Table of Contents

 

 

 

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

 

FORM 10-Q

 

x

Quarterly Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

 

For the quarterly period ended June 30, 2013.

 

o

Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

 

For the transition period from                      to                     .

 

Commission file number: 001-34877

 

CoreSite Realty Corporation

(Exact name of registrant as specified in its charter)

 

Maryland

 

27-1925611

(State or other jurisdiction
of incorporation or organization)

 

(I.R.S. Employer
Identification No.)

 

1050 17th Street, Suite 800
Denver, CO

 

80265

(Address of principal executive offices)

 

(Zip Code)

 

(866) 777-2673

(Registrant’s telephone number, including area code)

 

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes x No o.

 

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). Yes x No o

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):

 

Large accelerated filer o

Accelerated filer x

Non-accelerated filer o

Smaller reporting company o

 

 

(Do not check if a smaller reporting
company)

 

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes o No x

 

The number of shares of common stock outstanding at July 24, 2013 was 21,404,156.

 

 

 



Table of Contents

 

CORESITE REALTY CORPORATION

FORM 10-Q

FOR THE QUARTER ENDED JUNE 30, 2013

TABLE OF CONTENTS

 

 

 

PAGE
NO.

 

 

 

PART I. FINANCIAL INFORMATION

 

3

 

 

 

ITEM 1. Financial Statements

 

3

 

 

 

Condensed Consolidated Balance Sheets as of June 30, 2013, and December 31, 2012 (unaudited)

 

3

 

 

 

Condensed Consolidated Statements of Operations for the three and six months ended June 30, 2013, and 2012 (unaudited)

 

4

 

 

 

Condensed Consolidated Statement of Equity for the six months ended June 30, 2013 (unaudited)

 

5

 

 

 

Condensed Consolidated Statements of Cash Flows for the six months ended June 30, 2013, and 2012 (unaudited)

 

6

 

 

 

Notes to Condensed Consolidated Financial Statements (unaudited)

 

7

 

 

 

ITEM 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

17

 

 

 

ITEM 3. Quantitative and Qualitative Disclosures About Market Risk

 

26

 

 

 

ITEM 4. Controls and Procedures

 

27

 

 

 

PART II. OTHER INFORMATION

 

27

 

 

 

ITEM 1. Legal Proceedings

 

27

 

 

 

ITEM 1A. Risk Factors

 

27

 

 

 

ITEM 2. Unregistered Sales of Equity Securities and Use of Proceeds

 

27

 

 

 

ITEM 3. Defaults Upon Senior Securities

 

28

 

 

 

ITEM 4. Mine Safety Disclosures

 

28

 

 

 

ITEM 5. Other Information

 

28

 

 

 

ITEM 6. Exhibits

 

28

 

 

 

Signatures

 

29

 

 

 

Exhibit 31.1

 

 

Exhibit 31.2

 

 

Exhibit 32.1

 

 

Exhibit 32.2

 

 

EX-101 INSTANCE DOCUMENT

 

 

EX-101 SCHEMA DOCUMENT

 

 

EX-101 CALCULATION LINKBASE DOCUMENT

 

 

EX-101 LABELS LINKBASE DOCUMENT

 

 

EX-101 PRESENTATION LINKBASE DOCUMENT

 

 

EX-101 DEFINITION LINKBASE DOCUMENT

 

 

 

2



Table of Contents

 

PART I — FINANCIAL INFORMATION

 

ITEM 1. FINANCIAL STATEMENTS

 

CORESITE REALTY CORPORATION

 

CONDENSED CONSOLIDATED BALANCE SHEETS

(unaudited and in thousands except share data)

 

 

 

June 30,

 

December 31,

 

 

 

2013

 

2012

 

ASSETS

 

 

 

 

 

Investments in real estate:

 

 

 

 

 

Land

 

$

76,227

 

$

85,868

 

Building and building improvements

 

652,142

 

596,405

 

Leasehold improvements

 

91,175

 

85,907

 

 

 

819,544

 

768,180

 

Less: Accumulated depreciation and amortization

 

(129,038

)

(105,433

)

Net investment in operating properties

 

690,506

 

662,747

 

Construction in progress

 

104,963

 

61,328

 

Net investments in real estate

 

795,469

 

724,075

 

Cash and cash equivalents

 

2,803

 

8,130

 

Accounts and other receivables, net of allowance for doubtful accounts of $347 and $625 as of June 30, 2013, and December 31, 2012, respectively

 

7,930

 

9,901

 

Lease intangibles, net of accumulated amortization of $23,280 and $33,050 as of June 30, 2013, and December 31, 2012, respectively

 

14,154

 

19,453

 

Goodwill

 

41,191

 

41,191

 

Other assets

 

45,312

 

42,582

 

Total assets

 

$

906,859

 

$

845,332

 

 

 

 

 

 

 

LIABILITIES AND EQUITY

 

 

 

 

 

Liabilities:

 

 

 

 

 

Revolving credit facility

 

$

73,000

 

$

 

Mortgage loans payable

 

59,000

 

59,750

 

Accounts payable and accrued expenses

 

50,127

 

50,624

 

Deferred rent payable

 

5,725

 

4,329

 

Acquired below-market lease contracts, net of accumulated amortization of $5,689 and $10,062 as of June 30, 2013, and December 2012, respectively

 

7,520

 

8,539

 

Prepaid rent and other liabilities

 

11,590

 

11,317

 

Total liabilities

 

206,962

 

134,559

 

Stockholders’ equity:

 

 

 

 

 

Series A Cumulative Preferred Stock 7.25%, $115,000 liquidation preference ($25.00 per share, $0.01 par value), 4,600,000 shares issued and oustanding as of June 30, 2013, and December 31, 2012

 

115,000

 

115,000

 

Common Stock, par value $0.01, 100,000,000 shares authorized and 21,404,156 and 21,202,673 shares issued and outstanding at June 30, 2013, and December 31, 2012, respectively

 

208

 

207

 

Additional paid-in capital

 

263,479

 

259,009

 

Distributions in excess of net income

 

(43,078

)

(35,987

)

Total stockholders’ equity

 

335,609

 

338,229

 

Noncontrolling interests

 

364,288

 

372,544

 

Total equity

 

699,897

 

710,773

 

Total liabilities and equity

 

$

906,859

 

$

845,332

 

 

See accompanying notes to condensed consolidated financial statements.

