EX-99.1 2 q32021earningsrelease.htm EX-99.1 Document

staglogoa031a24.jpg
 
STAG INDUSTRIAL ANNOUNCES THIRD QUARTER
2021 RESULTS
 
Boston, MA — October 28, 2021 - STAG Industrial, Inc. (the “Company”) (NYSE:STAG), today announced its financial and operating results for the quarter ended September 30, 2021.

“STAG showcased the rare ability to drive acquisition volume while maintaining pricing discipline,” said Ben Butcher, Chief Executive Officer of the Company. “This combined with continued internal growth resulted in exceptional Core FFO per share growth in the third quarter.”

Third Quarter 2021 Highlights

Reported $0.30 of net income per basic and diluted common share for the third quarter of 2021, compared to $0.15 of net income per basic and diluted common share for the third quarter of 2020. Reported $48.4 million of net income attributable to common stockholders for the third quarter of 2021, compared to net income attributable to common stockholders of $22.4 million for the third quarter of 2020.

Achieved $0.53 of Core FFO per diluted share for the third quarter of 2021, an increase of 15.2% compared to third quarter 2020 Core FFO per diluted share of $0.46. Generated Core FFO of $88.1 million for the third quarter of 2021, compared to $70.7 million for the third quarter of 2020, an increase of 24.6%.

Produced Cash NOI of $111.1 million for the third quarter of 2021, an increase of 16.8% compared to the third quarter of 2020 of $95.2 million.

Produced Same Store Cash NOI of $89.2 million for the third quarter of 2021, an increase of 2.9% compared to the third quarter of 2020 of $86.7 million.
 
Produced Cash Available for Distribution of $72.4 million for the third quarter of 2021, an increase of 32.1% compared to the third quarter of 2020 of $54.8 million.

Acquired 24 buildings in the third quarter of 2021, consisting of 4.0 million square feet, for $427.2 million, with a Cash Capitalization Rate of 5.3% and a Straight-Line Capitalization Rate of 5.7%.

Sold eight buildings in the third quarter of 2021, consisting of 711,050 square feet for $39.4 million, resulting in a net gain of $22.7 million.

Achieved an Occupancy Rate of 95.9% on the total portfolio and 96.8% on the Operating Portfolio as of September 30, 2021.
 
Commenced Operating Portfolio leases of 3.7 million square feet for the third quarter of 2021, resulting in a Cash Rent Change and Straight-Line Rent Change of 8.0% and 14.7%, respectively.
 
Experienced 55.7% Retention for 3.3 million square feet of leases expiring in the quarter.

Raised gross proceeds of $127.5 million of equity through the Company's at-the-market offering ("ATM") program for the third quarter of 2021.

Subsequent to quarter end, on October 26, 2021, closed a new $750 million senior unsecured revolving credit facility, refinanced a $150 million unsecured term loan scheduled to mature in 2022, and improved pricing on $675 million of unsecured debt.

Subsequent to quarter end, on October 28, 2021, closed the sale of a 350,326 square foot building located in Taunton, Massachusetts. The gross proceeds of $78.0 million represent a 3.1% cap rate.

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Please refer to the Non-GAAP Financial Measures and Other Definitions section at the end of this release for definitions of capitalized terms used in this release.

The Company will host a conference call tomorrow, Friday, October 29, 2021 at 10:00 a.m. (Eastern Time), to discuss the quarter’s results and provide information about acquisitions, operations, capital markets and corporate activities. Details of the call can be found at the end of this release.
Key Financial Measures
 
THIRD QUARTER 2021 KEY FINANCIAL MEASURES
 Three months ended September 30,Nine Months Ended September 30,
Metrics20212020% Change20212020% Change
(in $000s, except per share data)      
Net income attributable to common stockholders$48,444$22,386116.4 %$101,951$102,021(0.1)%
Net income per common share — basic $0.30$0.15100.0 %$0.64$0.69(7.2)%
Net income per common share — diluted$0.30$0.15100.0 %$0.63$0.69(8.7)%
Cash NOI$111,134$95,16916.8 %$323,580$285,52013.3 %
Same Store Cash NOI (1)
$89,205$86,6682.9 %$267,585$258,8123.4 %
Adjusted EBITDAre
$100,467$87,26815.1 %$293,947$258,53913.7 %
Core FFO$88,138$70,74124.6 %$254,236$213,15619.3 %
Core FFO per share / unit — basic$0.53$0.4712.8 %$1.56$1.4110.6 %
Core FFO per share / unit — diluted$0.53$0.4615.2 %$1.55$1.4010.7 %
Cash Available for Distribution$72,394$54,81332.1 %$219,611$179,79322.1 %
 (1) The Same Store pool accounted for 81.6% of the total portfolio square footage as of September 30, 2021.

