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Sun Communities Will Acquire 4 MH Properties

October 9, 2012 by · Leave a Comment 

Sun Communities Inc. has agreed to pay $70.8 million for four manufactured housing communities in Eastern Michigan, according to a news release.

Sun Communities, a real estate investment trust (REIT) based in Southfield, Mich., that owns and operates manufactured housing and recreational vehicle communities, entered into the purchase agreement on Oct. 3 with Rudgate Silver Springs Company LLC, Rudgate West Company LP, Rudgate East Company Limited Partnership, Rudgate East Company II Partnership and Rudgate Hunters Crossing LLC.

The purchase includes the assumption of $15.7 million of debt with the balance paid in cash.

The four communities are comprised of 1,996 manufactured housing sites. The closing of this transaction is subject to customary closing conditions, including the consent of the existing lenders, and this transaction is expected to close in November.

Sun Communities will also be providing approximately $15.3 million of mezzanine financing subordinated to $45.9 million of third-party senior debt for two additional manufactured housing communities owned by Rudgate Village Co. LP, Rudgate Clinton Co. LP and Rudgate Clinton Estates LLC.

The company will also enter into management agreements under which it will manage these two communities. The two communities, which are also located in Eastern Michigan, are comprised of 1,598 manufactured housing sites.

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Sun Communities Reports Increase in 1Q FFO

April 26, 2012 by · Leave a Comment 

Sun Communities Inc., a real estate investment trust (REIT) that owns and operates manufactured housing and recreational vehicle communities, reported an increase in funds from operations (FFO) for the Southfield, Mich.-based company’s first quarter ended March 31.

Highlights include:

• FFO increased to $25.7 million, or 89 cents per share, in the first quarter as compared to $18.8 million, or 82 cents per Share, in the first quarter of 2011.

• Same site Net Operating Income (“NOI”) increased by 7.3%.

• Revenue producing sites increased by 294 sites, compared to an increase of 143 sites during the first quarter of 2011.

“We are pleased to report another quarter of strong core portfolio results as all significant growth drivers continue to meet or exceed expectations”, said Gary A. Shiffman, chairman and CEO. “Our expansions and acquisitions, particularly our Kentland acquisition, are adding to overall performance and contributing to revenue and occupancy gains.”

Net income attributable to common stockholders for the first quarter of 2012 was $5.4 million, or $0.21 per diluted common share, compared with net income of $2.4 million, or $0.11 per diluted common share, for the first quarter of 2011.

To view the entire report click here.

 

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Sun Communities Reports 4Q, Year-End Results

February 24, 2012 by · Leave a Comment 

Sun Communities Inc., a real estate investment trust (REIT) that owns and operates manufactured housing and recreational vehicle communities, today (Feb. 23) reported results for its fourth quarter and year, ended Dec. 31.

Highlights: Years Ended December 31, 2011 vs. December 31, 2010

• FFO (funds from operations), adjusted excluding certain items described in this release was $3.13 per share compared to $2.97 per share in 2010, an increase of $0.16 per share or 5.4%.

• Same site net operating income increased by 3.6%.

• Same site revenue producing sites increased by 732 sites bringing same site occupancy to 85.8%. Additionally, the company gained 160 revenue producing sites in communities acquired since June of 2011.

• The company acquired 23 properties in 2011 for approximately $175.1 million.

• After year end, the company completed a public equity offering resulting in net proceeds of approximately $156 million.

“Each year of late has proven to be our best in a very long time as every performance measure continues to outpace prior achievements,” said Gary A. Shiffman, president and CEO of the Southfield, Mich.-based company. “This year is no exception, as our accomplishments include achieving our highest revenue producing site gain since 1999, our largest FFO per share growth in a decade, our highest same site NOI increase since 2005, another year-over-year increase in home sales and our sixth year of significantly increasing resident applications.”

“This coupled with our development of expansions in full communities with above-average demand and significant acquisitions continue to establish new thresholds of performance. Our 2012 guidance supports this trend with still stronger metrics across the board. In addition to our operational focus, 2011 was a year of strong balance sheet focus. As noted, we have greatly improved the profile of our debt and maturities and renewed the line of credit. In January 2012, we were able to successfully access the equity marketplace reducing our leverage, improving our coverage ratios and providing for the company to fully exploit acquisition opportunities.”

