CoreSite Reports Fourth-Quarter Funds from Operations Increased 17% Year over Year

  CoreSite Reports Fourth-Quarter Funds from Operations Increased 17% Year   over Year           2013 funds from operations increased 17% to $1.82 per share  Business Wire  DENVER -- February 13, 2014  CoreSite Realty Corporation (NYSE:COR), a provider of network-dense, cloud-enabled, enterprise-class data center products and services, today announced financial results for the fourth quarter ended December 31, 2013.  Quarterly and Subsequent Highlights    *Reported fourth-quarter funds from operations (“FFO”) of $0.49 per diluted     share and unit, representing a 16.7% increase year over year   *Reported fourth-quarter operating revenue of $61.4 million, representing     an 11.2% increase year over year   *Executed new and expansion data center leases representing $3.5 million of     annualized GAAP rent at a rate of $132 of annualized GAAP rent per square     foot   *Realized rent growth on signed renewals of 3.5% on a cash basis and 14.3%     on a GAAP basis and rental churn of 1.9%   *Increased quarterly dividend by 30% to $0.35 per share; annual rate of     $1.40 per share   *Entered into a new $100 million, five-year, senior unsecured term loan,     and subsequently retired the approximately $58 million loan secured by its     SV1 facility  Tom Ray, CoreSite’s Chief Executive Officer, commented, “In the fourth quarter we continued to see the financial results driven by execution upon our plan to sell an attractive product mix to customers benefitting from our strong foundation in the network and cloud verticals,” Mr. Ray continued, “We also delivered the first computer room of turn-key data center capacity at NY2 in Secaucus, New Jersey, in December, and are pleased with sales activity surrounding the investment. In addition, we delivered the build-to-suit at SV5 and look forward to completing construction on our VA2 development in Northern Virginia toward the second half of the year. 2014 represents a year of strong opportunity for CoreSite to leverage our network-dense, cloud-enabled data centers with excellence in customer service. Our primary focus for the balance of 2014 centers around increasing the productivity of our existing sales and marketing resources to sell available and pipeline capacity and deliver attractive returns on capital.”  Financial Results  CoreSite reported FFO attributable to shares and units of $23.1 million for the three months ended December 31, 2013, a 17.2% increase year over year and an increase of 5.6% quarter over quarter. On a per diluted share and unit basis, FFO increased 16.7% to $0.49 for the three months ended December 31, 2013, as compared to $0.42 per diluted share and unit for the three months ended December 31, 2012. Total operating revenue for the three months ended December 31, 2013, was $61.4 million, an 11.2% increase year over year. Revenue growth in the fourth quarter was diluted by 1.8% due to CoreSite’s customer at SV3 decreasing its metered power draw as it transitions out of that facility. CoreSite reported net income attributable to common shares of $3.1 million, or $0.15 per diluted share.  Sales Activity  CoreSite executed 122 new and expansion data center leases, representing $3.5 million of annualized GAAP rent during the fourth quarter, comprised of 26,276 NRSF at a weighted average GAAP rate of $132 per NRSF.  CoreSite’s renewal leases signed in the fourth quarter totaled $6.8 million in annualized GAAP rent, comprised of 50,513 NRSF at a weighted average GAAP rate of $135 per NRSF. These results reflect a 3.5% increase in rent on a cash basis and a 14.3% increase on a GAAP basis. The fourth-quarter rental churn rate was 1.9%.  CoreSite’s fourth-quarter data center lease commencements totaled 116,052 NRSF at a weighted average GAAP rental rate of $41 per NRSF, which represents $4.8 million of annualized GAAP rent. These results include a 101,721 NRSF build-to-suit powered shell lease for a valued and strategic customer at the Santa Clara Campus. Excluding this lease, commencements totaled 14,331 at a weighted average GAAP rental rate of $116 per NRSF.  Development Activity  In the fourth quarter, CoreSite completed and delivered the build-to-suit powered shell building at SV5 on its Santa Clara campus. Also during the quarter, the company placed into service the first computer room at the new NY2 data center in Secaucus, New Jersey, representing an incremental 18,103 NRSF of TKD capacity.  As of December 31, 2013, CoreSite had 118,300 NRSF of data center space under construction at three locations. The projects under construction include a new data center at VA2 (Northern Virginia), adjacent to VA1, and additional inventory at NY2 (New York market) and LA2 (Los Angeles). As of December 31, 2013, CoreSite had incurred $117.9 million of the estimated $170.4 million required to complete these projects.  Balance Sheet and Liquidity  As of December 31, 2013, CoreSite had $232.5 million of total long-term debt equal to 2.1x annualized adjusted EBITDA and $347.5 million of long-term debt and preferred stock equal to 3.1x annualized adjusted EBITDA.  As of December 31, 2013, CoreSite had $174.3 million drawn on the credit facility and approximately $222.4 million of available capacity under the facility.  At quarter end, CoreSite had $5.3 million of cash available on its balance sheet. On January 31, 2014, CoreSite entered into a new $100 million, five-year, senior unsecured term loan. The term loan has an accordion feature, which would allow CoreSite to increase the total commitments by $100 million, to $200 million, under specified circumstances. CoreSite used the capacity under the term loan to retire the $58 million mortgage on its SV1 facility and pay down a portion of the outstanding balance on its revolving credit facility.  Dividend  On December 6, 2013, CoreSite announced a 30% increase in its quarterly dividend to $0.35 per share of common stock and common stock equivalents for the fourth quarter of 2013. The dividend was paid on January 15, 2014, to shareholders of record on December 31, 2013.  CoreSite also announced on December 6, 2013, a dividend of $0.4531 per share of Series A preferred stock for the period October 15, 2013, to January 14, 2014. The preferred dividend was paid on January 15, 2014, to shareholders of record on December 31, 2013.  