Definitions of the above-mentioned non-GAAP financial measures, together with reconciliations to net income (loss) in accordance with GAAP, appear at the end of this release. Please also see the Company’s supplemental information package for additional disclosure.
Acquisition and Disposition Activity

For the three months ended September 30, 2021, the Company acquired 24 buildings for $427.2 million with an Occupancy Rate of 80.1% upon acquisition. The chart below details the acquisition activity for the quarter:

THIRD QUARTER 2021 ACQUISITION ACTIVITY
MarketDate AcquiredSquare FeetBuildingsPurchase Price ($000s)W.A. Lease Term (Years)Cash Capitalization RateStraight-Line Capitalization Rate
Chicago, IL7/19/2021109,3552$13,3419.5
Chicago, IL7/20/2021207,223123,3454.6
Columbia, SC7/27/2021194,290114,5463.6
South Bay/San Jose, CA8/9/202175,954126,82010.4
Columbus, OH8/19/2021814,265275,4224.4
Salt Lake City, UT8/19/2021177,071135,14120.0
Greenville/Spartanburg, SC8/23/2021209,461115,3176.9
Indianapolis, IN8/26/202178,60015,7078.9
Birmingham, AL8/26/2021595,176136,8503.4
Sacramento, CA8/30/2021114,597115,3885.9
Chicago, IL9/2/202195,482111,799
Chicago, IL9/16/2021506,096450,6613.9
Milwaukee/Madison, WI9/16/2021157,438113,6501.2
Denver, CO9/24/2021195,674239,136
Milwaukee/Madison, WI9/28/2021156,482110,8074.7
Chicago, IL9/29/2021110,035110,58510.0
Boston, MA9/29/2021247,056228,7043.7
Total / weighted average4,044,25524$427,2195.05.3%5.7%
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The chart below details the 2021 acquisition activity and Pipeline through October 28, 2021:

2021 ACQUISITION ACTIVITY AND PIPELINE DETAIL
Square FeetBuildingsPurchase Price ($000s)W.A. Lease Term (Years)Cash Capitalization RateStraight-Line Capitalization Rate
Q11,252,3236$100,2287.96.0%6.4%
Q21,349,2679126,7216.85.7%6.2%
Q34,044,25524427,2195.05.3%5.7%
Total / weighted average6,645,84539$654,1685.95.5%5.9%
As of October 28, 2021
Subsequent to quarter-end acquisitions869,3619$103.3 million
Pipeline35.5 million190$3.7 billion

The chart below details the 2021 disposition activity through October 28, 2021:

2021 DISPOSITION ACTIVITY
Square FeetBuildingsSale Price ($000s)
Q1483,5864$25,208
Q2444,663216,400
Q3711,050839,364
Total1,639,29914$80,972
As of October 28, 2021
Subsequent to quarter-end dispositions350,3261$78.0 million
Leasing Activity
 
The chart below details the leasing activity for leases commenced during the three months ended September 30, 2021:
 
THIRD QUARTER 2021 OPERATING PORTFOLIO LEASING ACTIVITY
Lease TypeSquare FeetW.A. Lease Term (Years)Cash
Base Rent
$/SF
SL Base Rent
$/SF
Lease
Commissions
$/SF
Tenant Improvements $/SF
Cash Rent Change
SL Rent ChangeRetention
New Leases1,859,0454.4$4.26$4.39$1.18$1.158.4%12.9%
Renewal Leases1,818,7204.9$5.10$5.24$0.93$0.717.7%16.2%55.7%
Total / weighted average3,677,7654.6$4.68$4.81$1.06$0.948.0%14.7%

The chart below details the leasing activity for leases commenced during the nine months ended September 30, 2021:

2021 YEAR TO DATE OPERATING PORTFOLIO LEASING ACTIVITY
Lease TypeSquare FeetW.A. Lease Term (Years)Cash
Base Rent
$/SF
SL Base Rent
$/SF
Lease
Commissions
$/SF
Tenant Improvements $/SF
Cash Rent Change
SL Rent ChangeRetention
New Leases3,327,3095.6$4.19$4.36$1.34$0.968.0%13.9%
Renewal Leases6,803,4055.5$4.50$4.69$0.68$0.598.6%16.7%76.2%
Total / weighted average10,130,7145.6$4.40$4.58$0.89$0.718.4%15.8%

Additionally, for the three and nine months ended September 30, 2021, leases commenced totaling 0 and 139,064 square feet, respectively, related to Value Add assets and first generation leasing. These are excluded from the Operating Portfolio statistics above.

