EX-99.1

EX-99.1 4 d717303dex991.htm EX-99.1 EX-99.1

Exhibit 99.1

LOGO

News Release

FOR IMMEDIATE RELEASE

DUKE REALTY REPORTS

FIRST QUARTER 2014 RESULTS

Core FFO per Share of $0.28

$108 million of New Development Starts

Total Development Pipeline at $607 million and 86 Percent Leased

(INDIANAPOLIS, April 30, 2014) – Duke Realty Corporation (NYSE: DRE), a leading industrial, suburban and medical office property REIT, today reported results for the first quarter of 2014.

Quarterly Highlights

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Core Funds from Operations (“Core FFO”) per diluted share was $0.28 for the quarter. Funds from Operations (“FFO”) per diluted share as defined by the National Association of Real Estate Investment Trusts (“NAREIT”) was also $0.28 for the quarter.

•

Operating results:

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Total portfolio occupancy of 93.6 percent and in-service portfolio occupancy of 94.0 percent;

•

Total leasing activity of 6.1 million square feet;

•

Same-property net operating income growth of 2.2 percent as compared to the quarter ended March 31, 2013 and 3.0 percent as compared to the twelve months ended March 31, 2013;

•

Adjusted Funds from Operations (“AFFO”) of $0.25 per diluted share, which represents a dividend pay-out ratio of 68 percent.

Duke Realty Reports First Quarter 2014 Results

April 30, 2014

Page 2 of 7

•

Asset and capital activities:

•

Began $108 million of new developments;

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Completed $79 million of non-strategic asset dispositions;

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Completed one $18 million modern bulk industrial acquisition;

•

Repaid one secured loan, totaling $18 million that bore interest at a weighted average effective rate of 3.5 percent.

Denny Oklak, Chairman and CEO said, “We saw continued strong operational results in the first quarter and maintained a high level of occupancy. Additionally, we executed 2.0 million square feet of renewal leases during the quarter with an impressive 7.9 percent growth in net effective rent. Same property net operating income growth for the quarter was negatively affected by snow removal and utility costs from the harsh winter but we still expect annual same property net operating income growth to be within our guidance range of 2.0 percent to 4.0 percent.”

Financial Performance

•

The following table reconciles FFO per share, as defined by NAREIT, to Core FFO per share as measured by the company, for the three months ended March 31, 2014 and 2013:


	Three Months Ended March 31
	2014		2013
FFO per share – diluted, as defined by NAREIT	$	0.28	$	0.24
Adjustments:
Adjustments for redemption/repurchase of preferred shares		—		0.02
Gain on land sales		—		—
Acquisition-related activity		—		—

Core FFO per share – diluted	$	0.28	$	0.26

•

Core FFO for the first quarter of 2014 increased by $10 million, or $0.02 per share, from the first quarter of 2013 because of improved rental operations, lower interest expense as the result of refinancing unsecured debt at lower rates during 2013 and lower preferred dividends resulting from the redemption of the 8.375 percent Series O preferred shares in February 2013. A reconciliation of net income to FFO as defined by NAREIT, as well as to Core FFO, is included in the financial tables included in this release.

•

Net income was $0.06 per diluted share for the first quarter of 2014 compared to $0.09 per diluted share for the same quarter in 2013. The lower net income per share was the result of the company recognizing nearly $49 million during the first quarter of 2013 for its share of joint ventures’ gains on sales of depreciable property, which was not included in FFO.

Duke Realty Reports First Quarter 2014 Results

April 30, 2014

Page 3 of 7

Portfolio Operating Performance

Strong overall operating performance across all product types:

•

In-service occupancy in the bulk distribution portfolio at March 31, 2014 of 95.0 percent compared to 95.3 percent at December 31, 2013.

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In-service occupancy in the suburban office portfolio of 88.1 percent at March 31, 2014 compared to 87.8 percent at December 31, 2013.

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In-service occupancy in the medical office portfolio of 93.7 percent at both March 31, 2014 and December 31, 2013.

