Table of Contents
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
(Mark One)
ý ANNUAL REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE SECURITIES EXCHANGE ACT
OF 1934
For the fiscal year ended September 30, 2016
Or
o TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
ACT OF 1934
Commission file number 001-07172
BRT REALTY TRUST
(Exact name of registrant as specified in its charter)
Massachusetts
(State or other jurisdiction of
incorporation or organization)
60 Cutter Mill Road, Great Neck, New York
(Address of principal executive offices)
13-2755856
(I.R.S. employer
identification no.)
11021
(Zip Code)
516-466-3100
Registrant's telephone number, including area code
Securities registered pursuant to Section 12(b) of the Act:
Title of each class
Shares of Beneficial Interest, $3.00 Par Value
Name of each exchange on which registered
New York Stock Exchange
Securities registered pursuant to Section 12(g) of the Act:
NONE
(Title of Class)
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities
Act. Yes o No ý
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or 15(d) of the
Act. Yes o No ý
Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the
Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file
such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ý No o
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any,
every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (232.405 of this chapter)
during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such
files). Yes ý No o
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (Section 229.405 of this
chapter) is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information
statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K o
Table of Contents
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a
smaller reporting company. See definitions of "large accelerated filer," "accelerated filer" and "smaller reporting company" in
Rule 12b-2 of the Exchange Act. (Check one):
Large accelerated filer o Accelerated filer ý
Non-accelerated filer o
(Do not check if a smaller reporting company)
Smaller reporting company o
Indicate by check mark whether registrant is a shell company (as defined in Exchange Act Rule 12b-2). Yes o No ý
The aggregate market value of voting and non-voting common equity held by non-affiliates of the registrant was
approximately $54.4 million based on the last sale price of the common equity on March 31, 2016, which is the last business day
of the registrant's most recently completed second quarter.
As of December 1, 2016, the registrant had 13,898,835 Shares of Beneficial Interest outstanding.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the proxy statement for the annual meeting of shareholders of BRT Realty Trust to be filed not later than
January 30, 2017 are incorporated by reference into Part III of this Form 10-K.
Table of Contents
TABLE OF CONTENTS
Form 10-K
Item No.
PART I
1
1A.
1B.
2
3
4
PART II
5
6
7
Business
Risk Factors
Unresolved Staff Comments
Properties
Legal Proceedings
Mine Safety Disclosures
Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of
Equity Securities
Selected Financial Data
Management's Discussion and Analysis of Financial Condition and Results of Operations
7A.
Quantitative and Qualitative Disclosures About Market Risk
8
9
9A.
9B.
PART III
10
11
12
13
14
PART IV
15
16
Signatures
Financial Statements and Supplementary Data
Changes In and Disagreements With Accountants on Accounting and Financial Disclosure
Controls and Procedures
Other Information
Directors, Executive Officers and Corporate Governance
Executive Compensation
Security Ownership of Certain Beneficial Owners and Management and Related Stockholder
Matters
Certain Relationships and Related Transactions, and Director Independence
Principal Accountant Fees and Services
Exhibits and Financial Statement Schedules
Form 10-K Summary
Page(s)
2
11
18
18
18
18
19
22
25
34
34
34
34
35
36
37
37
37
37
38
43
43
Table of Contents
Forward-Looking Statements
This Annual Report on Form 10-K, together with other statements and information publicly disseminated by us, contains
certain forward looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and
Section 21E of the Securities Exchange Act of 1934, as amended. We intend such forward-looking statements to be covered by
the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and
include this statement for purposes of complying with these safe harbor provisions. Forward-looking statements relate to
expectations, beliefs, projections, future plans and strategies, anticipated events or trends concerning matters that are not
historical facts. Forward looking statements are generally identifiable by use of words such as "may," "will," "will likely result,"
"shall," "should," "could," "believe," "expect," "intend," "anticipate," "estimate," "project" or similar expressions or variations
thereof.
Forward-looking statements contained in this Annual Report on Form 10- K are based on our beliefs, assumptions and
expectations of our future performance taking into account all information currently available to us. These beliefs, assumptions
and expectations can change as a result of many possible events or factors, not all of which are known to us or within our
control, and which could materially affect actual results, performance or achievements. Factors which may cause actual results
to vary from our forward-looking statements include, but are not limited to:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
factors described in this Annual Report on Form 10-K, including those set forth under the captions "Risk Factors" and
"Business";
our acquisition strategy, which may not produce the cash flows or income expected;
competition could adversely affect our ability to acquire properties;
competition could limit our ability to lease apartments or increase or maintain rental income;
losses from catastrophes may exceed all insurance coverage;
a limited number of multi-family property acquisition opportunities acceptable to us;
national and local economic and business conditions;
general and local real estate property market conditions;
the condition of Fannie Mae or Freddie Mac, which could adversely impact us;
our failure to comply with laws, including those requiring access to our properties by disabled persons, which could
result in substantial costs;
insufficient cash flows, which could limit our ability to make required payments on our debt obligations;
an inability to renew, repay, or refinance our outstanding debt;
limitation of credit by institutional lenders;
impairment in the value of real estate property we own;
failure of property managers to properly manage properties;
disagreements with, or misconduct by, joint venture partners;
changes in national and local government policies;
increases in real estate taxes at properties we acquire due to such acquisitions or other factors;
changes in Federal, state and local governmental laws and regulations;
changes in interest rates; and
the availability of and costs associated with sources of capital and liquidity.
We caution you not to place undue reliance on forward-looking statements, which speak only as of the date of this Annual
Report on Form 10-K. Except to the extent required by applicable law or regulation, we undertake no obligation to update these
forward-looking statements to reflect events or circumstances after the date of the filing of this Annual Report on Form 10-K or
to reflect the occurrence of unanticipated events.
1
Table of Contents
Item l. Business.
General
PART I
We are an internally managed real estate investment trust, also known as a REIT, that is primarily focused on the
ownership, operation and development of multi-family properties. These activities are primarily conducted through joint
ventures in which we typically have an 80% equity interest in the entity owning the property. At September 30, 2016, we own
33 multi-family properties (four of which are wholly-owned) located in ten states with an aggregate of 9,420 units and a net
book value of approximately $783.1 million. At November 30, 2016, we own 32 multi-family properties (four of which are
wholly owned) located in 11 states with an aggregate of 9,066 units, including a development project at which the construction
of a 339 unit multi-family property is contemplated. Most of our properties are located in the Southeast United States and Texas.
We commenced our multi-family activities in March 2012.
For more than the past five years, we also engaged in two other principal business activities: (i) real estate lending; and (ii)
the ownership, operation and development of commercial, mixed use and other real estate assets.
Our real estate lending activities involved originating and holding for investment short-term senior mortgage loans secured
by commercial and multi-family real estate property in the United States. These lending activities decreased during the past five
years (i.e., $0, $0, $5.0 million, $5.5 million and $70.3 million of loan originations in 2016, 2015, 2014, 2013 and 2012,
respectively). As of November 1, 2014, we are no longer engaged in real estate lending.
We also own and operate other real estate assets. During the past several years, these other real estate assets primarily
consisted of our interest in a consolidated joint venture, which we refer to as the Newark Joint Venture, which owned several
properties (including development sites) in Newark, New Jersey. At September 30, 2015, the net book value of the Newark Joint
Venture's real estate assets was $141.4 million. On February 23, 2016, we sold all of our interest in the Newark Joint Venture for
$16.9 million, and in the quarter ended March 31, 2016, recognized a $15.5 million gain on this sale. As a result of this sale, the
$19.5 million mortgage loan owed to us by the Newark Joint Venture (the "NJV Loan Receivable"), which prior to such sale had
been eliminated in consolidation, is reflected on our consolidated balance sheet as a real estate loan. See Notes 1 and 4 to our
consolidated financial statements. At September 30, 2016, the net book value of our other real estate assets, including the NJV
Loan Receivable, is $30.0 million. See " - Our Other Real Estate Assets and Activities."
Information regarding our multi-family property and other real estate assets segments is included in Note 4 to our
consolidated financial statements and is incorporated herein by this reference. The financial information, including our
consolidated financial statements, included herein has been reclassified to present our real estate lending activities and the assets,
liabilities and results of operations of the Newark Joint Venture as discontinued operations. See Notes 1 and 4 to our
consolidated financial statements.
We were organized as a business trust under the laws of the Commonwealth of Massachusetts in June 1972. Our address is
60 Cutter Mill Road, Suite 303, Great Neck, New York 11021, telephone number 516-466-3100. Our website can be accessed at
www.brtrealty.com, where copies of our Annual Reports on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on
Form 8-K and other filings with the Securities and Exchange Commission, or SEC, can be obtained free of charge. These SEC
filings are added to our website as soon as reasonably practicable.
Unless otherwise indicated or the context otherwise requires, all references to (i) "us", "we" or terms of like import refer to
BRT Realty Trust and its consolidated subsidiaries and the term "BRT" refers to BRT Realty Trust and its wholly owned
subsidiaries, (ii) a year (e.g., 2016) refers to the applicable fiscal year ended September 30th, (iii) the sale of properties includes
the sale of our partnership interest in a venture that owned Village Green, a Little Rock, AK multi-family property, and
(iv) "same store properties" refer to properties that we owned and operated for the entirety of both periods being compared,
except for properties that are in the construction or lease-up phase, or properties that are undergoing development or significant
redevelopment. We move properties previously excluded from our same store portfolio for these reasons into the same store
designation once they have stabilized or the development or redevelopment is complete and such status has been reflected fully
in all quarters during the applicable periods of comparison. For newly constructed or lease-up properties or properties
undergoing development or significant redevelopment, we consider a property stabilized upon attainment of 90% physical
occupancy.
2
Table of Contents
Our Multi-Family Property Activities
Generally, our multifamily properties are garden apartment, mid-rise or town home style properties that provide residents
with amenities, such as a clubhouse, swimming pool, laundry facilities and cable television access. Residential leases are
typically for a one year term and may require security deposits equal to one month's rent. Substantially all of the units at these
properties are leased at market rates. Set forth below is selected information regarding the multi-family properties owned by us
as of September 30, 2016:
Property Name and Location
Property Name and Location
The Fountains Apartments—Palm Beach Gardens,
The Fountains Apartments—Palm Beach Gardens,
FL(3)
FL(3)
Waverly Place Apartments—Melbourne, FL(3)
Waverly Place Apartments—Melbourne, FL(3)
Silvana Oaks Apartments—N. Charleston, SC
Silvana Oaks Apartments—N. Charleston, SC
Avondale Station—Decatur, GA
Avondale Station—Decatur, GA
Spring Valley Apartments—Panama City, FL(6)
Spring Valley Apartments—Panama City, FL(6)
Stonecrossing Apartments—Houston, TX(3)
Stonecrossing Apartments—Houston, TX(3)
Pathways—Houston, TX(3)
Pathways—Houston, TX(3)
Autumn Brook Apartments—Hixon, TN(6)
Autumn Brook Apartments—Hixon, TN(6)
Ashwood Park — Pasadena, TX(3)
Ashwood Park — Pasadena, TX(3)
Meadowbrook Apartments—Humble, TX(3)
Meadowbrook Apartments—Humble, TX(3)
Parkside Apartments—Humble, TX(3)
Parkside Apartments—Humble, TX(3)
Brixworth at Bridge Street—Huntsville, AL
Brixworth at Bridge Street—Huntsville, AL
Newbridge Commons—Columbus, OH
Newbridge Commons—Columbus, OH
Waterside at Castleton—Indianapolis, IN
Waterside at Castleton—Indianapolis, IN
Southridge—Greenville, SC(4)
Southridge—Greenville, SC(4)
Crossings of Bellevue—Nashville, TN
Crossings of Bellevue—Nashville, TN
Sandtown Vista—Atlanta, GA(6)
Sandtown Vista—Atlanta, GA(6)
Kendall Manor—Houston, TX
Kendall Manor—Houston, TX
Avalon Apartments—Pensacola, FL
Avalon Apartments—Pensacola, FL
Apartments at Venue—Valley, AL
Apartments at Venue—Valley, AL
Parkway Falls—San Marcos, TX
Parkway Falls—San Marcos, TX
Cedar Lakes - Lake St. Louis, MO
Cedar Lakes - Lake St. Louis, MO
Factory at GARCO Park—N. Charleston, SC(5)
Factory at GARCO Park—N. Charleston, SC(5)
Woodland Trails—LaGrange, GA
Woodland Trails—LaGrange, GA
Cinco Ranch— Katy, TX
Cinco Ranch— Katy, TX
River Place — Macon, GA
River Place — Macon, GA
Civic Center I—Southaven, MS
Civic Center I—Southaven, MS
Shavano Park— San Antonio, TX
Shavano Park— San Antonio, TX
Chatham Court— Dallas, TX
Chatham Court— Dallas, TX
Waters Edge— Columbia, SC
Waters Edge— Columbia, SC
Lenox Park— Atlanta, GA
Lenox Park— Atlanta, GA
Civic Center II — Southaven, MS
Civic Center II — Southaven, MS
Verandas at Alamo Ranch—San Antonio, TX
Verandas at Alamo Ranch—San Antonio, TX
Average
Average
Monthly
Monthly
Rental
Rental
Rate per
Rate per
Occupied
Occupied
Unit 2016
Unit 2016
(2)($)
(2)($)
Average
Average
Monthly
Monthly
Rental
Rental
Rate per
Rate per
Occupied
Occupied
Unit 2015
Unit 2015
(2)($)
(2)($)
Average
Average
Monthly
Monthly
Rental
Rental
Rate per
Rate per
Occupied
Occupied
Unit 2014
Unit 2014
(2)($)
(2)($)
Average
Average
Monthly
Monthly
Rental
Rental
Rate per
Rate per
Occupied
Occupied
Unit 2013
Unit 2013
(2)($)
(2)($)
Our
Our
Percentage
Percentage
Ownership
Ownership
(%)
(%)
Number
Number
of Units
of Units
Age
Age
(1)
(1)
Acquisition
Acquisition
Date
Date
542
542
208
208
208
208
212
212
160
160
240
240
144
144
156
156
144
144
260
260
160
160
208
208
264
264
400
400
350
350
300
300
350
350
272
272
276
276
618
618
192
192
420
420
271
271
236
236
268
268
240
240
392
392
288
288
494
494
204
204
271
271
384
384
288
288
45
45
29
29
6
6
62
62
29
29
38
38
37
37
27
27
32
32
34
34
33
33
31
31
17
17
33
33
1
1
31
31
6
6
35
35
8
8
5
5
2
2
3/22/2012
3/22/2012
3/30/2012
3/30/2012
10/4/2012
10/4/2012
11/19/2012
11/19/2012
1/11/2013
1/11/2013
4/19/2013
4/19/2013
6/7/2013
6/7/2013
6/25/2013
6/25/2013
10/15/2013
10/15/2013
10/15/2013
10/15/2013
10/15/2013
10/15/2013
10/18/2013
10/18/2013
80
80
80
80
100
100
100
100
80
80
91
91
91
91
75
75
80
80
80
80
80
80
80
80
11/21/2013
11/21/2013
100
100
1/21/2014
1/21/2014
1/31/2014
1/31/2014
4/2/2014
4/2/2014
6/26/2014
6/26/2014
7/8/2014
7/8/2014
12/22/2014
12/22/2014
7/27/2015
7/27/2015
9/10/2015
9/10/2015
80
80
74
74
80
80
80
80
80
80
98
98
61
61
80
80
80
80
65
65
30
30
9/25/2015
9/25/2015
N/A
N/A
10/13/2015
10/13/2015
7
7
8
8
28
28
14
14
2
2
31
31
20
20
27
27
10
10
1
1
11/18/2015
11/18/2015
100
100
1/22/2016
1/22/2016
2/1/2016
2/1/2016
2/29/2016
2/29/2016
5/6/2016
5/6/2016
5/11/2016
5/11/2016
5/31/2016
5/31/2016
8/15/2016
8/15/2016
9/1/2016
9/1/2016
9/19/2016
9/19/2016
75
75
80
80
60
60
65
65
50
50
80
80
74
74
60
60
72
72
1,239
1,239
866
866
1,077
1,077
920
920
849
849
906
906
909
909
795
795
746
746
757
757
781
781
688
688
762
762
642
642
1,255
1,255
1,032
1,032
922
922
833
833
970
970
724
724
998
998
788
788
N/A
N/A
832
832
1,177
1,177
622
622
825
825
953
953
813
813
821
821
1,190
1,190
879
879
974
974
1,169
1,169
1,050
1,050
1,000
1,000
798
798
998
998
852
852
807
807
884
884
886
886
756
756
696
696
705
705
734
734
655
655
729
729
621
621
N/A
N/A
955
955
847
847
796
796
912
912
715
715
852
852
715
715
N/A
N/A
849
849
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
722
722
970
970
776
776
760
760
856
856
823
823
746
746
642
642
641
641
669
669
650
650
691
691
609
609
N/A
N/A
907
907
817
817
769
769
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
655
655
903
903
708
708
699
699
832
832
791
791
743
743
632
632
659
659
690
690
668
668
684
684
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
Total
Total
9,420
9,420
(1) Reflects the approximate age of the property based on the year original construction was completed.
(2) Gives effect to rent concessions. Monthly rental rate per unit reflects our period of ownership.
3
Table of Contents
(3) Ashwood Park, Meadowbrook Apartments and Parkside Apartments are owned by one joint venture, Waverly Place
Apartments and The Fountains Apartments are owned by one joint venture and Stonecrossing Apartments and Pathways are
owned by one joint venture.
(4) A ground up project we developed with a joint venture partner. We sold this property in October 2016 during its lease-up
phase.
(5) This development is substantially complete and we anticipate lease up will begin in January 2017.
(6) This property was sold subsequent to September 30, 2016.
Set forth below is selected information regarding the average physical occupancy of the multi-family properties owned by
us as of September 30, 2016:
Property Name and Location
The Fountains Apartments—Palm Beach Gardens,
FL(3)
Waverly Place Apartments—Melbourne, FL(3)
Silvana Oaks Apartments—N. Charleston, SC
Avondale Station—Decatur, GA
Spring Valley Apartments—Panama City, FL(6)
Stonecrossing Apartments—Houston, TX(3)
Pathways—Houston, TX(3)
Autumn Brook Apartments—Hixon, TN(6)
Ashwood Park — Pasadena, TX(3)
Meadowbrook Apartments—Humble, TX(3)
Parkside Apartments—Humble, TX(3)
Brixworth at Bridge Street—Huntsville, AL
Newbridge Commons—Columbus, OH
Waterside at Castleton—Indianapolis, IN
Southridge—Greenville, SC(4)
Crossings of Bellevue—Nashville, TN
Sandtown Vista—Atlanta, GA(6)
Kendall Manor—Houston, TX
Avalon Apartments—Pensacola, FL
Apartments at Venue—Valley, AL
Parkway Falls—San Marcos, TX
Cedar Lakes - Lake St. Louis, MO
Factory at GARCO Park—N. Charleston, SC(5)
Woodland Trails—LaGrange, GA
Cinco Ranch— Katy, TX
River Place — Macon, GA
Civic Center I—Southaven, MS
Shavano Park— San Antonio, TX
Chatham Court— Dallas, TX
Waters Edge— Columbia, SC
Lenox Park— Atlanta, GA
Civic Center II — Southaven, MS
Verandas at Alamo Ranch—San Antonio, TX
Total
9,420
Number
of Units
Age
(1)
Acquisition
Date
Average
Physical
Occupancy
in 2016 (%)
(2)
Average
Physical
Occupancy
in 2015 (%)
(2)
Average
Physical
Occupancy
in 2014 (%)
(2)
Average
Physical
Occupancy
in 2013 (%)
(2)
542
208
208
212
160
240
144
156
144
260
160
208
264
400
350
300
350
272
276
618
192
420
271
236
268
240
392
288
494
204
271
384
288
96.0
97.9
93.3
94.6
95.4
92.1
89.8
93.2
95.8
94.4
93.0
96.8
96.9
94.1
62.8
97.8
94.7
93.9
91.9
90.3
93.6
91.9
N/A
94.6
90.5
97.2
97.7
83.4
93.4
94.2
94.0
97.4
85.8
45
29
6
62
29
38
37
27
32
34
33
31
17
33
1
31
6
35
8
5
2
3/22/2012
3/30/2012
10/4/2012
11/19/2012
1/11/2013
4/19/2013
6/7/2013
6/25/2013
10/15/2013
10/15/2013
10/15/2013
10/18/2013
11/21/2013
1/21/2014
1/31/2014
4/2/2014
6/26/2014
7/8/2014
12/22/2014
7/27/2015
9/10/2015
30
9/25/2015
N/A
10/13/2015
7
8
28
14
2
31
20
27
10
1
11/18/2015
1/22/2016
2/1/2016
2/29/2016
5/6/2016
5/11/2016
5/31/2016
8/15/2016
9/1/2016
9/19/2016
4
96.3
94.0
93.6
97.1
96.9
93.5
92.6
95.1
96.5
95.0
95.5
93.7
95.4
92.1
N/A
97.1
95.4
94.4
90.9
93.4
95.3
93.4
N/A
96.2
—
—
—
—
—
—
—
—
—
96.6
95.9
93.4
96.8
95.2
94.3
93.7
95.4
95.0
94.6
93.9
93.3
90.5
90.7
N/A
97.9
92.8
91.2
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
94.9
96.1
93.1
96.0
94.7
96.8
96.6
96.4
97.2
96.0
92.5
86.1
87.0
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
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(1) Reflects the approximate age of the property based on the year original construction was completed.
(2) Average physical occupancy per unit reflects our period of ownership.
(3) Ashwood Park, Meadowbrook Apartments and Parkside Apartments are owned by one joint venture, Waverly Place
Apartments and The Fountains Apartments are owned by one joint venture and Stonecrossing Apartments and Pathways are
owned by one joint venture.
(4) A ground up project we developed with a joint venture partner. We sold this property in October 2016 during its lease-up
phase.
(5) This development is substantially complete and we anticipate lease up will begin in January 2017.
(6) This property was sold subsequent to September 30, 2016.
The following table set forth certain information, presented by state, related to our properties as of September 30, 2016
(dollars in thousands):
State
Texas
Florida
Georgia
Mississippi
Alabama
South Carolina
Tennessee
Missouri
Indiana
Ohio
Total
Number of
Properties
11
4
5
2
2
4
2
1
1
1
33
Number of
Units
2,750
1,186
1,309
776
826
1,033
456
420
400
264
9,420
Estimated
2017 Revenue
(1)
29,265
14,076
11,123
8,166
6,966
5,689
4,065
3,854
3,152
2,440
88,796
$
$
Percent of 2017
Estimated
Revenue
32.9%
15.9%
12.5%
9.2%
7.8%
6.4%
4.6%
4.3%
3.6%
2.8%
100%
_______________________________________________________________________________
(1) Reflects our estimate of the rental and other revenues to be generated in 2017 by our multi-family properties located in such state.
Excludes the effect of property acquisitions and dispositions that occurred after September 30, 2016.
The following table sets forth the properties we acquired between October 1, 2016 and November 30, 2016 (dollars in
thousands):
Location
Fredricksburg, VA
Columbia, SC
Columbia, SC (1)
Purchase
Date
11/4/2016
11/10/2016
11/10/2016
No. of
Units
220
374
339
933
Purchase
Price
$ 38,490
58,300
5,915
$102,705
Acquisition
mortgage
debt
29,940
$
41,000
—
Initial BRT
Equity
Ownership
Percentage
(%)
Property
Acquisition
Costs
$
8,720
5,670
8,665
80% $
32%
46%
643
71
—
$
70,940
$
23,055
$
714
(1) This is a ground-up development project at which the construction of a 339 unit multi-family complex is expected to
be completed in various stages from March 2018 to March 2019.
Our Acquisition Process and Underwriting Criteria
We identify multi-family property acquisition opportunities primarily through relationships developed over time by our
officers with our former borrowers, current joint venture partners, real estate investors and brokers. We are interested in
acquiring the following types of multi-family properties:
• Class B or better properties with strong and stable cash flows in markets where we believe there exists opportunity for
rental growth and with potential for further value creation;
• Class B or better properties that offer significant potential for capital appreciation through repositioning or
rehabilitating the asset to drive rental growth;
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• properties available at opportunistic prices providing an opportunity for a significant appreciation in value; and
• development of Class A properties in markets where we believe we can generate significant returns from the operation
and if appropriate, sale of the development.
Our current goal is to acquire properties with cap rates ranging from 5% to 6.25% and that will provide stable risk adjusted
total returns (i.e., operating income plus capital appreciation). In identifying opportunities that will achieve such goal, we seek
acquisitions that will achieve an approximate 7% to 9% annual return on invested cash and an internal rate of return of
approximately 9% to 18%. We have also focused, but have not limited ourselves, to acquiring properties located in the Southeast
United States and Texas. Subject to the foregoing, we are opportunistic in pursuing multi-family property acquisitions and do not
mandate any specific acquisition criteria, though we take the following into account in evaluating an acquisition opportunity:
location, size of the target market, property quality, availability and terms and conditions of long term fixed rate mortgage debt,
potential for capital appreciation or recurring income, extent and nature of contemplated capital improvements and property age.
We generally acquire properties with a joint venture partner with knowledge and experience in owning and operating multi-
family properties in the target market as this enhances our understanding of such market and assists us in managing our risk with
respect to a particular acquisition.
