern California market currently consists of Contra Costa, Napa, Sacramento and Solano Counties.   (6) Southern California market currently consists of Colton, Riverside and San Bernardino Counties.         PORTFOLIO SUMMARY OF STABILIZED PROPERTIES AND THOSE OWNED SIX MONTHS OR LONGER   The following table summarizes Silver Bay's stabilized properties and those owned six months or longer as of December 31, 2012.   Stabilized PropertiesProperties Owned at Least Six Months                   AverageAverageMonthlyMonthlyRent forRent forPropertiesPropertiesNumber ofLeasedOwned SixOwned atStabilizedPropertiesPropertiesOccupancyStabilizedMonths orPropertiesPropertiesOccupancyLeast SixMarket   Properties(1)   Leased   Vacant   Rate   Properties(2)Longer   Leased   Vacant   Rate   Months(3) Phoenix 648 592 56 91 % $ 1,041 551 481 70 87 % $ 1,030 Tampa 409 401 8 98 % 1,261 426 359 67 84 % 1,258 Atlanta 318 313 5 98 % 1,191 302 243 59 80 % 1,185 Northern CA 113 113 - 100 % 1,457 52 35 17 67 % 1,554 Las Vegas 81 77 4 95 % 1,151 101 57 44 56 % 1,155 Tucson 112 112 - 100 % 828 78 76 2 97 % 828 Southern CA 13 13 - 100 % 1,208 21 10 11 48 % 1,209 Orlando 72 71 1 99 % 1,318 52 51 1 98 % 1,357 Charlotte(4) 12 12 - 100 % 1,058 - - - - - Dallas(4) 1   1   -   100 %     1,250     -   -   -   -       - Totals 1,779   1,705   74   96 %   $ 1,148     1,583   1,312   271   83 %   $ 1,143       (1) Silver Bay defines stabilized properties as those that the Company has acquired, renovated, marketed and leased for the first time. Properties acquired with in-place leases are considered stabilized.   (2) Average monthly rent for leased stabilized properties was calculated as the average of the contracted monthly rent for all stabilized properties as of December 31, 2012. To date, rent concessions have been utilized on a limited basis and have not had a significant impact on Silver Bay's average monthly rent. If the use of rent concessions or other leasing incentives increases in the future, they may have a greater impact by reducing the average monthly rent we receive from leased properties.   (3) Average monthly rent for properties owned at least six months was calculated as the average of the contracted monthly rent for all properties owned at least six months as of December 31, 2012. To date, rent concessions have been utilized on a limited basis and have not had a significant impact on Silver Bay's average monthly rent. If the use of rent concessions or other leasing incentives increases in the future, they may have a greater impact by reducing the average monthly rent we receive from leased properties.   (4) As of December 31, 2012, there were no properties owned six months or longer in these markets.   Silver Bay Realty Trust Corp.Anh Huynh, 952-358-4400Director of Investor Relationsahuynh@silverbaymgmt.com