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Tenant retention of 65 percent for the quarter, with overall renewal rental rate growth of 7.9 percent.

•

Same-property net operating income growth of 3.0 percent for the twelve months ended March 31, 2014 and 2.2 percent for the three months ended March 31, 2014 as compared to the comparable periods ended March 31, 2013.

Real Estate Investment Activity

Acquisitions

The company acquired one 100 percent leased 407,000 square foot high-quality modern bulk industrial facility located in Atlanta for $18 million during the first quarter of 2014.

Development

Oklak stated, “New development activity continued to be strong as we began $108 million of bulk distribution projects during the first quarter, which will be primarily constructed on land that we already owned. Our $607 million development pipeline is 86 percent leased with an average expected initial stabilized yield of 7.6 percent. The pipeline of potential projects to start during the remainder of 2014 is also high.”

Duke Realty Reports First Quarter 2014 Results

April 30, 2014

Page 4 of 7

The first quarter included the following development activity:

Wholly-Owned Properties

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During the quarter, five new developments were started. The company started a 346,000 square foot industrial development on our land in Baltimore, Maryland; a 744,000 square foot industrial development in Columbus, Ohio; and a 257,000 square foot expansion to an industrial development on our land in Atlanta, Georgia, all of which were 100 percent pre-leased. We also started two speculative industrial developments, totaling a combined 473,000 square feet in Houston, Texas.

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Wholly-owned development projects under construction at March 31, 2014 consisted of 13 industrial projects totaling 4.9 million square feet, eight medical office projects totaling 397,000 square feet and two suburban office projects totaling 452,000 square feet, which were 81 percent pre-leased in the aggregate.

•

One 100 percent leased suburban office development totaling 200,000 square feet was placed in service. Additionally, three 100 percent pre-leased medical office projects totaling 193,000 square feet were placed in service.

Joint Venture Properties

•

Joint venture development projects under construction at March 31, 2014 consisted of two industrial projects totaling nearly 1.8 million square feet, which are 100 percent pre-leased.

Dispositions

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Proceeds from property dispositions totaled $79 million during the quarter, of which $57 million was from the sale of two medical office assets totaling 180,000 square feet (100 percent occupied) and $18 million was from the sale of a nine-building portfolio of flex-industrial assets in Indianapolis totaling 439,000 square feet (95 percent occupied). The remaining proceeds were from our share of the sale of a 20 percent-owned suburban office property as well as from the sale of seven acres of undeveloped land.

Dividends Declared

Our board of directors declared a quarterly cash dividend on our common stock of $0.17 per share, or $0.68 per share on an annualized basis. The first quarter dividend will be payable May 30, 2014 to shareholders of record on May 15, 2014. The board also declared the following dividends on our outstanding preferred stock:


Class	NYSE Symbol	Quarterly Amount/Share	Record Date	Payment Date
Series J	DREPRJ	$0.4140625	May 15, 2014	May 30, 2014
Series K	DREPRK	$0.40625	May 15, 2014	May 30, 2014
Series L	DREPRL	$0.4125	May 15, 2014	May 30, 2014

Duke Realty Reports First Quarter 2014 Results

April 30, 2014

Page 5 of 7

2014 Earnings Guidance

The company revised its previous Core FFO guidance for 2014 to a range of $1.12 to $1.18 per share, compared to previous guidance of $1.11 to $1.19 per share.

FFO and AFFO Reporting Definitions

FFO: FFO is computed in accordance with standards established by NAREIT. NAREIT defines FFO as net income (loss) excluding gains (losses) on sales of depreciable property, impairment charges related to depreciable real estate assets, and extraordinary items (computed in accordance with generally accepted accounting principles (“GAAP”)); plus real estate related depreciation and amortization, and after similar adjustments for unconsolidated joint ventures. The company believes FFO to be most directly comparable to net income as defined by GAAP. The company believes that FFO should be examined in conjunction with net income (as defined by GAAP) as presented in the financial statements accompanying this release. FFO does not represent a measure of liquidity, nor is it indicative of funds available for the company’s cash needs, including the company’s ability to make cash distributions to shareholders.