Approvals of the acquisition of a multi-family property are based on a review of property information as well as other due
diligence activities undertaken by us and, as applicable, our venture partner. Those activities include a consideration of
economic, demographic and other factors with respect to the target market and sub-market (including the stability of its
population and the potential for population growth, the economic and employment base, presence of and barriers to entry of
alternative housing stock, market prices for comparable properties, the competitive positioning of the proposed acquisition and
the regulatory environment (i.e. applicable rent regulation)), a review of an independent third party property condition report, a
Phase I environmental report with respect to the property, a review of recent and projected results of operations for the property
prepared by the seller, us or our joint venture partner, an assessment of our joint venture partner's knowledge and expertise with
respect to the acquisition and operation of multi-family properties and the relevant market and sub-market, a site visit to the
property and the surrounding area, an inspection of a sample of units at the property, the potential for rent increases and the
possibility of enhancing the property and the costs thereof. To the extent a property to be acquired requires renovations or
improvements, or if we and our joint venture partner believe that improving a property will generate greater rent, funds are
generally set aside by us and our joint venture partner at the time of acquisition to provide the capital needed for such renovation
and improvements. At September 30, 2016, an aggregate of $7.4 million has been set aside to fund improvements at specific
multi-family properties.
A key consideration in our acquisition process is the evaluation of the availability of mortgage debt to finance the
acquisition (or the ability to assume the mortgage debt on the property) and the terms and conditions (e.g. interest rate,
amortization and maturity) of such debt. Typically, approximately 25% to 35% of the purchase price is paid in cash and the
balance is financed with mortgage debt. We believe that the use of leverage of up to 75% allows us the ability to earn a greater
return on our investment than we would otherwise earn. Generally, the mortgage debt obtained in connection with an acquisition
matures five to ten years thereafter, is interest only for one to three years after the acquisition, and provides for a fixed interest
rate and for the amortization of the principal of such debt over 30 years.
Before a property is acquired, the acquisition must be reviewed and approved by our investment committee. Approval
requires the assent of not less than four of the seven members of this committee, all of whom are our executive officers. The
approval of our board of trustees is required for any single multi-family property acquisition in which our equity investment
exceeds $15 million.
We are partners in two multi-family development opportunities with the same joint venture partner or its affiliates. We
pursue these opportunities when we believe the potential higher returns justify the additional risks. The factors considered in
pursuing these opportunities generally include the factors considered in evaluating a standard acquisition opportunity, and we
place additional emphasis on our joint venture partner's ability to execute a development project. Though we may from time-to-
time pursue other development activities, we do not anticipate development properties will constitute a significant part of our
portfolio.
Property Sales
We monitor our portfolio to identify appropriate disposition candidates. Factors considered in deciding whether to dispose
of a property generally include our evaluation of the current market price of such property to projected economics for such
property and adverse changes in the factors considered by us in acquiring such property. We also believe it is important for us to
maintain strong relationships with our joint venture partners. Accordingly, we also take into account our partners' desires with
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respect to property sales. If our partners deem it in their own economic interest to dispose of a property at an earlier date than we
would otherwise dispose of a property, we may accommodate such request.
Set forth below is information regarding properties sold, other than the sale of our interests in the Newark Joint Venture,
during 2016 (dollars in thousands):
Property Name and Location
New York, NY(1)
Grove at Trinity Pointe - Cordova, TN
Mountain Park Estates - Kennesaw, GA
Courtney Station - Pooler, GA
Madison at Schilling Farms - Collierville, TN
Village Green - Little Rock, AK (2)
Sundance - Wichita, KS
New York, NY(1)
Sale
Date
10/1/2015
3/2/2016
3/15/2016
4/6/2016
6/1/2016
6/6/2016
9/1/2016
9/30/2016
No. of
Units
1
464
450
300
324
172
496
1
2,208
Sales Price
652
$
31,100
64,000
38,500
34,300
2,372
30,400
725
$ 202,049
Gain on Sale
609
$
6,764
17,429
5,710
4,586
386
10,718
662
46,864
$
Non-controlling
partner's share of
the gain
—
2,195
10,037
1,405
917
—
4,149
—
18,703
$
$
(1) Sale of a cooperative apartment unit included in our other real estate segment.
(2) Sale of a partnership interest.
The following table summarizes information regarding properties sold from October 1, 2016 through November 30, 2016:
Property Name and Location
Southridge - Greenville, SC
Spring Valley - Panama City, FL(1)
Sandtown Vistas - Atlanta, GA
Autumn Brook - Hixson, TN(1)
Sale Date
10/19/2016
10/26/2016
11/21/2016
11/30/2016
No. of
Units
350
160
350
156
1,016
Sales Price
68,000
$
14,720
36,750
10,775
$ 130,245
(1) Property classified as held for sale at September 30, 2016.
Joint Venture Arrangements
Estimated
Gain on Sale
18,937
$
7,390
8,796
479
$
35,602
$
Non-controlling
partner's share of
the estimated gain
9,669
$
3,732
4,046
120
17,567
The arrangements with our multi-family property joint venture partners are deal specific and vary from transaction to
transaction. Generally, these arrangements provide for us and our partner to receive net cash flow available for distribution in the
following order of priority (and in certain cases, we are entitled to these distributions on a senior or preferential basis):
•
•
•
a preferred return of 10% on each party's unreturned capital contributions, until such preferred return has been paid in
full,
the return in full of each party's capital contribution, and
the remaining net cash flow is distributed based upon satisfaction of performance hurdles which vary by transaction.
Though, as noted above, each joint venture operating agreement contains different terms, such agreements generally
provide for a buy-sell procedure under specified circumstances, including (i) after the passage of time (e.g., two years after the
acquisition), (ii) if the partners are unable to agree on major decisions, (iii) upon a change in control of our subsidiary owning
the interest in the joint venture, or (iv) one or more of the foregoing. Further, these arrangements may also allow us, and in some
cases, our joint venture partner, to force the sale of the property after it has been owned by the joint venture for a specified period
(e.g., four to five years after the acquisition).
Property Management
The day-to-day management of our multi-family properties is overseen by property management companies operating in
the market in which the property is located. Some of these management companies are owned by our joint venture partners or
their affiliates. Generally, we can terminate these management companies upon specified notice or for cause, subject to the
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approval of the mortgage lender and, in some cases, our joint venture partner. We believe satisfactory replacements for property
managers are available, if required.
Mortgage Debt
The following table sets forth scheduled principal (including amortization) mortgage payments due for all our properties
as of September 30, 2016 (amounts in thousands):
YEAR
2017
2018
2019
2020
2021
Thereafter
Total
Principal
Payments Due
$
$
5,650
6,828
127,067
32,431
46,683
402,723
621,382
As of September 30, 2016, the weighted average annual interest rate of the mortgage debt on our 33 multi-family
properties is 3.98% and the weighted average remaining term to maturity of such debt is approximately seven years. The
mortgage debt associated with our multi-family properties is generally non-recourse to (i) the joint venture that owns the
property, subject to standard carve-outs and (ii) to us and our subsidiary acquiring the equity interest in such joint venture. We,
at the parent entity level (i.e., BRT Realty Trust), are the standard carve-out guarantor with respect to the Avalon, Silvana
Oaks,Woodland Trails, Stonecrossing, Pathway and Avondale properties. (The term "standard carve-outs" refers to recourse
items to an otherwise non-recourse mortgage and are customary to mortgage financing. While carve-outs vary from lender to
lender and transaction to transaction, the carve-outs may include, among other things, a voluntary bankruptcy filing,
environmental liabilities, the sale, financing or encumbrance of the property in violation of loan documents, damage to property
as a result of intentional misconduct or gross negligence, failure to pay valid taxes and other claims which could create a lien on
a property and the conversion of security deposits, insurance proceeds or condemnation awards.) At September 30, 2016, the
principal amount of mortgage debt outstanding with respect to the properties at which we are the carve-out guarantor is
approximately $83.3 million.
Insurance
The multi-family properties are covered by all risk property insurance covering 100% of the replacement cost for each
building and business interruption and rental loss insurance (covering up to twelve months of loss). On a case-by-case basis,
based on an assessment of the likelihood of the risk, availability of insurance, cost of insurance and in accordance with standard
market practice, we obtain earthquake, windstorm, flood, terrorism and boiler and machinery insurance. We carry comprehensive
liability insurance and umbrella policies for each of our properties which provide no less than $5 million of coverage per
incident. We request certain extension of coverage, valuation clauses, and deductibles in accordance with standard market
practice and availability.
Although we may carry insurance for potential losses associated with our multi-family properties, we may still incur losses
due to uninsured risks, deductibles, co-payments or losses in excess of applicable insurance coverage and those losses may be
material. In addition, certain insurance coverage is part of blanket policies in which a loss on an unrelated property could affect
the coverage limits on a joint venture property.
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Changes in our Multi-Family Portfolio
Set forth below is a summary of our multi-family property acquisition activities from October 1, 2012 through November
30, 2016:
Year
2012
2013
2014
2015
2016
2017 (1)
Total
Number of Multi-Family Properties
Acquired
5
Number of Units Acquired
1,451
9
13
4
11
3
45
2,334
4,174
1,506
3,336
933
13,734
(1) Includes the purchase of land in Columbia, SC on which we are in the process of developing a 339 unit multi-family complex.
Set forth below is a summary of our multi-family dispositions from October 1, 2015 through November 30, 2016.
There were no sales prior to 2015:
Year
2015
2016
2017
Total
Number of Multi-Family Properties
Sold
3
Number of Units Sold
1,175
6
4
13
2,206
1,016
4,397
Our Other Real Estate Assets and Activities
Other Real Estate Assets
We also own the following other real estate assets with an aggregate net book value of $30.0 million at September 30,
2016:
•
an 8.7 acre vacant parcel of land in South Daytona Beach, Florida,
15 cooperative apartments, 14 of which are rent controlled or rent stabilized, in two buildings in upper
•
Manhattan, New York, and
a subordinated leasehold interest in a portion (approximately 29% of a 99,000 square foot facility) of a
•
shopping center in Yonkers, NY, and
•
the NJV Loan Receivable. This loan matures in June 2017 and bears an annual interest rate of 11%. Six percent
(6%) is to be paid on a monthly basis and five percent (5%) is deferred and is to be paid on December 31, 2016
and at maturity in June 2017. At September 30, 2016, the amount of deferred interest that has accrued is $2.4
million. The NJV Loan Receivable is secured by various contiguous parcels on Market Street (between University
Avenue and Washington Street) in Newark, NJ. The site is approximately 68,000 square feet and has
approximately 303,000 square feet of rentable space. See Item 7. "Management Discussion and Analysis of
Financial Condition and Results of Operations - Sale of Interests in Newark Joint Venture" and Note 4 to our
consolidated financial statements for information regarding the Newark Joint Venture, the sale of our interests
therein and the NJV Loan Receivable.
We also have a 50% equity interest in an unconsolidated joint venture that owns 19 cooperative apartment units located in
Lawrence, New York - this interest is excluded from the $30.0 million net book value of our other real estate assets.
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Corporate Level Financing Arrangement
As of September 30, 2016, $37.4 million (excluding deferred costs of $402,000) in principal amount of our junior
subordinated notes is outstanding. These notes mature in April 2036, are redeemable at any time at our option, contain limited
covenants and from August 1, 2012 through April 30, 2016 bore an interest rate of 4.9%. From May 1, 2016 through maturity,
these notes bear an interest rate of three month LIBOR plus 200 basis points. At September 30, 2016, the interest rate on these
notes is 2.76%.
Competition
We compete to acquire real estate assets and in particular, multi-family properties, with other owners and operators of such
properties including other multi-family REITs, pension and investment funds, real estate developers and private real estate
investors. Competition to acquire such properties is based on price and ability to secure financing on a timely basis and complete
an acquisition. To the extent that a potential joint venture partner introduces us to a multi-family acquisition opportunity, we
compete with other sources of equity capital to participate in such joint venture based on the financial returns we are willing to
offer such potential partner and the other terms and conditions of the joint venture arrangement. We also compete for tenants at
our multi-family properties—such competition depends upon various factors, including alternative housing options available in
the applicable sub-market, rent, amenities provided and proximity to employment and quality of life venues.
Many of our competitors possess greater financial and other resources than we possess.
Environmental Regulation
We are subject to regulation at the federal, state and municipal levels and are exposed to potential liability should our
properties or actions result in damage to the environment or to other persons or properties. These conditions include the presence
or growth of mold, potential leakage of underground storage tanks, breakage or leaks from sewer lines and risks pertaining to
waste handling. The potential costs of compliance, property damage restoration and other costs for which we could be liable or
which could occur without regard to our fault or knowledge, are unknown and could potentially be material.
In the course of acquiring and owning multi family properties, we or our joint venture partner engage an independent
environmental consulting firm to perform a level 1 environmental assessment (and if appropriate, a level 2 assessment) to
identify and mitigate these risks as part of the due diligence process. We believe these assessment reports provide a reasonable
basis for discovery of potential hazardous conditions prior to acquisition. Should any potential environmental risks or conditions
be discovered during our due diligence process, the potential costs of remediation will be assessed carefully and factored into the
cost of acquisition, assuming the identified risks and factors are deemed to be manageable and within reason. Some risks or
conditions may be identified that are significant enough to cause us to abandon the possibility of acquiring a given property. As
of the date of this report, we have no knowledge of any material claims made or pending against us with regard to environmental
damage for which we may be found liable, nor are we aware of any potential hazards to the environment related to any of our
properties which could reasonably be expected to result in a material loss.
Our Structure
We share facilities, personnel and other resources with several affiliated entities including, among others, Gould
Investors L.P., a master limited partnership involved primarily in the ownership and operation of a diversified portfolio of real
estate assets, and One Liberty Properties, Inc., an NYSE listed equity REIT. Eight individuals (including Jeffrey A. Gould, Chief
Executive Officer and President, Mitchell Gould, Executive Vice President and George Zweier, Chief Financial Officer), devote
substantially all of their business time to our activities, while our other personnel (including several officers) share their services
on a part-time basis with us and other affiliated entities that share our executive offices. (Including our full and part-time
personnel , we estimate that we have the equivalent of 12 full time employees. The allocation of expenses for the shared
facilities, personnel and other resources is computed in accordance with a Shared Services Agreement by and among us and the
affiliated entities. The allocation is based on the estimated time devoted by executive, administrative and clerical personnel to the
affairs of each entity that is a party to this agreement.
In addition, through December 31, 2015, we were party to an Advisory Agreement, as amended, between us and REIT
Management Corp., our former advisor. REIT Management is wholly owned by Fredric H. Gould, a member of our Board of
Trustees and the former chairman of such board, and he and certain of our executive officers, including our Chairman of the
Board and Chief Executive Officer, received compensation from REIT Management. Pursuant to this agreement, REIT
Management furnished advisory and administrative services with respect to our business, including, without limitation,
developing and maintaining banking and financing relationships, participating in the analysis and approvals of multi-family
property acquisitions and dispositions and providing investment advice. We paid fees pursuant to this agreement of $694,000,
$2.4 million and $2.0 million in 2016, 2015 and 2014, respectively. Approximately $214,000 of the 2014 fees, respectively, is
included in discontinued operations.
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Effective as of December 31, 2015, the Advisory Agreement terminated. In lieu thereof, we retained related parties to
provide the services previously provided pursuant to such agreement (the "Services"). The aggregate fees paid in 2016 and to be
paid in 2017 for the provision of these services is $862,500 and $1.2 million, respectively.
Item 1A. Risk Factors.
Set forth below is a discussion of certain risks affecting our business. Any adverse effects arising from the realization of
any of the risks discussed, including our financial condition and results of operation, may, and likely will, adversely affect many
aspects of our business.
We face numerous risks associated with the real estate industry that could adversely affect our results of operations through
decreased revenues or increased costs.
As a real estate company, we are subject to various changes in real estate conditions, and any negative trends in such real
estate conditions may adversely affect our results of operations through decreased revenues or increased costs. These conditions
include:
•
•
•
•
•
•
•
•
•
•
changes in national, regional and local economic conditions, which may be negatively impacted by concerns about
inflation, deflation, government deficits, unemployment rates and decreased consumer confidence particularly in
markets in which we have a high concentration of properties;
increases in interest rates, which could adversely affect our ability to obtain financing or to buy or sell properties on
favorable terms or at all;
the inability of residents and tenants to pay rent;
the existence and quality of the competition, such as the attractiveness of our properties as compared to our
competitors' properties based on considerations such as convenience of location, rental rates, amenities and safety
record;
increased operating costs, including increased real property taxes, maintenance, insurance and utility costs
(including increased prices for fossil fuels);
weather conditions that may increase or decrease energy costs and other weather-related expenses;
oversupply of apartments or single-family housing or a reduction in demand for real estate in the markets in which
our properties are located;
a favorable interest rate environment that may result in a significant number of potential residents of our multi-
family properties deciding to purchase homes instead of renting;
changes in, or increased costs of compliance with, laws and/or governmental regulations, including those governing
usage, zoning, the environment and taxes; and
rent control or stabilization laws, or other laws regulating rental housing, which could prevent us from raising rents
to offset increases in operating costs.
Moreover, other factors may adversely affect our results of operations, including potential liability under environmental
and other laws and other unforeseen events, many of which are discussed elsewhere in the following risk factors. Any or all of
these factors could materially adversely affect our results of operations through decreased revenues or increased costs.
Our acquisition, development and property improvement activities are limited by available funds.
Our ability to acquire additional multi-family properties, develop new properties and improve the properties in our
portfolio is limited by the funds available to us. At September 30, 2016, we had approximately $27.4 million of cash and cash
equivalents and approximately $7.4 million designated as restricted cash for multi-family property improvements. Our multi-
family acquisition and improvement activities are constrained by funds available to us which will limit growth in our revenues
and operating results.
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If interest rates increase or credit markets tighten, it may be more difficult for us to refinance our mortgage debt at
favorable rates as it matures or to secure financing for acquisitions.
The following table sets forth scheduled principal (excluding amortization) mortgage payments due at maturity on the
mortgages on the properties we own as of September 30, 2016 and the weighted average interest rate thereon (dollars in
thousands):
Year
2017
2018
2019
2020
2021
2022 and thereafter
Principal
Payments
Due at Maturity
—
—
107,475
39,022
38,673
368,248
553,418
$
$
Weighted
Average Interest
Rate
—
—
3.53%
3.10%
4.15%
4.18%
3.97%
Increases in interest rates or reduced access to credit markets may make it difficult for us to refinance our mortgage debt
as it matures or limit the availability of mortgage debt thereby limiting our acquisition and/or refinancing activities. Even in the
event that we are able to secure mortgage debt on, or otherwise refinance our mortgage debt, due to increased costs associated
with securing financing and other factors beyond our control, we may be unable to refinance the entire mortgage debt as it
matures or be subject to unfavorable terms (such as higher loan fees, interest rates and periodic payments) if we do refinance
the mortgage debt. Either of these results could reduce income from those properties and reduce operating cash flow and net
income, which may adversely affect the investment goals of our stockholders.
Interest rates have been at historically low levels the past several years. If we are required to refinance mortgage debt
that matures over the next several years at higher interest rates than such mortgage debt currently bears, our operating cash flow
may be significantly reduced.
We are not currently required to pay any dividends to maintain our status as a REIT.
We are required to distribute annually at least 90% of our taxable income to qualify as a REIT under Federal tax law.
Because current tax laws allow us to offset our net operating loss carry-forward ("NOL's") ($69.2 million at December 31, 2015
and an estimated $15 million to $20 million after giving effect to properly sales effected from January 1, 2016 through
November 30, 2016), against our taxable income until the NOL's are used or expire, we are not currently required (and have not
been required since 2010) to pay a dividend in order to maintain our REIT status. See Note 8 to our consolidated financial
statements. The non-payment of cash dividends may negatively impact the price of our common shares.
We may not be able to compete with competitors, many of which have greater financial and other resources than we possess.
We compete with many third parties engaged in the ownership and operation of multi-family properties, including other
REITs, specialty finance companies, public and private investors, investment and pension funds and other entities. Many of
these competitors have substantially greater financial and other resources than we do. Larger and more established competitors
enjoy significant competitive advantages that result from, among other things, enhanced operating efficiencies and more
extensive networks providing greater and more favorable access to capital, financing and tax credit allocations and more
favorable acquisition opportunities. Larger multi-family property operators have the ability and capacity to acquire a greater
number of higher quality properties at more favorable locations and on more favorable terms and conditions.
We may incur impairment charges in 2017.
We evaluate on a quarterly basis our real estate portfolios for indicators of impairment. Impairment charges reflect
management's judgment of the probability and severity of the decline in the value of real estate assets we own. These charges
and provisions may be required in the future as a result of factors beyond our control, including, among other things, changes in
the economic environment and market conditions affecting the value of real property assets. If we are required to take
impairment charges, our results of operations will be adversely impacted.
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Our liquidity and operating results may be adversely effected if the NJV Loan Receivable or the interest that has accrued
and continues to accrue thereon is not paid when due.
At September 30, 2016, the NJV Loan Receivable was $19.5 million, and the unpaid deferred interest thereon is $2.4
million. The deferred interest is included in other assets on our consolidated balance sheet. Deferred interest of $2.1 million
was originally scheduled to be paid in June 2016 and at the borrowers request, we have from time to time extended the payment
date thereof; most recently the payment date was extended through December 31, 2016. The failure of the borrower to pay all
or some of such principal and interest when due may (i) limit our ability to acquire multi-family properties and (ii) result in our
being required to take a loss provision with respect to this asset, which may adversely effect our operating results. See
"Management's Discussion and Analysis - Sale of Interest in the Newark Joint Venture" and Note 4 to our consolidated
financial statements.
We may need to make significant capital improvements and incur deferred maintenance costs with respect to our multi-
family properties and may not have sufficient funds for such purposes.
Our multi-family properties, face competition from newer, and updated properties. At September 30, 2016, the weighted
average age (based on the number of units) of our multi-family properties is approximately 21 years. To remain competitive and
increase occupancy at these properties and/or make them attractive to potential tenants or purchasers, we may have to make
significant capital improvements and/or incur deferred maintenance costs with respect to these properties. At September 30,
2016, $7.4 million, which is reflected as restricted cash on our consolidated balances sheet, has been earmarked for
improvements at specific properties and may not be used for other properties. The cost of future improvements and deferred
maintenance is unknown and the amounts earmarked for specific properties may be insufficient to effectuate needed
improvements. Our results of operations and financial conditions may be adversely affected if we are required to expend
significant funds (other than funds earmarked for such purposes) to repair or improve our properties.
Our transactions with affiliated entities involve conflicts of interest.
Entities affiliated with us and with certain of our executive officers provide services to us and on our behalf. These
transactions raise the possibility that we may not receive terms as favorable as those that we would receive if the transactions
were entered into with unaffiliated entities.
Senior management and other key personnel are critical to our business and our future success may depend on our ability
to retain them.
We depend on the services of Jeffrey A. Gould, our president and chief executive officer, and other members of senior
management to carry out our business and investment strategies. Although Jeffrey A. Gould devotes substantially all of his
business time to our affairs, he devotes a limited amount of his business time to entities affiliated with us. In addition to Jeffrey
A. Gould, only two other executive officers, Mitchell Gould, our executive vice president, and George Zweier, a vice president
and our chief financial officer, devote all or substantially all of their business time to us. The remainder of our executive
management personnel share their services on a part-time basis with entities affiliated with us and located in the same executive
offices pursuant to a shared services agreement. We rely on part-time executive officers to provide certain services to us,
including legal and accounting services, since we do not employ full-time executive officers to handle these services. If the
shared services agreement is terminated, we will have to obtain such services or hire employees to perform them. We may not
be able to replace these services or hire such employees in a timely manner or on terms, including cost and level of expertise,
that are as favorable as those we receive under the shared services agreement.
In addition, in the future we may need to attract and retain qualified senior management and other key personnel, both on
a full-time and part-time basis. The loss of the services of any of our senior management or other key personnel or our inability
to recruit and retain qualified personnel in the future, could impair our ability to carry out our business and our investment
strategies.
We do not carry key man life insurance on members of our senior management.
We could be negatively impacted by changes in our relationship with Fannie Mae or Freddie Mac, changes in the condition
of Fannie Mae or Freddie Mac and by changes in government support for multi-family housing.
Fannie Mae and Freddie Mac have been a major source of financing for multi-family real estate in the United States
and we have used loan programs sponsored by these agencies to finance many of our acquisitions of multi-family properties.
There has been ongoing discussion by the government with regard to the long term structure and viability of Fannie Mae
and Freddie Mac, which could result in adjustments to guidelines for their loan products. Should these agencies have their
mandates changed or reduced, lose key personnel, be disbanded or reorganized by the government or otherwise discontinue
providing liquidity for the multi-family sector, our ability to obtain financing through loan programs sponsored by the agencies
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could be negatively impacted. In addition, changes in our relationships with Fannie Mae and Freddie Mac, and the lenders that
participate in these loan programs, with respect to our existing mortgage financing could impact our ability to obtain
comparable financing for new acquisitions or refinancing for our existing multi-family real estate investments. Should our
access to financing provided through Fannie Mae and Freddie Mac loan programs be reduced or impaired, it would
significantly reduce our access to debt capital and/or increase borrowing costs and could significantly limit our ability to
acquire properties on acceptable terms and reduce the values to be realized upon property sales.
Most of our multi-family properties are located in a limited number of markets, which makes us susceptible to adverse
developments in such markets.
In addition to general, national and regional conditions, the operating performance of our multi-family residential
properties is impacted by the economic conditions, including economic conditions of the specific markets in which our
properties are concentrated. At September 30, 2016, approximately 33%, 16%, 13% and 9% of our estimated 2017 revenues
from multi-family properties are attributable to properties located in Texas, Florida, Georgia and Mississippi, respectively.
Accordingly, adverse economic developments, including economic developments, in such markets could adversely impact the
operations of these properties and therefore our operating results and cash flow. The concentration of our properties in a limited
number of markets exposes us to risks of adverse developments which are greater than the risks of owning properties with a
more geographically diverse portfolio.
Our revenues are significantly influenced by demand for multi-family properties generally, and a decrease in such demand
will likely have a greater adverse effect on our revenues than if we owned a more diversified real estate portfolio.