3





Capital Markets Activity
 
The chart below details the ATM program activity for the nine months ended September 30, 2021:

2021 ATM ACTIVITY
Equity (1)
Shares IssuedPrice per Share (Weighted Avg)Gross Proceeds ($000s)Net Proceeds ($000s)
Q1680,276$32.35$22,005$21,785
Q21,208,014$34.95$42,221$41,799
Q33,221,712$39.59$127,541$126,390
Total / weighted average5,110,002$37.53$191,766$189,974
(1) Excludes ATM issuances on a forward basis that were settled during the nine months ended September 30, 2021, which are discussed below.

On September 28, 2021, the Company issued $325 million of fixed rate senior unsecured notes with a weighted average interest rate of 2.82% as of the issuance date. The transaction consists of $275 million of 2.80% notes with a ten-year term maturing on September 29, 2031, and $50 million of 2.95% notes with a twelve-year term maturing on September 28, 2033.

On September 29, 2021, the Company settled the remaining net proceeds of $48.4 million related to the forward ATM program offering completed on April 5, 2021.

On September 29, 2021, the Company settled the remaining net proceeds of $133.8 million related to the public
offering completed on November 16, 2020.

As of September 30, 2021, net debt to annualized Run Rate Adjusted EBITDAre was 4.8x and Liquidity was $739.9 million.

Subsequent to quarter end, on October 26, 2021, the Company refinanced its Unsecured Credit Facility. The transaction included extending the maturity date and reducing the borrowing costs of the revolver. The refinanced facility matures on October 24, 2025, with two six-month extension options, subject to certain conditions. The refinanced facility bears a current interest rate of LIBOR plus a spread of 0.775% based on the Company’s current leverage level and debt rating. This is a reduction in pricing of 12.5 basis points compared to the Company's previous unsecured revolving facility.

Subsequent to quarter end, on October 26, 2021, the Company refinanced a $150 million unsecured term loan that was set to mature in March 2022. The refinanced term loan bears a current interest rate of LIBOR plus a spread of 0.85%, a reduction in pricing of 15 basis points compared to the previous term loan, and now matures on March 15, 2027. The Company entered into interest rate swaps to fix the interest rate of the new term loan at 2.15% as of April 1, 2022 through March 15, 2027.

Subsequent to quarter end, on October 26, 2021, the Company improved pricing on its $175 million unsecured term loan E, $200 million unsecured term loan F, and $300 million unsecured term loan G. The term loans now bear a current interest rate of LIBOR plus a spread of 0.85%, a reduction in pricing of 15 basis points compared to the previous pricing, with no change to maturities.

Conference Call
 
The Company will host a conference call tomorrow, Friday, October 29, 2021, at 10:00 a.m. (Eastern Time) to discuss the quarter’s results.  The call can be accessed live over the phone toll-free by dialing (877) 407-4018, or for international callers, (201) 689-8471.  A replay will be available shortly after the call and can be accessed by dialing (844) 512-2921, or for international callers, (412) 317-6671.  The passcode for the replay is 13723743.
 
Interested parties may also listen to a simultaneous webcast of the conference call by visiting the Investor Relations section of the Company’s website at www.stagindustrial.com, or by clicking on the following link:
 
http://ir.stagindustrial.com/QuarterlyResults

4


Supplemental Schedule
 
The Company has provided a supplemental information package with additional disclosure and financial information on its website (www.stagindustrial.com) under the “Quarterly Results” tab in the Investor Relations section.