Core FFO: Core FFO is computed as FFO adjusted for certain items that are generally non-cash in nature and that materially distort the comparative measurement of company performance over time. The adjustments include gains on sale of undeveloped land, impairment charges not related to depreciable real estate assets, tax expenses or benefit related to (i) changes in deferred tax asset valuation allowances, (ii) changes in tax exposure accruals that were established as the result of the adoption of new accounting principles, or (iii) taxable income (loss) related to other items excluded from FFO or Core FFO (collectively referred to as “other income tax items”), gains (losses) on debt transactions, adjustments on the repurchase or redemption of preferred stock, gains (losses) on and related costs of acquisitions, and severance charges related to major overhead restructuring activities. Although the company’s calculation of Core FFO differs from NAREIT’s definition of FFO and may not be comparable to that of other REITs and real estate companies, the company believes it provides a meaningful supplemental measure of its operating performance.

Duke Realty Reports First Quarter 2014 Results

April 30, 2014

Page 6 of 7

AFFO: AFFO is defined by the company as Core FFO (as defined above), less recurring building improvements and total second generation capital expenditures (the leasing of vacant space that had previously been under lease by the company is referred to as second generation lease activity) related to leases commencing during the reporting period and adjusted for certain non-cash items including straight line rental income and expense, non-cash components of interest expense and stock compensation expense, and after similar adjustments for unconsolidated partnerships and joint ventures.

Same Property Performance

The company includes same-property net operating income growth as a property-level supplemental measure of performance. The company utilizes same-property net income growth as a supplemental measure to evaluate property-level performance, and jointly-controlled properties are included at our ownership percentage.

A description of the properties that are excluded from the company’s same-property measure is included on page 22 of our March 31, 2014 supplemental information.

About Duke Realty Corporation

Duke Realty Corporation owns and operates approximately 154.1 million rentable square feet of industrial and office assets, including medical office, in 22 major U.S. metropolitan areas. Duke Realty Corporation is publicly traded on the NYSE under the symbol DRE and is listed on the S&P MidCap 400 Index. More information about Duke Realty Corporation is available at www.dukerealty.com.

First Quarter Earnings Call and Supplemental Information

Duke Realty Corporation is hosting a conference call tomorrow, May 1, 2014, at 3:00 p.m. EDT to discuss its first quarter operating results. All investors and other interested parties are invited to listen to the call. Access is available through the Investor Relations section of the company’s website.

A copy of the company’s supplemental information will be available by 6:00 p.m. EDT today through the Investor Relations section of the company’s website.

Cautionary Notice Regarding Forward-Looking Statements

This news release may contain forward-looking statements within the meaning of the federal securities laws. All statements, other than statements of historical facts, including, among others, statements regarding the company’s future financial position or results, future dividends, and future performance, are forward-looking statements. Those statements include statements regarding the intent, belief or current expectations of the company, members of its management team, as well as the assumptions on which such statements are based, and generally are identified by the use of