Our current portfolio is focused predominately on multi-family properties, and we expect that going forward we will
continue to focus predominately on the acquisition and operation of such properties. As a result, we are subject to risks
inherent in investments in a single industry, and a decrease in the demand for multi-family properties would likely have a
greater adverse effect on our rental revenues than if we owned a more diversified real estate portfolio.
We are subject to certain limitations associated with selling multi-family properties, which could limit our operational and
financial flexibility.
Our ability to sell properties and the terms (including sales price and the timing of the sale) at which such properties may
be sold may be limited by various factors and conditions, including factors and conditions over which we have limited or no
control. These factors and conditions include:
•
•
•
•
the agreement of our joint venture partner to sell a property;
adverse market conditions, including the limited availability of mortgage debt required by a buyer to acquire a
property or increased interest rates;
the need to expend funds to correct defects or to make improvements before a property can be sold; and
federal tax laws that may limit our ability to profit on the sale of properties that we have owned for less than two
years.
The foregoing factors and conditions may limit our ability to dispose of properties, which may have a material adverse
effect on our financial condition and the market value of our securities.
The failure of third party property management companies to properly manage our properties may result in a decrease in
occupancy rates, rental rates or both, which could adversely impact our results of operations
We and our joint venture partners rely on third party property management companies to manage our properties. These
management companies are responsible for, among other things, leasing and marketing rental units, selecting tenants (including
an evaluation of the creditworthiness of tenants), collecting rent, paying operating expenses, and maintaining the property. If
these property management companies do not perform their duties properly or we or our joint venture partners do not
effectively supervise the activities of these companies, occupancy rates, rental rates or both may decline at such properties. At
September 30, 2016, one property manager and its affiliates manage seven properties, a second property manager and its
affiliates manage six properties and 13 other property managers manage four or fewer properties. The loss of our managers,
and in particular, the property managers that manages seven and six properties respectively, could result in a decrease in
occupancy rates, rental rates or both. Further, some of management companies are owned by our joint venture partners or their
14
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affiliates. The termination of a management company may require the approval of the mortgagee, our joint venture partner or
both. If we are unable to terminate an underperforming property manager, on a timely basis, our occupancy rates, rental rates
or both, could be adversely impacted.
Increased competition and increased affordability of residential homes could limit our ability to retain our tenants or
increase or maintain rents.
Our multi-family properties compete with numerous housing alternatives, including other multi-family and single-family
rental homes, as well as owner occupied single and multi-family homes. Our ability to retain tenants and increase or maintain
rents or occupancy levels could be adversely affected by the alternative housing in a particular area and, due to declining
housing prices, mortgage interest rates and government programs to promote home ownership, the increasing affordability of
owner occupied single and multi-family homes.
Development, redevelopment and construction risks could affect our operating results.
We intend to continue to develop and redevelop multi-family properties. These activities may be exposed to the following
risks:
• we may abandon opportunities that we have already begun to explore for a number of reasons, including changes in
local market conditions or increases in construction or financing costs, and, as a result, we may fail to recover
expenses already incurred in exploring those opportunities;
•
occupancy rates and rents at a development property may fail to meet our original expectations for a number of
reasons, including changes in market and economic conditions beyond our control and the development by
competitors of competing properties;
• we may be unable to obtain, or experience delays in obtaining, necessary zoning, occupancy, or other required
governmental or third party permits and authorizations, which could result in increased costs or the delay or
abandonment of development opportunities;
• we may incur costs that exceed our original estimates due to increased material, labor or other costs;
• we may be unable to complete construction and lease-up of a development project on schedule, resulting in increased
construction and financing costs and a decrease in expected rental revenues; and
• we may be unable to obtain financing with favorable terms, or at all, for the proposed development of a property,
which may cause us to delay or abandon a development opportunity.
Risks involved in conducting real estate activity through joint ventures.
We have in the past and intend in the future to continue to acquire properties through joint ventures with other persons or
entities when we believe that circumstances warrant the use of such structure. Joint venture investments involve risks not
otherwise present when acquiring real estate directly, including the possibility that:
• our partner might become bankrupt, insolvent or otherwise refuse or be unable to meet their obligations to us or the
venture (including their obligation to make capital contributions or property distributions when due);
• we may incur liabilities as a result of action taken by our partner;
• our partner may not perform its property oversight responsibilities;
• our partner may have economic or business interests or goals which are or become inconsistent with our business
interests or goals, including inconsistent goals relating to the sale or refinancing of properties held in the joint venture
or the timing of the termination or liquidation of the joint venture;
• our partner may be in a position to take action or withhold consent contrary to our instructions or requests, including
actions that may make it more difficult to maintain our qualification as a REIT;
• our partner might engage in unlawful or fraudulent conduct with respect to our jointly owned properties or other
properties in which they have an ownership interest;
• our partner may trigger a buy-sell arrangement, which could cause us to sell our interest, or acquire our partner's
interest, at a time when we otherwise would not have initiated such a transaction;
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• disputes between us and our partners may result in litigation or arbitration that would increase our expenses and divert
management's attention from operating our business;
• disagreements with our partners with respect to property management (including with respect to whether a property
should be sold, refinanced, or improved) could result in an impasse resulting in the inability to operate the property
effectively; and
• our partners may have other competing real estate interests in the markets in which our properties are located that
could infuence the partners to take actions favoring their properties to the detriment of the jointly owned properties.
Seven of our multi-family property joint ventures are owned with one joint venture partner or its affiliates, four of our
multi-family property joint ventures are owned with a second joint venture partner or its affiliates and four of our multi-family
property joint ventures are owned with a third partner. We may be adversely effected if we are unable to maintain a satisfactory
working relationship with either of these joint venture partners or if either partner becomes financially distressed.
Compliance with REIT requirements may hinder our ability to maximize profits.
We must continually satisfy tests concerning, among other things, our sources of income, the amounts we distribute to our
shareholders and the ownership of securities, to qualify as a REIT for Federal income tax purposes. We may also be required to
make distributions to shareholders at disadvantageous times or when we do not have funds readily available for distribution.
Accordingly, compliance with REIT requirements may hinder our ability to operate solely on the basis of maximizing profits.
To qualify as a REIT, we must also ensure that at the end of each calendar quarter at least 75% of the value of our assets
consists of cash, cash items, government securities and qualified REIT real estate assets. The remainder of our investment in
securities cannot include more than 10% of the outstanding voting securities of any one issuer or more than 10% of the total
value of the outstanding securities of such issuer. In addition, no more than 5% of the value of our assets can consist of the
securities of any one issuer, other than a qualified REIT security. If we fail to comply with these requirements, we must dispose
of the portion of our assets in excess of such amounts within 30 days after the end of the calendar quarter in order to avoid
losing our REIT status and suffering adverse tax consequences. This requirement could cause us to dispose of assets for
consideration of less than their true value and could lead to a material adverse impact on our results of operations and financial
condition.
Because real estate investments are illiquid, we may not be able to dispose of properties needed.
Real estate investments generally cannot be sold quickly. We may not be able to reconfigure our portfolio promptly in
response to economic or other conditions. Further, even if we are able to sell properties, we may be unable to reinvest the
proceeds of such sales in opportunities that are as favorable as the properties sold. Our inability to reconfigure our portfolio to
profitably reinvest the proceeds of property sales promptly could adversely affect our financial condition and results of
operations.
We could be adversely affected if we or any of our subsidiaries are required to register as an investment company under the
Investment Company Act of 1940 as amended (the “1940 Act”).
We conduct our operations so that neither we, nor any of our subsidiaries is required to register as investment companies
under the 1940 Act. If we or any of our subsidiaries is required to register as an investment company but fail to do so, the
unregistered entity would be prohibited from engaging in certain business, and criminal and civil actions could be brought
against such entity. In addition, the contracts of such entity would be unenforceable unless a court required enforcement, and a
court could appoint a receiver to take control of the entity and liquidate its business.
We depend on our subsidiaries for cash flow and will be adversely impacted if these subsidiaries are prohibited from
distributing cash to us.
We conduct, and intend to conduct, all our business operations through our subsidiaries. Accordingly, our only source of
cash to fund our operations and pay our obligations is distributions from our subsidiaries of their net earnings and cash flows.
We cannot assure you that our subsidiaries will be able to, or be permitted to, make distributions to us that will enable us to
fund our operations. Each of our subsidiaries is or will be a distinct legal entity and, under certain circumstances, legal and
contractual restrictions may limit our ability to obtain cash from such entities. In addition, because we operate through our
subsidiaries, your claims as shareholders will be structurally subordinated to all existing and future liabilities and obligations of
our subsidiaries. Therefore, in the event of our bankruptcy, liquidation or reorganization, our assets and those of our
subsidiaries will be able to satisfy your claims as shareholders only after all our and our subsidiaries' liabilities and obligations
have been paid in full.
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Liabilities relating to environmental matters may impact the value of our properties.
We may be subject to environmental liabilities arising from the ownership of properties. Under various federal, state and
local laws, an owner or operator of real property may become liable for the costs of removal of certain hazardous substances
released on its property. These laws often impose liability without regard to whether the owner or operator knew of, or was
responsible for, the release of such hazardous substances.
The presence of hazardous substances on our properties may adversely affect our ability to finance or sell the property
and we may incur substantial remediation costs. The discovery of material environmental liabilities attached to such properties
could have a material adverse effect on our results of operations and financial condition.
Our revenues and the value of our portfolio may be negatively affected by casualty events occurring on our properties.
The joint ventures in which we are an equity participant carry all risk property insurance covering the property and any
improvements to the property owned by the joint venture for the cost of replacement in the event of a casualty. Further, we
carry insurance for such purpose on properties owned by us. However, the amount of insurance coverage maintained for any
property may be insufficient to pay the full replacement cost following a casualty event. In addition, the rent loss coverage
under a policy may not extend for the full period of time that a tenant or tenants may be entitled to a rent abatement that is a
result of, or that may be required to complete restoration following, a casualty event. In addition, there are certain types of
losses, such as those arising from earthquakes, floods, hurricanes and terrorist attacks, that may be uninsurable or that may not
be economically feasible to insure. Changes in zoning, building codes and ordinances, environmental considerations and other
factors may make it impossible for a joint venture or us, as the case may be, to use insurance proceeds to replace damaged or
destroyed improvements at a property. If any of these or similar events occur, the amount of coverage may not be sufficient to
replace a damaged or destroyed property. As a result, our returns and the value of our investment may be reduced.
Compliance or failure to comply with the Americans with Disabilities Act of 1990 or other safety regulations and
requirements could result in substantial costs.
The Americans with Disabilities Act generally requires that public buildings, including our properties, be made
accessible to disabled persons. Non-compliance could result in the imposition of fines by the federal government or the award
of damages to private litigants. From time-to-time claims may be asserted against us with respect to some of our properties
under the Americans with Disabilities Act. If, under the Americans with Disabilities Act, we are required to make substantial
alterations and capital expenditures in one or more of our properties, including the removal of access barriers, it could adversely
affect our financial condition and results of operations.
Our properties are subject to various federal, state and local regulatory requirements, such as state and local fire and
life safety requirements. If we fail to comply with these requirements, we could incur fines or private damage awards. We do
not know whether existing requirements will change or whether compliance with future requirements will require significant
unanticipated expenditures that will affect our cash flow and results of operations.
Breaches of information technology systems could materially harm our business and reputation.
We, our joint venture partners and the property managers managing our properties collect and retain on information
technology systems certain financial, personal and other sensitive information provided by third parties, including tenants,
vendors and employees. Such persons also rely on information technology systems for the collection and distribution of funds.
There can be no assurance that we, our joint venture partners or property managers will be able to prevent unauthorized access
to sensitive information or the unauthorized distribution of funds. Any loss of this information or unauthorized distribution of
funds as a result of a breach of information technology systems may result in loss of funds to which we are entitled, legal
liability and costs (including damages and penalties), as well as damage to our reputation, that could materially and adversely
affect our business and financial performance.
17
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Item 1B. Unresolved Staff Comments.
None.
Item 2. Properties.
Our executive office is located at 60 Cutter Mill Road, Suite 303, Great Neck, New York. We believe that such facilities
are satisfactory for our current and projected needs.
The information set forth under "Item 1—Business" is incorporated herein by this reference to the extent responsive to
the information called for by this item.
Item 3. Legal Proceedings.
None.
Item 4. Mine Safety Disclosures.
Not applicable.
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PART II
Item 5. Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity
Securities.
Our common shares of beneficial interest, or common shares, are listed on the New York Stock Exchange, or the NYSE,
under the symbol "BRT." The following table shows for the periods indicated, the high and low sales prices of the common
shares as reported in the consolidated transaction reporting system.
Fiscal Quarters
First Quarter
Second Quarter
Third Quarter
Fourth Quarter
Fiscal 2016
Fiscal 2015
High
$ 7.48
7.15
7.28
8.25
Low
$ 6.02
5.41
6.93
7.01
$
High
Low
7.50
7.35
7.30
7.19
$
6.91
6.71
6.74
6.76
On November 30, 2016, the high and low sales prices of our common shares was $7.99 and $7.88, respectively.
As of November 30, 2016, there were approximately 902 holders of record of our common shares.
We have not paid any cash dividends since 2010. Our tax loss carry forward at December 31, 2015, was $69.2 million and
we estimate that after giving effect to our operations and to our share of the gains from properties sold from January 1, 2016
through November 30, 2016, that the tax loss carryforward at November 30, 2016 ranges from $15 million to $20 million;
therefore, we are not currently required by Federal tax code provisions relating to REITs to pay cash dividends to maintain our
status as a REIT.
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Stock Performance Graph
This graph compares the performance of our shares with the Standard & Poor's 500 Stock Index, an index consisting of
publicly traded mortgage REITs (i.e., FTSE NAREIT Mortgage REITs) and an index consisting of apartment REITs (i.e., FTSE
NAREIT Equity Apartments). The graph assumes $100 invested on September 30, 2011 and assumes the reinvestment of
dividends.
COMPARISON OF 5 YEAR CUMULATIVE TOTAL RETURN*
Among BRT Realty Trust, the S&P 500 Index,
the FTSE NAREIT Mortgage REITs Index, and the FTSE NAREIT Equity Apartments Index
$200
$150
$100
$50
$0
9/11
9/12
9/13
9/14
9/15
9/16
BRT Realty Trust
S&P 500
FTSE NAREIT Mortgage REITs
FTSE NAREIT Equity Apartments
BRT Realty Trust
S&P 500
FTSE NAREIT Mortgage REITs
FTSE NAREIT Equity Apartments
$
$
9/11
100.00
100.00
100.00
100.00
9/12
104.50
130.20
133.19
118.87
$
9/13
115.27
155.39
122.01
116.77
$
9/14
120.58
186.05
137.70
136.37
$
9/15
113.99
184.91
132.67
170.20
$
9/16
128.62
213.44
157.72
186.37
_______________________________________________________________________________
*
$100 invested on 9/30/11 in stock or index, including reinvestment of dividends. Fiscal year ending September 30.
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Issuer Purchases of Equity Securities
On March 11, 2016, our Board of Trustees authorized us to repurchase up to $5.0 million of our shares through
September 30, 2017. The table below provides information regarding our repurchase of our common shares pursuant to such
authorization during the periods presented.
(a)
(b)
(c)
(d)
Period
July 1 - July 31, 2016
August 1 - August 31, 2016
September 1- September 30, 2016
Total
Total Number
of Shares
Purchased
Average
Price Paid
per Share
1,878
5,701
288
7,867
$7.19
7.24
7.37
Total Number of
Shares Purchased as
Part of Publicly
Announced Plans or
Programs
Maximum Number (or
Approximate Dollar Value) of
Shares that May Yet Be
Purchased Under the Plans or
Programs
1,878
5,701
288
7,867
$4,513,013
4,471,730
4,469,607
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Item 6. Selected Financial Data.
The following table, not covered by the report of the independent registered public accounting firm, sets forth selected
historical financial data for each of the fiscal years indicated. This table should be read in conjunction with the detailed
information and financial statements appearing elsewhere herein.
(Dollars in thousands, except per share amounts)
Operating statement data:
Total revenues(1)
Total expenses(2)
Gain on sale of real estate
Income (loss) from continuing operations
Income (loss) from discontinued operations
Net (loss) income attributable to common shareholders
Earnings (loss) per beneficial share:
Income (loss) from continuing operations
Income (loss) from discontinued operations
Basic and diluted (loss) earnings per share
Balance sheet data:
Total assets(3)
Real estate properties, net(3)
Cash and cash equivalents
Restricted cash-construction holdback/multi-family
2016
2015
2014
2013
2012
$ 94,264
104,101
$ 77,095
87,376
$ 61,813
74,030
$ 28,984
38,330
46,477
32,479
12,679
31,289
15,005
4,724
(6,329)
(2,388)
—
(12,217)
(3,949)
(9,454)
—
(3,335)
5,424
5,013
$
8,099
12,330
—
(3,626)
5,176
4,430
$
$
$
1.21
1.02
(0.02) $
(0.15)
(0.81) $
0.15
(0.21) $
0.56
(0.23)
0.55
2.23
$
(0.17) $
(0.66) $
0.35
$
0.32
$874,899
759,576
$820,869
591,727
$734,620
522,591
$549,491
310,541
$385,956
128,509
27,399
7,383
15,556
6,518
22,639
9,555
55,782
3,090
75,314
—
Assets related to discontinued operations(4)
— 173,228
134,188
142,607
148,036
Mortgages payable, net of deferred fees (5)
588,457
451,159
382,690
230,570
90,361
Junior subordinated notes
Total BRT Realty Trust shareholders' equity
36,998
151,290
36,978
122,655
36,958
138,791
36,938
138,791
36,918
133,449
_______________________________________________________________________________
(1) The increases from 2012 through 2016 are due primarily to the operations of our multi-family properties.
(2) The increases from 2012 through 2016 are due primarily to increased expenses (i.e., operating expense, interest
expense and depreciation and amortization) related to the operations of our multi-family properties
(3) The increases from 2012 through 2016 are due to our multi-family property acquisitions.
(4) Primarily reflects the assets of the Newark Joint Venture
(5) Approximately $154.6 million of the increase from 2013 to 2014 and approximately $141.9 million of the increase
from 2012 to 2013 is due to the mortgage debt incurred in the multi-family property acquisitions.
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Funds from Operations; Adjusted Funds from Operations.
In view of our multi-family property activities, we disclose funds from operations ("FFO") and adjusted funds from
operations ("AFFO") because we believe that such metrics are a widely recognized and appropriate measure of the performance
of an equity REIT.
We compute FFO in accordance with the "White Paper on Funds From Operations" issued by the National Association of
Real Estate Investment Trusts ("NAREIT") and NAREIT's related guidance. FFO is defined in the White Paper as net income
(loss), computed in accordance with generally accepted accounting principles, excluding gains (or losses) from sales of
property, plus depreciation and amortization, plus impairment write-downs of depreciable real estate and after adjustments for
unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures are calculated to
reflect funds from operations on the same basis. In computing FFO, we do not add back to net income the amortization of costs
in connection with our financing activities or depreciation of non-real estate assets. We compute AFFO by adjusting FFO for
loss on extinguishment of debt, our straight-line rent accruals, restricted stock expense, restricted stock unit ("RSU") expense,
and deferred mortgage costs (including our share of our unconsolidated joint ventures). Since the NAREIT White Paper does
not provide guidelines for computing AFFO, the computation of AFFO may vary from one REIT to another.
We believe that FFO and AFFO are useful and standard supplemental measures of the operating performance for equity
REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of
which present FFO and AFFO when reporting their operating results. FFO and AFFO are intended to exclude GAAP historical
cost depreciation and amortization of real estate assets, which assures that the value of real estate assets diminish predictability
over time. In fact, real estate values have historically risen and fallen with market conditions. As a result, we believe that FFO
and AFFO provide a performance measure that, when compared year over year, should reflect the impact to operations from
trends in occupancy rates, rental rates, operating costs, interest costs and other matters without the inclusion of depreciation and
amortization, providing a perspective that may not be necessarily apparent from net income. We also consider FFO and AFFO
to be useful to us in evaluating potential property acquisitions.
FFO and AFFO do not represent net income or cash flows from operations as defined by GAAP. FFO and AFFO should
not be considered to be an alternative to net income as a reliable measure of our operating performance; nor should FFO and
AFFO be considered an alternative to cash flows from operating, investing or financing activities (as defined by GAAP) as
measures of liquidity.
FFO and AFFO do not measure whether cash flow is sufficient to fund all of our cash needs, including principal
amortization and capital improvements. FFO and AFFO do not represent cash flows from operating, investing or financing
activities as defined by GAAP.
Management recognizes that there are limitations in the use of FFO and AFFO. In evaluating our performance,
management is careful to examine GAAP measures such as net income (loss) and cash flows from operating, investing and
financing activities. Management also reviews the reconciliation of net income (loss) to FFO and AFFO.
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The table below provides a reconciliation of net income (loss) determined in accordance with GAAP to FFO and AFFO
for each of the indicated years (amounts in thousands):
Net income (loss) attributable to common shareholders
Add: depreciation of properties
2016
$ 31,289
24,329
2015
2014
$ (2,388) $ (9,454) $ 5,013
7,076
15,562
20,681
2013
$
2012
4,430
1,992
Add: our share of depreciation in unconsolidated joint ventures
20
20
Add: amortization of deferred leasing costs
Deduct: gain on sales of real estate and partnership interests
Adjustment for non-controlling interest
Funds from operations
Adjust for: straight-line rent accruals
Add: loss on extinguishment of debt
Add: amortization of restricted stock and RSU expense
Add: amortization of deferred mortgage costs
Adjustment for non-controlling interest
Adjusted funds from operations
15
(62,329)
13,319
6,643
(200)
4,547
1,005
1,645
(2,729)
$ 10,911
$
71
(15,005)
221
3,600
(411)
—
906
2,242
(703)
5,634
20
62
—
(4,012)
2,178
(542)
—
34
64
(6,250)
(1,549)
4,388
(263)
—
805
1,825
(424)
$ 3,842
691
1,371
(463)
$ 5,724
$
270
59
(792)
(600)
5,359
(23)
—
757
580
(247)
6,426
The table below provides a reconciliation of net income (loss) per common share (on a diluted basis) determined in
accordance with GAAP to FFO and AFFO.
Net income (loss) attributable to common shareholders
$
Add: depreciation of properties
Add: our share of depreciation in unconsolidated joint ventures
Add: amortization of deferred leasing costs
Deduct: gain on sales of real estate and partnership interests
Adjustment for non-controlling interest
Funds from operations
Adjustment for: straight-line rent accruals
Add: loss on extinguishment of debt
Add: amortization of restricted stock and RSU expense
Add: amortization of deferred mortgage costs
Adjustment for non-controlling interest
Adjusted funds from operations
$
2016
2015
2014
2013
2012
2.23
1.74
—
—
(4.45)
0.95
0.47
(0.01)
0.32
0.07
0.12
(0.19)
0.78
$
(0.17) $ (0.66) $
1.46
1.10
—
—
(1.07)
0.02
0.24
(0.04)
—
0.07
0.16
(0.07)
0.36
$
—
—
—
(0.28)
0.16
(0.04)
—
0.06
0.13
(0.03)
0.28
$
$
0.35
0.51
—
—
(0.44)
(0.11)
0.31
(0.02)
—
0.05
0.1
(0.03)
0.40
$
$
0.32
0.14
0.02
—
(0.06)
(0.04)
0.38
—
—
0.05
0.04
(0.04)
0.44
24
Table of Contents
Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations.
Overview
We are a REIT that is focused primarily at the ownership, operation and development of multi-family properties. These
properties derive revenue primarily from tenant rental payments. Generally, we invest 80% of the equity in a joint venture that
acquires a multi-family property, with the balance of the equity contributed by our joint venture partner. We commenced these
activities in 2012 and as of November 30, 2016 and September 30, 2016, 2015, 2014, 2013 and 2012, we owned 31, 33, 28, 27,
14 and five multi-family properties, respectively, with an aggregate of 8,998, 9,420, 8,300, 7,609, 3,786 and 1,452 units,
respectively.
During the past five years, we also engaged in two other principal business activities: real estate lending; and the
ownership, operation and development of commercial and mixed use real estate assets.
Our real estate lending activities involved originating and holding for investment short-term senior mortgage loans secured
by commercial and multi-family real estate property in the United States. Revenue was generated from the interest income (i.e,
the interest borrowers paid on our loans) and to a lesser extent, loan fee income generated on the origination and extension of
loans. These lending activities decreased during the past five years (i.e., $0, $0, $5.0 million, $5.5 million and $70.3 million of
loan originations in 2016, 2015, 2014, 2013 and 2012, respectively). As of November 1, 2014, we were no longer engaged in
real estate lending.
As a result of the sale of our interests in the Newark Joint Venture, our ownership, operation and development of
commercial, mixed use and other real estate assets is comprised of the ownership and operations of various real estate assets
located in New York and Florida and the ownership of the NJV Loan Receivable. At September 30, 2016, the net book value of
these other assets is $30.0 million.
The financial information (including our consolidated financial statements) included herein reclassifies, as discontinued
operations, for all periods presented, our real estate lending activities and the assets, liabilities and results of operations of the
Newark Joint Venture. See Notes 1 and 4 to our consolidated financial statements.