 

3



Table of Contents

 

CORESITE REALTY CORPORATION

 

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(unaudited and in thousands except share and per share data)

 

 

 

Three Months Ended June 30,

 

Six Months Ended June 30,

 

 

 

2013

 

2012

 

2013

 

2012

 

Operating revenues:

 

 

 

 

 

 

 

 

 

Rental revenue

 

$

34,205

 

$

30,604

 

$

67,307

 

$

60,234

 

Power revenue

 

14,486

 

12,939

 

28,015

 

25,313

 

Interconnection revenue

 

7,053

 

5,436

 

13,625

 

9,091

 

Tenant reimbursement and other

 

1,923

 

1,657

 

3,811

 

3,282

 

Total operating revenues

 

57,667

 

50,636

 

112,758

 

97,920

 

Operating expenses:

 

 

 

 

 

 

 

 

 

Property operating and maintenance

 

15,118

 

15,274

 

29,645

 

29,669

 

Real estate taxes and insurance

 

2,304

 

2,132

 

4,524

 

4,146

 

Depreciation and amortization

 

16,261

 

15,947

 

32,210

 

31,408

 

Sales and marketing

 

3,936

 

2,581

 

7,725

 

4,710

 

General and administrative

 

6,177

 

6,036

 

13,180

 

12,388

 

Rent

 

4,756

 

4,691

 

9,549

 

9,268

 

Transaction costs

 

249

 

161

 

254

 

283

 

Total operating expenses

 

48,801

 

46,822

 

97,087

 

91,872

 

Operating income

 

8,866

 

3,814

 

15,671

 

6,048

 

Interest income

 

2

 

5

 

4

 

7

 

Interest expense

 

(783

)

(1,309

)

(1,222

)

(2,327

)

Income before income taxes

 

8,085

 

2,510

 

14,453

 

3,728

 

Income tax expense

 

(206

)

(662

)

(379

)

(537

)

Net income

 

7,879

 

1,848

 

14,074

 

3,191

 

Net income attributable to noncontrolling interests

 

3,176

 

1,022

 

5,438

 

1,765

 

Net income attributable to CoreSite Realty Corporation

 

4,703

 

826

 

8,636

 

1,426

 

Preferred stock dividends

 

(2,085

)

 

(4,169

)

 

Net income attributable to common shares

 

$

2,618

 

$

826

 

$

4,467

 

$

1,426

 

Net income per share attributable to common shares:

 

 

 

 

 

 

 

 

 

Basic

 

$

0.13

 

$

0.04

 

$

0.22

 

$

0.07

 

Diluted

 

$

0.12

 

$

0.04

 

$

0.21

 

$

0.07

 

Weighted average common shares outstanding

 

 

 

 

 

 

 

 

 

Basic

 

20,829,375

 

20,532,930

 

20,752,065

 

20,494,402

 

Diluted

 

21,445,875

 

20,914,686

 

21,412,289

 

20,801,050

 

 

See accompanying notes to condensed consolidated financial statements.

 

4



Table of Contents

 

CORESITE REALTY CORPORATION

 

CONDENSED CONSOLIDATED STATEMENT OF EQUITY

(unaudited and in thousands except share data)

 

 

 

 

 

 

 

 

 

Additional

 

Distributions

 

Total

 

 

 

 

 

 

 

Preferred

 

Common Shares

 

Paid-in

 

in Excess of

 

Stockholders’

 

Noncontrolling

 

Total

 

 

 

Stock

 

Number

 

Amount

 

Capital

 

Net Income

 

Equity

 

Interests

 

Equity

 

Balance at January 1, 2013

 

$

115,000

 

21,202,673

 

$

207

 

$

259,009

 

$

(35,987

)

$

338,229

 

$

372,544

 

$

710,773

 

Issuance of restricted stock awards, net of forfeitures

 

 

167,790

 

1

 

 

 

1

 

 

1

 

Exercise of stock options

 

 

33,693

 

 

525

 

 

525

 

 

525

 

Amortization of deferred compensation

 

 

 

 

3,945

 

 

3,945

 

 

3,945

 

Dividends declared on preferred stock

 

 

 

 

 

(4,169

)

(4,169

)

 

(4,169

)

Dividends and distributions

 

 

 

 

 

(11,558

)

(11,558

)

(13,694

)

(25,252

)

Net income

 

 

 

 

 

8,636

 

8,636

 

5,438

 

14,074

 

Balance at June 30, 2013

 

$

115,000

 

21,404,156

 

$

208

 

$

263,479

 

$

(43,078

)

$

335,609

 

$

364,288

 

$

699,897

 

 

See accompanying notes to condensed consolidated financial statements.

 

5



Table of Contents

 

CORESITE REALTY CORPORATION

 

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(unaudited and in thousands)

 

 

 

Six Months Ended June 30,

 

 

 

2013

 

2012

 

CASH FLOWS FROM OPERATING ACTIVITIES

 

 

 

 

 

Net income

 

$

14,074

 

$

3,191

 

Adjustments to reconcile net income to net cash provided by operating activities:

 

 

 

 

 

Depreciation and amortization

 

32,210

 

31,408

 

Amortization of above/below market leases

 

(431

)

(797

)

Amortization of deferred financing costs

 

847

 

872

 

Amortization of share-based compensation

 

3,578

 

2,526

 

Bad debt expense

 

157

 

36

 

Changes in operating assets and liabilities:

 

 

 

 

 

Accounts receivable

 

1,814

 

(1,478

)

Deferred rent receivable

 

(618

)

(2,477

)

Deferred leasing costs

 

(4,204

)

(2,544

)

Other assets

 

(1,025

)

(1,196

)

Accounts payable and accrued expenses

 

(2,215

)

(246

)

Prepaid rent and other liabilities

 

273

 

(1,989

)

Deferred rent payable

 

1,395

 

492

 

Net cash provided by operating activities

 

45,855

 

27,798

 

CASH FLOWS FROM INVESTING ACTIVITIES

 

 

 

 

 

Tenant improvements

 

(3,405

)

(3,417

)

Real estate improvements

 

(68,161

)

(31,800

)

Acquisition of NY2

 

(21,889

)

 

Acquisition of Comfluent, net of cash received

 

 

(2,581

)

Changes in reserves for capital improvements

 

 

153

 

Net cash used in investing activities

 

(93,455

)

(37,645

)

CASH FLOWS FROM FINANCING ACTIVITIES

 

 

 

 

 

Proceeds from exercise of stock options

 

525

 

795

 

Proceeds from revolving credit facility

 

73,000

 

49,750

 

Principal payments on mortgage loans

 

(750

)

(25,165

)

Payments of loan fees and costs

 

(2,617

)

(106

)

Dividends and distributions paid on common stock and OP units

 

(25,033

)

(16,529

)

Dividends paid on preferred stock

 

(2,852

)

 

Net cash provided by financing activities

 

42,273

 

8,745

 

Net change in cash and cash equivalents

 

(5,327

)

(1,102

)

Cash and cash equivalents, beginning of period

 

8,130

 

6,628

 

Cash and cash equivalents, end of period

 

$

2,803

 

$

5,526

 

SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION

 

 

 

 

 

Cash paid for interest

 

$

1,860

 

$

2,974

 

NON-CASH INVESTING AND FINANCING ACTIVITY

 

 

 

 

 

Construction costs payable capitalized to real estate

 

$

12,708

 

$

6,380

 

Accrual of dividends and distributions

 

$

14,902

 

$

8,580

 

 

See accompanying notes to condensed consolidated financial statements.