Duke Realty Reports First Quarter 2014 Results

April 30, 2014

Page 7 of 7

words such as “may,” “will,” “seeks,” “anticipates,” “believes,” “estimates,” “expects,” “plans,” “intends,” “should,” or similar expressions. Forward-looking statements are not guarantees of future performance and involve risks and uncertainties that actual results may differ materially from those contemplated by such forward-looking statements. Many of these factors are beyond the company’s abilities to control or predict. Such factors include, but are not limited to, (i) general adverse economic and local real estate conditions; (ii) the inability of major tenants to continue paying their rent obligations due to bankruptcy, insolvency or a general downturn in their business; (iii) financing risks, such as the inability to obtain equity, debt or other sources of financing or refinancing on favorable terms, if at all; (iv) the company’s ability to raise capital by selling its assets; (v) changes in governmental laws and regulations; (vi) the level and volatility of interest rates and foreign currency exchange rates; (vii) valuation of joint venture investments, (viii) valuation of marketable securities and other investments; (ix) valuation of real estate; (x) increases in operating costs; (xi) changes in the dividend policy for the company’s common stock; (xii) the reduction in the company’s income in the event of multiple lease terminations by tenants; (xiii) impairment charges, (xiv) the effects of geopolitical instability and risks such as terrorist attacks; (xv) the effects of weather and natural disasters such as floods, droughts, wind, tornadoes and hurricanes; and (xvi) the effect of any damage to our reputation resulting from developments relating to any of items (i) – (ix). Additional information concerning factors that could cause actual results to differ materially from those forward-looking statements is contained from time to time in the company’s filings with the Securities and Exchange Commission. The company refers you to the section entitled “Risk Factors” contained in the company’s Annual Report on Form 10-K for the year ended December 31, 2013. Copies of each filing may be obtained from the company or the Securities and Exchange Commission.

The risks included here are not exhaustive and undue reliance should not be placed on any forward-looking statements, which are based on current expectations. All written and oral forward-looking statements attributable to the company, its management, or persons acting on their behalf are qualified in their entirety by these cautionary statements. Further, forward-looking statements speak only as of the date they are made, and the company undertakes no obligation to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results over time unless otherwise required by law.

Contact Information:

Investors:

Ron Hubbard

317.808.6060

Media:

Helen McCarthy

317.708.8010

Duke Realty Corporation and Subsidiaries

Consolidated Statement of Operations

March 31, 2014

(Unaudited and in thousands, except per share amounts)


	Three Months Ended March 31,
	2014			2013
Revenues:
Rental and related revenue	$	237,350		$	209,879
General contractor and service fee revenue		55,820			47,404

		293,170			257,283

Expenses:
Rental expenses		50,267			38,861
Real estate taxes		32,467			29,040
General contractor and other services expenses		47,271			38,341
Depreciation and amortization		98,059			92,993

		228,064			199,235

Other operating activities:
Equity in earnings of unconsolidated companies		2,321			49,378
Gain on sale of properties		15,853			168
Gain on land sales		152			—
Undeveloped land carrying costs		(2,124	)		(2,198	)
Other operating expenses		(92	)		(68	)
General and administrative expenses		(14,694	)		(13,145	)

		1,416			34,135

Operating income		66,522			92,183

Other income (expenses):
Interest and other income, net		351			153
Interest expense		(55,257	)		(57,181	)
Acquisition-related activity		(14	)		643

Income from continuing operations before income taxes		11,602			35,798
Income tax expense		(2,674	)		—

Income from continuing operations		8,928			35,798

Discontinued operations:
Loss before gain on sales		(132	)		(629	)
Gain on sale of depreciable properties, net of tax		16,775			8,954

Income from discontinued operations		16,643			8,325
Net income		25,571			44,123
Dividends on preferred shares		(7,037	)		(9,550	)
Adjustments for redemption/repurchase of preferred shares		483			(5,932	)
Net income attributable to noncontrolling interests		(334	)		(598	)

Net income attributable to common shareholders	$	18,683		$	28,043

Basic net income per common share:
Continuing operations attributable to common shareholders	$	0.01		$	0.06
Discontinued operations attributable to common shareholders		0.05			0.03

Total	$	0.06		$	0.09

Diluted net income per common share:
Continuing operations attributable to common shareholders	$	0.01		$	0.06
Discontinued operations attributable to common shareholders		0.05			0.03

Total	$	0.06		$	0.09

Duke Realty Corporation and Subsidiaries

Summary of EPS, FFO and AFFO

March 31, 2014

(Unaudited and in thousands, except per share amounts)


	2014							2013
	Amount			Wtd. Avg. Shares		Per Share		Amount			Wtd. Avg. Shares		Per Share
Net income attributable to common shareholders	$	18,683						$	28,043
Less: dividends on participating securities		(645	)						(688	)

Net income per common share – basic		18,038			327,106	$	0.06		27,355			314,936	$	0.09
Add back:
Noncontrolling interest in earnings of unitholders		250			4,387				392			4,405
Other potentially dilutive securities					223							230