Highlights of 2016
The following summarizes certain of our activities in 2016 and our financial condition at year-end:
we acquired 11 multi-family properties (the "2016 Acquisitions") with an aggregate of 3,336 units for an aggregate of
$318.7 million, including aggregate mortgage debt of $238.2 million and $67.3 million of our equity (including a
development property at which the construction of 271 units is contemplated);
we sold six multi-family properties, which we refer to as the 2016 Sold Properties, with an aggregate of 2,206 units,
and two cooperative apartment units for an aggregate of $202.0 million and an aggregate gain (net of aggregate
mortgage prepayment charges of $4.5 million), of $42.3 million - $16.4 million of this gain was allocated to our joint
venture partners;
we sold our interests in the Newark Joint Venture for $16.9 million and recognized a $15.5 million gain on the sale for
tax and financial statement purposes. See "- Sale of Interests in Newark Joint Venture";
we repurchased 326,421 shares for $2.1 million ;
we obtained $14.7 million of supplemental mortgage debt on four multi-family properties; and
we have cash and cash equivalents of approximately $27.4 million and approximately $35.3 million, at September 30,
2016 and November 30, 2016, respectively.
•
•
•
•
•
•
25
Table of Contents
Sale of Interest in Newark Joint Venture; NJV Loan Receivable
On February 23, 2016, we sold our equity interest in the Newark Joint Venture for $16.9 million and, during the second
quarter of 2016, recognized a $15.5 million gain on the sale for both tax and financial statement purposes. In addition, we (i)
may be paid up to an additional $900,000 by the newly formed parent of the Newark Joint Venture (“Holdco”) upon the
achievement of specified investment returns, development of certain properties, realization of specified cost savings and any one
or more of the foregoing and (ii) have been granted a nominal profit participation interest in Holdco. We have not and do not
anticipate generating significant income, if any, from these residual interests and we do not intend to recognize any income from
these interests unless and until such amounts are actually received. The buyer is an affiliate of our former partners in the Newark
Joint Venture.
As a result of the sale, the Newark Joint Venture’s results of operations are presented as discontinued operations and the
NJV Loan Receivable in principal amount of $19.5 million owed to us by this venture that prior to March 2016 was eliminated
in consolidation is reflected on our consolidated balance sheet. The NJV Loan Receivable matures in June 2017 and bears an
annual interest rate of 11%. Six percent (6%) is to be paid on a monthly basis and five percent (5%) is deferred (the"Deferred
Interest"). The Deferred Interest was to be paid in June 2016 and at maturity in June 2017.
We have agreed from time-to-time to defer the payment of the Deferred Interest that was due in June 2016, and most
recently, entered into an agreement with the Newark Joint Venture pursuant to which we agreed, among other things, to defer,
until December 31, 2016, the payment of the outstanding Deferred Interest; provided, however, that in the event a transaction is
completed prior to January 1, 2017 that results in, among other things, (a) in the release of certain of the mortgages securing the
NJV Loan Receivable, and (b) our receipt of not less (i) than $5.9 million in principal amount of the NJV Loan Receivable and
(ii) $750,000 of the then outstanding Deferred Interest, the payment of the remaining balance of the Deferred Interest (including,
without limitation, the Deferred Interest that accrues thereafter), will be deferred until June 2017. At September 30, 2016, and
November 30, 2016, the amount of Deferred Interest that has been accrued is $2.4 million and $2.5 million, respectively.
We have been advised by affiliates of the Newark Joint Venture that the venture is discussing with an institutional
lender a possible repayment, which we refer to as the Repayment Transaction, of all or a portion of the NJV Loan Receivable.
We can provide no assurance that the Repayment Transaction will be effected or that such transaction will be completed on
terms favorable to us.
The NJV Loan Receivable is secured by various contiguous parcels on Market Street (between University Avenue and
Washington Street) in Newark, NJ. The site is approximately 68,000 square feet and has approximately 303,000 square feet of
rentable space.
Other Developments
From October 1, 2016 through November 30, 2016, we (i) acquired three multi-family properties with an aggregate of
933 units (including a 5.8 acre land parcel on which we contemplate developing a 339 unit multi-family property), for $102.7
million, including mortgage debt of $70.9 million (excluding $42 million of construction financing available for the
development project) and (ii) sold four multi-family properties (including two properties classified as held for sale) with an
aggregate of 1,016 units for $130.2 million. We estimate that the aggregate gain on the sales, net of mortgage prepayment
charges of $ 799,000, is $34.8 million, of which approximately $17.2 million will be allocated to the minority interests. The four
properties we sold contributed, in 2016, revenues of $10.3 million and operating expenses, interest expense and depreciation of
$9.7 million. We estimate that in 2017, the three properties acquired will contribute approximately $7.9 million of revenues and
have operating expenses, interest expense and depreciation of $7.7 million.
On December 8, 2016, our board of trustees approved a plan of conversion pursuant to which we will change our
jurisdiction and form of organization from a Massachusetts business trust to a Maryland corporation. When the conversion
becomes effective, each outstanding share of beneficial interest in the Massachusetts business trust will be converted into one
share of the Maryland corporation The conversion is intended to qualify as a tax-free reorganization under the federal income
tax laws. Completion of the conversion is subject to, among other things, approval of the plan of conversion and other related
proposals to be submitted to our shareholders for their approval at our annual meeting of shareholders which we anticipate will
take place in March 2017. Following the conversion, the business of the Maryland corporation will be the same as the business
of the Massachusetts business trust - the conversion will not result in any change in our company’s headquarters, business, jobs,
management, number of employees, assets, liabilities or net worth.
26
Table of Contents
Years Ended September 30, 2016 and 2015
Revenues
The following table compares our revenues for the years indicated:
(Dollars in thousands):
Rental and other revenue from real estate properties
Other income
Total revenues
2016
$ 90,945
3,319
$ 94,264
2015
$ 77,023
72
$ 77,095
Increase
(Decrease)
$
$
13,922
3,247
17,169
% Change
18.1%
N/A
22.3%
Rental and other revenue from real estate properties. The components of the increase are as follows:
• $12.9 million from the operations of the 2016 Acquisitions;
• $11.0 million due to the inclusion, for a full year, of the operations of four properties that were acquired in 2015 (the
"2015 Acquisitions");
• $2.8 million from operations of our Southridge property, which prior to its sale in October 2016 was engaged in lease
up activities; and
• $2.2 million due primarily to rental rate increases from the operations of same store properties. Seven properties
accounted for 78% of the increase at same store properties. Average rents at same store properties increased to $892
per occupied unit in 2016 from $841 per occupied unit in the prior year.
These increases were offset by the loss of rental and other revenue of $8.2 million from the sale of the 2016 Sold
Properties. The results for 2015 include $6.8 million of rental revenue from three multi-family properties sold in 2015 (the
“2015 Sold Properties”).
Other Income.
The increase is due to the inclusion of interest, including $2.4 million of Deferred Interest, on the NJV Loan
Receivable. Through December 31, 2015, the interest income on the NJV Loan Receivable was eliminated in consolidation. As a
result of the sale of our interest in the Newark Joint Venture, this interest income is now reflected on our consolidated statement
of operations. See "Overview".
Expenses
The following table compares our expenses for the periods indicated:
(Dollars in thousands)
Real estate operating expenses
$
Interest expense
Advisor's fees, related party
Property acquisition costs
General and administrative
Provision for Federal tax
Depreciation
Total expenses
2016
2015
Increase
(Decrease)
% Change
43,262
23,878
693
3,852
8,536
700
$
38,609
$
19,297
2,448
1,885
6,683
—
23,180
18,454
4,653
4,581
(1,755)
1,967
1,853
700
4,726
$
104,101
$
87,376
$
16,725
12.1 %
23.7 %
(71.7)%
104.4 %
27.7 %
NA
25.6 %
19.1 %
Operating expenses related to real estate properties. The components of the increase are as follows:
• $5.7 million from the operations of the 2016 Acquisitions;
• $5.4 million to the inclusion, for a full year, of the operations of the 2015 Acquisitions;
• $1.0 million from the operations of a property engaged in lease up activities; and
• $129,000 from operations of the same store properties.
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Table of Contents
The increase was offset by a decline in operating expenses of $3.3 million from the sale of the 2016 Sold Properties.
The results for 2015 include operating expenses of $4.3 million from the 2015 Sold Properties.
Interest expense. The increase is primarily due to mortgage interest expense of:
• $4.0 million from the mortgage debt incurred in the 2016 Acquisitions;
• $3.3 million due to the inclusion, for a full year, of the interest expense associated with the mortgage debt incurred in
the 2015 Acquisitions;
• $825,000 from four same store properties that obtained supplemental debt; and
• $596,000 from the cessation of the capitalization of interest from a development property in connection with the
commencement of lease up activities.
The increase was offset by $2.3 million from the sale of the 2016 Sold Properties. The results for 2015 include interest
expense of $1.6 million from the 2015 Sold Properties. The increase in the interest expense was also offset by a $256,000
decrease in such expense on our junior subordinated notes due to the reduction in the interest rate on such notes. From August 1,
2012 through April 29, 2016, these notes carried an interest rate of 4.9% and commencing May 1, 2016, these notes bear an
interest rate of three months LIBOR and 200 basis points. At September 30, 2016, the interest rate on these notes is 2.76%.
Advisor's fee, related party. The decrease is due to the termination of the advisory agreement effective December 31,
2015.
General and administrative expense. These costs increased primarily as a result of the inclusion of $863,000 of fees for
the Services, $368,000 of professional fees primarily related to the Conversion and $262,000 related to higher compensation
paid primarily to our chief executive officer. General and administrative expense is allocated between our two segments in 2016
and 2015 in proportion to the estimated time spent by our full time personnel on such segments.
Depreciation. The components of the increase are as follows:
• $4.8 million from the operations of the 2016 Acquisitions;
• $4.3 million from the inclusion, for a full year, of the operations of the 2015 Acquisitions; and
• $1.1 million from the operations of a property in connection with the commencement of lease up activities.
The increase was offset by $3.2 million from the sales of the 2016 Sold Properties. The results for 2015 include
depreciation of $1.2 million from the 2015 Sold Properties. The increase was also offset by $1.0 million from the finalization of
purchase price allocations with respect to certain properties acquired.
Property acquisition costs. The increase is due to increased acquisition activity, including the payment of $2.2 million of
acquisition fees to our venture partners.
Provision for Federal tax. This amount reflects the federal alternative minimum tax that we are required to pay as a result
of the use of our loss carry forwards to offset 2016 taxable income.
Other revenue and expense items
Gain on sale of real estate. We sold five multi-family properties and two cooperative apartment units for $199.7 million.
We recognized a gain of $46.5 million from the sale of these properties, of which $18.8 million was allocated to non-controlling
interests. The 2015 period includes the sale of three multi-family properties (the "2015 Sold Properties") for a $14.4 million
gain, of which $5.2 million was allocated to non-controlling interests.
Gain on sale of partnership interest. In 2016, we sold our interest in a joint venture that owned Village Green, Little Rock,
AK multi-family property and recognized a $386,000 gain on the sale. There was no corresponding gain in 2015.
Loss on extinguishment of debt. In 2016, we incurred an aggregate $4.5 million of mortgage prepayment charges in
connection with the sale of two properties. There was no corresponding charge in 2015.
Discontinued Operations
In 2016, we sold our interest in the Newark Joint Venture and reclassified the operations of the venture to discontinued
operations for all comparative periods. The $12.7 million of income from discontinued operations reflects the $15.5 million gain
on the sale of our interest in the venture, net of the venture's operating losses of $2.8 million incurred during 2016.
28
Table of Contents
Years Ended September 30, 2015 and 2014
Revenues
The following table compares our revenues for the years indicated:
(Dollars in thousands):
Rental and other revenue from real estate properties
Other income
Total revenues
2015
77,023
72
77,095
$
$
2014
61,725
88
61,813
$
$
$
$
Increase
(Decrease)
% Change
15,298
(16)
15,282
24.8 %
(18.2)%
24.7 %
•
•
•
Rental and other revenue from real estate properties. The components of the increase are as follows:
$11.6 million to the inclusion, for a full year, of operations of the 12 properties acquired in 2014 (the "2014
Acquisitions") and, to a lesser extent, higher rental rates at several of these properties;
$3.6 million from the operations of the 2015 Acquisitions; and
$2.1 million primarily due to rental rate increases at same store properties; in particular, rental rate increases at The
Fountains Apartments and Mountain Park Estates, which account for approximately $1.1 million of the increase.
Included in 2015 and 2014 are revenues of $6.8 million and $8.9 million, respectively, from the 2015 Sold Properties.
Expenses
The following table compares our expenses for the periods indicated:
(Dollars in thousands)
Real estate operating expenses
Interest expense
Advisor's fees, related party
Property acquisition costs
General and administrative
Depreciation
Total expenses
2015
2014
Increase
(Decrease)
% Change
$
38,609
$
32,984
$
19,297
16,434
2,448
1,885
6,683
1,801
2,542
6,324
18,454
13,945
5,625
2,863
647
(657)
359
4,509
$
87,376
$
74,030
$
13,346
17.1 %
17.4 %
35.9 %
(25.8)%
5.7 %
32.3 %
18.0 %
Operating expenses related to real estate properties. The components of the increase are as follows:
$5.4 million, due to the inclusion, for a full year, of the operations at the 2014 Acquisitions; and
$1.5 million from the operations at the 2015 Acquisitions.
•
•
Included in 2015 and 2014 are operating expenses of $4.4 million and $5.4 million, respectively, from the 2015 Sold
Properties.
Interest expense. The components of the increase are as follows:
•
•
•
$2.2 million, due to the inclusion, for a full year, of the interest on the mortgage debt incurred in the 2014 Acquisitions;
$910,000, due to the interest on the mortgage debt incurred in connection with the 2015 Acquisitions; and
$257,000 from supplemental financing obtained in 2015 at three properties.
Included in 2015 and 2014 is interest expense of $1.6 million and $2.1 million, respectively, attributable to the interest
expense associated with the mortgage debt of the 2015 Sold Properties.
Advisor's fee, related party. The fee, calculated based on invested assets, increased primarily due to the inclusion, for a
full year, of the 2014 Acquisitions. Approximately $214,000 of the fees paid to the advisor in 2014 is recorded in discontinued
operations.
29
Table of Contents
Property acquisition costs. The change is due to decreased acquisition activity in 2015. We acquired four properties in
2015 and 13 properties in 2014.
General and administrative expense. The increase is due primarily to the inclusion of $357,000 of expenses, which in
2014, had been included in discontinued operations. These expenses, which had been borne by our real estate lending segment,
were borne in 2015 by our multi-family and other real estate assets segments. There were also increases in professional fees of
$138,000 primarily related to the buyout of our partners' interests in several joint ventures and a $100,000 increase in restricted
stock expense due to the (i) higher stock price associated with the restricted stock awards granted in the past several years in
comparison to the awards granted in 2010 that vested in 2015 and (ii) to a lesser extent, the increase in the number of such
awards granted over the past several years. These increases were offset by a $138,000 reduction in state franchise tax expense
resulting from a refund of prior years' taxes. General and administrative expense is allocated between our two segments in 2015
and 2014 in proportion to the estimated time spent by our full time personnel on such segments.
Depreciation. The components of the increase are:
• $1.9 million due to the inclusion, for the full year of the operations of the 2014 Acquisitions;
• $1.0 million from the operations of the 2015 Acquisitions; and
• $1.4 million reflecting the net effect of purchase price allocation adjustments.
Included in 2015 and 2014 is depreciation of $1.2 million and $1.1 million, respectively, related to the 2015 Sold
Properties.
Other revenue and expense items
Gain on sale of property. In 2015, we recognized an aggregate gain of $14.4 million from the 2015 Sold Properties. We
also sold certain other residential properties, which are included in our other real estate asset segment, for an aggregate gain of
$601,000. There were no corresponding gains in 2014.
Discontinued Operations
Discontinued operations reflect the operations of the Newark Joint Venture. We sold our interest in this Venture in March
2016. The 2014 period also incurs $1.4 million in income related to our real estate lending activities which ceased in October
2014.
Net Income/Loss Attributable to Non-controlling Interests
The following table compares our net income/loss attributable to Non-controlling Interests for the reported periods by our
reportable segments:
(Dollars in Thousands)
Multi- family
Other
Total
2015
2014
(4,878) $
4,095
(783) $
759
5,953
6,712
$
$
Increase/(decrease)
$
(5,637)
(1,858)
(7,495)
$
The change with respect to our multi-family activities primarily reflects the allocation to our joint venture partners of
approximately $5.2 million, representing their share of the gain on the sale of three multi-family properties in 2015. The change
with respect to our other real estate segment reflects primarily the allocation in 2014 to our partner in the Newark Joint Venture
of such partner's share of certain interest expense. This expense related to a one time payment of deferred interest to BRT on
debt eliminated in consolidation.
30
Table of Contents
Disclosure of Contractual Obligations
The following table sets forth as of September 30, 2016 our known contractual obligations:
(Dollars in thousands)
Long-Term Debt Obligations(1)
Operating Lease Obligation
Purchase Obligations(2)(3)
Total
Payment due by Period
Less than
1 Year
$ 30,830
207
4,667
$ 35,704
1 - 3
Years
$ 181,102
427
9,334
$ 190,863
3 - 5
Years
$117,676
446
9,334
$127,456
More than
5 Years
$511,481
216
—
$511,697
Total
$ 841,089
1,296
23,335
$ 865,720
_______________________________________________________________________________
(1) Includes payments of principal (including amortization payments) and interest and excludes deferred costs. Assumes
that interest rate on the junior subordinated notes will be 2.76% per annum.
(2) Assumes that $550,000 will be paid annually for the next five years pursuant to the shared services agreement (i.e., the
same amount paid in 2016 pursuant to this agreement), and $1.15 million will be paid annually through September 30,
2021, to personnel performing the services previously performed pursuant to the Advisory Agreement. See "Business
—Our Structure."
(3) Assumes that approximately $3.0 million of property management fees will be paid annually to the managers of our
multi-family properties. Such sum reflects the amount we anticipate paying in 2017 on the multi-family properties we
own at September 30, 2016. These fees are typically charged based on a percentage of rental revenues from a property.
No amount has been reflected as payable pursuant thereto after five years as such amount is not determinable.
The following table sets forth as of September 30, 2016 information regarding the components of our long-term debt
obligations:
(Dollars in thousands)
Multi-family properties
Junior subordinated notes
Other
Total
Liquidity and Capital Resources
Payment due by Period
Less than
1 Year
$ 29,605
1,032
193
$ 30,830
1 - 3
Years
$ 178,652
2,064
386
$ 181,102
3 - 5
Years
$ 115,226
2,064
386
$ 117,676
More than
5 Years
$ 459,103
51,422
956
$ 511,481
Total
$ 782,586
56,582
1,921
$ 841,089
We require funds to acquire properties (including investments in joint ventures that acquire properties), repay borrowings,
pay operating expenses and make capital improvements. In 2016, our primary sources of capital and liquidity were the
operations of our multi-family properties (including distributions from the joint ventures that own such properties), proceeds
from the sale of our interest in the Newark Joint Venture, $33.6 million in equity contributions from our joint venture partners,
our available cash (including restricted cash), mortgage debt financing (an aggregate of $283.8 million, of which $238.2 million
was used to acquire 11 multi-family properties) and $28.2 million of our share of the gains from the sale of the 2016 Properties
Sold. Our available cash (including restricted cash) at September 30, 2016 and November 30, 2016, is approximately
$34.8 million and $43.0 million, respectively.
Our primary sources of liquidity and capital resources for 2017 are expected to be available cash and funds from multi-
family property operations. We anticipate that the operating expenses will be funded from cash generated from the operations of
these properties and that the $60.1 million of debt service (including $12.2 million of principal payments) payable from 2017
through 2018 will be funded from the cash generated from operations of these properties. (The mortgage debt with respect to
these properties generally is non-recourse to us and our subsidiary holding our interest in the applicable joint venture). We
anticipate that capital improvements at these properties will be funded by approximately $7.4 million of restricted cash available
at September 30, 2016 to these properties. Other potential liquidity and capital resources for 2017 include the proceeds from the
sale of multi-family properties, the Repayment Transaction and the equity contributions from our joint venture partners..
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We believe that available cash and distributions from multi family properties will provide us with sufficient funds to meet
our operating expenses in 2017 and 2018. Our ability to acquire additional multi-family properties is limited by our available
cash and our ability to obtain mortgage debt. Further, to the extent that our NOL becomes fully utilized and we have ordinary
taxable income, we will be required to make distributions to shareholders to maintain our REIT status and as a result, will be
limited in our ability to use gains from property sales as a source of funds for property acquisitions.
We anticipate that the construction and other costs associated with the N. Charleston, SC development project and the
Columbia, SC development project will be funded by capital previously contributed by our joint venture partners and us and
remaining in-place construction financing of up to $16.7 million and $42.0 million respectively.
Statements of Cash Flows
As of September 30, 2016 and 2015, we had cash and cash equivalents of $27.4 million and $15.6 million, respectively.
The change in cash and cash equivalents was the result of the following activities (dollars in thousands):
Cash flow from operating activities
Cash flow from investing activities
Cash flow from financing activities
Net increase (decrease) in cash and cash equivalents
Cash and cash equivalents at beginning of year
Cash and cash equivalents at end of year
2016 compared to 2015
For the Years ended September 30,
2016
10,080
(135,783)
137,546
11,843
15,556
27,399
$
$
$
2015
2014
$
8,407
(67,388)
51,356
(7,625)
23,181
(4,835)
(219,324)
190,435
(33,724)
56,905
$
15,556
$
23,181
The increase in cash flow from the operating activities in 2016 was primarily the result of positive cash flow from the
operations of our multi-family properties offset by an increase in deposits and escrows.
Cash flows used in investing activities increased primarily due to the acquisition of the 2016 Acquisitions in the current
year compared to the 2015 Acquisitions. The increase was offset by the increase in the proceeds from the sale of the 2016 Sold
Properties compared to the sale of the 2015 Sold properties.
The increase in cash flow from financing activities in 2016 is due to a net increase in mortgage activity in the current year
due to the net increase in the number of properties purchased offset by payoffs of mortgages.
2015 compared to 2014
The increase in cash flow from operating activities in 2015 was primarily due to the inclusion in 2014 of a receivable
from the September 2014 Newark Joint Venture financing and an increase in accounts payable and accrued liabilities.
The decrease in cash flow used in investing activities in 2015 is due to fewer property acquisitions (four purchases in
2015 compared to 13 purchases in 2014) and the decrease in collections from real estate loans due to the termination of real
estate lending activities. The decrease was offset by the proceeds from the 2015 Sold Properties.
The decrease in cash flow from financing activities in 2015 is due primarily to reduced mortgage borrowing activity (i.e.,
fewer property acquisitions), and the payoff of mortgages on the 2015 Sold Properties.
Off Balance Sheet Arrangements
Not applicable.
Significant Accounting Estimates and Critical Accounting Policies
Our significant accounting policies are more fully described in Note 1 to our consolidated financial statements. The
preparation of financial statements and related disclosure in conformity with accounting principles generally accepted in the
United States requires management to make certain judgments and estimates that affect the amounts reported in the consolidated
financial statements and accompanying notes. Certain of our accounting policies are particularly important to understand our
financial position and results of operations and require the application of significant judgments and estimates by our
management; as a result they are subject to a degree of uncertainty. These significant accounting policies include the following:
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Principles of Consolidation
We have entered into, and may continue to enter into, various joint venture agreements with unrelated third parties to hold
or develop real estate assets. We must determine for each of these joint ventures whether to consolidate the entity or account for
our investment under the equity or cost basis of accounting. Investments acquired or created are continually evaluated based on
the accounting guidance relating to variable interest entities ("VIEs"), which requires the consolidation of VIEs in which we are
considered to be the primary beneficiary. If the investment is determined not to be a VIE, then the investment is evaluated for
consolidation (primarily using a voting interest model) under the remaining consolidation guidance relating to real estate entities.
If we are the manager of a limited liability company, we also consider the consolidation guidance relating to the rights of non-
managing members to assess whether any rights held by such members overcome the presumption of control by us. We evaluate
our accounting for investments on a quarterly basis or when a reconsideration event (as defined in GAAP) with respect to our
investments occurs. The analysis required to identify VIEs and primary beneficiaries is complex and requires substantial
management judgment.
Carrying Value of Real Estate Portfolio
We conduct a quarterly review of each real estate asset owned by us and our joint ventures. This review is conducted in
order to determine if indicators of impairment are present on the real estate.
In reviewing the value of the real estate assets owned, whether by us or our joint ventures, if there is an indicator of
impairment, we seek to arrive at the fair value of each real estate asset by using one or more valuation techniques, such as
comparable sales, discounted cash flow analysis or replacement cost analysis. Our real estate assets and our joint ventures' real
estate assets are evaluated for indicators of impairment. If the analysis suggests that the undiscounted cash flows to be generated
by the property will be insufficient to recover the investment made by us or any joint venture, as the case may be, an impairment
provision will be calculated based upon the excess of the carrying amount of the property over its fair value using a discounted
cash flow model. Real estate assets are valued at the lower of the recorded cost or estimated fair value. Any impairment taken
with respect to our real estate assets reduces our net income, assets and shareholders' equity to the extent of the amount of the
allowance, but it will not affect our cash flow until such time as the property is sold. No such charges were taken in the past three
years.
Revenue Recognition
Rental revenue from residential properties is recorded when due from residents and is recognized monthly as it is earned.
Rental payments are due in advance. Leases on residential properties are generally for terms that do not exceed one year.
Rental revenue from commercial properties, including the base rent that each tenant is required to pay in accordance with
the terms of their respective leases, net of any rent concessions and lease incentives, is reported on a straight-line basis over the
non-cancellable term of the lease.
Purchase Price Allocations
We allocate the purchase price of properties to net tangible and identified intangible assets acquired based on their fair
values. In making estimates of fair values for purposes of allocating purchase price, we use a number of sources, including
independent appraisals that may be obtained in connection with the acquisition or financing of the respective property, our own
analysis of recently acquired and existing comparable properties in our portfolio and other market data. We also consider
information obtained about each property as a result of its pre-acquisition due diligence, marketing and leasing activities in
estimating the fair value of the tangible and intangible assets acquired.