 

6



Table of Contents

 

CORESITE REALTY CORPORATION

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

June 30, 2013

(unaudited)

 

1. Organization and Description of Business

 

CoreSite Realty Corporation, through its controlling interest in CoreSite, L.P. (the “Operating Partnership”) and the subsidiaries of the Operating Partnership (collectively, the “Company,” “we,” or “our”), is a fully-integrated, self-administered, and self-managed real estate investment trust (“REIT”). The Company was organized in the State of Maryland on February 17, 2010, completed its initial public offering of common stock (the “IPO”) on September 28, 2010, and is the sole general partner of the Operating Partnership. As of June 30, 2013, the Company owns a 45.1% common interest in the Operating Partnership.

 

We are engaged in the business of owning, acquiring, constructing and managing technology-related real estate and as of June 30, 2013, our property portfolio included 14 operating data center facilities and multiple development projects located in some of the largest and fastest growing data center markets in the United States, including Los Angeles, the San Francisco Bay and Northern Virginia areas, Chicago, Boston, New York City, Miami and Denver. The development projects include construction of new facilities in the San Francisco Bay and Northern Virginia areas and New York.

 

2. Summary of Significant Accounting Policies

 

Principles of Consolidation and Basis of Presentation

 

The accompanying unaudited condensed consolidated financial statements have been prepared by our management in accordance with U.S. generally accepted accounting principles (“GAAP”) for interim financial information and in compliance with the rules and regulations of the United States Securities and Exchange Commission. Accordingly, these condensed consolidated financial statements do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of our management, all adjustments (consisting of normal recurring adjustments) considered necessary for a fair presentation have been included. The results of operations for the six months ended June 30, 2013, are not necessarily indicative of the expected results for the year ending December 31, 2013. These condensed consolidated financial statements should be read in conjunction with the audited consolidated financial statements and the notes thereto included in our Annual Report on Form 10-K for the year ended December 31, 2012. Intercompany balances and transactions have been eliminated.

 

Use of Estimates

 

The preparation of these condensed consolidated financial statements in conformity with GAAP requires our management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingencies at the date of the condensed consolidated financial statements and the reported amounts of revenues and expenses during the reporting period. We evaluate our estimates, including those related to assessing the carrying values of our real estate properties, accrued liabilities, and performance-based equity compensation plans. We base our estimates on historical experience, current market conditions, and various other assumptions that we believe to be reasonable under the circumstances. Actual results may vary from those estimates and those estimates could vary under different assumptions or conditions.

 

Adjustments and Reclassifications

 

Cash used for tenant improvement investing activities, included in the accompanying condensed consolidated statement of cash flows for 2012 have been reclassified to conform to the 2013 financial statement presentation. In addition, certain other amounts included in the condensed consolidated financial statements for 2012 have been reclassified to conform to the 2013 financial statement presentation.

 

Investments in Real Estate

 

Real estate investments are carried at cost less accumulated depreciation and amortization. The cost of real estate includes the purchase price of the property and leasehold improvements. Expenditures for maintenance and repairs are expensed as incurred. Significant renovations and betterments that extend the economic useful lives of assets are capitalized. During land development and construction periods, we capitalize construction costs, legal fees, financing costs, real estate taxes and insurance and internal costs of personnel performing development, if such costs are incremental and identifiable to a specific development project. Capitalization begins upon commencement of development efforts and ceases when the property is ready for its intended use and held available for occupancy. Interest is capitalized during the period of development based upon applying the weighted-average borrowing rate to the actual development costs expended. Capitalized interest costs were $0.9 million and $0.5 million for the three months ended June 30, 2013, and 2012, respectively, and $1.9 million and $1.2 million for the six months ended June 30, 2013 and 2012, respectively.

 

7



Table of Contents

 

Depreciation and amortization are calculated using the straight-line method over the following useful lives of the assets:

 

Buildings

 

27 to 40 years

Building improvements

 

1 to 15 years

Leasehold improvements

 

The shorter of the lease term or useful life of the asset

 

Depreciation expense was $13.2 million and $9.9 million for the three months ended June 30, 2013, and 2012, respectively, and $25.1 million and $19.3 million for the six months ended June 30, 2013 and 2012, respectively.

 

Acquisition of Investment in Real Estate

 

Purchase accounting is applied to the assets and liabilities related to all real estate investments acquired. The fair value of the real estate acquired is allocated to the acquired tangible assets, consisting primarily of land, building and improvements, and identified intangible assets and liabilities, consisting of the value of above-market and below-market leases, value of in-place leases and the value of customer relationships.

 

The fair value of the land and building of an acquired property is determined by valuing the property as if it were vacant, and the “as-if-vacant” value is then allocated to land and building based on management’s determination of the fair values of these assets. Management determines the as-if-vacant fair value of a property using methods similar to those used by independent appraisers. Factors considered by management in performing these analyses include an estimate of carrying costs during the expected lease-up periods considering current market conditions and costs to execute similar leases.

 

The fair value of intangibles related to in-place leases includes the value of lease intangibles for above-market and below-market leases, lease origination costs, and customer relationships, determined on a lease-by-lease basis. Above-market and below-market leases are valued based on the present value (using an interest rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to the in-place leases and (ii) management’s estimate of fair market lease rates for the corresponding in-place leases, measured over a period equal to the remaining non-cancelable term of the lease and, for below-market leases, over a period equal to the initial term plus any below-market fixed rate renewal periods. Lease origination costs include estimates of costs avoided associated with leasing the property, including tenant allowances and improvements and leasing commissions. Customer relationship intangibles relate to the additional revenue opportunities expected to be generated through interconnection services and utility services to be provided to the in-place lease tenants.