The company expects 2012 FFO per share to be in the range of $3.17 to $3.27.

 

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Sun Communities Acquires Three Fla. RV Parks

December 22, 2011 by · Leave a Comment 

Sun Communities Inc., a Southfield, Mich.-based real estate investment trust (REIT) that owns and operates manufactured housing and recreational vehicle communities, today (Dec. 22) announced that on Dec. 16 it acquired three recreational vehicle communities, personal property and other associated intangibles from Club Naples RV Resort LLC, Kountree RV Resort LLC and North Lake RV Resort LLC.

According to a press release Sun Communities entered into customary non-competition agreements with the principals for an aggregate purchase price of $25.0 million. In connection with these transactions, the company borrowed $17 million from Bank of America N.A., as lender and administrative agent, which is secured by the three communities.

The acquired communities, two of which are located in Naples, Fla., and the other of which is located in Moore Haven, Fla., are comprised of 414 permanent recreational vehicle sites and 356 seasonal recreational vehicle sites that complement the company`s existing Florida recreational vehicle portfolio, while not directly competing with it. The communities provide a larger geographic footprint in the state and allow for cross-marketing opportunities utilizing Sun Communities’ call center systems and staffing currently in place in the region.

As previously disclosed Sun Communities intends to purchase three additional recreational vehicles communities in January 2012 from affiliates the same sellers.

Sun Communities owns and operates a portfolio of 159 communities comprising approximately 54,800 developed sites.

 

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Sun Communities Inc. Releases 3Q Financials

October 25, 2011 by · Leave a Comment 

Sun Communities Inc., a real estate investment trust (“REIT”) that owns and operates manufactured housing and recreational vehicle communities, today (Oct. 25) reported its third quarter results, ended Sept. 30.

Highlights of the report include:

• Adjusted Funds from Operations (“AFFO”) – excluding certain items described in this release –was 75 cents per diluted share compared to 69 cents per share in the third quarter of 2010, an increase of 6 cents per share, or 8.7%.

• Same site net operating income increased by 4.7%.

• Same site revenue producing sites increased by 199 sites, compared to an increase of 76 sites during the third quarter of 2010.

• During the third quarter of 2011, 367 homes were sold, an increase of 7% from the 343 homes sold during the third quarter of 2010. Rental home sales included in total home sales above totaled 180 and 193 for the third quarters of 2011 and 2010, respectively.

• On Sept. 28, the company entered into a secured revolving credit facility in the amount of $130 million, which replaced the company’s $115 million revolving line of credit.

“We are pleased to report that we have completed the integration of our acquisition properties into our operations model ahead of schedule. This has resulted in the Kentland portfolio, located entirely in Michigan, gaining 103 revenue producing sites in our first 90 days of ownership,” said Gary A. Shiffman, Chairman and Chief Executive Officer. “Based on these positive results and operational efficiencies already realized, we are confident this acquisition will continue to meet or exceed anticipated proforma results.”

To read the full report click here.

 

 

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Sun Communities Enters Into $130M Credit Line

October 4, 2011 by · Leave a Comment 

Sun Communities Inc., a real estate investment trust (REIT) that owns and operates manufactured housing and recreational vehicle communities, announced Monday (Oct. 3) that it has entered into a senior secured revolving credit facility in the amount of $130 million with the company’s bank group led by Bank of America, N.A. (administrative agent) and Merrill Lynch, Pierce, Fenner & Smith Inc. (sole lead arranger and sole book manager).

The credit facility replaces the Southfield, Mich.-based company’s $115 million revolving line of credit which was scheduled to mature on Oct. 1. The facility is secured primarily by a first priority lien on all of the company’s equity interests in each entity that owns all or a portion of the properties constituting the borrowing base, according to a news release.

The facility has a built-in accordion feature allowing up to $20 million in additional borrowings and a year extension option, both at the company’s discretion. The facility will bear interest at a floating rate based on Eurodollar plus a margin that is determined based on the company’s leverage ratio calculated in accordance with the facility, which can range from 2.25% to 2.95%. Based on the company’s current leverage ratio, the margin will be 2.75%.

