Home Properties Reports Second Quarter 2014 Results and Announces Quarterly Dividend

 Home Properties Reports Second Quarter 2014 Results and Announces Quarterly                                    Dividend  -Positive Portfolio Operating Trends  -Exiting New Development Business  -Reaffirming Commitment to Existing Markets  PR Newswire  ROCHESTER, N.Y., July 31, 2014  ROCHESTER, N.Y., July 31, 2014 /PRNewswire/ --Home Properties, Inc. (NYSE: HME) today reported financial results for the quarter and six months ended June 30, 2014. All per share results are reported on a diluted basis.  Home Properties  Results for the Quarter    oEarnings per share ("EPS") was $0.39 per share, as compared to $0.51 per     share in the second quarter of 2013. The decrease in EPS is primarily     attributable to one-time charges of approximately $3.8 million incurred in     connection with the Company's exit from the business of developing new     apartment communities, as described in detail below, and lower gains on     the disposition of property in 2014.   oFunds from Operations ("FFO") was $1.04 per share, as compared to $1.11     per share in the prior year period. The decrease in FFO is primarily     attributable to the $3.8 million charges related to the Company's exit     from new development.   oOperating Funds from Operations ("OFFO") was $1.11 per share, as compared     to $1.11 per share in the prior year period.  Results for the Six Months    oEPS was $1.18 per share, as compared to $1.50 per share in the first six     months of 2013.   oFFO was $2.04 per share, as compared to $2.17 per share in the prior year     period.   oOFFO was $2.10 per share, as compared to $2.17 per share in the prior year     period.  Definitions of FFO and OFFO, and reconciliations of GAAP net income to these measures, are provided in the financial data section of this release.  "The past four months have been very active at Home Properties, as we continue to focus on the creation of stockholder value throughout the organization," said Edward J. Pettinella, President and Chief Executive Officer. "Our property management team has been successful in their efforts to increase rents and occupancy, and I am encouraged by improving portfolio trends in the second quarter, with new leases executed at rents 3.0% higher than expiring leases and renewals 3.2% higher. We are making significant strides in occupancy as well, with a 40 basis point improvement over the first quarter of 2014. The acquisition of two apartment communities was completed and we are on pace to meet our goal of acquiring $150 to $250 million of properties in 2014."  Pettinella continued: "After thoughtful consideration and deliberation, we decided to exit the new development business. We believe that this change in strategy is a positive one as it simplifies the investment story for Home Properties, reduces risk, and allows management to spend more time on what Home does best – own, operate, acquire, and reposition Class C/B apartment communities.  We also completed our review of existing and potential new markets. We identified no new markets for expansion and are reaffirming our commitment to the markets in which we operate today."  Same-Property Operating Results ^ (1)                               Second Quarter 2014       Second Quarter 2014                              Compared to               Compared to                               Second Quarter 2013       First Quarter 2014 Rental Income                2.4 % increase            1.5% increase Total Revenues               2.4% increase             0.1% decrease Property Level  Operating Expenses        2.0% increase             9.7% decrease Net Operating Income ("NOI") 2.6% increase             6.1% increase Average Physical             95.4%, or a               95.4%, or a  Occupancy^(2)             40 basis point decrease   40 basis point increase Average Monthly Rental Rates 2.8% increase to $1,323   1.0% increase to $1,323 ^(1) For 115 core properties containing 39,915 apartment units owned since January 1, 2013  ^(2) Average physical occupancy – defined as the number of occupied apartment units divided by total apartment units  For the six months ended June 30, 2014, same-property total revenues increased 2.6% and property level operating expenses increased 5.5%, resulting in a 0.9% increase in NOI, as compared to the first six months of 2013. The increase in property level operating expenses is largely the result of costs incurred in the first quarter of 2014 related to record severe winter weather in the majority of the Company's operating markets.  Exit from New Development Business The Company announced today that it is exiting the business of developing new apartment communities. The two projects currently under construction will be completed – Eleven55 Ripley in Silver Spring, Maryland and The Courts at Spring Mill Station in Conshohocken, Pennsylvania. No additional new apartment communities will be started.  "We have created significant value through our development activities and are very proud of the seven Class A projects developed and currently valued at more than $530 million," commented Mr. Pettinella. "However, we believe that it is in the best interest of the Company's stockholders for us to dissolve our new development platform and focus 100% on our core differentiating strategy of acquiring and redeveloping mature apartment communities."  In the second quarter of 2014, the Company recognized a non-cash charge for the impairment in value of land parcels that will not be developed and other related charges of approximately $3.8million. This one-time charge does not negatively impact OFFO. Net severance charges in connection with the elimination of development employee positions, totaling approximately $1.8million, will be expensed over the third and fourth quarters of 2014 and the first quarter of 2015. In addition, the Company expects to recognize approximately $1.2 million of interest expense related to land and predevelopment carrying costs in the third and fourth quarters of 2014 that would have otherwise been capitalized.  The Company anticipates that gains on the sale of its remaining development land parcels over the course of the next year will be equal to or greater than the combined impairment and severance charges and interest expense triggered by its exit from the new development business.  Commitment to Existing Markets In the normal course of operating its business, the Company conducts periodic reviews of potential new markets in conjunction with a thorough review of its existing footprint. The process begins with a review of data and analysis provided by third party consultants, followed by significant research completed by internal personnel, including visits to the various markets, meetings with brokers and property owners, and the completion of underwriting analysis. This process was recently completed and the Company identified no new markets that meet its investment requirements; therefore, it has no plans to enter into any new markets.  Today, the Company is reaffirming its commitment to the existing HME markets of Baltimore, Boston, Chicago, Southeast Florida, Long Island, Northern New Jersey, Philadelphia and Washington,D.C. and will continue to seek acquisition opportunities in all of these markets.  Acquisitions On June 19, the Company acquired The Preserve at Milltown in Downingtown, Pennsylvania. The 376-unit garden apartment community is located 33 miles northwest of Philadelphia in Chester County near Downingtown Station, which provides train access to Philadelphia, NewYork City and surrounding communities. The Preserve also has excellent access to employment centers and services.  The Preserve was built in 1975 and consists of 23 two-story buildings with brick and vinyl exteriors, balconies and pitched roofs. During the first three years of ownership, the Company expects to invest a total of $3.6 million in interior renovations, upgrading 15% of the community's apartments each year as leases expire.  At closing, The Preserve was 93.4% occupied at monthly rents averaging $1,084 per unit. The Company expects a 6.3% first year capitalization rate on its investment after allocating 2.7% of rental revenues for management and overhead expenses and before normalized capital expenditures.  On July 30, the Company acquired Willowbrook Apartments in Jeffersonville, Pennsylvania. The 248-unit garden apartment community is located in Montgomery County in the King of Prussia/Valley Forge area. Willowbrook has immediate access to employment centers and a wide range of cultural, entertainment and recreational opportunities.  Willowbrook was built in 1972 and consists of eight two-story buildings with stucco veneer exteriors, vinyl siding accents on the gables, and pitched roofs. During the first three years of ownership, the Company expects to invest a total of $2.3 million in interior renovations, adding in-unit laundry equipment and upgrades as leases expire.  At closing, Willowbrook was 96% occupied at monthly rents averaging $1,230 per unit. The Company expects a 6.8% first year capitalization rate on its investment after allocating 2.7% of rental revenues for management and overhead expenses and before normalized capital expenditures.  Capital Markets On June 30, the Company repaid two fixed rate mortgages:    oa $31.7 million 5.27% fixed rate mortgage with a July 1, 2014 maturity     date and   oa $10.3 million 5.25% fixed rate mortgage with a September 1, 2028     maturity date.  Both properties have been added to the Company's unencumbered asset pool.  As of June 30, 2014:    oThe Company had approximately $9 million of cash on hand and an additional     $162 million of available capacity on its corporate credit facility.   oUnencumbered assets represented 55.7% of total undepreciated assets, up     from 51.9% at December 31, 2013.   