 

The capitalized values for above and below-market lease intangibles, lease origination costs, and customer relationships are amortized over the term of the underlying leases or the expected customer relationship. Amortization related to above-market and below-market leases where the Company is the lessor is recorded as either a reduction of or an increase to rental income, amortization related to above-market and below-market leases where the Company is the lessee is recorded as either a reduction of or an increase to rent expense and amortization for lease origination costs and customer relationships are recorded as amortization expense. If a lease is terminated prior to its stated expiration, all unamortized amounts relating to that lease are written off. The carrying value of intangible assets is reviewed for impairment in connection with its respective asset group whenever events or changes in circumstances indicate that the asset group may not be recoverable. An impairment loss is recognized if the carrying amount of the asset group is not recoverable and its carrying amount exceeds its estimated fair value. No impairment loss was recognized for the three and six months ended June 30, 2013, and 2012.

 

The excess of the cost of an acquired business over the net of the amounts assigned to assets acquired (including identified intangible assets) and liabilities assumed is recorded as goodwill. As of June 30, 2013, and December 31, 2012, we had approximately $41.2 million of goodwill at each date. The Company’s goodwill has an indeterminate life and is not amortized, but is tested for impairment on an annual basis, or more frequently if events or changes in circumstances indicate that the asset might be impaired. No impairment loss was recognized for the three and six months ended June 30, 2013, and 2012.

 

Cash and Cash Equivalents

 

Cash and cash equivalents include all non-restricted cash held in financial institutions and other non-restricted highly liquid short-term investments with original maturities at acquisition of three months or less.

 

Deferred Costs

 

Deferred leasing costs include commissions and other direct and incremental costs incurred to obtain new customer leases, which are capitalized and amortized over the terms of the related leases using the straight-line method. If a lease terminates prior to the expiration of its initial term, any unamortized costs related to the lease are written off to amortization expense.

 

Deferred financing costs include costs incurred in connection with obtaining debt and extending existing debt. These financing costs are capitalized and amortized on a straight-line basis, which approximates the effective-interest method, over the term of the loan and are included as a component of interest expense.

 

8



Table of Contents

 

Recoverability of Long-Lived Assets

 

The Company reviews its long-lived assets for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable. Impairment is recognized when estimated expected future cash flows (undiscounted and without interest charges) are less than the carrying amount of the assets. The estimation of expected future net cash flows is inherently uncertain and relies, to a considerable extent, on assumptions regarding current and future economics and market conditions and the availability of capital. If, in future periods, there are changes in the estimates or assumptions incorporated into the impairment review analysis, the changes could result in an adjustment to the carrying amount of the long-lived assets. To the extent that impairment has occurred, the excess of the carrying amount of long-lived assets over its estimated fair value would be charged to income. For the three and six months ended June 30, 2013, and 2012, no impairment was recognized.

 

Revenue Recognition

 

All leases are classified as operating leases and minimum rents are recognized on a straight-line basis over the non-cancellable term of the agreements. The excess of rents recognized over amounts contractually due pursuant to the underlying leases are included in deferred rent receivable. If a lease terminates prior to its stated expiration, the deferred rent receivable relating to that lease is written off as a reduction of rental revenue.

 

When arrangements include multiple elements, the revenue associated with separate elements is allocated based on the relative fair values of those elements. The revenue associated with each element is then recognized as earned. Interconnection services are considered as separate earnings processes that are provided and completed on a month-to-month basis and revenue is recognized in the period that services are performed. Set-up charges and utility installation fees are initially deferred and recognized over the term of the arrangement as revenue or the expected period of performance unless management determines a separate earnings process exists related to an installation charge.

 

Tenant reimbursements for real estate taxes, common area maintenance, and other recoverable costs are recognized as revenue in the period that the related expenses are incurred.

 

Above-market and below-market lease intangibles that were acquired are amortized on a straight-line basis as decreases and increases, respectively, to rental revenue over the remaining non-cancellable term of the underlying leases. For the three months ended June 30, 2013, and 2012, the net effect of amortization of acquired above-market and below-market leases resulted in an increase to rental revenue of $0.2 million and $0.4 million, respectively. For the six months ended June 30, 2013, and 2012, the net effect of amortization of acquired above-market and below-market leases resulted in an increase to rental income of $0.4 million and $0.8 million, respectively.

 

A provision for uncollectible accounts is recorded if a receivable balance relating to contractual rent, rent recorded on a straight-line basis, or tenant reimbursements is considered by management to be uncollectible. At June 30, 2013, and December 31, 2012, the allowance for doubtful accounts totaled $0.3 million and $0.6 million, respectively.

 

Share-Based Compensation

 

We account for share-based compensation using the fair value method of accounting. The estimated fair value of the stock options granted by us is calculated based on Black-Scholes model and is amortized on a straight-line basis over the vesting period. The fair value of restricted share-based and Operating Partnership unit compensation is based on the market value of our common stock on the date of the grant and is amortized on a straight-line basis over the vesting period.

 

Asset Retirement and Environmental Remediation Obligations

 

We record accruals for estimated retirement and environmental remediation obligations. The obligations relate primarily to the removal of asbestos and contaminated soil during development of the properties as well as the estimated equipment removal costs upon termination of a certain lease where we are the lessee. At June 30, 2013, and December 31, 2012, the amount included in other liabilities on the condensed consolidated balance sheets was approximately $2.5 million and $2.6 million, respectively.

 

9



Table of Contents

 

Income Taxes

 

We elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended (the “Code”), commencing with our taxable year ended December 31, 2010. To qualify as a REIT, we are required to distribute at least 90% of our taxable income to our stockholders and meet various other requirements imposed by the Code relating to such matters as operating results, asset holdings, distribution levels and diversity of stock ownership. Provided we qualify for taxation as a REIT, we are generally not subject to corporate level federal income tax on the earnings distributed currently to our stockholders. If we fail to qualify as a REIT in any taxable year, and are unable to avail ourselves of certain savings provisions set forth in the Code, all of our taxable income would be subject to federal income tax at regular corporate rates, including any applicable alternative minimum tax.

 

To maintain REIT status, we must distribute a minimum of 90% of our taxable income. However, it is our policy and intent, subject to change, to distribute 100% of our taxable income and therefore no provision is required in the accompanying financial statements for federal income taxes with regards to activities of the REIT and its subsidiary pass-through entities. Any taxable income prior to the completion of the IPO is the responsibility of the Company’s prior member. The allocable share of income is included in the income tax returns of the members. The Company is subject to the statutory requirements of the locations in which it conducts business. State and local income taxes are accrued as deemed required in the best judgment of management based on analysis and interpretation of respective tax laws.

