westwind8ka

 

 

                 

                     

                    

UNITED STATES SECURITIES AND EXCHANGE COMMISSION

Washington, D.C.  20549

            

              

FORM 8-K/A

                    

CURRENT REPORT

                          

PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

                      

Date of Report (Date of earliest event reported):  February 22, 2011 (December 14, 2010)

                    

ASSOCIATED ESTATES REALTY CORPORATION

(Exact name of registrant as specified in its charter)

                    

                

                    

Commission File Number 1-12486

                    

Ohio

34-1747603

(State or other jurisdiction of

(I.R.S. Employer

incorporation or organization)

Identification Number)

             

                   

1 AEC PARKWAY, RICHMOND HEIGHTS, OHIO  44143-1467

(Address of principal executive offices)

                   

(216) 261-5000

(Registrant's telephone number, including area code)

                  

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

                               

[ ]

Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

[ ]

Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

[ ]

Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

[ ]

Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

    

                                      

      

                                 

    

                    

                       

                                                    

 

 

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ITEM 2.01   Completion of Acquisition or Disposition of Assets.

On December 15, 2010, Associated Estates Realty Corporation (the “Company”) filed a Current Report on Form 8-K disclosing that the Company, through a wholly owned subsidiary, completed the acquisition of Westwind Farms, a 464-unit apartment community located in Ashburn, Virginia.  The property was purchased from Camden USA, Inc. for $89.5 million, which was funded by cash on hand and borrowings on the Company’s unsecured line of credit.  The purchase price of this property exceeds 10% of the Company's total assets as of December 31, 2009.  The Company hereby amends the Form 8-K filed on December 15, 2010 to provide the financial statements of Westwind Farms as required by the Securities and Exchange Commission Rule 3-14 of Regulation S-X and the pro forma information of the Company as required by Article 11 of Regulation S-X.

Additionally, on November 19, 2010, the Company filed a Current Report on Form 8-K/A to provide the financial statements as required by the Securities and Exchange Commission Rule 3-14 of Regulation S-X and the pro forma information of the Company as required by Article 11 of Regulation S-X of Riverside Station and The Ashborough, two apartment communities that were acquired by the Company on May 18, 2010 and September 15, 2010, respectively.

ITEM 9.01   Financial Statements and Exhibits.

(a)

Financial Statements of Real Estate Operations Acquired

 

                  

 

Report of Independent Accountants

 

Statements of Revenue and Certain Operating Expenses

 

                 

(b)

Proforma Financial Information

 

                    

 

Pro Forma Consolidated Balance Sheet as of September 30, 2010

 

Pro Forma Consolidated Statement of Operations for the year ended December 31, 2009

 

Pro Forma Consolidated Statement of Operations for the nine months ended September 30, 2010

 

                     

(c)

Exhibits

 

              

 

23.1 Consent of PricewaterhouseCoopers, LLC.

 

 

 

 

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Report of Independent Accountants

To the Board of Directors and Shareholders of Associated Estates Realty Corporation:

We have audited the accompanying statement of revenue and certain operating expenses of the property known as Westwind Farms (the "Property") for the year ended December 31, 2009.  The statement of revenue and certain operating expenses is the responsibility of the Property's management.  Our responsibility is to express an opinion on the statement of revenue and certain operating expenses based on our audit.

We conducted our audit in accordance with auditing standards generally accepted in the United States.  Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the statement of revenue and certain operating expenses is free of material misstatement.  An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the statement of revenue and certain operating expenses.  An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the statement of revenue and certain operating expenses.  We believe that our audit provides a reasonable basis for our opinion.

The accompanying statement of revenue and certain operating expenses was prepared for the purpose of complying with the rules and regulations of the Securities and Exchange Commission (for inclusion in the Form 8-K of Associated Estates Realty Corporation) as described in Note 1 to the statement of revenue and certain operating expenses and is not intended to be a complete presentation of the Property's revenues and expenses.