2014 Guidance  CoreSite is introducing its 2014 guidance of FFO per diluted share and unit in the range of $2.00 to $2.10. More detail regarding the assumptions behind the 2014 annual guidance can be found on page 21 of the earnings supplemental.  In addition, the company’s estimate of the net income attributable to common shares is $0.50 to $0.60 per diluted share, with the difference between FFO and net income being real estate depreciation and amortization.  This outlook is predicated on current economic conditions, internal assumptions about CoreSite’s customer base, and the supply and demand dynamics of the markets in which CoreSite operates. The guidance does not include the impact of any future financing, investment or disposition activities, beyond what has already been disclosed.  Upcoming Conferences and Events  CoreSite will participate in Citi’s 2014 Global Property CEO Conference on March 3, 2014, at The Westin Diplomat in Hollywood, Florida.  Conference Call Details  CoreSite will host a conference call on February 13, 2014, at 12:00 p.m., Eastern time (10:00 a.m., Mountain time), to discuss its financial results, current business trends and market conditions.  The call can be accessed live over the phone by dialing 877-407-3982 for domestic callers or 201-493-6780 for international callers. A replay will be available shortly after the call and can be accessed by dialing 877-870-5176 for domestic callers or 858-384-5517 for international callers. The passcode for the replay is 13574365. The replay will be available until February 20, 2014.  Interested parties may also listen to a simultaneous webcast of the conference call by logging on to CoreSite’s website at www.CoreSite.com and clicking on the “Investors” tab. The on-line replay will be available for a limited time immediately following the call.  About CoreSite  CoreSite Realty Corporation (NYSE:COR) delivers secure and reliable data center solutions across eight key North American markets. CoreSite connects, protects and delivers an optimal performance environment and continued operation of mission-critical data and IT infrastructure for enterprises and Internet, private networking, mobility, and cloud service providers. CoreSite's scalable platform of over two and a half million square feet of efficient, network-dense, cloud-enabled data center capacity enables customers to accelerate business performance, reduce operating costs and increase flexibility across their IT and communications systems. CoreSite's 350 professionals deliver best-in-class service by placing customer needs first in supporting the planning, implementation and operating requirements foundational to delivering reliable, secure and efficient IT operating environments.  More than 750 of the world’s leading enterprises, carriers and mobile operators, content and cloud providers and media and entertainment companies choose CoreSite to connect, protect and optimize their performance-sensitive data, applications and computing workloads. CoreSite provides valuable gateways to global business opportunities with direct access to more than 275 carriers and ISPs, inter-site connectivity and CoreSite's Open Cloud Exchange, which supports rapid, efficient and scalable Ethernet access to multiple key public clouds, enabling simple, flexible, multiple-cloud capabilities.  For more information, visit www.CoreSite.com.  Forward Looking Statements  This earnings release and accompanying supplemental information may contain forward-looking statements within the meaning of the federal securities laws. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “believes,” “expects,” “may,” “will,” “should,” “seeks,” “approximately,” “intends,” “plans,” “pro forma,” “estimates” or “anticipates” or the negative of these words and phrases or similar words or phrases that are predictions of or indicate future events or trends and that do not relate solely to historical matters. Forward-looking statements involve known and unknown risks, uncertainties, assumptions and contingencies, many of which are beyond CoreSite’s control, that may cause actual results to differ significantly from those expressed in any forward-looking statement. These risks include, without limitation: the geographic concentration of the company’s data centers in certain markets and any adverse developments in local economic conditions or the demand for data center space in these markets; fluctuations in interest rates and increased operating costs; difficulties in identifying properties to acquire and completing acquisitions; significant industry competition; the company’s failure to obtain necessary outside financing; the company’s failure to qualify or maintain its status as a REIT; financial market fluctuations; changes in real estate and zoning laws and increases in real property tax rates; and other factors affecting the real estate industry generally. All forward-looking statements reflect the company’s good faith beliefs, assumptions and expectations, but they are not guarantees of future performance. Furthermore, the company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. For a further discussion of these and other factors that could cause the company’s future results to differ materially from any forward-looking statements, see the section entitled “Risk Factors” in the company’s most recent annual report on Form 10-K, and other risks described in documents subsequently filed by the company from time to time with the Securities and Exchange Commission.                                                                                                                                                              