 

We have elected to treat two of our subsidiaries as taxable REIT subsidiaries (“TRS”). Certain activities that we undertake must be conducted by a TRS, such as services for our tenants that could be considered otherwise impermissible for us to perform and holding assets that we cannot hold directly. A TRS is subject to corporate level federal and state income taxes. Relative deferred tax assets and liabilities arising from temporary differences in financial reporting versus tax reporting are also established as determined by management.

 

Deferred income taxes are recognized in certain taxable entities. Deferred income tax is generally a function of the period’s temporary differences (items that are treated differently for tax purposes than for financial reporting purposes), the utilization of tax net operating losses generated in prior years that previously had been recognized as deferred income tax assets and the reversal of any previously recorded deferred income tax liabilities. A valuation allowance for deferred income tax assets is provided if we believe all or some portion of the deferred income tax asset may not be realized. Any increase or decrease in the valuation allowance resulting from a change in circumstances that causes a change in the estimated realizability of the related deferred income tax asset is included in deferred tax expense. As of June 30, 2013, the deferred income taxes were not material.

 

We currently have no liabilities for uncertain tax positions. The earliest tax year for which we are subject to examination is 2010. Prior to their contribution to our Operating Partnership, our subsidiaries were treated as pass-through entities for tax purposes and the earliest year for which our subsidiaries are subject to examination is 2009.

 

Concentration of Credit Risks

 

Our cash and cash equivalents are maintained in various financial institutions, which, at times, may exceed federally insured limits. We have not experienced any losses in such accounts, and management believes that we are not exposed to any significant credit risk in this area. We have no off-balance-sheet concentrations of credit risk, such as foreign exchange contracts, option contracts, or foreign currency hedging arrangements.

 

Segment Information

 

We manage our business as one reportable segment consisting of investments in data centers located in the United States. Although we provide services in several markets, these operations have been aggregated into one reportable segment based on the similar economic characteristics amongst all markets, including the nature of the services provided and the type of customers purchasing these services.

 

10



Table of Contents

 

3. Investment in Real Estate

 

On February 7, 2013, the Company acquired land and a vacant building, NY2, in Secaucus, NJ, with a total real estate value of $23.0 million. NY2 is being developed into a data center facility. During the six months ended June 30, 2013, in addition to NY2, the Company commenced development on two other data center facilities, VA2 and SV5. Based on the relative fair values of the parcels, land was allocated to each of VA2 and SV5 and was reclassified during the first quarter of 2013 to construction in progress in the condensed consolidated balance sheet. The reclassification equaled $5.2 million and $2.4 million for VA2 and SV5, respectively.

 

The following is a summary of the properties owned and leased at June 30, 2013 (in thousands):

 

 

 

 

 

 

 

Buildings and

 

Leasehold

 

Construction

 

 

 

Property Name

 

Location

 

Land

 

Improvements

 

Improvements

 

in Progress

 

Total Cost

 

SV1

 

San Jose, CA

 

$

6,863

 

$

103,090

 

$

 

$

14,098

 

$

124,051

 

SV2

 

Milpitas, CA

 

5,086

 

23,270

 

 

431

 

28,787

 

SV3

 

Santa Clara, CA

 

3,972

 

45,820

 

 

18

 

49,810

 

SV4

 

Santa Clara, CA

 

4,442

 

84,746

 

 

490

 

89,678

 

SV5

 

Santa Clara, CA

 

 

 

 

14,771

 

14,771

 

Santa Clara Campus(1)

 

Santa Clara, CA

 

8,173

 

8,221

 

 

4,969

 

21,363

 

BO1

 

Somerville, MA

 

6,100

 

77,354

 

 

2,219

 

85,673

 

NY1

 

New York, NY

 

 

 

31,830

 

404

 

32,234

 

NY2

 

Secaucus, NJ

 

 

 

 

44,279

 

44,279

 

VA1

 

Reston, VA

 

6,903

 

104,650

 

 

4,162

 

115,715

 

VA2

 

Reston, VA

 

 

 

 

9,765

 

9,765

 

DC1

 

Washington, DC

 

 

 

7,189

 

218

 

7,407

 

CH1

 

Chicago, IL

 

5,493

 

74,594

 

 

5,297

 

85,384

 

LA1

 

Los Angeles, CA

 

 

 

51,645

 

1,712

 

53,357

 

LA2

 

Los Angeles, CA

 

28,467

 

120,579

 

 

1,245

 

150,291

 

MI1

 

Miami, FL

 

728

 

9,818

 

 

24

 

10,570

 

DE1

 

Denver, CO

 

 

 

219

 

486

 

705

 

DE2

 

Denver, CO

 

 

 

292

 

375

 

667

 

Total

 

 

 

$

76,227

 

$

652,142

 

$

91,175

 

$

104,963

 

$

924,507

 

 


(1)    This campus includes office and light-industrial real estate buildings and land held for development in Santa Clara, CA. 

 

4. Other Assets

 

Our other assets consisted of the following, net of amortization and depreciation, if applicable, as of June 30, 2013, and December 31, 2012 (in thousands):

 

 

 

June 30,

 

December 31,

 

 

 

2013

 

2012

 

Deferred leasing costs

 

$

13,043

 

$

12,444

 

Deferred rent receivable

 

15,635

 

15,017

 

Deferred financing costs

 

4,206

 

2,520

 

Corporate furniture, fixtures and equipment

 

4,332

 

4,152

 

Other

 

8,096

 

8,449

 

Total

 

$

45,312

 

$

42,582

 

 

11



Table of Contents

 

5. Debt

 

A summary of outstanding indebtedness as of June 30, 2013, and December 31, 2012 is as follows (in thousands):

 

 

 

 

 

Maturity

 

June 30,

 

December 31,

 

 

 

Interest Rate

 

Date

 

2013

 

2012

 

SV1 - Mortgage loan

 

3.69% and 3.71% at June 30, 2013 and December 31, 2012, respectively

 

October 9, 2014

 

$

59,000

 

$

59,750

 

Revolving credit facility

 

2.19% and 2.46% at June 30, 2013 and December 31, 2012, respectively

 

January 3, 2017

 

73,000

 

 

Total principal outstanding

 

 

 

 

 

$

132,000

 

$

59,750

 

 

Revolving Credit Facility

 

On January 3, 2013, our Operating Partnership and certain subsidiary co-borrowers entered into a second amended and restated senior unsecured revolving credit facility (the “Second Amended and Restated Credit Agreement”) with a group of lenders for which KeyBank National Association acts as administrative agent. The Second Amended and Restated Credit Agreement amended the Operating Partnership’s senior secured revolving credit facility, dated December 15, 2011 (the “Prior Facility”), and provides for the release of the properties owned by the Operating Partnership’s wholly owned subsidiaries from the existing liens in favor of the credit facility lenders, with the facility continuing on an unsecured basis and unconditionally guaranteed on a senior unsecured basis by the Company. Our Operating Partnership acts as the parent borrower, and our subsidiaries that own or lease real estate properties, are co-borrowers under the Second Amended and Restated Credit Agreement.