In our opinion, the statement of revenue and certain operating expenses of the Property presents fairly, in all material respects, the revenue and certain operating expenses described in Note 1 to the statement of revenue and certain operating expenses of the Property for the year ended December 31, 2009, in conformity with accounting principles generally accepted in the United States.

 

/s/ PricewaterhouseCoopers, LLC

 

 

 

February 22, 2011

 

 

 

 

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WESTWIND FARMS
STATEMENTS OF REVENUE AND CERTAIN OPERATING EXPENSES

 

           

(Unaudited)

Nine Months Ended

Year Ended

September 30,

December 31,

(In thousands)

2010

2009

Revenue

Property revenue

$

5,867 

$

7,775 

Certain operating expenses

Operating and maintenance

1,213 

1,600 

Real estate taxes and insurance

673 

969 

Total certain operating expenses

1,886 

2,569 

Revenue in excess of certain operating expenses

$

3,981 

$

5,206 

See Notes to Statements of Revenue and Certain Operating Expenses.

 

 

 

 

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WESTWIND FARMS
NOTES TO STATEMENTS OF REVENUE AND CERTAIN OPERATING EXPENSES

1.         BASIS OF PRESENTATION

On December 14, 2010, Associated Estates Realty Corporation (the “Company”), through a wholly owned subsidiary, completed the acquisition of Westwind Farms, a 464-unit apartment community located in Ashburn, Virginia.  The property was purchased from Camden USA, Inc., an unrelated third party.  

The statements of revenue and certain operating expenses were prepared for the purpose of complying with the rules and regulations of the Securities and Exchange Commission for the acquisition of real estate properties, including Rule 3-14 of Regulation S-X.  Accordingly, certain expenses such as depreciation and amortization, interest, management fees, and other corporate expenses are not included in the statements of revenue and certain operating expenses because they are not directly related to the proposed future operations of the property.  Therefore, the amounts reported in the accompanying statements may not be comparable to the results of operations reported for the future operations of the property.  Except as noted above, the Company is not aware of any material factors during the year ended December 31, 2009, or the nine months ended September 30, 2010, that would cause the reported financial information not to be indicative of future operating results.

The accompanying interim statement of revenues and certain expenses for the nine months ended September 30, 2010, is unaudited.  In the opinion of management, all adjustments, consisting only of normal and recurring adjustments considered necessary for a fair statement, have been included.  The reported results are not necessarily indicative of the results that may be expected for the full year.

2.         SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Revenue Recognition:  Apartment units are generally leased with terms of one year or less.  Rent payments are due at the beginning of each month and rental revenue is recognized at that time.

Capitalization:  Significant improvements and replacements are capitalized.  Repairs and maintenance costs are charged to expense as incurred.

Advertising:  Advertising costs are expensed as incurred.

Use of Estimates:  The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America ("GAAP") requires management to make estimates and assumptions that affect the reported amounts of revenue and certain expenses during the reporting period.  Actual results could differ from these estimates.

 

 

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ASSOCIATED ESTATES REALTY CORPORATION
UNAUDITED PRO FORMA FINANCIAL INFORMATION

 

The following unaudited Pro Forma Consolidated Balance Sheet of Associated Estates Realty Corporation is presented as if Westwind Farms had been acquired on September 30, 2010.  This Pro Forma Consolidated Balance Sheet is not necessarily indicative of what the Company's actual financial condition would have been had the acquisition been consummated on September 30, 2010, nor does it purport to represent the future financial position of the Company.

The following unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2009 of the Company is presented as if Westwind Farms, Riverside Station and The Ashborough had been acquired on January 1, 2009.  This Pro Forma Consolidated Statement of Operations is not necessarily indicative of what the Company's actual results of operations would have been had the acquisitions been consummated on January 1, 2009, nor does it purport to represent the future results of operations of the Company.

The following unaudited Pro Forma Consolidated Statement of Operations for the nine months ended September 30, 2010 of the Company is presented as if Westwind Farms, Riverside Station and The Ashborough had been acquired on January 1, 2009.  This Pro Forma Consolidated Statement of Operations is not necessarily indicative of what the Company's actual results of operations would have been had the acquisitions been consummated on January 1, 2009, nor does it purport to represent the future results of operations of the Company.