Cash Distribution Policy
We have elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended, since our organization. To
qualify as a REIT, we must meet a number of organizational and operational requirements, including a requirement that we
distribute currently (within the time frames prescribed by the Code and the applicable regulations) to our shareholders at least
90% of our ordinary taxable income. It is the current intention of our management to maintain our REIT status. As a REIT, we
generally will not be subject to corporate Federal income tax on taxable income we distribute currently in accordance with the
Code and applicable regulations to shareholders. If we fail to qualify as a REIT in any taxable year, we will be subject to Federal
income taxes at regular corporate rates and may not be able to qualify as a REIT for four subsequent tax years. Even if we
qualify for Federal taxation as a REIT, we may be subject to certain state and local taxes on our income and to Federal income
and excise taxes on undistributed taxable income, i.e., taxable income not distributed in the amounts and in the time frames
prescribed by the Code and applicable regulations thereunder.
We have not paid cash dividends since 2010. We had an net operating loss carry-forward of $69.2 million at December 31,
2015, and estimate that after giving effect to property sales effected from January 1, 2016 through November 30, 2016, that we
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have tax loss carry-forwards ranging from $15 million to $20 million. Since we can offset our future taxable income, if any,
against our tax loss carry-forward until the earlier of 2029 or the tax loss carry-forward has been fully used, we are not currently
required under the Internal Revenue Code to pay a dividend to maintain our REIT status.
Item 7A. Quantitative and Qualitative Disclosures About Market Risk.
Our junior subordinated notes bear interest at the rate of three month LIBOR plus 200 basis points. A 100 basis point
increase in the rate would result in an increase in interest expense over the next twelve months of $374,000 and a 100 basis
point decrease in the rate would result in a $318,000 decrease in interest expense over the next twelve months. Prior to May 1,
2016, these notes bore interest at an annual fixed rate of 4.9%. See "Item1. Business - Corporate Level Financing
Arrangement."
With the exception of five mortgages (three which are subject to an interest rate swap agreements), all of our mortgage
debt is fixed rate. For the variable rate debt not subject to interest rate swaps, an increase of 100 basis points in the interest rate
would have a negative annual effect of approximately $515,000 and a decrease of 100 basis points in the interest rate would
have a $271,000 positive effect on income before taxes.
As of September 30, 2016, we had three interest rate swap agreements outstanding. The fair value of our interest rate
swaps is dependent upon existing market interest rates and swap spreads, which change over time. At September 30, 2016, if
there had been an increase of 100 basis points in forward interest rates, the fair market value of the interest rate swaps would
have increased by $4.0 million causing the net unrealized loss on derivative instruments to decreased by approximately $4.0
million. If there had been a decrease of 100 basis points in forward interest rates, the fair market value of the interest rate swaps
and net unrealized loss on derivative instruments would have increased by approximately $4.1 million. These changes would
not have any material impact on our net income or cash.
Item 8. Financial Statements and Supplementary Data.
The information required by this item appears in a separate section of this Report following Part IV.
Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure.
Not applicable.
Item 9A. Controls and Procedures.
Evaluation of Disclosure Controls and Procedures
A review and evaluation was performed by our management, including our Chief Executive Officer and Chief Financial
Officer, of the effectiveness of the design and operation of our disclosure controls and procedures (as such term is defined in
Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”) as of the end of
the period covered by this Annual Report on Form 10-K. Based on that review and evaluation, the CEO and CFO have
concluded that our disclosure controls and procedures, as designed and implemented as of September 30, 2016, were effective.
Changes in Internal Controls over Financial Reporting
There have been no changes in our internal controls over financial reporting, as defined in in Rules 13a-15(f) and 15d-15
(f) promulgated under the Exchange Act, that occurred during the three months ended September 30, 2016 that materially
affected, or is reasonably likely to materially affect, our internal controls over financial reporting.
Management's Report on Internal Control Over Financial Reporting
Our management is responsible for establishing and maintaining adequate internal control over financial reporting.
Internal control over financial reporting is defined in Rules 13a-15(f) and 15d-15(f) promulgated under the Exchange Act as a
process designed by, or under the supervision of, a company's principal executive and principal financial officers and effected
by a company's board, management and other personnel to provide reasonable assurance regarding the reliability of financial
reporting and the preparation of financial statements for external purposes in accordance with GAAP and includes those
policies and procedures that:
•
pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and
dispositions of the assets of a company;
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•
•
provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements
in accordance with GAAP, and that receipts and expenditures of a company are being made only in accordance with
authorizations of management and directors of a company; and
provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition
of a company's assets that could have a material effect on the financial transactions.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements.
Projections of any evaluation of effectiveness to future periods are subject to the risks that controls may become inadequate
because of changes in conditions or that the degree of compliance with the policies or procedures may deteriorate.
Our management, with the participation of our Chief Executive Officer and Chief Financial Officer, assessed the
effectiveness of our internal control over financial reporting as of September 30, 2016. In making this assessment, our
management used criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission in Internal
Control-Integrated Framework (2013).
Based on its assessment, our management concluded that, as of September 30, 2016, our internal control over financial
reporting was effective based on those criteria.
Our independent auditors, BDO USA, LLP, have issued an audit report on the effectiveness of internal control over
financial reporting. This report appears on page F-2 of this Annual Report on Form 10-K.
Item 9B. Other Information.
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Item 10. Directors, Executive Officers and Corporate Governance.
PART III
Apart from certain information concerning our executive officers which is set forth below in Part I of this report, the other
information required by Item 10 is incorporated herein by reference to the applicable information to be in the proxy statement
to be filed by January 30, 2017 for our 2017 Annual Meeting of Shareholders.
Executive Officers of Registrant
Set forth below is a list of our executive officers whose terms will expire at our 2016 annual Board of Trustees' meeting.
The business history of officers who are also Trustees will be provided in our proxy statement to be filed not later than
January 30, 2017. References to a particular year for these biographies refer to the calendar year.
Name
Israel Rosenzweig(1)
Jeffrey A. Gould(2)
Mitchell K. Gould (3)
Matthew J. Gould(2)
Simeon Brinberg(4)
David W. Kalish(5)
Mark H. Lundy(4)
George E. Zweier
Isaac Kalish(5)
Steven Rosenzweig(1)
Office
Chairman of the Board of Trustees
President and Chief Executive Officer; Trustee
Executive Vice President
Senior Vice President; Trustee
Senior Counsel
Senior Vice President, Finance
Senior Vice President and General Counsel
Vice President and Chief Financial Officer
Vice President and Treasurer
Vice President
_______________________________________________________________________________
(1)
(2)
(3)
(4)
(5)
Steven Rosenzweig is the son of Israel Rosenzweig.
Jeffrey A. Gould and Matthew J. Gould are sons of Fredric H. Gould, the former chairman of our board of trustees and
currently, a trustee.
Mitchell K. Gould is a cousin of Fredric H. Gould
Mark H. Lundy is the son-in-law of Simeon Brinberg.
Isaac Kalish is the son of David W. Kalish.
Mitchell K. Gould (age 44), employed by us since 1998, has been a Vice President since 1999 and Executive Vice
President since 2007.
Simeon Brinberg (age 82) served as our Secretary from 1983 through 2013, as a Senior Vice President from 1988 through
2013, and as Senior Counsel since 2006. Mr. Brinberg has been a Vice President of Georgetown Partners, Inc., the managing
general partner of Gould Investors L.P., since 1988. Since 1989, Mr. Brinberg has been a Vice President, Senior Vice President
or Senior Counsel of One Liberty Properties, Inc. Mr. Brinberg is a member of the New York Bar.
David W. Kalish (age 69), a certified public accountant, has been our Senior Vice President, Finance since 1998.
Mr. Kalish was our Vice President and Chief Financial Officer from 1990 until 1998. He has been Chief Financial Officer of
One Liberty Properties, Inc. and Georgetown Partners, Inc. since 1990.
Mark H. Lundy (age 54) has been our General Counsel since 2007, Senior Vice President since 2005 and from 1993 to
2005 he served as a Vice President. He served as a Vice President of One Liberty Properties from 2000 to 2006 and has been its
Secretary and Senior Vice President since June 1993 and 2006, respectively. Since 2013, Mr. Lundy has served as President and
Chief Operating Officer, and from 1990 through 2013 as a Vice President (including Senior Vice President), of Georgetown
Partners, Inc. He is licensed to practice law in New York and Washington, D.C.
George E. Zweier (age 52), a certified public accountant, has served as our Chief Financial Officer and a Vice President
since 1998.
Isaac Kalish (age 41), a certified public accountant, has been associated with us since 2004, served as Assistant Treasurer
from 2007 through 2014 and as Vice President and Treasurer since 2013 and 2014, respectively. Mr. Kalish has served as Vice
President and Assistant Treasurer of One Liberty Properties since 2013 and 2007, respectively, as Assistant Treasurer of
Georgetown Partners, Inc. from 2012 through 2013, and as its Treasurer since 2013.
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Steven Rosenzweig (age 41), has served as a Vice President since March 2015 and has been associated with us since
February 2013. For more than five years prior thereto, he was affiliated with Willkie Farr & Gallagher LLP. He is licensed to
practice law in New York.
Item 11. Executive Compensation.
The information concerning our executive compensation required by Item 11 will be included in the proxy statement to be
filed by January 30, 2017 with respect to our 2017 Annual Meeting of Shareholders, and is incorporated herein by reference.
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters.
Except as set forth below, the information required by Item 12 will be included in the proxy statement to be filed by
January 30, 2017 with respect to to our 2017 Annual Meeting of Shareholders, and is incorporated herein by reference.
Equity Compensation Plan Information
The table below provides information as of September 30, 2016 with respect to our common shares that may be issued
upon exercise of outstanding options, warrants and rights:
Number of securities
to be issued upon
exercise (or vesting)
of outstanding
options, restricted
stock units,
warrants and rights
(a)
Weighted-
average
exercise
price of
outstanding
options,
warrants and
rights
(b)
Number of securities
remaining available-for
future issuance under
equity compensation
plans—excluding
securities
reflected in column(a)
(c)
Equity compensation plans approved by security holders (1)
450,000
Equity compensation plans not approved by security holders
—
Total
450,000
_______________________________________________________________________________
—
—
—
150,000
—
150,000
(1) Reflects the number of common shares underlying restricted stock units. Such units vest in 2021 subject to the satisfaction of time and performance
based vesting conditions. There is no exercise price associated with such units.
Item 13. Certain Relationships and Related Transactions, and Director Independence.
The information concerning relationships and certain transactions required by Item 13 will be included in the proxy
statement to be filed by January 30, 2017 with respect to our 2017 Annual Meeting of Shareholders, and is incorporated herein
by reference.
Item 14. Principal Accounting Fees and Services.
The information concerning our principal accounting fees required by Item 14 will be included in the proxy statement to
be filed by January 30, 2017 with respect to our 2017 Annual Meeting of Shareholders, and is incorporated herein by reference.
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PART IV
Item 15. Exhibits, Financial Statement Schedules.
(a)
1. All Financial Statements.
The response is submitted in a separate section of this report following Part IV.
2. Financial Statement Schedules.
The response is submitted in a separate section of this report following Part IV.
3. Exhibits:
In reviewing the agreements included as exhibits to this Annual Report on Form10-K, please remember they are
included to provide you with information regarding their terms and are not intended to provide any other factual or disclosure
information about us or the other parties to the agreements. The agreements contain representations and warranties by each of
the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other
parties to the applicable agreement and:
•
•
should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one
of the parties if those statements prove to be inaccurate;
have been qualified by disclosures that were made to the other party in connection with the negotiation of the
applicable agreement, which disclosures are not necessarily reflected in the agreement;
• may apply standards of materiality in a way that is different from what may be viewed as material to you or other
investors; and
•
were made only as of the date of the applicable agreement or such other date or dates as may be specified in the
agreement and are subject to more recent developments. Accordingly, these representations and warranties may not
describe the actual state of affairs as of the date they were made or at any other time.
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Exhibit
No.
3.1
3.2
3.3
3.4
4.1
4.2
Title of Exhibits
Third Amended and Restated Declaration of Trust (incorporated by reference to Exhibit 3.1 to our Form 10-K
for the year ended September 30, 2005).
By-laws (incorporated by reference to Exhibit 3.2 to our Form 10-K for the year ended September 30, 2005).
Amendment to By-laws, dated December 10, 2007 (incorporated by reference to Exhibit 3.1 to our Form 8-K
filed December 11, 2007).
Amendment No. 2 to By-laws dated June 6, 2016 (incorporated by reference to exhibit 3.3 to our Current
Report on Form 8-K filed on June 10, 2016).
Junior Subordinated Supplemental Indenture, dated as of March 15, 2011, between us and the Bank of New York
Mellon (incorporated by reference to Exhibit 4.1 to our Form 8-K filed March 18, 2011).
Form of Certificate for Shares of Beneficial Interest (incorporated by reference to Exhibit 4.1 to Registration
Statement on Form S-8 (Registration No. 333-104461) filed on April 11, 2003).
10.1 * Amended and Restated Advisory Agreement, effective as of January 1, 2007, between us and REIT Management
Corp. (incorporated by reference to Exhibit 10.1 to our Form 8-K filed November 27, 2006).
10.2 * Amendment No. 1 dated as of December 8, 2011 to Amended and Restated Advisory Agreement between us and
REIT Management (incorporated by reference to exhibit 10.2 to our Form 10-Q for the period ended
December 31, 2011).
10.3 * Amendment No. 2 dated as of March 12, 2014 and effective as of June 30, 2014 to Amended and Restated
Advisory Agreement between us and REIT Management, as amended. (incorporated by reference to Exhibit 10.1
to our Form 10-Q for the period ended March 31, 2014)
10.4 * Shared Services Agreement, dated as of January 1, 2002, by and among Gould Investors L.P., us, One Liberty
Properties, Inc., Majestic Property Management Corp., Majestic Property Affiliates, Inc. and REIT Management
Corp. (incorporated by reference to Exhibit 10.2 to our Form 10-K filed December 11, 2008).
10.5
Amended and Restated Limited Liability Company Operating Agreement by and among TRB Newark
Assemblage LLC, TRB Newark TRS, LLC, RBH Capital, LLC and RBH Partners LLC (incorporated by
reference to Exhibit 10.1 to our Form 8-K filed June 9, 2009).
10.6 * Form of Restricted Stock Award Agreement (incorporated by reference to Exhibit 10.5 to our Form 10-K for the
year ended September 30, 2010).
10.7 * Form of Restricted Shares Agreement for the 2012 Incentive Plan (incorporated by reference to Exhibit 10.1 to
our Form 10-Q for the period ended December 31, 2013).
10.8 * 2009 Incentive Plan, as amended (incorporated by reference to exhibit 10.1 to our Quarterly Report on Form 10-
Q for the period ended December 31, 2011).
10.9 * 2012 Incentive Plan (incorporated by reference to exhibit 99.1 to our Registration Statement on Form S-8 filed
on June 11, 2012 (File No. 333-182044)).
10.10
10.11
Bond agreement dated as of December 1, 2011 by and among the New Jersey Economic Development Authority,
RBH-TRB East Mezz Urban Renewal Entity, LLC and TD Bank, N.A. (incorporated by reference to exhibit 10.3
to our Form 10-Q for the period ended December 31, 2011).
Note dated December 29, 2011 issued by RBH-TRB East Mezz Urban Renewal Entity LLC in favor of New
Jersey Economic Development Authority (incorporated by reference to exhibit 10.4 to our Form 10-Q for the
period ended December 31, 2011).
10.12 Multi-Family Loan and Security Agreement (Non-Recourse) by and between Landmark at Garden Square, LLC,
and Berkadia Commercial Mortgage LLC, dated as of March 22, 2012 (incorporated by reference to exhibit 10.1
to our Form 10-Q for the period ended March 31, 2012).
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Exhibit
No.
10.13 Consolidated, Amended and Restated Multi-family Note entered into as of March 22, 2012, by and between
Landmark at Garden Square, LLC and Berkadia Commercial Mortgage LLC. (incorporated by reference to
exhibit 10.2 to our Form 10-Q for the period ended March 31, 2012).
Title of Exhibits
10.14 Mortgage and Security Agreement made as of February 3, 2012, given by RBH-TRB East Mezz Urban Renewal
Entity, LLC, in favor of New Jersey Economic Development Authority (incorporated by reference to exhibit 10.4
to our Form 10-Q for the period ended March 31, 2012).
10.15 Guaranty of Completion made as of the 3rd day of February, 2012, by RBH-TRB Newark Holdings, LLC, and
RBH-TRB East Mezz Urban Renewal Entity, LLC, in favor of TD Bank, N.A. (incorporated by reference to
exhibit 10.5 to our Form 10-Q for the period ended March 31, 2012).
10.16
10.17
10.18
10.19
Security Agreement dated as of February 3, 2012, by and between RBH-TRB East Mezz Urban Renewal
Entity, LLC and TD Bank, N.A. (incorporated by reference to exhibit 10.6 to our Form 10-Q for the period ended
March 31, 2012).
Leasehold Mortgage, Assignment of Leases and Rents and Security Agreement dated February 3, 2012 in the
amount of $32,700,000 from Teachers Village School QALICB Urban Renewal, LLC to NJCC CDE Essex LLC,
and Gateway SUB-CDE I, LLC. (incorporated by reference to exhibit 10.7 to our Form 10-Q for the period ended
March 31, 2012).
Leasehold Mortgage, Assignment of Leases and Rents and Security Agreement dated February 3, 2012 in the
amount of $27,000,000 from Teachers Village School QALICB Urban Renewal, LLC to NJCC CDE Essex LLC,
and Gateway SUB-CDE I, LLC. (incorporated by reference to exhibit 10.8 to our Form 10-Q for the period ended
March 31, 2012).
Joint and Several Completion Guaranty dated as of February 3, 2012, by Teachers Village School QALICB Urban
Renewal, LLC, and RBH-TRB Newark Holdings, LLC, to TD Bank, N.A. Gateway SUB-CDE I, LLC, and NJCC
CDE Essex LLC. (incorporated by reference to exhibit 10.9 to our Form 10-Q for the period ended March 31,
2012).
10.20 Guaranty of New Markets Tax Credits made as of February 3, 2012, by Teachers Village School QALICB Urban
Renewal, LLC, and RBH-TRB Newark Holdings, LLC, for the benefit of GSB NMTC Investor LLC. (incorporated
by reference to exhibit 10.10 to our Form 10-Q for the period ended March 31 2012).
10.21 Multi-Family Loan and Security Agreement dated as of the June 20, 2012 by and between Madison 324, LLC and
CWCapital LLC. (incorporated by reference to exhibit 10.1 to our Form 10-Q for the period ended June 30, 2012)
10.22 Multi-Family Deed of Trust, Assignment of Leases and Rents, Security Agreement and Fixture Filing dated as of
the 20th day of June, 2012, executed by Madison 324, LLC to Joseph B. Pitt, JR, as trustee for the benefit of
CWCapital LLC. (incorporated by reference to exhibit 10.2 to our Form 10-Q for the period ended June 30, 2012).
10.23 Multi-Family Note dated as of June 20, 2012 in face amount of $25,680,000 issued by Madison 324, LLC in favor
of CWCapital LLC. (incorporated by reference to exhibit 10.3 to our Form 10-Q for the period ended June 30,
2012).
10.24 Guaranty of New Markets Tax Credits made as of September 11, 2012, by Teachers Village Project A QALICB
Urban Renewal Entity, LLC, and RBH-TRB Newark Holdings, LLC for the benefit of GSB NMTC Investor LLC,
its successors and assigns (incorporated by reference to exhibit 10.32 to our Form 10-K for the year ended
September 30, 2012).
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Exhibit
No.
10.25 Guaranty of Payment and Recourse Carveouts made as of the 11th day of September, 2012, by RBH-TRB Newark
Title of Exhibits
Holdings, LLC and Ron Beit-Halachmy, in favor of Goldman Sachs Bank USA. (incorporated by reference to
exhibit 10.33 to our Form 10-K for the year ended September 30, 2012).
10.26
Joint and Several Completion Guaranty dated as of September 11, 2012, made on a joint and several basis by
Teachers Village Project A QALICB Urban Renewal Entity, LLC and RBH-TRB Newark Holdings LLC, to
Goldman Sachs Bank USA. (incorporated by reference to exhibit 10.34 to our Form 10-K for the year ended
September 30, 2012).
10.27 Environmental Indemnity Agreement dated as of September 11, 2012, made by Teachers Village Project A QALICB
Urban Renewal Entity, LLC, to Goldman Sachs Bank USA. (incorporated by reference to exhibit 10.35 to our
Form 10-K for the year ended September 30, 2012).
10.28 Environmental Indemnity Agreement dated as of September 11, 2012, made by Teachers Village Project A QALICB
Urban Renewal Entity, LLC, to GSB NMTC Investor LLC; Carver CDC-Subsidiary CDE 21, LLC; NCIF New
Markets Capital Fund IX CDE, LLC; GSNMF Sub-CDE 2 LLC; and BACDE NMTC Fund 4, LLC. (incorporated
by reference to exhibit 10.36 to our Form 10-K for the year ended September 30, 2012).
10.29 Building Loan Agreement dated as of September 11, 2012 by and among GSB NMTC Investor LLC, and NCIF
New Markets Capital Fund IX CDE, LLC; NCIF New Markets Capital Fund IX CDE LLC, Carver CDC-Subsidiary
CDE-21, LLC, BACDE NMTC Fund 4 LLC, GSNMF Sub-CDE 2 LLC and Teachers Village Project A QALICB
Urban Renewal Entity, LLC. (incorporated by reference to exhibit 10.37 to our Form 10-K for the year ended
September 30, 2012).
10.30 Mortgage, Assignment of Leases and Rents and Security Agreement dated September 2012 in the amount of
$15,699,999 from Teachers Village Project A QALICB Urban Renewal Entity, LLC to NCIF New Markets Capital
Fund IX CDE, LLC, Carver CDC-Subsidiary CDE 21, LLC, BACDE NMTC Fund 4, LLC and GSNMF Sub-CDE
2, LLC. (incorporated by reference to exhibit 10.38 to our Form 10-K for the year ended September 30, 2012).
10.31 Mortgage, Assignment of Leases and Rents and Security Agreement dated September 2012 in the amount of
$9,000,000 from Teachers Village Project A QALICB Urban Renewal Entity, LLC, to Goldman Sachs Bank USA.
(incorporated by reference to exhibit 10.39 to our Form 10-K for the year ended September 30, 2012).
10.32 Loan Agreement dated as of September 11, 2012 between Goldman Sachs Bank USA, and RBH-TRB Newark
Holdings, LLC (incorporated by reference to exhibit 10.40 to our Form 10-K for the year ended September 30,
2012).
10.33 Building Loan Agreement dated as of September 11, 2012 by and between Goldman Sachs Bank USA, and
Teachers Village Project A QALICB Urban Renewal Entity, LLC (incorporated by reference to exhibit 10.41 to our
Form 10-K for the year ended September 30, 2012 (incorporated by reference to exhibit 10.41 to our Form 10-K for
the year ended September 30, 2012).
10.34 Loan Agreement made as of the 11th day of September, 2012, by and between RBH-TRB-West I Mezz Urban
Renewal Entity, LLC, and Goldman Sachs Bank USA, Carver CDC-Subsidiary CDE 21, LLC, and BACDE NMTC
Fund 4, LLC, and GSNMF Sub- CDE 2 LLC, and Teachers Village Project A QALICB Urban Renewal
Entity, LLC. (incorporated by reference to exhibit 10.42 to our Form 10-K for the year ended September 30, 2012).
10.35 Amended and Restated 2016 Incentive Plan (incorporated by reference to exhibit 10.1 to our Quarterly Report on
Form 10-Q for the period ended March 31, 2016).
10.36 Membership Interest Purchase Agreement dated as of February 23, 2016 entered into between TRB Newark
Assemblage, LLC ("TRB") and TRB Newark TRS, LLC ("TRB REIT" and together with TRB, collectively, the
"Seller") and RBH Partners III, LLC, and joined by RBH-TRB Newark Holdings, LLC and GS-RBH Newark
Holdings, LLC (incorporated by reference to exhibit 10.2 to our Quarterly Report on Form 10-Q for the period
ended March 31, 2016).
10.37* Form of Performance Awards Agreement (incorporated by reference to exhibit 10.1 to our Current Report on Form
8-K filed on June 10, 2016).
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Exhibit
No.
Title of Exhibits
14.1 Revised Code of Business Conduct and Ethics of BRT Realty Trust, adopted June 12, 2006 (incorporated by
reference to Exhibit 14.1 to the Form 8-K of BRT Realty Trust filed June 14, 2006).
21.1 Subsidiaries of the Registrant
23.1 Consent of BDO USA LLP
31.1 Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (the "Act")
31.2 Certification of Senior Vice President—Finance pursuant to Section 302 of the Act.
31.3 Certification of Chief Financial Officer pursuant to Section 302 of the Act
32.1 Certification of Chief Executive Officer pursuant to Section 906 of the Act
32.2 Certification of Senior Vice President—Finance pursuant to Section 906 of the Act
32.3 Certification of Chief Financial Officer pursuant to Section 906 of the Act
101.INS XBRL Instance Document
101.SCH XBRL Taxonomy Extension Schema Document
101.CAL XBRL Taxonomy Extension Calculation Linkbase Document
101.DEF XBRL Taxonomy Extension Definition Linkbase Document
101.LAB XBRL Taxonomy Extension Definition Label Linkbase Document
101.PRE XBRL Taxonomy Extension Presentation Linkbase Document
_______________________________________________________________________________
*
Indicates management contract or compensatory plan or arrangement.
(b) Exhibits.
See Item 15(a)(3) above. Except as otherwise indicated with respect to a specific exhibit, the file number for all of the
exhibits incorporated by reference is: 001-07172.