Net income attributable to common shareholders – diluted	$	18,288			331,716	$	0.06	$	27,747			319,571	$	0.09

Reconciliation to funds from operations (“FFO”)
*Net income attributable to common shareholders*	$	18,683			327,106			$	28,043			314,936
Adjustments:
Depreciation and amortization		98,264							99,780
Company share of joint venture depreciation and amortization		6,396							7,629
Gains on depreciable property sales, net of tax-wholly owned, discontinued operations		(16,775	)						(8,954	)
Gains on depreciable property sales, net of tax-wholly owned, continuing operations		(13,179	)						(168	)
Gains/losses on depreciable property sales – JV		165							(48,814	)
Noncontrolling interest share of adjustments		(991	)						(682	)

Funds from operations – basic		92,563			327,106	$	0.28		76,834			314,936	$	0.24
Noncontrolling interest in income of unitholders		250			4,387				392			4,405
Noncontrolling interest share of adjustments		991							682
Other potentially dilutive securities					2,887							3,098

Funds from operations – diluted	$	93,804			334,380	$	0.28	$	77,908			322,439	$	0.24
Gain on land sales		(152	)						—
Adjustments for redemption/repurchase of preferred shares		(483	)						5,932
Acquisition-related activity		14							(643	)

Core funds from operations – diluted	$	93,183			334,380	$	0.28	$	83,197			322,439	$	0.26

Adjusted funds from operations
Core funds from operations – diluted	$	93,183			334,380	$	0.28	$	83,197			322,439	$	0.26
Adjustments:
Straight-line rental income and expense		(6,701	)						(5,891	)
Amortization of above/below market rents and concessions		2,468							2,210
Stock based compensation expense		8,277							6,854
Noncash interest expense		1,602							2,310
Second generation concessions		(76	)						(68	)
Second generation tenant improvements		(7,461	)						(7,859	)
Second generation leasing commissions		(6,902	)						(5,636	)
Building improvements		(337	)						(634	)

Adjusted funds from operations – diluted	$	84,053			334,380	$	0.25	$	74,483			322,439	$	0.23

Duke Realty Corporation and Subsidiaries

Consolidated Balance Sheets

March 31, 2014

(Unaudited and in thousands)


	March 31, 2014			December 31, 2013
Assets:
Rental property	$	7,096,174		$	7,031,660
Less: accumulated depreciation		(1,422,986	)		(1,382,757	)
Construction in progress		277,400			256,911
Undeveloped land		570,718			590,052

Net real estate investments		6,521,306			6,495,866

Cash and cash equivalents		19,474			19,275
Accounts receivable		34,883			26,664
Straight-line rents receivable		126,387			120,497
Receivables on construction contracts, including retentions		27,833			19,209
Investments in and advances to unconsolidated companies		336,060			342,947
Deferred financing costs, net		33,764			36,250
Deferred leasing and other costs, net		462,176			473,413
Escrow deposits and other assets		205,480			218,493

Total assets	$	7,767,363		$	7,752,614

Liabilities and equity:

Secured debt	$	1,077,468		$	1,100,124
Unsecured notes		3,065,742			3,066,252
Unsecured line of credit		180,000			88,000
Construction payables and amounts due to subcontractors		72,695			69,391
Accrued real estate taxes		77,301			75,396
Accrued interest		36,468			52,824
Other accrued expenses		52,118			68,276
Other liabilities		138,602			142,589
Tenant security deposits and prepaid rents		50,307			45,133

Total liabilities		4,750,701			4,707,985

Preferred stock		428,926			447,683
Common stock and additional paid-in capital		4,653,199			4,624,228
Accumulated other comprehensive income		3,832			4,119
Distributions in excess of net income		(2,100,245	)		(2,062,787	)

Total shareholders’ equity		2,985,712			3,013,243

Noncontrolling interest		30,950			31,386

Total liabilities and equity	$	7,767,363		$	7,752,614