Other banks participating in the transaction include Fifth Third Bank, PNC Bank, The PrivateBank, Citibank, N.A. and Comerica Bank.

At the time of the closing, there were $95 million of borrowings under the facility, including letters of credit issued in the normal course of the company’s business.

 

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Sun Communities Buys Orange City RV Resort

June 1, 2011 by · Leave a Comment 

Sun Communities, Inc., a Southfield, Mich.-based real estate investment trust (REIT) that owns and operates manufactured housing and recreational vehicle communities in 18 states, announced Wednesday (June 1) that on May 27, 2011, it acquired the Orange City RV Resort in Orange City, Florida, from NHC-FL7 L.P.

The purchase price was $6.47M, paid in cash.

Orange City RV Resort contains 517 developed recreational vehicle sites and is located 25 miles from Daytona area beaches and 35 miles from Disney World and other Orlando area attractions.

Prior to the announced acquisition, Sun Communities listed a portfolio of 136 communities comprising approximately 47,600 developed sites that the company owned and operated.

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Sun Communities Inc. to Buy Florida RV Resort

April 29, 2011 by · Leave a Comment 

Sun Communities Inc., a Southfield, Mich.-based real estate investment trust (REIT) that owns and operates 136 manufactured housing and recreational vehicle communities, reported it plans to buy a 521-site RV community in Orange City, Fla.

The company previously provided third-party management services to the community and has good working knowledge of the property, Sun stated in a news release announcing its first quarter financial results. The approximate purchase price is $6.5 million and, subject to the execution of a definitive purchase agreement and the satisfaction of customary closing conditions, the closing is expected in May.

Highlights of the company’s news release follows:

Three Months Ended March 31, 2011, vs. March 31, 2010

  • Funds from Operations (FFO) excluding certain items described in this release was $19 million compared to $17.7 million in the first quarter of 2010, an increase of 1.3 million or 7.3%.
  • Same Site Net Operating Income (NOI) increased by 4.2%.
  • Total revenues were $69.6 million, up $2.2 million or 3.3%.
  • Home sales increased 9.8%, from 325 units to 357 units.

“We completed another solid quarter producing additional occupancy growth, increased home sales and strong same site NOI growth, as well as adding $32.1 million of equity to our balance sheet and refinancing $104.0 million of our 2011 debt maturities,” said Gary A. Shiffman, chairman and CEO. “These transactions strengthen our balance sheet and when added to growth from our core portfolio, as well as from several community expansion and acquisition opportunities, present a compelling prospect for a successful year at Sun.”

Funds from Operations

FFO increased to $18.8 million, or $0.82 per diluted share and OP Unit, in the first quarter of 2011 as compared to $17.6 million, or $0.84 per Share, in the first quarter of 2010.

Net Income Attributable to Common Stockholders

Net income attributable to common stockholders for the first quarter of 2011 was $2.4 million, or $0.11 per diluted common share, compared with net income of $1.3 million, or $0.07 per diluted common share, for the first quarter of 2010.

Community Occupancy

During the first quarter of 2011, revenue producing sites increased by 143 sites, compared to an increase of 242 sites during the first quarter of 2010.

Occupancy increased to 84.6% at March 31, 2011 from 83.9% at March 31, 2010. Excluding the 78 recently developed expansion sites that remained vacant at March 31, 2011; occupancy would have been 84.8%.

The company rented an additional 94 homes during the three months ended March 31, 2011, bringing the total number of occupied rentals to 6,235.

Same Site Results

For 136 communities owned throughout 2011 and 2010, first quarter 2011 total revenues increased 3.1% and total expenses increased 0.4%, resulting in an increase in NOI of 4.2% over the first quarter of 2010.

Home Sales

During the first quarter of 2011, 357 homes were sold, an increase of 9.8% from the 325 homes sold during the first quarter of 2010. Rental home sales, included in total home sales above, totaled 216 and 178 for the three months ended March 31, 2011 and March 31, 2010, respectively, resulting in an increase of 21.3%.