 

The Second Amended and Restated Credit Agreement increased the commitment from the Prior Facility of $225.0 million to $355.0 million and extended the initial maturity date of the Prior Facility from December 15, 2014, to January 3, 2017, with a one-time extension option, which, if exercised, would extend the maturity date to January 3, 2018. The exercise of the extension option is subject to the payment of an extension fee equal to 25 basis points of the total commitment under the Second Amended and Restated Credit Agreement at initial maturity and certain other customary conditions. The Second Amended and Restated Credit Agreement contains an accordion feature, which allows our Operating Partnership to increase the total commitment by $145.0 million, to $500.0 million, under specified circumstances.

 

On June 28, 2013, the borrowers under the Second Amended and Restated Credit Agreement partially exercised the accordion feature to increase the aggregate commitments by $50.0 million. As a result of the accordion exercise, the borrowing capacity increased from $355.0 million to $405.0 million. All other terms of the Second Amended and Restated Credit Agreement remain unchanged.

 

Under the Second Amended and Restated Credit Agreement, our Operating Partnership may elect to have borrowings bear interest at a rate per annum equal to (i) LIBOR plus 200 basis points to 275 basis points, or (ii) a base rate plus 100 basis points to 175 basis points, each depending on our Operating Partnership’s leverage ratio.

 

The total amount available for borrowings under the Second Amended and Restated Credit Agreement is subject to the lesser of the facility amount or the availability calculated based on our unencumbered asset pool. As of June 30, 2013, $397.5 million was available for us to borrow under the Second Amended and Restated Credit Agreement, of which $73.0 million was borrowed and outstanding.

 

Our ability to borrow under the Second Amended and Restated Credit Agreement is subject to ongoing compliance with a number of financial covenants and other customary restrictive covenants, including, among others:

 

·                  a maximum leverage ratio (defined as consolidated total indebtedness to total gross asset value) of 60%. As of June 30, 2013, our leverage ratio was 10.0%;

·                  a maximum secured debt ratio (defined as consolidated total secured debt to total gross asset value) of 40%. As of June 30, 2013, our secured debt ratio was 4.0%;

·                  a minimum fixed charge coverage ratio (defined as adjusted consolidated earnings before interest, taxes, depreciation and amortization to consolidated fixed charges) of 1.75 to 1.0. As of June 30, 2013, our fixed charge coverage ratio was 7.7; and

·                  a maximum unhedged variable rate debt ratio (defined as unhedged variable rate indebtedness to gross asset value) of 30%. As of June 30, 2013, our unhedged variable rate debt ratio was 9.0%.

 

As of June 30, 2013, we were in compliance with the covenants under our Second Amended and Restated Credit Agreement.

 

12



Table of Contents

 

SV1 Mortgage Loan

 

As of June 30, 2013, SV1 was subject to a $59.0 million mortgage loan with a maturity date of October 9, 2014. The loan bears variable interest and requires the payment of interest and principal until maturity. The mortgage requires ongoing compliance by us with various covenants including liquidity and net operating income covenants. As of June 30, 2013, we were in compliance with the covenants.

 

Debt Maturities

 

The following table summarizes the amount of our debt maturities when such debt currently becomes due (in thousands):

 

Year Ending December 31, 

 

 

 

Remainder of 2013

 

$

750

 

2014

 

58,250

 

2015

 

 

2016

 

 

2017

 

73,000

 

Total

 

$

132,000

 

 

6. Stockholders’ Equity

 

We have declared the following dividends per share on our Series A Cumulative Preferred Stock and common shares during the six months ended June 30, 2013:

 

Declaration Date

 

Record Date

 

Payment Date

 

Preferred Stock

 

Common Shares

 

March 5, 2013

 

March 28, 2013

 

April 15, 2013

 

$

0.6200

(1)

$

0.27

 

May 24, 2013

 

June 28, 2013

 

July 15, 2013

 

0.4531

 

0.27

 

 

 

 

 

 

 

$

1.0731

 

$

0.54

 

 


(1) Dividend covers the period from the issuance of our Series A Cumulative Preferred Stock, December 12, 2012, to April 14, 2013.

 

7. Noncontrolling Interests — Operating Partnership

 

Noncontrolling interests represent the limited partnership interests in the Operating Partnership held by individuals and entities other than CoreSite Realty Corporation. Since September 28, 2011, the current holders of Common Operating Partnership units have been eligible to have the Common Operating Partnership units redeemed for cash or, at our option, exchangeable into our common stock on a one-for-one basis. We have evaluated whether we control the actions or events necessary to issue the maximum number of shares that could be required to be delivered under the share settlement of the Common Operating Partnership units. Based on the results of this analysis, we concluded that the Common Operating Partnership units met the criteria to be classified within equity at June 30, 2013.

 

The following table shows the ownership interest in the Operating Partnership as of June 30, 2013, and December 31, 2012:

 

 

 

June 30, 2013

 

December 31, 2012

 

 

 

Number of Units

 

Percentage of Total

 

Number of Units

 

Percentage of Total

 

The Company

 

20,832,121

 

45.1

%

20,610,523

 

44.8

%

Noncontrolling interests consist of:

 

 

 

 

 

 

 

 

 

Common units held by third parties

 

25,275,390

 

54.7

%

25,275,390

 

55.0

%

Incentive units held by employees

 

78,319

 

0.2

%

78,319

 

0.2

%

Total

 

46,185,830

 

100.0

%

45,964,232

 

100.0

%

 

For each share of common stock issued by the Company, the Operating Partnership issues an equivalent Common Operating Partnership unit to the Company. During the six months ended June 30, 2013, the Company issued 222,400 shares of common stock related to employee compensation arrangements and, therefore, an equivalent number of Common Operating Partnership units were issued to the Company by the Operating Partnership.

 

Holders of Common Operating Partnership units received distributions of $0.27 per unit to holders of record as of March 28, 2013, and June 28, 2013, payable in correlation with declared dividends on common shares.

 

13



Table of Contents

 

On December 12, 2012, the Operating Partnership issued 4.6 million Preferred Operating Partnership units to the Company in connection with our issuance of Series A Cumulative Preferred Stock. The Preferred Operating Partnership units rank senior to the Common Operating Partnership units held by the Company and noncontrolling interests.