oThe Company's ratio of debt-to-total market capitalization was 35.8%.   oTotal debt of $2.4 billion was outstanding at a weighted average interest     rate of 4.3% and staggered maturities averaging 4 years.   oApproximately 87% of totaled indebtedness was at fixed rates.   oInterest coverage for the quarter was 4.0 times and the fixed charge ratio     was 3.7 times.  2014 Guidance Based on actual year-to-date results and expectations for the balance of the year, the Company has decreased the midpoint of its prior FFO guidance by $0.13 per share, to $4.35, and the range of FFO per share to $4.31 to $4.39. Quarterly 2014 FFO per share guidance is as follows: third quarter range of $1.11 to $1.15 and fourth quarter range of $1.16 to $1.20.  The midpoint of 2014 OFFO per share guidance has been decreased by $0.07 per share to $4.42 with a range of $4.38 to $4.46. Quarterly guidance for the balance of the year is equal to the FFO ranges provided above.  A significant portion of the reduction in guidance is directly attributable to the Company's exit from the new development business: $0.10 for FFO and $0.04 for OFFO. In addition, extreme weather conditions experienced in the first quarter of 2014 resulted in delays in completing units in the two development projects currently under construction, resulting in reduced NOI from these properties of $0.02 per share for both FFO and OFFO. Guidance for operating results from CoreProperties, G&A, and interest expense have been reduced by $0.01 per share for the balance of the year.  A reconciliation of May 1 to current guidance is provided below:  FULL YEAR 2014 GUIDANCE^(1)                                            Per Share                                            FFO                   OFFO May 1, 2014 Guidance                       $ 4.48               $ 4.49 Change to Guidance as a result of second quarter actual results: Impairment and other charges related to    $ (0.06)              NA exit from new development business Changes to third and fourth quarter Guidance: Amounts triggered due to exit from new development business  Severance                            $ (0.02)              $ (0.02)  Reduced capitalized interest on land parcels previously designated for          $ (0.02)              $ (0.02) development Delayed NOI from two development projects  $ (0.02)              $ (0.02) under construction Normal operations – NOI, interest expense, $ (0.01)              $ (0.01) G&A Current Guidance                           $ 4.35               $ 4.42 ^(1) Represents the mid-point of Guidance range; additional details included in quarterly Supplemental Information available at www.homeproperties.com in the Investors section.  Dividend Declared The Company announced a regular cash dividend on the Company's common shares of $0.73per share for the quarter ended June 30, 2014. The dividend is payable on August 27, 2014 to shareholders of record on August 13, 2014 and is equivalent to an annualized rate of $2.92 per share. The current annual dividend represents a 4.4% yield based on the July 30 closing price of $66.69. Home Properties' common stock will begin trading ex-dividend on August 11, 2014.  Supplemental Information The Company produces supplemental information that includes details regarding property operations, other income, acquisitions, sales, geographic market breakdown, debt and new development. The supplemental information is available via the Company's website through the "Investors" section or e-mail upon request.  Second Quarter Earnings Conference Call The Company will conduct a conference call and simultaneous webcast tomorrow at 11:00AMET to review and comment on the information reported in this release. The webcast, which includes audio and a slide presentation, will be available, live at 11:00 AM and archived by 1:00 PM, through the "Investors" section of the Company's website, www.homeproperties.com. For live audio-only participation, please dial 800-913-1647 (International 212-231-2900).  Third Quarter Conference/Event Schedule Home Properties is scheduled to participate in the Bank of America Merrill Lynch 2014 Global Real Estate Conference on September 10-11 in New York City, the BMO Capital Markets 9th Annual North American Real Estate Conference on September 15-16 in Chicago, and the Western New York Investors Conference on September 26 in Buffalo, New York. Presentation materials will be available at www.homeproperties.com in the "Investors" section.  Third Quarter Earnings Release and Conference Call The Company's third quarter 2014 financial results are scheduled to be released after the stock market closes on Thursday, October 30, 2014. A conference call, which will be simultaneously webcast, is scheduled for Friday, October 31, 2014 at 11:00 AM ET. It will be accessible following the instructions for the current quarter's conference call.  