5


CONSOLIDATED BALANCE SHEETS
STAG Industrial, Inc.
(unaudited, in thousands, except share data) 
 September 30, 2021December 31, 2020
Assets  
Rental Property:  
Land$560,434 $492,783 
Buildings and improvements, net of accumulated depreciation of $582,202 and $495,348, respectively3,923,301 3,532,608 
Deferred leasing intangibles, net of accumulated amortization of $266,737 and $258,005, respectively508,314 499,802 
Total rental property, net4,992,049 4,525,193 
Cash and cash equivalents42,001 15,666 
Restricted cash4,172 4,673 
Tenant accounts receivable88,023 77,796 
Prepaid expenses and other assets63,340 43,471 
Interest rate swaps2,055 — 
Operating lease right-of-use assets24,382 25,403 
Assets held for sale, net— 444 
Total assets$5,216,022 $4,692,646 
Liabilities and Equity  
Liabilities:  
Unsecured credit facility$49,000 $107,000 
Unsecured term loans, net971,274 971,111 
Unsecured notes, net896,809 573,281 
Mortgage notes, net55,446 51,898 
Accounts payable, accrued expenses and other liabilities82,605 69,765 
Interest rate swaps25,230 40,656 
Tenant prepaid rent and security deposits32,408 27,844 
Dividends and distributions payable20,932 19,379 
Deferred leasing intangibles, net of accumulated amortization of $19,173 and $15,759, respectively33,456 32,762 
Operating lease liabilities27,859 27,898 
Total liabilities2,195,019 1,921,594 
Equity:  
Preferred stock, par value $0.01 per share, 20,000,000 shares authorized at September 30, 2021 and December 31, 2020,  
Series C, -0- and 3,000,000 shares (liquidation preference of $25.00 per share) issued and outstanding at September 30, 2021 and December 31, 2020, respectively— 75,000 
Common stock, par value $0.01 per share, 300,000,000 shares authorized at September 30, 2021 and December 31, 2020, 169,712,271 and 158,209,823 shares issued and outstanding at September 30, 2021 and December 31, 2020, respectively1,697 1,582 
Additional paid-in capital3,796,275 3,421,721 
Cumulative dividends in excess of earnings(815,449)(742,071)
Accumulated other comprehensive loss(22,901)(40,025)
Total stockholders’ equity2,959,622 2,716,207 
Noncontrolling interest61,381 54,845 
Total equity3,021,003 2,771,052 
Total liabilities and equity$5,216,022 $4,692,646 
6


CONSOLIDATED STATEMENTS OF OPERATIONS
STAG Industrial, Inc.
(unaudited, in thousands, except per share data)
Three months ended September 30,Nine months ended September 30,
 2021202020212020
Revenue            
Rental income$140,277 $117,247 $411,907 $353,057 
Other income1,837 48 2,629 403 
Total revenue142,114 117,295 414,536 353,460 
Expenses   
Property26,742 20,817 79,100 63,156 
General and administrative12,668 9,537 38,036 29,316 
Depreciation and amortization59,246 53,921 174,985 160,215 
Loss on impairments— 3,172 — 3,172 
Other expenses821 436 2,184 1,500 
Total expenses99,477 87,883 294,305 257,359 
Other income (expense)   
Interest and other income 30 165 92 400 
Interest expense(15,746)(15,928)(46,377)(46,125)
Debt extinguishment and modification expenses— — (679)(834)
Gain on involuntary conversion — 1,500 — 2,157 
Gain on the sales of rental property, net22,662 9,060 35,047 56,864 
Total other income (expense)6,946 (5,203)(11,917)12,462 
Net income$49,583 $24,209 $108,314 $108,563 
Less: income attributable to noncontrolling interest after preferred stock dividends1,067 466 2,273 2,471 
Net income attributable to STAG Industrial, Inc.$48,516 $23,743 $106,041 $106,092 
Less: preferred stock dividends— 1,289 1,289 3,867 
Less: redemption of preferred stock— — 2,582 — 
Less: amount allocated to participating securities72 68 219 204 
Net income attributable to common stockholders$48,444 $22,386 $101,951 $102,021 
Weighted average common shares outstanding — basic162,652 148,997 160,288 148,412 
Weighted average common shares outstanding — diluted163,462 149,905 160,869 148,865 
Net income per share — basic and diluted    
Net income per share attributable to common stockholders — basic$0.30 $0.15 $0.64 $0.69 
Net income per share attributable to common stockholders — diluted$0.30 $0.15 $0.63 $0.69 
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RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES
STAG Industrial, Inc.
(unaudited, in thousands) 
Three months ended September 30,Nine months ended September 30,
2021202020212020
NET OPERATING INCOME RECONCILIATION
Net income$49,583 $24,209 $108,314 $108,563 
General and administrative12,668 9,537 38,036 29,316 
Transaction costs110 23 189 82 
Depreciation and amortization59,246 53,921 174,985 160,215 
Interest and other income(30)(165)(92)(400)
Interest expense15,746 15,928 46,377 46,125 
Loss on impairments— 3,172 — 3,172 
Gain on involuntary conversion — (1,500)— (2,157)
Debt extinguishment and modification expenses— — 679 834 
Other expenses711 413 1,995 1,418 
Gain on the sales of rental property, net(22,662)(9,060)(35,047)(56,864)
Net operating income$115,372 $96,478 $335,436 $290,304 
Net operating income$115,372 $96,478 $335,436 $290,304 
Straight-line rent adjustments, net(4,101)(3,648)(15,362)(12,162)
Straight-line termination, solar and other income adjustments, net(360)862 1,484 3,749 
Amortization of above and below market leases, net223 1,477 2,022 3,629 
Cash net operating income$111,134 $95,169 $323,580 $285,520 
Cash net operating income$111,134 
Cash NOI from acquisitions' and dispositions' timing1,416 
Cash termination, solar and other income(2,306)
Run Rate Cash NOI$110,244 
Same Store Portfolio NOI
Total NOI$115,372 $96,478 $335,436 $290,304 
Less: NOI non-same-store properties(22,340)(7,781)(58,779)(22,248)
Termination, solar and other adjustments, net(1,951)348 (2,254)(441)
Same Store NOI$91,081 $89,045 $274,403 $267,615 
Less: straight-line rent adjustments, net(2,494)(3,207)(8,874)(11,596)
Amortization of above and below market leases, net618 830 2,056 2,793 
Same Store Cash NOI$89,205 $86,668 $267,585 $258,812 
EBITDA FOR REAL ESTATE (EBITDAre) RECONCILIATION
Net income$49,583 $24,209 $108,314 $108,563 
Depreciation and amortization59,246 53,921 174,985 160,215 
Interest and other income(30)(165)(92)(400)
Interest expense15,746 15,928 46,377 46,125 
Loss on impairments— 3,172 — 3,172 
Gain on the sales of rental property, net(22,662)(9,060)(35,047)(56,864)
EBITDAre
$101,883 $88,005 $294,537 $260,811 
ADJUSTED EBITDAre RECONCILIATION
EBITDAre
$101,883 $88,005 $294,537 $260,811 
Straight-line rent adjustments, net(3,912)(3,534)(14,643)(11,919)
Amortization of above and below market leases, net223 1,477 2,022 3,629 
Non-cash compensation expense2,681  2,946 11,835 8,736 
Termination, solar and other income, net(2,666)(149)(3,220)(1,477)
Transaction costs110 23 189 82 
Severance costs2,148 — 2,148 — 
Non-recurring other expenses— — 400 — 
Gain on involuntary conversion — (1,500)— (2,157)
Debt extinguishment and modification expenses— — 679 834 
Adjusted EBITDAre
$100,467 $87,268 $293,947 $258,539 
Adjusted EBITDAre
$100,467 
Adjusted EBITDAre from acquisitions' and dispositions' timing
1,416 
Run Rate Adjusted EBITDAre
$101,883 
8


RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES
STAG Industrial, Inc.
(unaudited, in thousands, except per share data)
Three months ended September 30,Nine months ended September 30,
2021202020212020
CORE FUNDS FROM OPERATIONS RECONCILIATION
Net income$49,583 $24,209 $108,314 $108,563 
Rental property depreciation and amortization59,195 53,853 174,825 160,007 
Loss on impairments— 3,172 — 3,172 
Gain on the sales of rental property, net(22,662)(9,060)(35,047)(56,864)
Funds from operations$86,116 $72,174 $248,092 $214,878 
Preferred stock dividends— (1,289)(1,289)(3,867)
Redemption of preferred stock— — (2,582)— 
Amount allocated to restricted shares of common stock and unvested units(206)(184)(667)(590)
Funds from operations attributable to common stockholders and unit holders$85,910 $70,701 $243,554 $210,421 
Funds from operations attributable to common stockholders and unit holders$85,910 $70,701 $243,554 $210,421 
Amortization of above and below market leases, net223 1,477 2,022 3,629 
Transaction costs110 23 189 82 
Non-recurring dead deal costs
— 40 412 347 
Debt extinguishment and modification expenses— — 679 834 
Gain on involuntary conversion — (1,500)— (2,157)
Redemption of preferred stock— — 2,582 — 
Retirement plan adoption (253)— 2,650 — 
Severance costs2,148 — 2,148 — 
Core funds from operations$88,138 $70,741 $254,236 $213,156 
Weighted average common shares and units
Weighted average common shares outstanding162,652 148,997 160,288 148,412 
Weighted average units outstanding3,169 2,994 3,155 3,231 
Weighted average common shares and units - basic165,821 151,991 163,443 151,643 
Dilutive shares810 908 581 453 
Weighted average common shares, units, and other dilutive shares - diluted166,631 152,899 164,024 152,096 
Core funds from operations per share / unit - basic$0.53 $0.47 $1.56 $1.41 
Core funds from operations per share / unit - diluted$0.53 $0.46 $1.55 $1.40 
CASH AVAILABLE FOR DISTRIBUTION RECONCILIATION
Core funds from operations$88,138 $70,741 $254,236 $213,156 
Non-rental property depreciation and amortization51 68 160 208 
Straight-line rent adjustments, net(3,912)(3,534)(14,643)(11,919)
Straight-line termination, solar and other income adjustments, net(360)862 1,484 3,749 
Recurring capital expenditures(1,842)(502)(2,105)(973)
Non-recurring capital expenditures(5,004)(8,848)(13,821)(19,048)
Capital expenditures reimbursed by tenants(760)(349)(2,395)(3,712)
New lease commissions and tenant improvements(3,104)(4,695)(6,225)(8,213)
Renewal lease commissions and tenant improvements(2,931)(2,626)(6,725)(4,363)
Non-cash portion of interest expense803 750 2,079 2,172 
Non-cash compensation expense2,934 2,946 9,185 8,736 
Severance costs(1,619)— (1,619)— 
Cash available for distribution$72,394 $54,813 $219,611 $179,793 