Stock Issuance

During the quarter, the company sold 975,882 shares of common stock at a weighted average price of $32.93 per share, resulting in additional net capital of approximately $32.1 million. This additional capital is expected to be utilized in connection with the previously announced portfolio acquisition expected to close in May. Currently, the funds have been used to pay down the company’s unsecured line of credit.

Debt Refinancing

On March 1, 2011, Sun completed a collateralized mortgage backed security financing with JPMorgan Chase Bank, National Association for $115 million bearing an interest rate of 5.837% and a maturity of March 1, 2021. The loan refinanced $104.8 million of CMBS debt which was scheduled to mature in July 2011 and was collateralized using the same property pool.

The company has also entered into a term sheet to complete a $23.8 million CMBS financing with Merrill Lynch Mortgage Lending, Inc. The financing is expected to bear interest at approximately 5.8%, based on current indicative pricing, with a 10-year maturity and replaces currently existing mortgage debt on three properties which was scheduled to mature in June 2012.

Acquisitions

The previously announced acquisition of 18 manufactured housing communities and one recreational vehicle community continues to progress and is expected to close in May. The acquisition remains subject to certain final closing conditions including the consent of existing lenders.

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Sun Communities Expanding MH/RV Holdings

April 4, 2011 by · Leave a Comment 

Sun Communities Inc., a real estate investment trust  that owns and operates manufactured housing and recreational vehicle communities, has announced that it has agreed to buy 18 manufactured housing communities and one RV park located in Western Michigan from Kentland Corp. for $139.3 million.

Under the terms of the agreement, Sun acquires the communities, personal property and other intangibles associated with the communities, according to a news release.

It is expected that Sun will assume approximately $77 million of existing debt, issue approximately $46 million of preferred OP units and pay the estimated balance of $16.3 million in cash, exclusive of the cash purchase price for inventory and notes receivable.

The portfolio consists of 5,490 sites and is largely situated in Western Michigan. It is approximately 79% occupied and reflects a generally high level of quality with minimal deferred maintenance.

“We believe that our management team supported by our systems and procedures will strongly enhance the value of the portfolio over time,” said Gary A. Shiffman, chairman and CEO.

The company also announced it entered into a preliminary agreement with Fannie Mae and PNC Bank, which is subject to final approval, to settle the litigation the company commenced in November 2009 over certain fees charged when Sun’s variable rate loan facility was extended in April 2009. Upon consummation of the settlement, the maturity date of Sun’s entire $367.0 million credit facility with PNC Bank and Fannie Mae will be extended from 2014 to 2023.

Sun Communities Inc. is a REIT that currently owns and operates a portfolio of 136 communities comprising approximately 47,600 developed sites.

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Sun Communities Honored for Dividend Policy

March 28, 2011 by · Leave a Comment 

Sun Communities Inc., a real estate investment trust (REIT) that operates RV parks and manufacturing housing communities across the U.S., was one of 14 REITs named by KBW Inc., a full-service investment bank that specializes in the financial services sector, to its inaugural REIT “Dividend” Honor Roll of superior performers, The Street reported.

Honor Roll winners are publicly-traded REITs with a market capitalization of $500 million or greater that have consecutively increased or maintained regular cash dividends since 2000 and whose 2011 adjusted funds from operations (AFFO) payment ratio is lower than 95%.

KBW found that 14 companies, out of nearly 114 total companies screened, now qualify for inclusion in the KBW REIT “Dividend” Honor Roll.

“While there is a tremendous amount of focus by REIT investors on net asset value creation, we continue to believe, over time, dividends are a particularly relevant weighing mechanism and ultimately a key factor for investing in the sector,” noted KBW’s Sheila McGrath, senior vice president for equity REIT research. “For this reason, dividends were the primary selection criteria for the honor roll, and interestingly, the REITs awarded have significantly outperformed both the sector and the overall market in the last decade.”

In terms of stock price performance, REIT Honor Roll companies significantly outperformed both the Morgan Stanley REIT Index (RMS) and the overall stock market for the period 2000-2010.

For the five-year period (2005-2010) the Honor Roll returned 71% vs. 16% and 12% for the RMS and S&P 500, respectively. For the 10-year period (2000-2010) those selected in the Honor Roll returned 424% vs. 173% and 15% for the RMS and S&P 500, respectively.

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