This unaudited pro forma consolidated information should be read in conjunction with the historical financial information and notes thereto contained in the Company's Annual Report on Form 10-K for the year ended December 31, 2009 and the Company's Quarterly Report on Form 10-Q for the nine months ended September 30, 2010.

 

 

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ASSOCIATED ESTATES REALTY CORPORATION
PRO FORMA CONSOLIDATED BALANCE SHEET
SEPTEMBER 30, 2010
(UNAUDITED)

(In thousands, except share amounts)

Historical

Westwind

Pro Forma

ASSETS

Amounts (A)

Farms (B)

Amounts

Real estate assets

Land

 $

149,048 

 $

18,265 

 $

167,313 

Buildings and improvements

917,924 

67,098 

985,022 

Furniture and fixtures

32,342 

1,368 

33,710 

Construction in progress

476 

476 

Gross real estate

1,099,790 

86,731 

1,186,521 

Less:  accumulated depreciation

(326,788)

(326,788)

Real estate, net

773,002 

86,731 

859,733 

Cash and cash equivalents

3,294 

(2,500)

794 

Restricted cash

8,648 

8,648 

Accounts and notes receivable, net

Rents

1,179 

1,179 

Affiliates

39 

39 

Other

6,883 

6,883 

Goodwill

1,725 

1,725 

Other assets, net

13,519 

2,769 

16,288 

Total assets

 $

808,289 

 $

87,000 

 $

895,289 

LIABILITIES AND SHAREHOLDERS' EQUITY

Mortgage notes payable

 $

463,963 

 $

 $

463,963 

Unsecured revolving credit facility

96,200 

87,000 

183,200 

Total debt

560,163 

87,000 

647,163 

Accounts payable, accrued expenses and other liabilities

28,475 

28,475 

Dividends payable

5,611 

5,611 

Resident security deposits

3,078 

3,078 

Accrued interest

2,298 

2,298 

Total liabilities

599,625 

87,000 

686,625 

Noncontrolling redeemable interest

1,734 

1,734 

Shareholders' equity

Common shares, without par value, $.10 stated value;

91,000,000 authorized, 37,370,763 issued and 32,169,761

outstanding at September 30, 2010

3,737 

3,737 

Paid-in capital

455,745 

455,745 

Accumulated distributions in excess of accumulated net income

(194,980)

(194,980)

Accumulated other comprehensive loss

(130)

(130)

Less:  Treasury shares, at cost, 5,201,002 at September 30, 2010

(58,482)

(58,482)

Total shareholders' equity attributable to AERC

205,890 

205,890 

Noncontrolling interest

1,040 

1,040 

Total equity

206,930 

206,930 

Total liabilities and equity

 $

808,289 

 $

87,000 

 $

895,289 

See notes to Pro Forma Consolidated Balance Sheet.

 

 

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ASSOCIATED ESTATES REALTY CORPORATION
NOTES TO PRO FORMA CONSOLIDATED BALANCE SHEET
(UNAUDITED)

 

 

A.

Represents the unaudited historical consolidated balance sheet of the Company as of September 30, 2010, as contained in the consolidated financial statements filed in the Company's Quarterly Report on Form 10-Q for the nine months ended September 30, 2010.

 

                           

B.

Represents the pro forma adjustments to reflect the acquisition of Westwind Farms as if the acquisition had occurred on September 30, 2010. 