9


Non-GAAP Financial Measures and Other Definitions
 
Acquisition Capital Expenditures: We define Acquisition Capital Expenditures as Recurring and Non-Recurring Capital Expenditures identified at the time of acquisition. Acquisition Capital Expenditures also include new lease commissions and tenant improvements for space that was not occupied under the Company's ownership.

Cash Available for Distribution: Cash Available for Distribution represents Core FFO, excluding non-rental property depreciation and amortization, straight-line rent adjustments, non-cash portion of interest expense, non-cash compensation expense, and deducts capital expenditures reimbursed by tenants, recurring and non-recurring capital expenditures, leasing commissions and tenant improvements, and severance costs.

Cash Available for Distribution should not be considered as an alternative to net income (determined in accordance with GAAP) as an indication of our performance, and we believe that to understand our performance further, these measurements should be compared with our reported net income or net loss in accordance with GAAP, as presented in our consolidated financial statements.

Cash Available for Distribution excludes, among other items, depreciation and amortization and capture neither the changes in the value of our buildings that result from use or market conditions of our buildings, all of which have real economic effects and could materially impact our results from operations, the utility of these measures as measures of our performance is limited. In addition, our calculation of Cash Available for Distribution may not be comparable to similarly titled measures disclosed by other REITs.

Cash Capitalization Rate: We define Cash Capitalization Rate as calculated by dividing (i) the Company’s estimate of year one cash net operating income from the applicable property’s operations stabilized for occupancy (post-lease-up for vacant properties), which does not include termination income, solar income, miscellaneous other income, capital expenditures, general and administrative costs, reserves, tenant improvements and leasing commissions, credit loss, or vacancy loss, by (ii) the GAAP purchase price plus estimated Acquisition Capital Expenditures. These Capitalization Rate estimates are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control, including those risk factors contained in our Annual Report on Form 10-K for the year ended December 31, 2020.

Cash Rent Change: We define Cash Rent Change as the percentage change in the base rent of the lease commenced during the period compared to the base rent of the Comparable Lease for assets included in the Operating Portfolio. The calculation compares the first base rent payment due after the lease commencement date compared to the base rent of the last monthly payment due prior to the termination of the lease, excluding holdover rent. Rent under gross or similar type leases are converted to a net rent based on an estimate of the applicable recoverable expenses.

Comparable Lease: We define a Comparable Lease as a lease in the same space with a similar lease structure as compared to the previous in-place lease, excluding new leases for space that was not occupied under our ownership.

Earnings before Interest, Taxes, Depreciation, and Amortization for Real Estate (EBITDAre), Adjusted EBITDAre, Annualized Adjusted EBITDAre, and Run Rate Adjusted EBITDAre: We define EBITDAre in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”). EBITDAre represents net income (loss) (computed in accordance with GAAP) before interest expense, interest and other income, tax, depreciation and amortization, gains or losses on the sale of rental property, and loss on impairments. Adjusted EBITDAre further excludes transaction costs, termination income, solar income, revenue associated with one-time tenant reimbursements of capital expenditures, straight-line rent adjustments, non-cash compensation expense, amortization of above and below market leases, net, gain (loss) on involuntary conversion, debt extinguishment and modification expenses, and other non-recurring items.

We define Annualized Adjusted EBITDAre as Adjusted EBITDAre multiplied by four.

We define Run Rate Adjusted EBITDAre as Adjusted EBITDAre plus incremental Adjusted EBITDAre adjusted for a full period of acquisitions and dispositions. Run Rate Adjusted EBITDAre does not reflect the Company’s historical results and does not predict future results, which may be substantially different.