(c) Financial Statements.
See Item 15(a)(2) above.
42
Table of Contents
Item 16. Form 10-K Summary
Not applicable.
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Registrant has duly
caused this report to be signed on its behalf by the undersigned thereunto duly authorized.
SIGNATURES
Date: December 13, 2016
By:
/s/ JEFFREY A. GOULD
BRT REALTY TRUST
Jeffrey A. Gould
Chief Executive Officer and President
Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following
persons on behalf of the Registrant and in the capacity and on the dates indicated.
Signature
Title
Date
/s/ ISRAEL ROSENZWEIG
Israel Rosenzweig
/s/ JEFFREY A. GOULD
Jeffrey A. Gould
Chairman of the Board
December 13, 2016
Chief Executive Officer, President and Trustee
(Principal Executive Officer)
December 13, 2016
/s/ ALAN GINSBURG
Trustee
Alan Ginsburg
/s/ FREDRIC H. GOULD
Trustee
Fredric H. Gould
/s/ MATTHEW J. GOULD
Trustee
Matthew J. Gould
/s/ LOUIS C. GRASSI
Louis C. Grassi
/s/ GARY HURAND
Gary Hurand
Trustee
Trustee
/s/ JEFFREY RUBIN
Trustee
Jeffrey Rubin
/s/ JONATHAN SIMON
Trustee
Trustee
Jonathan Simon
/s/ ELIE WEISS
Elie Weiss
/s/ GEORGE E. ZWEIER
George E. Zweier
December 13, 2016
December 13, 2016
December 13, 2016
December 13, 2016
December 13, 2016
December 13, 2016
December 13, 2016
December 13, 2016
Chief Financial Officer, Vice President (Principal
Financial and Accounting Officer)
December 13, 2016
43
Table of Contents
Index
Item 8, Item 15(a)(1) and (2)
Index to Consolidated Financial Statements and Consolidated Financial Statement Schedules
Reports of Independent Registered Public Accounting Firm
Consolidated Balance Sheets as of September 30, 2016 and 2015
Consolidated Statements of Operations for the years ended September 30, 2016, 2015 and 2014
Consolidated Statements of Comprehensive Income (Loss) for the years ended September 30, 2016, 2015 and 2014
Consolidated Statements of Shareholders' Equity for the years ended September 30, 2016, 2015 and 2014
Consolidated Statements of Cash Flows for the years ended September 30, 2016, 2015 and 2014
Notes to Consolidated Financial Statements
Consolidated Financial Statement Schedule for the year ended September 30, 2016:
III—Real Estate Properties and Accumulated Depreciation
Page No.
F-2
F-4
F-5
F-6
F-7
F-8
F-9
F-31
All other schedules are omitted because they are not applicable or the required information is shown in the consolidated
financial statements or the notes thereto.
F-1
Table of Contents
Index
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
Board of Trustees and Shareholders
BRT Realty Trust and Subsidiaries
Great Neck, New York
We have audited the accompanying consolidated balance sheets of BRT Realty Trust and Subsidiaries as of September
30, 2016 and 2015 and the related consolidated statements of operations and comprehensive (loss) income, shareholders’ equity,
and cash flows for each of the three years in the period ended September 30, 2016. In connection with our audits of the financial
statements, we have also audited the financial statement schedules listed in the accompanying index. These financial statements
and schedules are the responsibility of BRT Realty Trust and Subsidiaries management. Our responsibility is to express an opinion
on these financial statements and schedules based on our audits.
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United
States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial
statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and
disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management,
as well as evaluating the overall presentation of the financial statements and schedules. We believe that our audits provide a
reasonable basis for our opinion.
In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial
position of BRT Realty Trust and Subsidiaries at September 30, 2016 and 2015, and the results of its operations and its cash flows
for each of the three years in the period ended September 30, 2016, in conformity with accounting principles generally accepted
in the United States of America.
Also, in our opinion, the financial statement schedules, when considered in relation to the basic consolidated financial
statements taken as a whole, present fairly, in all material respects, the information set forth therein.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United
States), BRT Realty Trust and Subsidiaries internal control over financial reporting as of September 30, 2016, based on criteria
established in Internal Control - Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the
Treadway Commission (COSO) and our report dated December 13, 2016 expressed an unqualified opinion thereon.
/s/ BDO USA LLP
New York, New York
December 13, 2016
F-2
Table of Contents
Index
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
Board of Trustees and Shareholders
BRT Realty Trust and Subsidiaries
Great Neck, New York
We have audited BRT Realty Trust and Subsidiaries internal control over financial reporting as of September 30, 2016, based
on criteria established in Internal Control - Integrated Framework (2013) issued by the Committee of Sponsoring Organizations
of the Treadway Commission (the COSO criteria). BRT Realty Trust and Subsidiaries’ management is responsible for maintaining
effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial
reporting, included in the accompanying Item 9A, Management’s Report on Internal Control Over Financial Reporting. Our
responsibility is to express an opinion on BRT REalty Trust and Subsidiaries' internal control over financial reporting based on
our audit.
We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United
States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal
control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal
control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the design and
operating effectiveness of internal control based on the assessed risk. Our audit also included performing such other procedures
as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding
the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally
accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that
(1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions
of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation
of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the
company are being made only in accordance with authorizations of management and directors of the company; and (3) provide
reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s
assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements.
Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate
because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
In our opinion, BRT Realty Trust and Subsidiaries maintained, in all material respects, effective internal control over
financial reporting as of September 30, 2016, based on the COSO criteria.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United
States), the consolidated balance sheets of BRT Realty Trust and Subsidiaries as of September 30, 2016, and 2015, and the related
consolidated statements of operations and comprehensive (loss) income, shareholders’ equity, and cash flows for each of the three
years in the period ended September 30, 2016 and our report dated December 13, 2016, expressed an unqualified opinion thereon.
/s/ BDO USA LLP
New York, New York
December 13, 2016
F-3
Table of Contents
Index
BRT REALTY TRUST AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
(Dollars in thousands, except per share data)
ASSETS
Real estate properties, net of accumulated depreciation of $41,995 and $34,142
$
759,576
$
591,727
September 30,
2016
2015
Real estate loan
Cash and cash equivalents
Restricted cash
Deposits and escrows
Other assets
Assets of discontinued operations
Real estate properties held for sale
Total Assets
LIABILITIES AND EQUITY
Liabilities:
Mortgages payable, net of deferred costs of $5,873 and $4,905
Junior subordinated notes, net of deferred costs of $402 and $422
Accounts payable and accrued liabilities
Liabilities of discontinued operations
Mortgage payable held for sale
Total Liabilities
Commitments and contingencies
Equity:
BRT Realty Trust shareholders' equity:
Preferred shares, $1 par value:
Authorized 10,000 shares, none issued
Shares of beneficial interest, $3 par value:
Authorized number of shares, unlimited, 13,232 and 13,428 issued
Additional paid-in capital
Accumulated other comprehensive loss
Accumulated deficit
Total BRT Realty Trust shareholders' equity
Non-controlling interests
Total Equity
Total Liabilities and Equity
19,500
27,399
7,383
18,972
8,073
—
33,996
874,899
$
—
15,556
6,518
12,782
6,882
163,545
23,859
820,869
588,457
$
451,159
36,998
20,716
—
27,052
673,223
—
36,978
14,780
138,530
19,248
660,695
—
—
—
39,696
161,321
(1,602)
(48,125)
151,290
50,386
201,676
874,899
$
40,285
161,842
(58)
(79,414)
122,655
37,519
160,174
820,869
$
$
$
See accompanying notes to consolidated financial statements.
F-4
Table of Contents
Index
BRT REALTY TRUST AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
(Dollars in thousands, except share data)
Revenues:
Rental and other revenue from real estate properties
$
90,945
$
77,023
$
61,725
Year Ended September 30,
2016
2015
2014
Other income
Total revenues
Expenses:
Real estate operating expenses—including $1,950, $1,233 and $1,120 to
related parties
Interest expense
Advisor's fees, related party
Property acquisition costs—including $2,221,$1,293 and $1,677 to related
parties
General and administrative—including $1,020, $171 and $286 to related
party
Provision for Federal tax
Depreciation
Total expenses
Total revenues less total expenses
Gain on sale of real estate
Gain on sale of partnership interest
Loss on extinguishment of debt
Income (loss) from continuing operations
Discontinued operations:
Loss from discontinued operations—including $214 to related party in 2014
Gain on sale of partnership interest
Income (loss) from discontinued operations
Net income (loss)
(Income) loss attributable to non-controlling interests
Net income (loss) attributable to common shareholders
Basic and diluted per share amounts attributable to common shareholders:
Income (loss) from continuing operations
Income (loss) from discontinued operations
Basic and diluted earnings (loss) per share
Amounts attributable to BRT Realty Trust:
Income (loss) from continuing operations
Income (loss) from discontinued operations
Net income (loss) attributable to common shareholders
Weighted average number of common shares outstanding:
Basic and diluted
3,319
94,264
43,262
23,878
693
3,852
8,536
700
23,180
104,101
(9,837)
46,477
386
(4,547)
32,479
(2,788)
15,467
12,679
45,158
(13,869)
31,289
1.21
1.02
2.23
16,950
14,339
31,289
$
$
$
$
$
72
77,095
38,609
19,297
2,448
1,885
6,683
—
18,454
87,376
(10,281)
15,005
—
—
4,724
(6,329)
—
(6,329)
(1,605)
(783)
(2,388) $
88
61,813
32,984
16,434
1,801
2,542
6,324
—
13,945
74,030
(12,217)
—
—
—
(12,217)
(3,949)
—
(3,949)
(16,166)
6,712
(9,454)
(0.02) $
(0.15)
(0.17) $
(0.81)
0.15
(0.66)
(246) $
(2,142)
(2,388) $
(11,550)
2,096
(9,454)
14,017,279
14,133,352
14,265,589
$
$
$
$
$
See accompanying notes to consolidated financial statements.
F-5
Table of Contents
Index
BRT REALTY TRUST AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)
(Dollars in thousands)
Net income (loss)
Other comprehensive loss:
Unrealized loss on derivative instruments
Other comprehensive loss
Comprehensive income (loss)
Comprehensive (income) loss attributable to non-controlling interests
Comprehensive income (loss) attributable to common shareholders
$
Year Ended September 30,
2016
2015
2014
$
45,158
$
(1,605) $
(16,166)
(1,544)
(1,544)
43,614
(13,392)
30,222
$
(50)
(50)
(1,655)
(776)
(2,431) $
(2)
(2)
(16,168)
6,712
(9,456)
See accompanying notes to consolidated financial statements.
F-6
Table of Contents
Index
BRT REALTY TRUST AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF SHAREHOLDERS' EQUITY
Years Ended September 30, 2016, 2015 and 2014
(Dollars in thousands, except share data)
Accumulated
Other
Comprehensive
Loss
(Accumulated
Deficit)
Non
Controlling
Interests
Balances, September 30, 2013
Restricted stock vesting
Compensation expense—restricted stock
Contributions from non-controlling interests
Distributions to non-controlling interests
Net loss
Other comprehensive loss
Comprehensive loss
Balances, September 30, 2014
Restricted stock vesting
Compensation expense—restricted stock
Contributions from non-controlling interests
Distributions to non-controlling interests
Purchase of non-controlling interests
Shares repurchased - 345,081 shares
Net loss
Other comprehensive loss
Comprehensive loss
Balances, September 30, 2015
Restricted stock vesting
Shares of
Beneficial
Interest
$ 40,606
359
—
—
—
—
—
Additional
Paid-In
Capital
$ 165,763
(359)
805
—
—
—
—
—
$ 40,965
355
—
—
—
—
(1,035)
—
—
—
$ 166,209
(355)
906
—
—
(3,531)
(1,387)
—
—
$
$
(6) $
—
(67,572) $
—
—
—
—
—
(2)
—
(8) $
—
—
—
—
(9,454)
—
—
(77,026) $
—
—
—
—
—
—
—
(50)
—
—
—
—
—
(2,388)
—
—
$ 40,285
390
—
$ 161,842
(390)
$
—
(58) $
—
—
(79,414) $
—
Compensation expense—restricted stock and
restricted stock units
Contributions from non-controlling interests
Distributions to non-controlling interests
Deconsolidation of joint venture upon sale
Shares repurchased - 326,421 shares
Net income
Other comprehensive loss
Comprehensive income
Balances, September 30, 2016
—
—
—
(979)
—
—
1,005
—
—
(1,136)
—
—
—
$ 39,696
—
$ 161,321
$
—
—
—
—
—
(1,544)
—
(1,602) $
—
—
—
—
31,289
—
—
(48,125) $
—
50,386
Total
$165,258
—
805
26,467
—
—
22,062
22,062
(3,318)
(3,318)
(16,166)
(6,712)
(2)
—
— (16,168)
$168,639
—
38,499
—
—
906
11,973
(12,588)
(1,148)
783
—
—
37,519
—
—
33,613
(32,825)
(1,790)
—
13,869
—
11,973
(12,588)
(4,679)
(2,422)
(1,605)
(50)
(1,655)
$160,174
—
1,005
33,613
(32,825)
(1,790)
(2,115)
45,158
(1,544)
43,614
$201,676
See accompanying notes to consolidated financial statements.
F-7
Table of Contents
Index
BRT REALTY TRUST AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
(Dollars in Thousands)
Cash flows from operating activities:
Net income (loss)
Adjustments to reconcile net income (loss) to net cash provided by (used in) operating activities:
Recovery of previously provided allowances
Depreciation and amortization
Amortization of deferred fee income
Amortization of restricted stock
Gain on sale of partnership interests
Gain on sale of real estate assets
Loss on extinguishment of debt
Increase in straight line rent
Effect of deconsolidation of non-controlling interest
Increases and decreases from changes in other assets and liabilities:
(Increase) decrease in interest and dividends receivable
Increase in prepaid expenses
Increase in prepaid interest
Increase in deposits and escrows
Increase in accounts payable and accrued liabilities
Increase (decrease) in security deposits and other receivables
Net cash provided by (used in) operating activities
Cash flows from investing activities:
Collections from real estate loans
Additions to real estate loans
Loan loss recoveries
Additions to real estate properties
Net costs capitalized to real estate owned
Net change in restricted cash-Newark
Net change in restricted cash-multi-family
Collection of loan fees
Purchase of non controlling interest
Proceeds from the sale of real estate owned
Proceeds from the sale of joint venture interests
Net cash used in investing activities
Cash flows from financing activities:
Proceeds from mortgages payable
Increase in other borrowed funds
Mortgage payoffs
Mortgage principal payments
Increase in deferred borrowing costs
Capital contributions from non-controlling interests
Capital distributions to non-controlling interests
Proceeds from sale of New Markets Tax Credits
Repurchase of shares of beneficial interest
Net cash provided by financing activities
Net increase (decrease) in cash and cash equivalents
Cash and cash equivalents at beginning of year
Cash and cash equivalents at end of year
Supplemental disclosures of cash flow information:
Cash paid during the year for interest expense, including capitalized interest of $1,568, $2,602 and
$1,310 in 2016, 2015 and 2014
Cash paid during the year for income and excise taxes
Acquisition of real estate through assumption of debt
Year Ended September 30,
2015
2014
2016
$
45,158
$
(1,605) $
(16,166)
—
25,994
—
1,005
(15,853)
(46,477)
4,547
(27)
(1,692)
(2,380)
(278)
—
(6,190)
4,897
1,376
10,080
—
—
—
(302,628)
(46,844)
(1,952)
(865)
—
—
197,264
19,242
(135,783)
267,788
6,001
(130,090)
(5,081)
(2,490)
33,613
(32,826)
2,746
(2,115)
137,546
11,843
15,556
27,399
27,680
1,264
16,051
$
$
$
$
$
$
$
$
—
22,957
—
906
—
(15,005)
—
(411)
—
17
(93)
(881)
(602)
1,739
1,385
8,407
2,000
—
—
(84,295)
(59,407)
9,558
3,037
—
(4,679)
66,398
—
(67,388)
98,907
—
(37,504)
(3,252)
(3,758)
11,973
(12,588)
—
(2,422)
51,356
(7,625)
23,181
15,556
24,324
131
45,129
$
$
$
$
(10)
17,535
(393)
805
—
—
—
(569)
—
273
(548)
(1,016)
(5,963)
7,416
(6,199)
(4,835)
34,045
(5,533)
10
(205,220)
(43,130)
6,444
(6,195)
180
—
75
—
(219,324)
170,767
—
—
(1,577)
(2,641)
22,062
(3,318)
5,142
—
190,435
(33,724)
56,905
23,181
19,700
255
28,615
See accompanying notes to consolidated financial statements.
F-8
Table of Contents
Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements
September 30, 2016
NOTE 1—ORGANIZATION, BACKGROUND AND SIGNIFICANT ACCOUNTING POLICIES
Organization and Background
BRT Realty Trust (“BRT” or the “Trust”) is a business trust organized in Massachusetts. BRT owns, operates and
develops multi‑family properties and owns and operates other assets, including real estate and a real estate loan.
Generally, the multi‑family properties are acquired with venture partners in transactions in which the Trust contributes
80% of the equity. At September 30, 2016, the Trust owns 33 multi-family properties with 9,420 units located in 10 states
(including 271 units at a property under construction and 350 units at a property in the lease up stage). At September 30, 2016,
the net book value of the multi-family assets (including real estate assets held for sale) was $783,084,000.
The Trust also owns and operates various other real estate assets. At September 30, 2016, the net book value of the other
real estate assets was $29,989,000, including a real estate loan of $19,500,000.
BRT conducts its operations to qualify as a real estate investment trust, or REIT, for Federal income tax purposes.
Principles of Consolidation
The consolidated financial statements include the accounts and operations of BRT Realty Trust, its wholly owned
subsidiaries, and its majority owned or controlled real estate entities and its interests in variable interest entities in which the
Trust is determined to be the primary beneficiary. Material intercompany balances and transactions have been eliminated.
The Trust's consolidated joint ventures that own multi-family properties were determined to be VIE's because the voting
rights of some equity investors are not proportional to their obligations to absorb the expected losses of the entity and their right
to receive the expected residual returns. It was determined that the Trust is the primary beneficiary of these joint ventures
because it has a controlling financial interest in that it has the power to direct the activities of the VIE that most significantly
impact the entity's economic performance and it has the obligation to absorb losses of the entity and the right to receive benefits
from the entity that could potentially be significant to the VIE.
The joint venture that owns a property in Dallas, TX was determined not to be a VIE but is consolidated because the Trust
has substantive participating rights in the entity.
With respect to its unconsolidated joint ventures, as (i) the Trust is primarily the managing member but does not exercise
substantial operating control over these entities or the Trust is not the managing member and (ii) such entities are not VIEs, the
Trust has determined that such joint ventures should be accounted for under the equity method of accounting for financial
statement purposes.
Certain items on the consolidated financial statements for the prior years have been reclassified to conform with the
current year's presentation, including the reclassification of the operations and related assets of the Newark Joint Venture to
discontinued operations and the reclassification of deferred loan costs on the consolidated balance sheets from assets to a
reduction of the carrying amount of mortgage payable.
Income Tax Status
The Trust qualifies as a real estate investment trust under sections 856-860 of the Internal Revenue Code of 1986, as
amended. The Trustees may, at their option, elect to operate the Trust as a business trust not qualifying as a real estate
investment trust.
The Trust will not be subject to federal, and generally state and local taxes on amounts it distributes to shareholders,
provided it distributes 90% of its taxable income and meets other conditions. The Trust currently has net operating loss
carryforwards which it can use to reduce taxable income. Use of the net operating loss carryforward is subject to an alternative
minimum tax.
F-9
Table of Contents
Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 1—ORGANIZATION, BACKGROUND AND SIGNIFICANT ACCOUNTING POLICIES (continued)
In accordance with Accounting Standards Codification ("ASC") Topic 740 - "Income Taxes", the Trust believes that it
has appropriate support for the income tax positions taken and, as such, does not have any uncertain tax positions that, if
successfully challenged, could result in a material impact on the Trust's financial position or results of operations. The Trust's
income tax returns for the previous six years are subject to review by the Internal Revenue Service.
Revenue Recognition
Rental revenue from multi-family properties is recorded when due from residents and is recognized monthly as it is
earned. Rental payments are due in advance. Leases on residential properties are generally for terms that do not exceed one
year.
Rental revenue from commercial properties, including the base rent that each tenant is required to pay in accordance with
the terms of their respective leases, net of any rent concessions and lease incentives, is reported on a straight-line basis over the
non-cancellable term of the lease.
Real Estate Properties
Real estate properties are stated at cost, net of accumulated depreciation, and include real property acquired through
acquisition, development or foreclosure.
The Trust assesses the fair value of real estate acquired (including land, buildings and improvements, and identified
intangibles such as above and below market leases and acquired in-place leases, if any) and acquired liabilities and allocates the
acquisition price based on these assessments. Depreciation for multi-family properties is computed on a straight-line basis over
an estimated useful life of 30 years. Intangible assets (and liabilities) are amortized over the remaining life of the related leases
at the time of acquisition and is usually less than one year. . Expenditures for maintenance and repairs are charged to operations
as incurred.
Real estate is classified as held for sale when management has determined that it has met the applicable criteria. Real
estate assets that are expected to be disposed of are valued at the lower of their carrying amount or their fair value less costs to
sell on an individual asset basis. Real estate classified as held for sale is not depreciated.
The Trust accounts for the sale of real estate when title passes to the buyer, sufficient equity payments have been
received, there is no continuing involvement by the Trust and there is reasonable assurance that the remaining receivable, if any,
will be collected.
Real Estate Asset Impairments
The Trust reviews each real estate asset owned, including investments in real estate ventures, to determine if there are
indicators of impairment. If such indicators are present, the Trust determines whether the carrying amount of the asset can be
recovered. Recognition of impairment is required if the undiscounted cash flows estimated to be generated by the asset are less
than the asset's carrying amount and that carrying amount exceeds the estimated fair value of the asset. In evaluating a property
for impairment, various factors are considered, including estimated current and expected operating cash flow from the property
during the projected holding period, costs necessary to extend the life or improve the asset, expected capitalization rates,
projected stabilized net operating income, selling costs, and the ability to hold and dispose of such real estate in the ordinary
course of business. Valuation adjustments may be necessary in the event that effective interest rates, rent-up periods, future
economic conditions, and other relevant factors vary significantly from those assumed in valuing the property. If future
evaluations result in a decrease in the value of the property below its carrying value, the reduction will be recognized as an
impairment charge. The fair values related to the impaired real estate assets are considered to be a level 3 valuation within the
fair value hierarchy.
Fixed Asset Capitalization
A variety of costs may be incurred in the development of the Trust's properties. After a determination is made to capitalize
a cost, it is allocated to the specific project that is benefited. The costs of land and building under development include
specifically identifiable costs. The capitalized costs include pre-construction costs essential to the development of the property,
F-10
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 1—ORGANIZATION, BACKGROUND AND SIGNIFICANT ACCOUNTING POLICIES (continued)
development costs, construction costs, interest costs, real estate taxes, and other costs incurred during the period of
development. A construction project is considered substantially completed when it is available for occupancy, but no later than
one year from cessation of major construction activity. The Trust ceases capitalization when the project is available for
occupancy.
Equity Based Compensation
Compensation expense for grants of restricted stock and restricted stock units ("RSUs") are amortized over the vesting
period of such awards, based upon the estimated fair value of such award at the grant date. The deferred compensation related
to the RSUs to be recognized as expense is net of certain and performance assumptions which are re-evaluated quarterly. For
accounting purposes, the restricted shares are not included in the outstanding shares shown on the consolidated balance sheets
until they vest; however, they are included in the calculation of both basic and diluted earnings per share as they participate in
the earnings of the Trust.
Derivatives and Hedging Activities
The Trust's objective in using derivative financial instruments is to manage interest rate risk related to variable rate debt.
The Trust does not use derivatives for trading or speculative purposes. The Trust records all derivatives on its consolidated
balance sheets at fair value. The accounting for changes in the fair value of derivatives depends on the intended use of the
derivative, whether the Trust has elected to designate a derivative in a hedging relationship and apply hedge accounting and
whether the hedging relationship has satisfied the criteria necessary to apply hedge accounting. Derivatives designated and
qualifying as a hedge of the exposure to variability in expected future cash flows are considered cash flow hedges. For
derivatives designated as cash flow hedges, the effective portion of changes in the fair value of the derivative is initially
reported in accumulated other comprehensive income (loss) and subsequently reclassified to earnings in the period in which the
hedge transaction affects earnings. The ineffective portion of changes in the fair value of the derivative is recognized directly in
earnings. For derivatives not designated as cash flow hedges, changes in the fair value of the derivative are recognized directly
in earnings in the period in which they occur.
Per Share Data
Basic earnings (loss) per share is determined by dividing net income (loss) applicable to common shareholders for the
applicable year by the weighted average number of shares of beneficial interest outstanding during such year. Diluted earnings
per share reflects the potential dilution that could occur if securities or other contracts to issue shares of beneficial interest were
exercised or converted into shares of beneficial interest or resulted in the issuance of shares of beneficial interest that share in
the earnings of the Trust. Diluted earnings (loss) per share is determined by dividing net income (loss) applicable to common
shareholders for the applicable year by the sum of the weighted average number of shares of beneficial interest outstanding plus
the dilutive effect of the Trust's unvested restricted stock using the treasury stock method.
Cash Equivalents
Cash equivalents consist of highly liquid investments; primarily direct United States treasury obligations with maturities
of three months or less when purchased.
Restricted Cash
Restricted cash consists of cash held for construction costs and property improvements at specific properties as may be
required by contractual arrangements.