Forward-Looking Statements This release contains forward-looking statements. Although the Company believes expectations reflected in such forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be achieved. Factors that may cause actual results to differ are described under the heading "Risk Factors" in the Company's Annual Report on Form 10-K and in other filings with the Securities and Exchange Commission and include general economic and local real estate conditions, weather and other conditions that might affect operating expenses, the timely completion of repositioning and new development activities within anticipated budgets, the actual pace of future acquisitions and dispositions, and continued access to capital to fund growth. The Company assumes no obligation to update or supplement forward-looking statements because of subsequent events.  About Home Properties Home Properties is a publicly traded apartment real estate investment trust that owns, operates, acquires and rehabilitates apartment communities primarily in suburbs of major metropolitan areas in selected Northeast and Mid-Atlantic markets. An S&P 400 Company, Home Properties owns and operates 121 communities containing 42,198 apartment units. For more information, visit Home Properties' website at www.homeproperties.com.    HOME PROPERTIES, INC. SUMMARY CONSOLIDATED STATEMENTS OF OPERATIONS (in thousands, except per share data – Unaudited)                                 Three Months Ended      Six Months Ended                                 June 30                 June 30                                 2014        2013        2014        2013 Rental income                   $ 155,022   $ 149,313   $ 307,375   $ 296,607 Property other income           13,170      12,828      28,730      27,008 Other income                    179         215         321         464  Total revenues               168,371     162,356     336,426     324,079 Operating and maintenance       60,302      57,942      126,761     118,000 General and administrative      7,127       7,337       16,384      16,420 Interest                        25,196      28,690      50,523      58,685 Depreciation and amortization   45,167      42,002      89,546      83,414 Other expenses                  274         16          282         32 Impairment and other charges    3,842       -           3,842       -  Total expenses               141,908     135,987     287,338     276,551 Income from continuing          26,463      26,369      49,088      47,528 operations Discontinued operations  Income (loss) from           -           1,385       40          2,193 discontinued operations  Gain on disposition of       -           4,645       31,306      45,004 property Discontinued operations         -           6,030       31,346      47,197 Net income                      26,463      32,399      80,434      94,725 Net income attributable to      (3,994)     (5,363)     (12,174)    (15,809) noncontrolling interest Net income attributable to      $  22,469  $  27,036  $  68,260  $  78,916 common stockholders Reconciliation from net income attributable to common stockholders to Funds From Operations: Net income attributable to      $  22,469  $  27,036  $ 68,260   $ 78,916 common stockholders Real property depreciation and  44,587      42,695      88,676      85,360 amortization Noncontrolling interest         3,994       5,363       12,174      15,809 Gain on disposition of property -           (4,645)     (31,306)    (45,004) FFO - basic and diluted, as     71,050      70,449      137,804     135,081 defined by NAREIT Loss from early extinguishment of debt in connection with sale -           -           802         1,416 of real estate FFO - basic and diluted (1)     $  71,050  $  70,449  $ 138,606   $ 136,497  ^(1) Pursuant to the updated guidance for Funds From Operations provided by the Board of Governors of the National Association of Real Estate Investment Trusts ("NAREIT"), FFO is defined as net income (computed in accordance with accounting principles generally accepted in the United States of America ("GAAP")) excluding gains or losses from disposition of property, impairment write-downs of depreciable real estate, noncontrolling interest and extraordinary items plus depreciation from real property. The Company adds back debt extinguishment costs and other one-time costs incurred as a result of repaying property specific debt triggered upon sale of a property. Because of the limitations of the FFO definition as published by NAREIT as set forth above, the Company has made certain interpretations in applying the definition. The Company believes all adjustments not specifically provided for are consistent with the definition. Other similarly titled measures may not be calculated in the same manner.    