Urban Edge Properties (UE) is a real estate investment trust (REIT) that owns, manages, acquires, develops, and redevelops retail real estate, primarily in the Washington, D.C. to Boston corridor. The company has meticulously curated a portfolio of high-quality shopping centers, outlet centers, and malls, totaling approximately 17.2 million square feet as of September 30, 2024.
Company Background
The company's origins trace back to 2015, when it was spun off from Vornado Realty Trust. Since then, Urban Edge has demonstrated a relentless focus on growth, leveraging its deep market knowledge and established local relationships to selectively acquire and redevelop premier retail properties. The company's strategy has been centered on capitalizing on the rising demand for well-located, dominant shopping destinations within its core geographic footprint.
In its early years, Urban Edge built a diverse portfolio consisting of 71 shopping centers, two outlet centers, and two malls. The company faced challenges during the COVID-19 pandemic in 2020 and 2021, which impacted its retail tenants. However, Urban Edge successfully navigated this difficult period by working closely with its tenants and maintaining high occupancy levels.
Strategic Initiatives
In 2021, the company implemented a strategic initiative to simplify its portfolio. This involved selling lower-growth, single-tenant assets and reinvesting the proceeds into higher-quality shopping centers. This capital recycling strategy allowed Urban Edge to enhance the overall quality and growth profile of its assets. Notable acquisitions during this period included the Sunrise Mall in Massapequa, New York, and the Mt. Diablo property in Walnut Creek, California.
Urban Edge also focused on its redevelopment pipeline, completing projects at Kingswood Crossing and Burnside Commons in the New York metro area. These low-risk redevelopments contributed significantly to the company's earnings growth. Despite the challenges posed by the pandemic, Urban Edge maintained a strong balance sheet with limited debt maturities, positioning itself for future growth opportunities.
Financials
Urban Edge's financial performance has been robust, with the company reporting total revenue of $416.9 million and net income of $248.5 million for the fiscal year ended December 31, 2023. The company's operating cash flow and free cash flow for the same period were both $163.01 million.
In the third quarter of 2024, Urban Edge reported total revenue of $112.43 million, representing a 10.4% increase from the same quarter in 2023. This growth was primarily attributable to $5.90 million from property acquisitions, net of dispositions, a $4.30 million increase in property rentals and tenant reimbursements due to rent commencements and contractual rent increases, and a $0.60 million increase in lease termination income and other income. However, net income for Q3 2024 decreased by 74.7% year-over-year to $9.47 million, mainly due to higher depreciation and amortization expenses, real estate taxes, property operating expenses, and interest and debt expense, partially offset by a $43.03 million gain on extinguishment of debt.
The company's operating cash flow for Q3 2024 was $36.58 million, a slight decrease of 2.1% compared to Q3 2023, due to the timing of cash receipts and payments related to tenant collections and operating expenses. Free cash flow, however, increased significantly to $78.14 million, primarily due to lower capital expenditures.
One of the key drivers of Urban Edge's success has been its disciplined approach to capital allocation. The company has judiciously recycled capital, selling non-core and single-tenant assets at attractive cap rates and redeploying the proceeds into higher-quality, growth-oriented shopping centers. This strategy has enabled Urban Edge to continually enhance the quality of its portfolio and drive meaningful FFO growth.
In the third quarter of 2024, Urban Edge reported FFO as adjusted of $0.35 per share, representing a 9% increase compared to the same period in the prior year. The company's same-property NOI growth, including redevelopment, was a robust 5.1% for the quarter, reflecting the strength of its portfolio and the efficacy of its operating platform.
Liquidity
Urban Edge maintains a strong financial position with a debt-to-equity ratio of 1.46 as of December 31, 2023. The company had $101.12 million in cash and cash equivalents at the end of 2023, and as of September 30, 2024, it had access to $769.90 million under its $800 million revolving credit facility. The current ratio stood at 1.14, and the quick ratio was 0.82 as of December 31, 2023, indicating a solid short-term liquidity position.
Urban Edge's management team remains optimistic about the company's growth prospects. The REIT recently increased its 2024 FFO as adjusted guidance to $1.32 to $1.35 per share, up $0.03 per share at the midpoint, reflecting a 7% expected growth rate for the year. The company also raised its 2024 same-property NOI growth guidance, including redevelopment, to a midpoint of 5.4%, up from the prior midpoint of 5.25%.
Looking ahead to 2025, Urban Edge expects about $10 million of additional gross revenue to come online, with one-third realized in the first half and two-thirds in the second half of the year. The company continues to believe it will reach the high end of its 2025 FFO target of $1.31 to $1.39 per share.
Urban Edge's success has not gone unnoticed, as the company has attracted the attention of both institutional and private capital. The REIT's well-located, high-quality assets have commanded attractive valuations, with the company reporting a 50 to 75 basis point compression in cap rates over the past six to nine months.
Competitive Advantage
Despite the increased competition in the acquisition market, Urban Edge believes its local market expertise, strong relationships, and reputation as a credible and well-capitalized buyer will continue to provide it with a competitive edge in sourcing accretive investment opportunities.
The company's redevelopment pipeline, which totals $159.2 million in estimated costs across 22 active projects as of September 30, 2024, is expected to generate a 14% return on cost. These projects, combined with the REIT's active leasing efforts, are poised to drive further growth in same-property NOI over the coming quarters.
Outlook
While the retail landscape has faced headwinds in recent years, Urban Edge has proven its resilience. The company's strategy of owning well-located, dominant shopping destinations with diversified tenant mixes has enabled it to navigate the challenges successfully. Moreover, the REIT's proactive approach to capital recycling and redevelopment has positioned it to capitalize on the improving fundamentals in its target markets.
During the nine months ended September 30, 2024, Urban Edge acquired two properties, Heritage Square and Ledgewood Commons, for a total of $117.1 million. The company also disposed of two properties during the same period, generating $34.8 million in net proceeds and recording a $15.3 million gain on sale of real estate. This active portfolio management demonstrates the company's commitment to optimizing its asset base.
To support its growth initiatives, Urban Edge has been utilizing its at-the-market (ATM) equity offering program. During the nine months ended September 30, 2024, the company issued 7.1 million common shares through this program, generating $131.1 million in net proceeds. This capital raise provides additional financial flexibility for future acquisitions and development projects.
In conclusion, Urban Edge Properties is a well-managed REIT with a proven track record of growth and a clear path forward. The company's focus on high-quality retail assets, disciplined capital allocation, and operational excellence have positioned it as a leader in its sector. As Urban Edge continues to execute on its strategic initiatives and deliver on its financial targets, investors may find the REIT's growth story and attractive valuation compelling.