Consolidated Balance Sheet (in thousands)                                                                                                                                                                          December 31,      December 31,                                                2013              2012 Assets: Investments in real estate: Land                                          $ 78,983          $ 85,868 Building and building improvements              717,007           596,405 Leasehold improvements                         95,218          85,907                                                    891,208           768,180 Less: Accumulated depreciation and             (155,704  )      (105,433 ) amortization Net investment in operating properties          735,504           662,747 Construction in progress                       157,317         61,328    Net investments in real estate                 892,821         724,075   Cash and cash equivalents                       5,313             8,130 Accounts and other receivables, net             10,339            9,901 Lease intangibles, net                          11,028            19,453 Goodwill                                        41,191            41,191 Other assets                                   55,802          42,582                                                                                  Total assets                                  $ 1,016,494      $ 845,332                                                                                 Liabilities and equity: Liabilities Revolving credit facility                     $ 174,250         $ - Mortgage loan payable                           58,250            59,750 Accounts payable and accrued expenses           67,782            50,624 Deferred rent payable                           9,646             4,329 Acquired below-market lease contracts,          6,681             8,539 net Prepaid rent and other liabilities             11,578          11,317    Total liabilities                              328,187         134,559                                                                                 Stockholders' equity Series A cumulative preferred stock             115,000           115,000 Common stock, par value $0.01                   209               207 Additional paid-in capital                      267,465           259,009 Distributions in excess of net income          (50,264   )      (35,987  ) Total stockholders' equity                      332,410           338,229 Noncontrolling interests                       355,897         372,544   Total equity                                   688,307         710,773                                                                                 Total liabilities and equity                  $ 1,016,494      $ 845,332                                                                                                                                                                                                                        Consolidated Statement of Operations (in thousands, except share and per share data)                                                                                                                                                                                                                  Three Months Ended                                   Year Ended                     December 31,     September 30,    December 31,       December 31,     December 31,                      2013             2013             2012               2013             2012 Operating revenues: Data center revenue: Rental revenue      $ 33,988         $ 33,428         $ 30,251           $ 131,080        $ 116,146 Power revenue         15,669           15,979           14,129             59,663           53,672 Interconnection       7,866            7,441            6,369              28,932           21,637 revenue Tenant reimbursement        1,885          1,873          2,506            7,317          7,088       and other Total data            59,408           58,721           53,255             226,992          198,543 center revenue Office, light industrial and       2,032          1,914          1,997            7,841          8,391       other revenue Total operating       61,440           60,635           55,252             234,833          206,934 revenues Operating expenses: Property operating and         17,247           17,368           15,206             64,260           61,235 maintenance Real estate taxes and             1,708            2,226            2,461              8,458            8,765 insurance Depreciation and                   17,151           16,424           16,336             65,785           64,327 amortization Sales and             3,474            3,206            3,389              14,405           10,330 marketing General and           7,092            7,045            7,133              27,317           25,910 administrative Rent                  5,028            5,082            4,754              19,659           18,711 Transaction          -              25             37               279            613         costs Total operating      51,700         51,376         49,316           200,163        189,891     expenses Operating             9,740            9,259            5,936              34,670           17,043 income Interest income       14               14               1                  32               13 Interest             (759       )    (708       )    (1,314     )      (2,689     )    (5,236     ) expense Income before         8,995            8,565            4,623              32,013           11,820 income taxes Income tax (expense)            34             (56        )    (45        )      (401       )    (1,104     ) benefit Net income            9,029            8,509            4,578              31,612           10,716 Net income attributable to      3,809          3,524          2,276            12,771         5,668       noncontrolling interests Net income attributable to       5,220            4,985            2,302              18,841           5,048 CoreSite Realty Corporation Preferred            (2,085     )    (2,084     )    (440       )      (8,338     )    (440       ) dividends Net income attributable to     $ 3,135         $ 2,901         $ 1,862           $ 10,503        $ 4,608       common shares Net income per share attributable to common shares: Basic               $ 0.15           $ 0.14           $ 0.09             $ 0.50           $ 0.22 Diluted             $ 0.15          $ 0.14          $ 0.09            $ 0.49          $ 0.22        Weighted average common shares outstanding: Basic                 20,924,624       