Company Operations
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Ø Total revenue (Operating
and Investment) was $194,564 for 3Q13
Ø Rental revenue
was $172K vs. $176K in 2Q13—steady
Ø Funds from
operations (FFO) was $70,737 during 3Q13, vs. $38,993 for 2Q13
Ø Dividends from
securities portfolio in 3Q13 was $16,495
Ø Share price decreased
15 cents to $12.32 per share
Ø Member shares
issued since inception: 182,242 (65 share members)
Revenue: M1’s second quarter
total revenue was $194,564, which included rental income, dividends, late
fees, and other miscellaneous income items.
Rental revenue was steady at $172,648 compared to $176,662 and $106,388
during the 2Q13 and 1Q13 respectively. Our new acquisition (Oxford
Apartments) on April 1, 2013 and efficient rental operations have contributed
to this positive trend and stability. Our securities portfolio generated $16,495
in dividends compared to $16,951 and $12,811 during 2Q13 and 1Q13
respectively. We expect dividend
income to remain level as we turn our focus to reducing debt instead of growing
our securities portfolio.
Operating
expenses:
Our operating expenses for 3Q13 were $166,032 vs. $177,523 for 2Q13. We will
continue to invest money to improve our properties; we invested $21,702 in
renovations, maintenance, and repairs during 3Q13. Our next two largest cash expenses
were utility expense ($13,841) and property insurance ($6,670). All operating
expenses were in line with our budget.
Depreciation accounted for $42,205 of operating expenses.
Funds
From Operations (FFO): M1’s
taxable loss for 3Q13 was $2,192; however by adding back depreciation expense
and charitable contributions (both non-cash expenses), the company
experienced a positive FFO of $70,737.
Interest expense for 3Q13 was $49,057. Our average cost of capital
increased to 4.62%, due to the debt of $288,000 at 4.75% interest incurred for
our purchase of Oxford apartments in April. Management will continue to seek
opportunities to refinance and/or pay-off liabilities in order to lower
interest expense, allowing the company to use those savings to reduce debt
further.
Distributions: M1 paid its first distribution to share members in January 2013.
Distributions are based on FFO from the previous six months of
operations. Distributions paid in
January were based on .09 per share.
During January 1 – June 30, 2013, FFO was $65,972. M1 distributed 30% of FFO, resulting in a
distribution of $20,223 or .12 per share, or a 33.3% increase. The distribution was paid on July 31, 2013.
Balance
sheet: Cash, cash equivalents, and short-term
investments as of September 30, 2013 were $949,867. Our REIT portfolio accounts
for $920,377. Our long-term assets or property portfolio is valued at
$5,520,000. Total assets are
$6,469,867. The company’s total liabilities decreased to $4,223,848. Share
members’ equity increased to $2,246,020. During 3Q13, M1 issued 11,694 member
shares and increased our M1 family by one member.
Property management: The economy in Joplin continues to improve
with the rebuilding of the city.
However, we have seen an increase in rental turnovers as construction
crews come to town and then depart within 6-12 months. The demand helps to keep the vacancies to a
minimum, but the transition of tenants does have a negative impact on our
rents collected per apartment. During
the 3Q we experienced a slight reduction in rental income due to apartment
vacancies for 2-3 weeks between renters.
Acquisition/Disposition: During the
3Q13, we donated 831 Grand Street, Joplin, MO to “Home Sweet Homes,” a
charitable organization that helps veterans with finding a home. The veteran family we helped out lost their
home during the May 2011 tornado. We
were able to provide them a 3 bedroom home, which will now be renovated by
local volunteers. The expected move-in
date is November 1, 2013. We were given a charitable donation of $30,724: the
value we had on the books for the home was $15,000.
Guidance
for 2013: Last quarter we increased M1’s 2013 total revenue
goal to $700,000. We have experienced a significant increase in our total
income during the first three quarters of 2013 due to improved tenant payment
operations, apartment availability, dividends, and trading activity. We expect
our rental income to grow as we continue regularly scheduled annual rental
rate increases. Operating expenses are
budgeted to remain in line (85%) with our expected revenue as we execute our preventive
maintenance plans. We have begun
distributing funds from operations and plan to gradually increase the amount
as we grow our business, driving higher revenue and increasing our funds from
operations.
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