 


            The sources of funding for the acquisition were as follows:


           

(In thousands)

Borrowings on revolving credit facility

 $

87,000 

Cash

2,500 

Total consideration

 $

89,500 

 

 

            The preliminary allocation of the purchase price was as follows:


           

(In thousands)

Land

 $

18,265 

Buildings and improvements

67,098 

Furniture and fixtures

1,368 

Existing leases and tenant relationships (Other assets)

2,769 

Total

 $

89,500 

 

 

 

 

 

 

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ASSOCIATED ESTATES REALTY CORPORATION
PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS
YEAR ENDED DECEMBER 31, 2009
(UNAUDITED)

Riverside Station

Historical

Westwind

and The

Pro Forma

Pro Forma

(In thousands, except per share amounts)

Amounts (A)

Farms (B)

Ashborough (C)

Adjustments

Amounts

Revenue

Property revenue

 $

127,972 

 $

7,775 

 $

12,650 

 $

148,397 

Management and service company revenue:

Fees, reimbursements and other

1,287 

1,287 

Construction and other services

1,160 

 

 

 

1,160 

Total revenue

130,419 

7,775 

12,650 

150,844 

Expenses

Property operating and maintenance

54,802 

2,569 

4,877 

62,248 

Depreciation and amortization

34,937 

14,324 

 (D)

49,261 

Direct property management and service company expense

1,107 

1,107 

Construction and other services

1,745 

1,745 

General and administrative

14,024 

14,024 

Total expenses

106,615 

2,569 

4,877 

14,324 

128,385 

Operating income

23,804 

5,206 

7,773 

(14,324)

22,459 

Interest income

46 

46 

Interest expense

(34,220)

 

 

(2,802)

 (E)

(37,022)

(Loss) income before gain on insurance recoveries

(10,370)

5,206 

7,773 

(17,126)

(14,517)

Gain on insurance recoveries

665 

665 

(Loss) income from continuing operations

(9,705)

5,206 

7,773 

(17,126)

(13,852)

Net income attributable to noncontrolling redeemable interest

(53)

 

 

 

(53)

(Loss) income from continuing operations attributable to AERC

(9,758)

5,206 

7,773 

(17,126)

(13,905)

Preferred share dividends

(4,199)

(4,199)

(Loss) income from continuing operations applicable to

common shares

 $

(13,957)

 $

5,206 

 $

7,773 

 $

(17,126)

 $

(18,104)

Earnings per common share - basic and diluted:

(Loss) income from continuing operations

applicable to common shares

 $

(0.85)

 $

(1.10)

Weighted average shares outstanding - basic and diluted

16,516 

16,516 

See Notes to Pro Forma Consolidated Statements of Operations.

 

 

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ASSOCIATED ESTATES REALTY CORPORATION
PRO FORMA CONSOLIDATED STATEMENT OF OPERATIONS
NINE MONTHS ENDED SEPTEMBER 30, 2010
(UNAUDITED)

 

Riverside Station

Historical

Westwind

and The

Pro Forma

Pro Forma

(In thousands, except per share amounts)

2010 (F)

Farms (G)

Ashborough (H)

Adjustments

Amounts

Revenue

Property revenue

 $

98,963 

 $

5,867 

 $

7,472 

 $

112,302 

Management and service company revenue:

Fees, reimbursements and other

715 

715 

Construction and other services

8,448 

 

 

 

8,448 

Total revenue

108,126 

5,867 

7,472 

121,465 

Expenses

Property operating and maintenance

43,120 

1,886 

2,478 

47,484 

Depreciation and amortization

27,716 

6,574 

 (D)

34,290 

Direct property management and service company expense

602 

602 

Construction and other services

8,685 

8,685 

General and administrative

10,957 

10,957 

Costs associated with acquisitions

429 

(429)

 (I)

Total expenses

91,509 

1,886 

2,478 

6,145 

102,018 

Operating income

16,617 

3,981 

4,994 

(6,145)

19,447 

Interest income

27 

27 

Interest expense

(23,882)

 

 

(2,096)

 (E)

(25,978)

Net (loss) income

(7,238)

3,981 

4,994 

(8,241)

(6,504)

Net income attributable to noncontrolling redeemable interest

(39)

 

 

 

(39)

Net (loss) income attributable to AERC

(7,277)

3,981 

4,994 

(8,241)

(6,543)

Preferred share dividends

(2,030)

(2,030)

Preferred share redemption costs

(993)

(993)

Net (loss) income applicable to common shares

 $

(10,300)

 $

3,981 

 $

4,994 

 $

(8,241)

 $

(9,566)

Earnings per common share - basic and diluted:

Net (loss) income applicable to common shares

 $

(0.38)

 $

(0.36)

Weighted average number of common shares

outstanding - basic and diluted

26,846 

26,846 

See Notes to Pro Forma Consolidated Statements of Operations.