 

The redemption value of the noncontrolling interests at June 30, 2013, was $806.5 million based on the closing price of the Company’s stock of $31.81 on June 28, 2013, the last trading day of the quarter.

 

8. Equity Incentive Plan

 

In connection with our IPO, the Company’s Board of Directors adopted the 2010 Equity Incentive Plan (the “2010 Plan”). The 2010 Plan is administered by the Board of Directors, or the plan administrator. Awards issuable under the 2010 Plan include common stock, stock options, restricted stock, stock appreciation rights, dividend equivalents and other incentive awards. Following approval by the Board of Directors on March 30, 2013, our stockholders, on May 22, 2013, approved the amendment and restatement of the 2010 Plan (the “Amended Plan”) which, among other things, increased the number of shares of common stock authorized for issuance by 3,000,000 shares. We have reserved a total of 6,000,000 shares of our common stock for issuance pursuant to the Amended Plan, which may be adjusted for changes in our capitalization and certain corporate transactions. To the extent that an award expires, terminates or lapses, or an award is settled in cash without the delivery of shares of common stock to the participant, then any unexercised shares subject to the award will be available for future grant or sale under the Amended Plan. Shares of restricted stock which are forfeited or repurchased by us pursuant to the Amended Plan may again be optioned, granted or awarded under the Amended Plan. The payment of dividend equivalents in cash in conjunction with any outstanding awards will not be counted against the shares available for issuance under the Amended Plan.

 

As of June 30, 2013, 3,622,304 shares of our common stock were available for issuance pursuant to the Amended Plan.

 

Stock Options

 

Stock option awards are granted with an exercise price equal to the closing market price of the Company’s common stock at the date of grant. The fair value of each option granted under the 2010 Plan is estimated on the date of grant using the Black-Scholes option-pricing model. For the six months ended June 30, 2013, options to purchase 209,268 shares of common stock were granted. The fair values are being amortized on a straight-line basis over the vesting periods.

 

The following table sets forth the stock option activity under the 2010 Plan for the six months ended June 30, 2013:

 

 

 

Number of
Shares Subject
to Option

 

Weighted
Average
Exercise Price

 

Options outstanding, December 31, 2012

 

1,017,195

 

$

17.25

 

Granted

 

209,268

 

32.50

 

Forfeited

 

(11,393

)

15.55

 

Exercised

 

(33,693

)

15.59

 

Options outstanding, June 30, 2013

 

1,181,377

 

$

20.02

 

 

The following table sets forth the number of shares subject to options that are unvested as of June 30, 2013, and the fair value of these options at the grant date:

 

 

 

Number of
Shares Subject
to Option

 

Weighted
Average Fair
Value at Grant

 

Unvested balance, December 31, 2012

 

730,159

 

$

5.70

 

Granted

 

209,268

 

10.01

 

Forfeited

 

(11,393

)

4.91

 

Vested

 

(157,782

)

5.86

 

Unvested balance, June 30, 2013

 

770,252

 

$

6.85

 

 

As of June 30, 2013, total unearned compensation on options was approximately $4.5 million, and the weighted-average vesting period was 2.3 years.

 

14



Table of Contents

 

Restricted Awards

 

During the six months ended June 30, 2013, the Company granted 179,323 shares of restricted stock. Additionally, the Company granted 5,064 restricted stock units, or RSUs. The principal difference between these instruments is that RSUs are not outstanding shares of the Company’s common stock and do not have any of the rights or privileges thereof, including voting rights. On the applicable vesting date, the holder of an RSU becomes entitled to one share of common stock for each RSU. Restricted awards are amortized on a straight-line basis over the vesting period. The following table sets forth the number of unvested restricted awards and the weighted average fair value of these awards at the date of grant:

 

 

 

Restricted
Awards

 

Weighted
Average Fair
Value at Grant

 

Unvested balance, December 31, 2012

 

598,695

 

$

21.37

 

Granted

 

184,387

 

32.44

 

Forfeited

 

(10,731

)

23.54

 

Vested

 

(196,011

)

21.56

 

Unvested balance, June 30, 2013

 

576,340

 

$

24.81

 

 

As of June 30, 2013, total unearned compensation on restricted awards was approximately $12.6 million, and the weighted-average vesting period was 2.5 years.

 

Common Operating Partnership Units

 

In connection with our IPO, we granted 25,883 Common Operating Partnership units, which had a grant date fair value of $15.98 per unit, or $0.4 million in total. The Common Operating Partnership units are amortized on a straight-line basis over the vesting period. As of June 30, 2013, 17,254 units have vested, 7,138 units were unvested and 1,491 were forfeited. As of June 30, 2013, total unearned compensation on Common Operating Partnership units was approximately $0.1 million, and the weighted-average vesting period was less than one year.

 

9. Earnings Per Share

 

The following is a summary of basic and diluted income per share (in thousands, except share and per share amounts):

 

 

 

Three Months Ended June 30,

 

Six Months Ended June 30,

 

 

 

2013

 

2012

 

2013

 

2012

 

Net income attributable to common shares

 

$

2,618

 

$

826

 

$

4,467

 

$

1,426

 

Weighted average common shares outstanding - basic

 

20,829,375

 

20,532,930

 

20,752,065

 

20,494,402

 

Effect of potentially dilutive common shares:

 

 

 

 

 

 

 

 

 

Stock options

 

406,482

 

216,736

 

386,988

 

176,905

 

Unvested restricted awards

 

210,018

 

165,020

 

273,236

 

129,743

 

Weighted average common shares outstanding - diluted

 

21,445,875

 

20,914,686

 

21,412,289

 

20,801,050

 

Net income per share attributable to common shares

 

 

 

 

 

 

 

 

 

Basic

 

$

0.13

 

$

0.04

 

$

0.22

 

$

0.07

 

Diluted

 

$

0.12

 

$

0.04

 

$

0.21

 

$

0.07

 

 

In the calculations above, we have excluded weighted-average potentially dilutive securities of 210,811 and 199,710 for the three months ended June 30, 2013, and 2012, respectively, and 142,181 and 228,013 for the six months ended June 30, 2013, and 2012, respectively, as their effect would have been antidilutive.

 

15



Table of Contents

 

10. Estimated Fair Value of Financial Instruments

 

Authoritative guidance issued by FASB establishes a hierarchy of valuation techniques based on the observability of inputs utilized in measuring assets and liabilities at fair values. This hierarchy establishes market-based or observable inputs as the preferred source of values, followed by valuation models using management assumptions in the absence of market inputs. The three levels of the hierarchy under the authoritative guidance are as follows:

 

Level 1 — Quoted prices (unadjusted) in active markets for identical assets or liabilities that the reporting entity can access at the assessment date.