20,871,504       20,607,119         20,826,622       20,537,946 Diluted               21,492,301       21,479,971       21,036,794         21,503,212       20,992,290                                                                                                                                                                                                                Reconciliations of Net Income to FFO (in thousands, except share and per share data)                                                                                                  Three Months Ended                                   Year Ended                  December 31,     September 30,    December 31,       December 31,     December 31,                   2013             2013             2012               2013             2012 Net income       $ 9,029          $ 8,509          $ 4,578            $ 31,612         $ 10,716 Real estate depreciation      16,146         15,443         15,566           62,040         61,700      and amortization FFO              $ 25,175         $ 23,952         $ 20,144           $ 93,652         $ 72,416 Preferred stock           (2,085     )   (2,084     )   (440       )    (8,338     )   (440       ) dividends FFO available to common         $ 23,090       $ 21,868       $ 19,704        $ 85,314       $ 71,976      shareholders and OP unit holders Weighted average common             21,492,301       21,479,971       21,036,794         21,503,212       20,992,290 shares outstanding - diluted Weighted average OP units             25,360,848     25,353,942     25,353,709       25,355,567     25,347,936  outstanding - diluted Total weighted average shares and         46,853,149       46,833,913       46,390,503         46,858,779       46,340,226 units outstanding - diluted FFO per common share     $ 0.49          $ 0.47          $ 0.42            $ 1.82          $ 1.55        and OP unit - diluted                                                                                                         Funds From Operations “FFO” is a supplemental measure of our performance which should be considered along with, but not as an alternative to, net income and cash provided by operating activities as a measure of operating performance and liquidity. We calculate FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”). FFO represents net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of property and impairment write-downs of depreciable real estate, plus real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures. FFO attributable to common shares and units represents FFO less preferred stock dividends declared during the period.  Our management uses FFO as a supplemental performance measure because, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs.  We offer this measure because we recognize that FFO will be used by investors as a basis to compare our operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions, nor the level of capital expenditures and capitalized leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effect and could materially impact our financial condition and results from operations, the utility of FFO as a measure of our performance is limited. FFO is a non-GAAP measure and should not be considered a measure of liquidity, an alternative to net income, cash provided by operating activities or any other performance measure determined in accordance with GAAP, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions. In addition, our calculations of FFO are not necessarily comparable to FFO as calculated by other REITs that do not use the same definition or implementation guidelines or interpret the standards differently from us. Investors in our securities should not rely on these measures as a substitute for any GAAP measure, including net income.                                                                                                                                                              Reconciliation of Net Income to EBITDA and Adjusted EBITDA: (in                                                          thousands)                   Three Months Ended                   Year Ended                   December     September   December     December    December                   31,          30,         31,          31,         31,                    2013         2013        2012         2013        2012 Net income        $ 9,029      $  8,509    $ 4,578      $ 31,612    $ 10,716 Adjustments: Interest expense, net        745           694        1,313        2,657       5,223 of interest income Income taxes        (34    )      56         45           401         1,104 Depreciation and                17,151      16,424    16,336      65,785     64,327 amortization EBITDA            $ 26,891     $  25,683   $ 22,272     $ 100,455   $ 81,370 Non-cash            1,433         1,759      1,568        6,770       5,650 compensation Transaction costs /          -          25       328       529       2,354 litigation Adjusted        $ 28,324   $  27,467  $ 24,168   $ 107,754  $ 89,374 EBITDA                                                                                EBITDA is defined as earnings before interest, taxes, depreciation and amortization. We calculate adjusted EBITDA by adding our non-cash compensation expense, transaction costs and litigation expense to EBITDA as well as adjusting for the impact of gains or losses on early extinguishment of debt. Management uses EBITDA and adjusted EBITDA as indicators of our ability to incur and service debt. In addition, we consider EBITDA and adjusted EBITDA to be appropriate supplemental measures of our performance because they eliminate depreciation and interest, which permits investors to view income from operations without the impact of non-cash depreciation or the cost of debt. However, because EBITDA and adjusted EBITDA are calculated before recurring cash charges including interest expense and taxes, and are not adjusted for capital expenditures or other recurring cash requirements of our business, their utilization as a cash flow measurement is limited.  Contact:  CoreSite Investor Relations Contact Greer Aviv | CoreSite Investor Relations Director +1 303.405.1012 | +1 303.222.7276 Greer.Aviv@CoreSite.com