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EBITDAre, Adjusted EBITDAre, and Run Rate Adjusted EBITDAre should not be considered as an alternative to net income (determined in accordance with GAAP) as an indication of our performance, and we believe that to understand our performance further, EBITDAre, Adjusted EBITDAre, and Run Rate Adjusted EBITDAre should be compared with our reported net income or net loss in accordance with GAAP, as presented in our consolidated financial statements. We believe that EBITDAre, Adjusted EBITDAre, and Run Rate Adjusted EBITDAre are helpful to investors as supplemental measures of the operating performance of a real estate company because they are direct measures of the actual operating results of our properties. We also use these measures in ratios to compare our performance to that of our industry peers.

Funds from Operations (FFO) and Core FFO: We define 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 depreciable operating property, gains (losses) from sales of land, impairment write-downs of depreciable real estate, real estate related depreciation and amortization (excluding amortization of deferred financing costs and fair market value of debt adjustment) and after adjustments for unconsolidated partnerships and joint ventures. Core FFO excludes transaction costs, amortization of above and below market leases, net, debt extinguishment and modification expenses, gain (loss) on involuntary conversion, gain (loss) on swap ineffectiveness, and non-recurring other expenses.

None of FFO or Core FFO should be considered as an alternative to net income (determined in accordance with GAAP) as an indication of our performance, and we believe that to understand our performance further, these measurements should be compared with our reported net income or net loss in accordance with GAAP, as presented in our consolidated financial statements. We use FFO as a supplemental performance measure because it is a widely recognized measure of the performance of REITs. FFO may be used by investors as a basis to compare our operating performance with that of other REITs. We and investors may use Core FFO similarly as FFO.

However, because FFO and Core FFO exclude, among other items, depreciation and amortization and capture neither the changes in the value of our buildings that result from use or market conditions of our buildings, all of which have real economic effects and could materially impact our results from operations, the utility of these measures as measures of our performance is limited. In addition, other REITs may not calculate FFO in accordance with the NAREIT definition as we do, and, accordingly, our FFO may not be comparable to such other REITs’ FFO. Similarly, our calculation of Core FFO may not be comparable to similarly titled measures disclosed by other REITs.

GAAP: We define GAAP as generally accepted accounting principles in the United States.

Liquidity: We define Liquidity as the amount of aggregate undrawn nominal commitments the Company could immediately borrow under the Company’s unsecured debt instruments, consistent with the financial covenants, plus unrestricted cash balances.

Market: We define Market as the market defined by CoStar based on the building address. If the building is located outside of a CoStar defined market, the city and state is reflected.

Net operating income (NOI), Cash NOI, and Run Rate Cash NOI: We define NOI as rental income, including reimbursements, less property expenses, which excludes depreciation, amortization, loss on impairments, general and administrative expenses, interest expense, interest income, transaction costs, gain (loss) on involuntary conversion, debt extinguishment and modification expenses, gain on sales of rental property, and other expenses.

We define Cash NOI as NOI less straight-line rent adjustments and less amortization of above and below market leases, net.

We define Run Rate Cash NOI as Cash NOI plus Cash NOI adjusted for a full period of acquisitions and dispositions, less cash termination income, solar income and revenue associated with one-time tenant reimbursements of capital expenditures. Run Rate Cash NOI does not reflect the Company’s historical results and does not predict future results, which may be substantially different.




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We consider NOI, Cash NOI and Run Rate Cash NOI to be appropriate supplemental performance measures to net income because we believe they help us, and investors understand the core operations of our buildings. None of these measures should be considered as an alternative to net income (determined in accordance with GAAP) as an indication of our performance, and we believe that to understand our performance further, these measurements should be compared with our reported net income or net loss in accordance with GAAP, as presented in our consolidated financial statements. Further, our calculations of NOI, Cash NOI and Run Rate NOI may not be comparable to similarly titled measures disclosed by other REITs.

Non-Recurring Capital Expenditures: We define Non-Recurring Capital Expenditures as capital items for upgrades or items that previously did not exist at a building or capital items which have a longer useful life, such as roof replacements. Non-Recurring Capital Expenditures funded by parties other than the Company or capital expenditures reimbursed by tenants in lump sum and Acquisition Capital Expenditures are excluded.

Occupancy Rate: We define Occupancy Rate as the percentage of total leasable square footage for which either revenue recognition has commenced in accordance with GAAP or the lease term has commenced as of the close of the reporting period, whichever occurs earlier.