Deferred Costs
Fees and costs incurred in connection with multi-family property financings are deferred and amortized over the term of
the related debt obligations. Fees and costs paid related to the successful negotiation of commercial leases are deferred and
amortized on a straight-line basis over the terms of the respective leases.
F-11
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 1—ORGANIZATION, BACKGROUND AND SIGNIFICANT ACCOUNTING POLICIES (continued)
Use of Estimates
The preparation of the financial statements in conformity with accounting principles generally accepted in the United
States requires management to make estimates and assumptions that affect the amounts reported in the consolidated financial
statements and accompanying notes. Actual results could differ from those estimates.
Segment Reporting
The Trust operates in two reportable segments: (i) multi-family real estate; and (ii) other real estate assets. The multi-
family real estate segment includes the ownership, operation and development of the Trust's multi-family properties and the
other real estate segment includes all activities related to the ownership, operation and disposition of the Trust's other real estate
assets.
New Pronouncements
In May 2014, the FASB issued Accounting Standards Update No. 2014-09, Revenue from Contracts with Customers
(ASU 2014-09), which supersedes nearly all existing revenue recognition guidance under U.S. GAAP. The core principle of
ASU 2014-09 is to recognize revenues when promised goods or services are transferred to customers in an amount that reflects
the consideration to which an entity expects to be entitled for those goods or services. ASU 2014-09 defines a five step process
to achieve this core principle and, in doing so, more judgment and estimates may be required within the revenue recognition
process than are required under existing U.S. GAAP.
The standard is effective for annual periods beginning after December 15, 2017, and interim periods therein, using
either of the following transition methods: (i) a full retrospective approach reflecting the application of the standard in each
prior reporting period with the option to elect certain practical expedients, or (ii) a retrospective approach with the cumulative
effect of initially adopting ASU 2014-09 recognized at the date of adoption (which includes additional footnote disclosures).
We are currently evaluating the impact of our pending adoption of ASU 2014-09 on our consolidated financial statements and
have not yet determined the method by which we will adopt the standard in 2018.
In February 2015, the FASB issued ASU 2015-02, Amendments to the Consolidation Analysis, which amends the current
consolidation guidance, including introducing a separate consolidation analysis specific to limited partnerships and other similar
entities. Under this analysis, limited partnerships and other similar entities will be considered a VIE unless the limited partners
hold substantive kick-out rights or participating rights. The guidance is effective for annual and interim periods beginning after
December 15, 2015, with early adoption permitted. The Trust has not elected early adoption and is evaluating the new guidance
to determine the impact it may have on its consolidated financial statements.
In April 2015, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") No.
2015-03 Interest - Imputation of Interest, which amends the balance sheet presentation for debt issuance costs. Under the
amended guidance, a company will present unamortized debt issuance costs as a direct deduction from the carrying amount of
that debt liability. The guidance is to be applied on a retrospective basis, and is effective for annual reporting periods beginning
after December 15, 2015, with early adoption being permitted. The Trust elected early adoption for the fiscal year ended
September 30, 2016, and its adoption did not have a material effect on its consolidated financial statements.
In March 2016, the FASB issued ASU 2016-09, Improvements to Employee Share-Based Payment Accounting, which
requires all excess tax benefits or deficiencies to be recognized as income tax expense or benefit in the income statement. In
addition, excess tax benefits should be classified along with other income tax cash flows as an operating activity in the
statement of cash flows. Application of the standard is required for the annual and interim periods beginning after December
15, 2016. Early adoption is permitted. The Trust is currently evaluating the impact of this new standard on our consolidated
financial statements.
F-12
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 1—ORGANIZATION, BACKGROUND AND SIGNIFICANT ACCOUNTING POLICIES (continued)
In August 2016, the FASB issued ASU No. 2016-15, Statement of Cash Flows (Topic 230): Classification of Certain
Cash Receipts and Cash Payments (a consensus of the Emerging Issues Task Force), which provides specific guidance on eight
cash flow classification issues and how to reduce diversity in how certain cash receipts and cash payments are presented and
classified in the statement of cash flows. The effective date of the standard will be fiscal years, and interim periods within those
fiscal years, beginning after December 15, 2017, and early adoption is permitted. The Trust is currently evaluating the new
guidance to determine the impact, if any, it may have on its consolidated financial statements.
NOTE 2—REAL ESTATE PROPERTIES
Real estate properties (including real estate properties held for sale), consist of the following:
Land
Building
Building improvements
Real estate properties
Accumulated depreciation
Total real estate properties, net
September 30, 2016
Balance
$
$
128,409
684,133
25,717
838,259
(44,687)
793,572
A summary of activity in real estate properties (including properties held for sale), for the year ended September 30,
2016, follows (dollars in thousands):
Multi-family
Land - Daytona, FL
Shopping centers/retail - Yonkers,
NY
September 30,
2015
Balance
$
605,040
7,972
2,574
Additions
$ 318,680
—
—
Capitalized
Costs and
Improvements
39,611
$
49
—
Depreciation,
Amortization
and other
Reductions
September 30,
2016
Balance
Sales
$ (157,174) $
—
—
(23,072) $
—
783,085
8,021
(108)
2,466
Total real estate properties
$
615,586
$ 318,680
$
39,660
$ (157,174) $
(23,180) $
793,572
The acquisitions completed in the year ended September 30, 2016 and described in Note 3-Acquisitions, Dispositions
and Impairment Charges, have been accounted for as business combinations. The purchase prices were allocated to the acquired
assets and assumed liabilities based on management's estimate of fair value of these acquired assets and assumed liabilities at
the dates of acquisition. The preliminary measurements of fair value reflected below are subject to change. The Trust expects to
finalize the valuations and complete the purchase price allocations within one year from the date of the applicable acquisition.
The following table summarizes the preliminary allocations of the purchase prices of assets acquired during the year
ended September 30, 2016 (dollars in thousands):
Land
Buildings and Improvements
Lease Intangibles
Total Consideration
F-13
Preliminary
Purchase Price
Allocation
$
$
53,054
264,474
1,152
318,680
Table of Contents
Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 2—REAL ESTATE PROPERTIES (continued)
The preliminary measurements of fair value reflected above are subject to change. The Trust expects to finalize the valuations
and complete the purchase price allocation as soon as practicable but in no event beyond one year from the date of the
applicable acquisition.
The following table summarizes the preliminary allocations of the purchase price of ten properties purchased between
July 1, 2015 and September 30, 2016, and the finalized allocation of the purchase price, as adjusted, as of September 30, 2016
(dollars in thousands):
Land
Buildings and Improvements
Acquisition-related intangible assets (in acquired lease intangibles,
net) (1)
Total Consideration
Preliminary
Purchase Price
Allocation
Adjustments
Finalized
Purchase Price
Allocation
$
$
42,361
$
260,107
733
303,201
$
(6,568) $
4,999
1,569
— $
35,793
265,106
2,302
303,201
A summary of the Trust's multi-family properties by state as and for the year ended September 30, 2016, is as follows
(dollars in thousands):
2016
Revenue
% of 2016
Revenue
Location
Texas
Florida
Georgia
Tennessee
Alabama
South Carolina
Missouri
Indiana
Kansas
Mississippi
Ohio
Arkansas
Number of Units at
September 30, 2016
2,750
$
1,186
1,309
456
826
1,033
420
400
—
776
264
—
19,957
15,652
14,576
9,735
6,966
6,613
3,854
3,152
3,132
2,678
2,440
783
22%
17%
16%
11%
8%
8%
4%
4%
3%
3%
3%
1%
100%
9,420
$
89,538
F-14
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 2—REAL ESTATE PROPERTIES (continued)
Future minimum rentals to be received by the Trust pursuant to non-cancellable operating leases with terms in
excess of one year, from a commercial property owned by the Trust at September 30, 2016, are as follows (dollars in
thousands):
Year Ending September 30,
2017
2018
2019
2020
2021
Thereafter
Total
$
Amount
1,103
1,120
1,120
1,120
1,129
5,685
$
11,277
Leases at the Trust's multi-family properties are generally for a term of one year or less and are not reflected in the
above table.
NOTE 3—ACQUISITIONS, DISPOSITIONS AND IMPAIRMENT CHARGES
Property Acquisitions
The table below provides information for the year ended September 30, 2016 regarding the Trust's purchases of multi-
family properties (dollars in thousands):
Location
N. Charleston, SC
La Grange, GA
Katy, TX
Macon, GA
Southaven, MS
San Antonio, TX
Dallas, TX
Columbia, SC
Atlanta, GA
Southaven, MS
San Antonio, TX
Purchase
Date
10/13/2015
11/18/2015
1/22/2016
02/01/16
2/29/2016
5/6/2016
5/11/2016
5/31/2016
8/15/2016
9/1/2016
9/19/2016
No. of
Units
Purchase
Price
Acquisition
Mortgage
Debt
Initial BRT
Equity
Ownership
Percentage
Property
Acquisition
Costs
271
236
268
240
392
288
494
204
271
384
288
$
3,625
$
— $
22,800
40,250
14,525
35,000
35,150
37,000
17,000
39,125
38,205
36,000
16,051
30,750
11,200
28,000
26,400
27,938
12,934
27,375
30,564
27,000
6,558
6,824
8,150
3,250
5,856
6,688
6,750
4,930
10,769
6,060
8,060
65% $
100%
75%
80%
60%
65%
50%
80%
74%
60%
72%
—
57
382
158
413
539
567
302
577
347
510
3,336
$
318,680
$
238,212
$
73,895
$
3,852
F-15
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 3—ACQUISITIONS, DISPOSITIONS AND IMPAIRMENT CHARGES - (continued)
Subsequent to September 30, 2016, the Trust purchased three multi-family properties with 933 units, including a 5.8
acre parcel of land on which it contemplates constructing 339 multi-family units. Information regarding these purchases is set
forth below (dollars in thousands):
Location
Fredricksburg, VA
Columbia, SC
Columbia, SC (1)
Purchase
Date
11/04/2016
11/10/2016
11/10/2016
No. of
Units
Purchase
Price
Acquisition
Mortgage
Debt
Initial BRT
Equity
Ownership
Percentage
Estimated
Property
Acquisition
Costs
220
374
339
933
$
38,490
$
29,940
$
58,300
5,915
41,000
—
8,720
5,670
8,665
$
102,705
$
70,940
$
23,055
80% $
32%
46%
$
643
71
—
714
(1) Represents the purchase of a 5.8 acre parcel of land on which the Trust contemplates the construction of 339 multi-family units.
Property Dispositions
The following table is a summary of the real estate properties disposed of by the Trust in the year ended September 30,
2016 (dollars in thousands):
Location
Cordova, TN
Kennesaw, GA
Pooler, GA
Collierville, TN
Little Rock, AK (1)
Wichita, KS
Sale Date
No. of Units
Sales Price
Gain on Sale
Non-controlling partner
portion of gain
3/2/2016
3/15/2016
4/6/2016
6/1/2016
6/6/2016
9/1/2016
464
450
300
324
172
496
31,100
64,000
38,500
34,300
2,372
30,400
6,731
17,462
5,710
4,586
386
10,718
2,206
$
200,672
$
45,593
$
2,195
10,037
1,405
917
—
4,241
18,795
(1) Reflects the sale of a partnership interest
The Trust also sold two cooperative units located in Manhattan, NY for $1,377,000 and recognized a gain of
$1,271,000 on the sales.
The following table is a summary of the real estate properties disposed of by the Trust subsequent to the year ended
September 30, 2016 (dollars in thousands):
Location
Greenville, SC
Panama City, FL
Atlanta, GA
Hixon, TN
Sale Date
10/19/2016
10/26/2016
11/21/2016
11/30/2016
No. of Units
Sales Price
Gain on Sale
Non-controlling partner
portion of gain
350
160
350
156
$
68,000
$
18,937
$
14,720
36,750
10,775
7,390
8,796
479
1,016
$
130,245
$
35,602
$
9,669
3,732
4,046
120
17,567
F-16
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 3—ACQUISITIONS, DISPOSITIONS AND IMPAIRMENT CHARGES - (continued)
Impairment Charges
The Trust reviews each real estate asset owned, including those held through investments in unconsolidated joint
ventures, for impairment when there is an event or a change in circumstances indicating that the carrying amount may not be
recoverable. The Trust measures and records impairment losses, and reduces the carrying value of properties, when indicators
of impairment are present and the expected undiscounted cash flows related to those properties are less than their carrying
amounts. In cases where the Trust does not expect to recover its carrying costs on properties held for use, the Trust reduces its
carrying costs to fair value, and for properties held for sale, the Trust reduces its carrying value to the fair value less costs to
sell. During the years ended September 30, 2016, 2015, and 2014, no impairment charges were recorded. Management does not
believe that the values of any properties are impaired as of September 30, 2016.
NOTE 4–Discontinued Operations
On February 23, 2016, the Trust sold, through subsidiaries which owned such interests, its equity interests in RBH -
TRB Newark Holdings, LLC (the "Newark Joint Venture"), to RBH Partners III, LLC, for $16,900,000 (the "NJV Sale"). The
buyer is an affiliate of the Trust's former partners in the Newark Joint Venture. The Trust recognized a gain of $15,467,000 in
connection with this sale. In addition, the Trust (i) may be paid up to an additional $900,000 by the newly formed parent of the
Newark Joint Venture (“Holdco”) upon the achievement of specified investment returns, development of certain properties,
realization of specified cost savings and any one or more of the foregoing and (ii) has been granted a nominal profit
participation interest in Holdco. None of these amounts will be recognized until received.
Other than the agreement of the Trust's subsidiary to provide an indemnity with respect to up to $2,800,000 of
obligations related to the venture, neither the Trust nor its subsidiaries have any guaranty, indemnity or similar obligations with
respect to the Newark Joint Venture.
As a result of the NJV Sale, the mortgage debt in principal amount of $19,500,000 (the “NJV Loan Receivable”) owed
to the Trust by this venture (which was not included on the Trust's consolidated balance sheet at September 30, 2015 as such
debt and the interest that had accrued thereon was eliminated in consolidation), is reflected as a real estate loan on the
consolidated balance sheet at September 30, 2016. The NJV Loan Receivable is secured by various contiguous parcels on
Market Street (between University Avenue and Washington Street) in Newark, NJ. The site is approximately 68,000 square feet
and has approximately 303,000 square feet of rentable space. The NJV Loan Receivable matures in June 2017 and bears an
annual interest rate of 11%. Six percent (6%) is to be paid on a monthly basis ("Current Interest") and five percent (5%) is
deferred (the"Deferred Interest"). The NJV Loan Receivable provided that the Deferred Interest was to be paid in June 2016
and at maturity in June 2017. At September 30, 2016, the amount of Deferred Interest that has been recognized is $2,380,000.
The Trust has agreed from time-to-time to defer the payment of the Deferred Interest, and most recently entered into an
agreement dated October 31, 2016 with the Newark Joint Venture pursuant to which the Trust agreed, among other things, to
defer, until December 31, 2016, the payment of the Deferred Interest; provided, however, that in the event a transaction is
completed prior to January 1, 2017 that results in, among other things, (a) in the release of certain of the mortgages securing
the NJV Loan Receivable and (b) the Trust’s receipt of not less (i) than $5,900,000 in principal amount of the NJV Loan
Receivable and (ii) $750,000 of Deferred Interest, the payment of the remaining balance of the Deferred Interest will be
deferred until June 2017.
F-17
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 4–Discontinued Operations (continued)
The assets and liabilities as of September 30, 2015 of the discontinued operations of the Newark Joint Venture and the
statement of operations for the twelve months ended September 30, 2016 and 2015, are summarized as follows (dollars in
thousands):
Balance Sheet
September 30, 2015
ASSETS
Real estate properties, net
Restricted cash
Deposits and escrows
Other assets
Total assets of discontinued operations
LIABILITIES
Mortgage payable, net of deferred costs of $9,683
Accounts payable and accrued liabilities
Deferred income
Total liabilities of discontinued operations
Statement of Operations
$
$
$
$
141,441
13,277
93
8,734
163,545
100,692
6,848
30,990
138,530
Twelve Months Ended
September 30,
2016
2015
Revenues:
Rental and other revenue from real estate properties
$
2,437
$
Other income
Total revenues
Expenses:
Real estate operating expenses
Interest expense
Depreciation
Total expense
Income from discontinued operations
Gain on sale of partnership interest
Discontinued operations
444
2,881
2,277
2,242
1,150
5,669
(2,788)
15,467
$
12,679
$
4,335
1,067
5,402
4,610
4,880
2,241
11,731
(6,329)
—
(6,329)
NOTE 5—REAL ESTATE PROPERTY HELD FOR SALE
At September 30, 2016, the Sandtown Vistas property in Atlanta, GA and the Spring Valley property in Panama City,
FL were held for sale. The Sandtown Vista property, which had a book value of $27,076,000, was sold on November 21, 2016.
The Trust estimates it will recognize a gain on the sale of the property of approximately $8,800,000 of which approximately
$4,000,000 will be allocated to the non-controlling partner. The Spring Valley property, which had a book value of $6,920,000,
was sold on October 26, 2016. The Trust estimates it will recognize a gain on the sale of the property of $7,400,000 of which
approximately $3,700,000 will be allocated to the non-controlling partner.
F-18
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2015
NOTE 6—RESTRICTED CASH
Restricted cash represents funds for specific purposes and therefore are not generally available for general corporate
purposes. As reflected on the consolidated balance sheet, restricted cash represents funds held by or on behalf of the Trust
specifically for capital improvements at multi-family properties.
NOTE 7—DEBT OBLIGATIONS
Debt obligations consist of the following (dollars in thousands):
Mortgages payable
Junior subordinated notes
Deferred mortgage costs
Total debt obligations
Mortgage Payable
September 30,
2016
2015
$
$
621,382
$
37,400
(6,275)
652,507
$
475,312
37,400
(5,327)
507,385
At September 30, 2016, $621,382,000 of mortgage debt (including $27,052,000 classified as held for sale) is
outstanding on the Trust's 33 multi-family properties and one commercial property with a weighted average interest rate of
3.98% and a weighted average remaining term to maturity of seven years. Scheduled principal repayments for the next five
years and thereafter are as follows (dollars in thousands):
Year Ending September 30,
2017
2018
2019
2020
2021
Thereafter
Scheduled Principal Payments
5,649
6,828
127,067
32,431
46,683
402,724
621,382
$
$
During the twelve months ended September 30, 2016, the Trust incurred the following fixed rate mortgage debt in connection
with the following acquisitions (dollars in thousands):
Location
LaGrange, GA
Katy,TX
Macon,GA
Southaven, MS
San Antonio, TX (1)
Dallas,TX
Columbia,SC
Atlanta, GA
Southaven,MS
San Antonio, TX (1)
(1) Debt is fixed rate by use of an interest rate swap.
Interest only period Maturity Date
-
60 months
24 months
60 months
23 months
24 months
36 months
36 months
60 months
36 months
February 2022
February 2026
February 2026
March 2026
May 2023
May 2028
June 2026
August 2026
September 2026
September 2026
Closing Date
11/18/15
Acquisition
Mortgage Debt
16,051
$
Interest Rate
4.36%
1/22/16
2/01/16
2/29/16
5/06/16
5/11/16
5/31/16
8/15/16
9/01/16
9/16/16
4.44%
4.39%
4.24%
3.61%
4.01%
4.28%
3.97%
3.73%
4.05%
30,750
11,200
28,000
26,400
27,938
12,934
27,375
30,564
27,000
238,212
$
F-19
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 7—DEBT OBLIGATIONS (continued)
During the twelve months ended September 30, 2016, the Trust obtained supplemental fixed rate financing as set
forth in the table below (dollars in thousands):
Location
Pensacola, FL
Atlanta, GA
Houston, TX
Huntsville,AL
Junior Subordinated Notes
Closing Date
10/13/15
11/10/15
2/09/16
4/15/16
Supplemental
Mortgage Debt
$
3,194
Interest Rate
4.92%
5,000
3,865
2,650
4.93%
4.94%
5.29%
$
14,709
Maturity Date
March 2022
July 2021
August 2021
November 2023
At September 30, 2016 and 2015 the Trust's junior subordinated notes had an outstanding principal balance of
$37,400,000. At September 30, 2016, the interest rate on the outstanding balance is three month LIBOR +2.00% or 2.76%.
The junior subordinated notes require interest only payments through the maturity date, at which time repayment of all
outstanding principal and interest is due. Interest expense for each of the years ended September 30, 2016, 2015 and 2014,
which includes amortization of deferred costs, was $1,510,000, $1,853,000 and $1,853,000, respectively.
NOTE 8—INCOME TAXES
The Trust elected to be taxed as a real estate investment trust ("REIT"),pursuant to the Code. As a REIT, the Trust will
generally not be subject to Federal income taxes at the corporate level if it distributes 100% of its REIT taxable income, as
defined, to its shareholders. To maintain its REIT status, the Trust must distribute at least 90% of its taxable income; however if
it does not distribute 100% of its taxable income, it will be taxed on undistributed income. There are a number of organizational
and operational requirements the Trust must meet to remain a REIT. If the Trust fails to qualify as a REIT in any taxable year,
its taxable income will be subject to Federal income tax at regular corporate tax rates and it may not be able to qualify as a
REIT for four subsequent tax years. Even if it is qualified as a REIT, the Trust is subject to certain state and local income taxes
and to Federal income and excise taxes on the undistributed taxable income. For income tax purposes, the Trust reports on a
calendar year.
During the years ended September 30, 2016, 2015 and 2014, the Trust recorded $689,000, $18,000 and $155,000,
respectively, of Federal alternative minimum tax and state franchise tax expense, net of refunds, relating to the 2016, 2015 and
2014 calendar years.
Earnings and profits, which determine the taxability of dividends to shareholders, differs from net income reported for
financial statement purposes due to various items, including timing differences related to loan loss provisions, impairment
charges, depreciation methods and carrying values.
At December 31, 2015, the Trust had a net operating loss carry forward of $69,193,000. These net operating losses may
be available in future years to reduce taxable income when it is generated. These tax loss carry forwards begin to expire in
2030.
F-20
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 9—SHAREHOLDERS' EQUITY
Common Share Dividend Distribution
During the year ended September 30, 2016, 2015 and 2014, the Trust did not declare or pay any dividends.
Stock Based Compensation
The Trust's Amended and Restated 2016 Incentive Plan (the "Plan") permits the Trust to grant stock options, restricted
stock, restricted stock units, performance shares awards and any one or more of the foregoing, up to a maximum of 600,000 shares.
The Plan also allows for the grant of cash settled dividend equivalent rights in tandem with the grant of restricted stock units and
certain performance based awards.
Pursuant to the Plan, during the year ended September 30, 2016, the Trust issued restricted stock units (the "Units") to
acquire up to 450,000 common shares (the "Pay for Performance Program"). Subject to satisfying a continued service requirement,
except in the case of death, disability, retirement or change in control, through the five years ending March 31, 2021 (the
“Performance Period”), the Units entitle the recipients to acquire in the aggregate, (i) 200,000 shares (the “TSR Award”) based
on achieving, during the Performance Period, certain levels in compounded annual growth rate (“CAGR”) in total shareholder
return (“TSR”), and (ii) 200,000 shares based on achieving, during the Performance Period, certain levels in CAGR in adjusted
funds from operations, as determined pursuant to the performance agreement (the "AFFO Award"). In addition, subject to satisfying
the continued service requirement, up to 50,000 shares may be added to or subtracted from the TSR Award, based on attaining or
failing to attain, during the Performance Period, of CAGR in TSR relative to the CAGR in TSR for the constituent REITs that
comprise, with specified exceptions, the FTSE NAREIT Equity Apartment Index. Recipients of the Units are entitled to receive
cash dividends with respect to the common shares underlying the Units as if the underlying shares were outstanding during the
Performance Period, if, when, and to the extent, the related Units vest and were determined not to be participating securities.
Accordingly, for accounting purposes, the shares underlying the Units are excluded in the outstanding shares reflected on the
consolidated balance sheet and from the calculation of basic earnings per share. The shares are contingently issuable shares but
have not been included in the diluted earnings per share as the performance and market criteria have not been met.
For the TSR Awards, a third party appraiser prepared a Monte Carlo simulation pricing model to assist management in
determining the fair value. For the AFFO Awards, the fair value is based on the market value on the date of grant. Expense is not
recognized on the Units which the Trust does not expect to vest as a result of service conditions or the Trust’s performance
expectations. The total amount recorded as deferred compensation with respect to the Units is $2,117,000 and is being charged
to general and administrative expense over the approximate five year vesting period. The deferred compensation expense to be
recognized is net of certain forfeiture and performance assumptions. The Trust recorded $146,000 of compensation expense related
to the amortization of unearned compensation with respect to the Units in the twelve months ended September 30, 2016.
In January 2016, the Trust granted 141,050 shares of restricted stock pursuant to the 2012 Incentive Plan (the "2012
Plan"). No additional awards may be granted under the Prior Plans. All restricted shares vest five years from the date of grant and
under specified circumstances, including a change in control, may vest earlier. For accounting purposes, the restricted shares are
not included in the outstanding shares shown on the consolidated balance sheets until they vest, but are included in the earnings
per share computation. During the years ended September 30, 2016, 2015 and 2014, the Trust recorded $859,000 and $906,000,
and $805,000 respectively, of compensation expense related to the amortization of unearned compensation with respect to the
restricted share awards. At September 30, 2016 and September 30, 2015, $2,089,000 and $2,184,000 has been deferred as unearned
compensation and will be charged to expense over the remaining vesting periods of these restricted share awards. The weighted
average vesting period of these restricted shares is 2.3 years.