 

 

 

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ASSOCIATED ESTATES REALTY CORPORATION
NOTES TO PRO FORMA CONSOLIDATED STATEMENTS OF OPERATIONS
(UNAUDITED)

A.

Represents historical income from continuing operations included in the consolidated income statement of the Company for the year ended December 31, 2009, as contained in the consolidated financial statements filed in the Company's Annual Report on Form 10-K for the year ended December 31, 2009.

 

                     

B.

Represents the historical revenue and certain expenses of Westwind Farms for the year ended December 31, 2009.

 

                    

C.

Represents the historical revenue and certain expenses of Riverside Station and The Ashborough for the year ended December 31, 2009.

 

                     

D.

Represents depreciation and amortization attributable as follows:

 

Westwind Farms

Year ended

Nine months

Estimated

December 31,

ended

(Dollars in thousands)

useful life

2009

September 30, 2010

Buildings and improvements

29.4 years

(1)

 $

2,254 

 $

1,690 

Furniture and fixtures

5 years

270 

203 

Intangible assets

 1 year

2,769 

2,077 

Total

 $

5,293 

 $

3,970 

 

Riverside Station

Year ended

January 1, 2010

Estimated

December 31,

 through

(Dollars in thousands)

useful life

2009

May 18, 2010

Buildings and improvements

28.6 years

(1)

 $

1,739 

 $

664 

Furniture and fixtures

5 years

87 

33 

Intangible assets

 1.1 years

(1)

1,535 

170 

Total

 $

3,361 

 $

867 

 

The Ashborough

Year ended

January 1, 2010

Estimated

December 31,

 through

(Dollars in thousands)

useful life

2009

September 15, 2010

Buildings and improvements

29.5 years

(1)

 $

2,246 

 $

1,591 

Furniture and fixtures

5 years

207 

146 

Intangible assets

 1 year

3,217 

Total

 $

5,670 

 $

1,737 

(1) Represents weighted average estimated useful life.

 

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E.

Represents interest expense on borrowings on the Company's unsecured revolving credit facility used to acquire Westwind Farms and The Ashborough as if they had been acquired on January 1, 2009.  Borrowings on the unsecured revolving credit facility accrue interest at a variable rate.  A variance in interest rate of 1/8% on this facility would have an impact of $218,000 on (loss) income from continuing operations attributable to AERC for the year ended December 31, 2009, and an impact of $163,000 on net (loss) income applicable to common shares for the nine months ended September 30, 2010.  No borrowings were incurred to finance the acquisition of Riverside Station.

 

                  

F.

Represents historical (loss) income applicable to common shares included in the consolidated income statement of the Company for the nine months ended September 30, 2010, as filed in the Company's Quarterly Report on Form 10-Q for the nine months ended September 30, 2010.

 

 

G.

Represents the historical revenue and certain expenses of Westwind Farms for the nine months ended September 30, 2010.

 

                      

H.

Represents the historical revenue and certain expenses of Riverside Station from January 1, 2010 through May 18, 2010 and The Ashborough from January 1, 2010 through September 15, 2010.

 

 

I.

Represents the direct, incremental costs related to properties acquired during 2010 that had been included in the historical consolidated income statement of the Company for the nine months ended September 30, 2010.  Such costs are excluded from the pro forma amounts because they are non-recurring changes directly related to the transaction.

 

 

 

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SIGNATURES

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

 

 

 

ASSOCIATED ESTATES REALTY CORPORATION

         

 

                    

             

 

                     

                 

 

                   

February 22, 2011

 

/s/ Lou Fatica

(Date)

 

Lou Fatica, Vice President

 

 

Chief Financial Officer and Treasurer

                          

 

                    

                     

 

                   

 

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