HOME PROPERTIES, INC. SUMMARY CONSOLIDATED STATEMENTS OF OPERATIONS (in thousands, except per share data – Unaudited)                                       Three Months Ended  Six Months Ended                                       June 30             June 30                                       2014      2013      2014       2013 FFO – basic and diluted               $ 71,050  $ 70,449  $ 138,606  $ 136,497 FFO – basic and diluted               $ 71,050  $ 70,449  $ 138,606  $ 136,497 Acquisition costs of closed deals     274       16        282        32 included in other expenses Impairment and other charges          3,842     -         3,842      - Operating FFO (2)                     $ 75,166  $ 70,465  $ 142,730  $ 136,529 FFO – basic and diluted               $ 71,050  $ 70,449  $ 138,606  $ 136,497 Recurring non-revenue generating      (9,094)   (8,901)   (18,225)   (17,934) capital expenses AFFO (3)                              $ 61,956  $ 61,548  $ 120,381  $ 118,563 Operating FFO                         $ 75,166  $ 70,465  $ 142,730  $ 136,529 Recurring non-revenue generating      (9,094)   (8,901)   (18,225)   (17,934) capital expenses Operating AFFO (2) (3)                $ 66,072  $ 61,564  $ 124,505  $ 118,595 Weighted average shares/units outstanding:  Shares – basic                     57,247.9  52,299.4  57,162.3   51,954.6  Shares – diluted                   57,795.1  52,922.0  57,660.2   52,581.5  Shares/units – basic ^(4)          67,452.0  62,695.4  67,379.1   62,366.2  Shares/units – diluted ^(4)        67,999.3  63,318.0  67,877.0   62,993.0 Per share/unit:  Net income – basic                 $0.39     $0.52     $1.19      $1.52  Net income – diluted               $0.39     $0.51     $1.18      $1.50  FFO – basic                        $1.05     $1.12     $2.06      $2.19  FFO – diluted                      $1.04     $1.11     $2.04      $2.17  Operating FFO ^ (2)                $1.11     $1.11     $2.10      $2.17  AFFO ^(3)                          $0.91     $0.97     $1.77      $1.88  Operating AFFO ^ (2) (3)           $0.97     $0.97     $1.83      $1.88  Common Dividend paid               $0.73     $0.70     $1.46      $1.40  ^(2) Operating FFO is defined as FFO adjusted for the addback of acquisition costs on closed deals and land impairment costs.  ^(3) Adjusted Funds From Operations ("AFFO") is defined as FFO less an annual reserve for anticipated recurring, non-revenue generating capitalized costs of $900 and $848 per apartment unit in 2014 and 2013, respectively. The resulting sum is divided by the weighted average shares/units on a diluted basis to arrive at AFFO per share/unit.  ^(4) Basic includes common stock outstanding plus operating partnership units in Home Properties, L.P., which can be converted into shares of common stock. Diluted includes additional common stock equivalents.    HOME PROPERTIES, INC. SUMMARY CONSOLIDATED BALANCE SHEETS (in thousands - Unaudited)                                        June 30, 2014  December 31, 2013                                         $   812,204  $   786,868 Land Land held for sale                     13,734         - Construction in progress               136,957        187,976 Buildings, improvements and equipment  4,680,578      4,645,921                                        5,643,473      5,620,765 Accumulated depreciation               (1,303,082)    (1,243,243) Real estate, net                       4,340,391      4,377,522 Cash and cash equivalents              9,382          9,853 Cash in escrows                        26,451         23,738 Accounts receivable                    12,973         14,937 Prepaid expenses                       11,264         22,089 Deferred charges                       10,281         11,945 Other assets                           3,484          7,793 Total assets                           $ 4,414,226   $ 4,467,877 Mortgage notes payable                 $ 1,675,731   $ 1,814,217 Unsecured notes payable                450,000        450,000 Unsecured line of credit               282,500        193,000 Accounts payable                       28,919         27,540 Accrued interest payable               7,757          8,392 Accrued expenses and other liabilities 33,817         33,936 Security deposits                      18,930         18,479 Total liabilities                      2,497,654      2,545,564 Common stockholders' equity            1,628,360      1,629,253 Noncontrolling interest                288,212        293,060 Total equity                           1,916,572      1,922,313 Total liabilities and equity           $ 4,414,226   $ 4,467,877 Total shares/units outstanding: Common stock                           57,330.6       56,961.6 Operating partnership units            10,201.0       10,287.2                                        67,531.6       67,248.8    Logo- http://photos.prnewswire.com/prnh/20101026/NY89070LOGO  SOURCE Home Properties, Inc.  Website: http://www.homeproperties.com Contact: David P. Gardner, Executive Vice President and Chief Financial Officer, (585) 246-4113, Shelly J. Doran, Vice President, Investor Relations, (585) 295-4227  
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