F-21
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 9—SHAREHOLDERS' EQUITY (continued)
Changes in number of restricted shares outstanding under the Trust's equity incentive plans are shown below:
Outstanding at beginning of the year
Issued
Cancelled
Vested
Outstanding at the end of the year
Years Ended September 30,
2016
672,875
141,050
(16,850)
(130,300)
666,775
2015
648,225
142,950
—
(118,300)
672,875
2014
627,425
140,600
(300)
(119,500)
648,225
The following table reflects the compensation expense recorded for all incentive plans (dollars in thousands):
Restricted stock grants
Restricted stock units
Total compensation
Earnings (Loss) Per Share
Years Ended September 30,
2016
2015
2014
$
$
859
146
1,005
$
$
906
—
906
$
$
805
—
805
The following table sets forth the computation of basic and diluted earnings (loss) per share (dollars in thousands):
Numerator for basic and diluted earnings per share attributable to common
shareholders:
Net income (loss) attributable to common shareholders
Denominator:
2016
2015
2014
$
31,289
$
(2,388) $
(9,454)
Denominator for basic earnings per share—weighted average shares
14,017,279
14,133,352
14,265,589
Denominator for diluted earnings per share—adjusted weighted average shares
and assumed conversions
14,017,279
14,133,352
Basic earnings (loss) per share
Diluted earnings (loss) per share
Share Buyback
$
$
2.23
2.23
$
$
14,265,589
(0.66)
(0.66)
(0.17) $
(0.17) $
In February 2016, pursuant to a share purchase program then in effect, the Trust purchased 252,000 shares of
beneficial interest at the market price of $6.29 for a purchase price, including commission, of $1,584,000.
On March 11, 2016, the Board of Trustees, approved a new share repurchase program authorizing the Trust to
repurchase up to $5,000,000 of shares of beneficial interest through September 30, 2017. Pursuant to this authorization the
Trust, from such date through September 30, 2016, repurchased 74,421 shares of beneficial interest at an average market price
of $7.13, for a purchase price, including commissions, of $530,000.
F-22
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BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 10—RELATED PARTY TRANSACTIONS
The Trust paid REIT Management, a related party, advisory fees pursuant to its Advisory Agreement of $693,000
$2,448,000 and $2,016,000 for the years ended September 30, 2016, 2015 and 2014, respectively. The Advisory Agreement
terminated effective December 31, 2015. Effective as of January 1, 2016, the Trust retained certain of its executive officers and
its former chairman of the board to provide services previously provided pursuant to such agreement. The aggregate fees paid
in 2016 fiscal year for these services were $863,000.
Management of certain properties owned by the Trust and certain joint venture properties is provided by Majestic
Property Management Corp., a corporation in which Fredric H. Gould is the sole shareholder, under renewable year-to-year
agreements. Certain of the Trust's officers and Trustees are also officers and directors of Majestic Property Management Corp.
Majestic Property Management Corp. provides real property management, real estate brokerage and construction supervision
services to these properties. For the years ended September 30, 2016, 2015 and 2014, fees for these services were $34,000,
$56,000, and $28,000, respectively.
Fredric H. Gould is the vice chairman of the board of directors of One Liberty Properties, Inc., a related party, and certain
of the Trust's officers and Trustees are also officers and, or directors of One Liberty Properties, Inc. In addition, Mr. Gould is
an executive officer and sole shareholder of Georgetown Partners, Inc., the managing general partner of Gould Investors L.P., a
related party. Certain of the Trust's officers and Trustees are also officers and/or directors of Georgetown Partners, Inc. The
allocation of expenses for the shared facilities, personnel and other resources is computed in accordance with a shared services
agreement by and among the Trust and the affiliated entities and is included in general and administrative expense on the
statements of operations. During the years ended September 30, 2016, 2015 and 2014, allocated general and administrative
expenses reimbursed by the Trust to Gould Investors L.P. pursuant to the shared services agreement aggregated $549,000,
$532,000 and $474,000, respectively.
On December 11, 2015, the Trust borrowed $8,000,000 from Gould Investors L.P. at an interest rate of 5.24%. This loan
was satisfied on February 24, 2016. Interest expense for the year ended September 30, 2016 was $86,000.
Management of many of the Trust's properties is performed by its partners or their affiliates. In addition, the Trust may
pay an acquisition fee to its partner upon the purchase of a property. These management and acquisition fees amounted to
$4,140,000, $2,678,000 and $2,797,000 for the years ended September 30, 2016, 2015 and 2014, respectively.
In addition to its share of rent included as part of the Shared Services Agreement, the Trust leased additional space in the
same building directly from an affiliate of Gould Investors L.P. prior to the sale of the building in January 2015. The rent paid
was $64,000 and $149,000 in the years ended September 30, 2015 and 2014, respectively.
The Trust obtains insurance (primarily property insurance) in conjunction with Gould Investors L.P. and reimburses
Gould for the Trust's share of the insurance cost. Insurance reimbursements to Gould Investors L.P. for the years ended
September 30, 2016, 2015 and 2014 were $41,000, $15,000 and $15,000 respectively.
See Note 4 - Discontinued Operations for information regarding the Trust's sale of its interest in the Newark Joint
Venture.
F-23
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 11—SEGMENT REPORTING
Management has determined that the Trust operates in two reportable segments: a multi-family real estate segment which
includes the ownership, operation and development of its multi-family properties, and another real estate segment, which
includes the ownership and operation and development of its other real estate assets.
The following table summarizes the Trust's segment reporting for the year ended September 30, 2016 (dollars in
thousands):
Revenues:
Multi-Family Real
Estate
Other Real Estate
Total
Rental and other revenues from real estate properties
$
89,538
$
—
89,538
42,679
23,739
593
3,852
8,313
686
22,251
102,113
(12,575)
45,206
386
(4,547)
28,470
(15,420)
Other income
Total revenues
Expenses:
Real estate operating expenses
Interest expense
Advisor's fee, related party
Property acquisition costs
General and administrative
Provision for federal taxes
Depreciation
Total expenses
Total revenues less total expenses
Gain on sale of real estate
Gain on sale of partnership interest
Loss on extinguishment of debt
Income from continuing operations
Net (income) attributable to non-controlling interests
Net income attributable to common shareholders
before reconciling items
Reconciling adjustment:
Discontinued operations, net of non controlling
interests
Net income attributable to common shareholders
Segment assets at September 30, 2016
$
$
$
1,407
3,319
4,726
583
139
100
—
223
14
929
1,988
2,738
1,271
—
—
4,009
(108)
90,945
3,319
94,264
43,262
23,878
693
3,852
8,536
700
23,180
104,101
(9,837)
46,477
386
(4,547)
32,479
(15,528)
13,050
$
3,901
$
16,951
$
14,338
31,289
844,430
$
31,001
F-24
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 11—SEGMENT REPORTING - (continued)
The following table summarizes the Trust's segment reporting for the year ended September 30, 2015 (dollars in
thousands):
Revenues:
Multi-Family Real
Estate
Other Real Estate
Total
Rental and other revenues from real estate properties
$
75,643
$
1,380
$
Other income
Total revenues
Expenses:
Real estate operating expenses
Interest expense
Advisor's fee, related party
Property acquisition costs
General and administrative
Depreciation
Total expenses
Total revenues less total expenses
Gain on sale of real estate
Income (loss) from continuing operations
Net (income) loss attributable to non-controlling
interests
Net income (loss) attributable to common shareholders
before reconciling adjustment
Reconciling adjustment:
Discontinued operations, net of non controlling
interests
Net income attributable to common shareholders
Segment assets at September 30, 2015
$
$
—
75,643
38,000
18,944
2,077
1,885
6,314
18,336
85,556
(9,913)
14,404
4,491
(4,877)
72
1,452
609
353
371
—
369
118
1,820
(368)
601
233
(93)
(386)
$
140
$
616,909
$
55,425
$
77,023
72
77,095
38,609
19,297
2,448
1,885
6,683
18,454
87,376
(10,281)
15,005
4,724
(4,970)
(246)
(2,142)
(2,388)
F-25
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 11—SEGMENT REPORTING - (continued)
The following table summarizes the Trust's segment reporting for the year ended September 30, 2014 (dollars in
thousands):
Revenues:
Multi-Family Real
Estate
Other Real Estate
Total
Rental and other revenues from real estate properties
$
60,362
$
1,363
$
Other income
Total revenues
Expenses:
Operating expenses relating to real estate properties
Interest expense
Advisor's fee, related party
Property acquisition costs
General and administrative
Depreciation
Total expenses
Loss from continuing operations
Plus: net loss attributable to non-controlling interests
Net (loss) income attributable to common shareholders
before reconciling adjustments
Reconciling adjustment:
Other income
Discontinued operations, net of non controlling
interests
Net loss attributable to common shareholders
Segment assets at September 30, 2014
$
$
4
60,366
32,347
16,212
1,466
2,542
5,887
13,828
72,282
(11,916)
759
84
1,447
637
222
335
—
437
117
1,748
(301)
(92)
61,725
88
61,813
32,984
16,434
1,801
2,542
6,324
13,945
74,030
(12,217)
667
(11,157)
$
(393)
$
(11,550)
569,357
$
31,075
$
65
2,031
(9,454)
F-26
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 12—FAIR VALUE OF FINANCIAL INSTRUMENTS
Financial Instruments Not Measured at Fair Value
The following methods and assumptions were used to estimate the fair value of each class of financial instruments that
are not reported at fair value on the consolidated balance sheets:
Cash and cash equivalents, restricted cash, accounts receivable (included in other assets), accounts payable and accrued
liabilities: The carrying amounts reported in the balance sheets for these instruments approximate their fair value due to the
short term nature of these accounts.
Junior subordinated notes: At September 30, 2016 and 2015, the estimated fair value of the Trust's junior subordinated
notes is less than their carrying value by approximately $16,549,000, and $20,174,000, respectively based on market interest
rates of 6.35% and 6.38%, respectively.
Mortgages payable: At September 30, 2016, the estimated fair value of the Trust's mortgages payable is greater than
their carrying value by approximately $10,629,000 assuming market interest rates between 3.05% and 4.25%. At September
30, 2015, the estimated fair value was lower than the carrying value by $890,000, assuming market interest rates between
1.99% and 15.00%. Market interest rates were determined using current financing transaction information provided by third
party institutions.
Considerable judgment is necessary to interpret market data and develop estimated fair value. The use of different market
assumptions and/or estimation methodologies may have a material effect on the estimated fair value assumptions. The fair
values of the real estate loans and debt obligations are considered to be Level 2 valuations within the fair value hierarchy.
Financial Instruments Measured at Fair Value
The Trust's fair value measurements are based on the assumptions that market participants would use in pricing the asset
or liability. As a basis for considering market participant assumptions in fair value measurements, there is a fair value hierarchy
that distinguishes between markets participant assumptions based on market data obtained from sources independent of the
reporting entity and the reporting entity's own assumptions about market participant assumptions. Level 1 assets/liabilities are
valued based on quoted prices for identical instruments in active markets, Level 2 assets/liabilities are valued based on quoted
prices in active markets for similar instruments, on quoted prices in less active or inactive markets, or on other "observable"
market inputs and Level 3 assets/liabilities are valued based significantly on "unobservable" market inputs. The Trust does not
currently own any financial instruments that are classified as Level 3. Set forth below is information regarding the Trust's
financial assets and liabilities measured at fair value as of September 30, 2016 (dollars in thousands):
Financial Liabilities:
Interest rate swap
Carrying and
Fair Value
Fair Value Measurements
Using Fair Value Hierarchy
Level 2
Level 1
$
(1,602)
— $
(1,602)
Derivative financial instruments: Fair values are approximated using widely accepted valuation techniques including
discounted cash flow analysis on the expected cash flows of the derivatives. This analysis reflects the contractual terms of the
derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves, and
implied volatilities. At September 30, 2016, these derivatives are included in accounts payable and accrued liabilities on the
consolidated balance sheet.
Although the Trust has determined that the majority of the inputs used to value its derivatives fall within Level 2 of the
fair value hierarchy, the credit valuation adjustments associated with it utilize Level 3 inputs, such as estimates of current credit
spreads to evaluate the likelihood of default by itself and its counterparty. As of September 30, 2016, the Trust assessed the
significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and determined
that the credit valuation adjustments are not significant to the overall valuation of its derivatives. As a result, the Trust
determined that its derivative valuation is classified in Level 2 of the fair value hierarchy.
F-27
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 13—COMMITMENT
The Trust maintains a non-contributory defined contribution pension plan covering eligible employees and officers.
Contributions by the Trust are made through a money purchase plan, based upon a percent of qualified employees' total salary
as defined therein. Pension expense approximated $324,000, $322,000 and $322,000 during the years ended September 30,
2016, 2015 and 2014, respectively. At September 30, 2016 and 2015, $47,000 and $50,000, respectively, remains unpaid and is
included in accounts payable and accrued liabilities on the consolidated balance sheets.
NOTE 14—DERIVATIVE FINANCIAL INSTRUMENTS
Cash Flow Hedges of Interest Rate Risk
The Trust's objectives in using interest rate derivatives are to add stability to interest expense and to manage its exposure
to interest rate movements. To accomplish this objective, the Trust primarily uses interest rate swaps as part of its interest rate
risk management strategy. Interest rate swaps designated as cash flow hedges involve the receipt of variable amounts from a
counterparty in exchange for the Trust making fixed-rate payments over the life of the agreements without exchange of the
underlying notional amount.
The effective portion of changes in the fair value of derivatives, designated and that qualify as cash flow hedges, is
recorded in accumulated other comprehensive income (loss) on our consolidated balance sheets and is subsequently reclassified
into earnings in the period that the hedged forecasted transaction affects earnings.
Amounts reported in accumulated other comprehensive income (loss) related to derivatives will be reclassified to interest
expense as interest payments are made on the Trust's variable-rate debt.
As of September 30, 2016, the Trust had the following outstanding interest rate derivatives that were designated as
cash flow hedges of interest rate risk (dollars in thousands):
Interest Rate Derivative
Interest Rate Swap
Interest Rate Swap
Interest Rate Swap
September 30, 2016
Balance Sheet Location
Other Assets
Accounts payable and accrued liabilities
Notional Amount
Rate
Maturity
$
$
$
$
$
1,559
26,400
27,000
Derivatives as of:
5.25%
3.61%
4.05%
April 1, 2022
May 6, 2023
September 19, 2026
September 30, 2015
Fair Value
Balance Sheet Location
Fair Value
— Other assets
1,602
Accounts payable and
accrued liabilities
$
$
—
58
The following table presents the effect of the Trust's derivative financial instrument on the consolidated statements of
comprehensive income (loss) for the years ended September 30, 2016, 2015 and 2014 (dollars in thousands):
Amount of loss recognized on derivative in Other Comprehensive Income
Amount of loss reclassified from Accumulated Other Comprehensive
(loss) income into Interest Expense
Year Ended September 30,
2016
(1,695)
(150)
$
$
$
$
2015
2014
(83)
(33)
$
$
(37)
(36)
F-28
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Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 14—DERIVATIVE FINANCIAL INSTRUMENTS - (continued)
No gain or loss was recognized related to hedge ineffectiveness or to amounts excluded from effectiveness testing on the
Trust's cash flow hedges during the years ended September 30, 2016, 2015 or 2014. During the twelve months ending
September 30, 2017, the Trust estimates an additional $502,000 will be reclassified from other comprehensive income as
an increase to interest expense.
Credit-risk-related Contingent Features
The agreement between the Trust and its derivatives counterparty provides that if the Trust defaults on any of its
indebtedness, including default where repayment of the indebtedness has not been accelerated by the lender, the Trust could be
declared in default on its derivative obligation.
As of September 30, 2016, the fair value of the derivative in a net liability position, which includes accrued interest, but
excludes any adjustment for nonperformance risk related to this agreement, was $1,732,000. As of September 30, 2016, the
Trust has not posted any collateral related to this agreement. If the Trust had been in breach of this agreement at September 30,
2016, it could have been required to settle its obligations thereunder at its termination value of $1,732,000.
NOTE 15—QUARTERLY FINANCIAL DATA (Unaudited)
Revenues
Expenses
Total revenues less total expenses
Gain on sale of real estate
Gain on sale of partnership interest
Loss on extinguishment of debt
(Loss) income from continuing operations
(Loss) income from discontinued operations
Net (loss) income
Net loss (income) attributable to non-controlling
interests
Net (loss) income attributable to common
shareholders
Basic and per share amounts attributable to
common shareholders
Continuing operations
Discontinued operations
Basic and diluted (loss) income per share
2016
1st Quarter
Oct. - Dec
$
21,405
2nd Quarter
Jan. - March
24,857
$
3rd Quarter
April - June
23,245
$
4th Quarter
July - Sept.
Total
For Year
$
24,757
$
94,264
23,187
(1,782)
609
—
—
(1,173)
(1,600)
(2,773)
25,849
(992)
24,226
—
(2,668)
20,566
14,279
34,845
26,610
(3,365)
10,263
386
—
7,284
—
7,284
28,455
(3,698)
11,379
—
(1,879)
5,802
—
5,802
104,101
(9,837)
46,477
386
(4,547)
32,479
12,679
45,158
739
(9,909)
(1,804)
(2,895)
(13,869)
$
(2,034) $
24,936
$
5,480
$
2,907
$
31,289
$
$
(0.10) $
(0.04)
(0.14) $
0.70
1.06
1.76
$
$
0.39
—
0.39
$
$
0.21
—
0.21
$
$
1.21
1.02
2.23
F-29
Table of Contents
Index
BRT REALTY TRUST AND SUBSIDIARIES
Notes to Consolidated Financial Statements (Continued)
September 30, 2016
NOTE 15—QUARTERLY FINANCIAL DATA (Unaudited) - (continued)
Revenues
Expenses
Total revenues less total expenses
Gain on sale of real estate
(Loss) income from continuing operations
Loss from discontinued operations
Net (loss) income
Net loss (income) attributable to non-controlling
interests
Net (loss) income attributable to common
shareholders
Basic and per share amounts attributable to
common shareholders
Continuing operations
Discontinued operations
Basic and diluted (loss) income per share
2015
1st Quarter
Oct. - Dec
$
18,526
2nd Quarter
Jan. - March
19,123
$
3rd Quarter
April - June
19,790
$
4th Quarter
July - Sept.
Total
For Year
$
19,656
$
77,095
20,320
(1,794)
—
(1,794)
(1,733)
(3,527)
20,838
(1,715)
2,777
1,062
(1,448)
(386)
21,596
(1,806)
—
(1,806)
(1,702)
(3,508)
24,622
(4,966)
12,228
7,262
(1,446)
5,816
87,376
(10,281)
15,005
4,724
(6,329)
(1,605)
1,029
(362)
930
(2,380)
(783)
$
(2,498) $
(748) $
(2,578) $
3,436
$
(2,388)
$
$
(0.15) $
(0.03)
(0.18) $
(0.01) $
(0.04)
(0.05) $
(0.13) $
(0.05)
(0.18) $
0.27
(0.03)
0.24
$
$
(0.02)
(0.15)
(0.17)
NOTE 16—SUBSEQUENT EVENTS
Subsequent events have been evaluated and any significant events, relative to our consolidated financial statements as of
September 30, 2016 that warrant additional disclosure have been included in the notes to the consolidated financial statements.
F-30
Table of Contents
Index
BRT REALTY TRUST AND SUBSIDIARIES
SCHEDULE III—REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
(Including Real Estate Property Held for Sale)
SEPTEMBER 30, 2016
(Dollars in thousands)
Description
Commercial
Yonkers, NY.
South Daytona, FL.
Multi-Family Residential
Palm Beach Gardens, FL
Melbourne, FL
North Charleston, SC
Decatur, GA
Panama City, FL
Houston, TX (Stone)
Houston, TX (Pathways)
Hixon, TN
Pasadena, TX (Ashwood)
Humble, TX (Parkside)
Humble, TX (Meadowbrook)
Huntsville, AL
Columbus, OH
Indianapolis, IN
Greenville, SC
Nashville, TN
Atlanta, GA
Houston, TX (Kendall)
Pensacola, FL
Valley, AL
San Marcos, TX
Lake St. Louis, MO
North Charleston, SC
LaGrange, GA
Katy, TX
Macon, GA
Southaven, MS
San Antonio, TX
Initial Cost to
Company
Costs Capitalized Subsequent to
Acquisition
Gross Amount At Which Carried
at September 30, 2016
Encumbra
nces
Land
Buildings and
Improvements
Land
Improvements
Carrying
Costs
Land
Buildings and
Improvements
Total
Accumulated
Depreciation
Date of
Construction
Date
Acquired
Depreciation
Life For
Latest
Income
Statement
$
1,560
— $
— $ 10,437
47,125
9,211
17,130
10,352
5,336
12,899
7,398
8,117
3,988
4,930
7,726
12,212
10,164
14,500
37,961
23,623
27,052
15,314
19,750
28,990
17,158
27,397
13,544
15,786
30,750
11,200
28,000
26,400
16,260
1,150
2,436
1,697
1,411
5,143
3,044
1,231
1,513
1,113
1,996
1,047
2,810
4,477
7,487
4,565
2,283
1,849
2,758
1,040
2,163
2,752
3,704
832
4,194
1,876
2,090
5,540
4,000
—
43,132
8,680
18,970
8,676
5,745
11,524
5,463
9,561
3,864
5,534
8,425
10,942
11,240
14,240
—
22,054
25,921
13,346
25,192
42,710
19,562
33,248
—
21,968
36,056
12,649
32,910
29,610
— $
49
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
194
—
4,420
1,414
1,002
1,413
716
400
838
298
429
467
794
1,439
315
1,997
41,680
2,239
670
1,557
521
455
183
421
21,131
389
240
180
1,286
443
—
— $
4,194
$
4,194
$
— $
8,021
—
8,021
47,552
10,094
19,972
10,089
6,461
11,924
6,301
9,859
4,293
6,001
9,219
12,381
11,555
16,237
42,288
24,293
26,591
14,903
25,713
43,165
19,745
33,669
21,186
22,357
36,296
12,829
34,196
30,053
63,812
11,244
22,408
11,786
7,872
17,067
9,345
11,090
5,806
7,114
11,215
13,428
14,365
20,714
49,775
28,858
28,874
16,752
28,471
44,205
21,908
36,421
24,890
23,189
40,490
14,705
36,286
35,593
16,260
1,150
2,436
1,697
1,411
5,143
3,044
1,231
1,513
1,113
1,996
1,047
2,810
4,477
7,487
4,565
2,283
1,849
2,758
1,040
2,163
2,752
3,704
832
4,194
1,876
2,090
5,540
—
—
—
—
—
—
—
—
—
—
—
—
—
—
608
—
—
—
—
—
—
—
55
—
—
—
—
—
F-31
1,727
—
8,054
1,900
2,871
1,379
952
1,503
753
1,137
502
677
1,003
1,339
1,450
1,573
1,665
2,001
1,799
1,264
1,826
2,130
974
1,360
—
770
1,149
389
812
728
(c) Aug-2000
39 years
N/A Feb-2008
N/A
1970 Mar-2012
1987 Mar-2012
2010 Oct-2012
1954 Nov-2012
1987
Jan-2013
1978 April-2013
1979 April-2013
1989 May-2013
1984 Oct-2013
1983 Oct-2013
1982 Oct-2013
1985 Oct-2013
1999 Nov-2013
2007
2014
Jan-2014
Jan-2014
1985 April-2014
2009
1981
June-2014
July-2014
2008 Dec-2014
2009
2014
1986
July-2014
Sept-2015
Sept-2015
2016 Oct-15
2009 Nov-15
2008
1988
2002
Jan-16
Feb-16
Feb-16
2013 May-16
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
30 years
Table of Contents
Index
Dallas, TX
Columbia, SC
27,937
12,934
13,073
2,233
23,927
14,767
—
—
917
93
—
—
13,073
2,233
24,844
14,860
37,917
17,093
409
284
1986 May-16
1996 May-16
30 years
30 years
Description
Atlanta, GA
Southaven, MS
San Antonio, TX
Total
Initial Cost to
Company
Costs Capitalized Subsequent to
Acquisition
Gross Amount At Which Carried
at September 30, 2016
Encumbra
nces
Land
Buildings and
Improvements
Land
Improvements
Carrying
Costs
Land
Buildings and
Improvements
Total
Accumulated
Depreciation
Date of
Construction
Date
Acquired
Depreciation
Life For
Latest
Income
Statement
27,375
30,563
27,000
9,491
2,100
5,030
29,634
36,105
30,970
$
621,382
$130,825
$
620,625
$
—
—
—
49
7
14
—
—
—
—
9,491
2,100
5,030
29,641
36,119
30,970
39,132
38,219
36,000
155
100
52
1989 Aug-16
2005
2015
Sep-16
Sep-16
30 years
30 years
30 years
$
88,562
$
663
$ 128,409
$
709,850
$838,259
$
44,687
(a)
(b)
F-32
Table of Contents
Index
BRT REALTY TRUST AND SUBSIDIARIES
SCHEDULE III—REAL ESTATE PROPERTIES AND ACCUMULATED DEPRECIATION
(Including Real Estate Property Held for Sale)
SEPTEMBER 30, 2016
(Dollars in thousands)
Notes to the schedule:
(a) Total real estate properties
Less: Accumulated depreciation and amortization
Net real estate properties
(b) Amortization of the Trust's leasehold interests is over the shorter of estimated useful life or the term of the
$ 838,259
(44,687)
$ 793,572
respective land lease.
(c)
Information not readily obtainable.
A reconciliation of real estate properties is as follows:
Balance at beginning of year
Additions:
Acquisitions
Capital improvements
Capitalized development expenses and carrying costs
Deductions:
Sales
Depreciation/amortization/paydowns
Reconciliation of partnership interest
Balance at end of year
2016
757,027
$
2015
635,612
$
2014
402,896
$
318,680
129,425
205,220
19,649
27,194
8,442
55,623
8,273
34,857
365,523
193,490
248,350
150,786
24,328
153,864
328,978
51,394
20,681
—
72,075
80
15,554
—
15,634
$
793,572
$
757,027
635,612
F-33