Operating Portfolio: We define the Operating Portfolio as all warehouse and light manufacturing assets that were acquired stabilized or have achieved Stabilization. The Operating Portfolio excludes non-core flex/office assets, assets contained in the Value Add Portfolio, and assets classified as held for sale.

Pipeline: We define Pipeline as a point in time measure that includes all of the transactions under consideration by the Company’s acquisitions group that have passed the initial screening process. The pipeline also includes transactions under contract and transactions with non-binding LOIs.

Recurring Capital Expenditures: We define Recurring Capital Expenditures as capital items required to sustain existing systems and capital items which generally have a shorter useful life. Recurring Capital Expenditures funded by parties other than the Company are excluded.

Renewal Lease: We define a Renewal Lease as a lease signed by an existing tenant to extend the term for 12 months or more, including (i) a renewal of the same space as the current lease at lease expiration, (ii) a renewal of only a portion of the current space at lease expiration, or (iii) an early renewal or workout, which ultimately does extend the original term for 12 months or more.

Retention: We define Retention as the percentage determined by taking Renewal Lease square footage commencing in the period divided by square footage of leases expiring in the period for assets included in the Operating Portfolio.

Same Store: We define Same Store properties as properties that were in the Operating Portfolio for the entirety of the comparative periods presented. Same Store GAAP NOI and Same Store Cash NOI exclude termination fees, solar income, and revenue associated with one-time tenant reimbursements of capital expenditures.

Stabilization: We define Stabilization for assets under development or redevelopment to occur as the earlier of achieving 90% occupancy or 12 months after completion. Stabilization for assets that were acquired and immediately added to the Value Add Portfolio occurs under the following:
if acquired with less than 75% occupancy as of the acquisition date, Stabilization will occur upon the earlier of achieving 90% occupancy or 12 months from the acquisition date;
if acquired and will be less than 75% occupied due to known move-outs within two years of the acquisition date, Stabilization will occur upon the earlier of achieving 90% occupancy after the known move-outs have occurred or 12 months after the known move-outs have occurred.








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Straight-Line Capitalization Rate: We define Straight-Line Capitalization Rate as calculated by dividing (i) the Company’s estimate of average annual net operating income from the applicable property’s operations stabilized for occupancy (post-lease-up for vacant properties), which does not include termination income, solar income, miscellaneous other income, capital expenditures, general and administrative costs, reserves, tenant improvements and leasing commissions, credit loss, or vacancy loss, by (ii) the GAAP purchase price plus estimated Acquisition Capital Expenditures. These Capitalization Rate estimates are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control, including those risk factors contained in our Annual Report on Form 10-K for the year ended December 31, 2020.

Straight-Line Rent Change (SL Rent Change): We define SL Rent Change as the percentage change in the average monthly base rent over the term of the lease that commenced during the period compared to the Comparable Lease for assets included in the Operating Portfolio. Rent under gross or similar type leases are converted to a net rent based on an estimate of the applicable recoverable expenses, and this calculation excludes the impact of any holdover rent.

Value Add Portfolio: We define the Value Add Portfolio as properties that meet any of the following criteria:
less than 75% occupied as of the acquisition date;
will be less than 75% occupied due to known move-outs within two years of the acquisition date;
out of service with significant physical renovation of the asset;
development.

Weighted Average Lease Term: We define Weighted Average Lease Term as the contractual lease term in years as of the lease start date weighted by square footage. Weighted Average Lease Term related to acquired assets reflects the remaining lease term in years as of the acquisition date weighted by square footage.




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Forward-Looking Statements

This earnings release contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. STAG Industrial, Inc. (STAG) intends such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and includes this statement for purposes of complying with these safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe STAG’s future plans, strategies and expectations, are generally identifiable by use of the words “believe,” “will,” “expect,” “intend,” “anticipate,” “estimate,” “should”, “project” or similar expressions. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors that are, in some cases, beyond STAG’s control and which could materially affect actual results, performances or achievements. Factors that may cause actual results to differ materially from current expectations include, but are not limited to, the risk factors discussed in STAG’s most recent Annual Report on Form 10-K for the year ended December 31, 2020, as updated by the Company’s subsequent reports filed with the Securities and Exchange Commission. Accordingly, there is no assurance that STAG’s expectations will be realized. Except as otherwise required by the federal securities laws, STAG disclaims any obligation or undertaking to publicly release any updates or revisions to any forward-looking statement contained herein (or elsewhere) to reflect any change in STAG’s expectations with regard thereto or any change in events, conditions or circumstances on which any such statement is based.


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