 

Level 2 — Inputs other than quoted prices included within Level 1 that are observable for the asset or liability, either directly or indirectly.

 

Level 3 — Unobservable inputs for the asset or liability.

 

Our financial instruments consist of cash and cash equivalents, restricted cash, accounts and other receivables, revolving credit facility, mortgage loans payable, interest payable and accounts payable. The carrying values of cash and cash equivalents, restricted cash, accounts and other receivables, interest payable and accounts payable approximate fair values due to the short-term nature of these financial instruments.

 

The total balance of our mortgage loan payable and revolving credit facility was $132.0 million and $59.8 million as of June 30, 2013, and December 31, 2012, respectively, with a fair value that approximated book value at both periods, based on Level 3 inputs from the fair value hierarchy. Under the discounted cash flow method, the fair values of mortgage notes payable and the revolving credit facility are based on the Company’s assumptions of interest rates and terms available incorporating the Company’s credit risk.

 

11. Related Party Transactions

 

We lease 1,520 net rentable square feet of space at VA1 to an affiliate of The Carlyle Group (Carlyle). Affiliates of Carlyle own a 54.7% common interest in the Operating Partnership. Rental revenue was less than $0.1 million for both the three and six months ended June 30, 2013, and 2012.

 

12. Commitments and Contingencies

 

As of June 30, 2013, the Company, as lessee, leases data center space under noncancelable operating lease agreements at LA1, DC1, DE1, DE2 and NY1, and its headquarters located in Denver, Colorado, under noncancelable operating lease agreements. The lease agreements provide for base rental rate increases at defined intervals during the terms of the leases. In addition, the Company has negotiated rent abatement periods to better match the phased build-out of the data center space. The Company accounts for such abatements and increasing base rentals using the straight-line method over the noncancelable terms of the leases. The difference between the straight-line expense and the cash payment is recorded as deferred rent payable. Rent expense on operating leases for the three months ended June 30, 2013, and 2012, was $4.8 million and $4.7 million, respectively, and for the six months ended June 30, 2013, and 2012 was $9.5 million and $9.3 million, respectively.

 

Additionally, the Company has commitments related to telecommunications capacity used to connect data centers located within the same market or geographical area and power usage. The following table summarizes our contractual obligations as of June 30, 2013 (in thousands):

 

 

 

Remainder of

 

 

 

 

 

 

 

 

 

 

 

 

 

Obligation

 

2013

 

2014

 

2015

 

2016

 

2017

 

Thereafter

 

Total

 

Operating leases

 

$

9,094

 

$

18,237

 

$

18,859

 

$

18,758

 

$

17,318

 

$

77,242

 

$

159,508

 

Credit Facility(1)

 

803

 

1,606

 

1,606

 

1,606

 

73,000

 

 

78,621

 

Mortgages payable (2)

 

1,831

 

59,843

 

 

 

 

 

61,674

 

Construction Contracts (3)

 

56,510

 

1,953

 

 

 

 

 

58,463

 

Other (4)

 

2,300

 

1,533

 

1,071

 

564

 

176

 

1,484

 

7,128

 

Total

 

$

70,538

 

$

83,172

 

$

21,536

 

$

20,928

 

$

90,494

 

$

78,726

 

$

365,394

 

 


(1) Includes $73.0 million outstanding and estimated annual interest payments assuming no draws or payments on the revolving credit facility through the maturity date of January 3, 2017. The revolving credit facility is subject to variable rates and we estimated interest payments based on the outstanding balance and interest rate as of June 30, 2013.

(2) Includes $59.0 million of mortgage principal payments and estimated interest payments until debt maturity on October 9, 2014. We estimated interest payments of $1.1 million for the remainder of 2013 and $1.6 million in 2014. The mortgage payable is subject to variable rates and we estimated interest payments based on the interest rate as of June 30, 2013.

(3) Obligations for construction contracts for properties under construction, tenant related capital expenditures, and other capital improvements.

(4) Obligations for power contracts, telecommunications leases, and internal system development.

 

From time to time, we are party to a variety of legal proceedings arising in the ordinary course of business. We believe that, with respect to any such matters to which we currently are a party, the ultimate disposition of any such matter will not result in a material adverse effect on us.

 

16


 


Table of Contents

 

ITEM 2.          MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

 

Forward-Looking Statements

 

This Quarterly Report on Form 10-Q (this “Quarterly Report”), together with other statements and information publicly disseminated by our company, contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We intend 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 include this statement for purposes of complying with these safe harbor provisions.

 

In particular, statements pertaining to our capital resources, portfolio performance, financial condition and results of operations contain certain forward-looking statements. You can identify forward-looking statements by the use of forward-looking terminology such as “believes,” “expects,” “may,” “will,” “should,” “seeks,” “intends,” “plans,” “pro forma” or “anticipates” or the negative of these words and phrases or similar words or phrases that are predictions of or indicate future events or trends and that do not relate solely to historical matters. You can also identify forward-looking statements by discussions of strategy, plans or intentions. Such statements 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. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, estimated or projected. The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: (i) the geographic concentration of our data centers in certain markets and any adverse developments in local economic conditions or the demand for data center space in these markets; (ii) fluctuations in interest rates and increased operating costs; (iii) difficulties in identifying properties to acquire and completing acquisitions; (iv) the significant competition in our industry and an inability to lease vacant space, renew existing leases or release space as leases expire; (v) lack of sufficient customer demand to realize expected returns on our investments to expand our property portfolio; (vi) decreased revenue from costs and disruptions associated with any failure of our physical infrastructure or services; (vii) our ability to lease available space to existing or new customers; (viii) our failure to obtain necessary outside financing; (ix) our failure to qualify or maintain our status as a REIT; (x) financial market fluctuations; (xi) changes in real estate and zoning laws and increases in real property tax rates; (xii) delays or disruptions in third-party network connectivity; (xiii) service failures or price increases by third party power suppliers; (xiv) inability to renew net leases on the data center properties we lease; and (xv) other factors affecting the real estate industry generally.

 

While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. We disclaim any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. The risks included here are not exhaustive, and additional factors could adversely affect our business and financial performance, including factors and risks included in other sections of this Quarterly Report. Additional information concerning these and other risks and uncertainties is contained in our other periodic filings with the United States Securities and Exchange Commission, or SEC, pursuant to the Exchange Act. We discussed a number of material risks in Item 1A. “Risk Factors” of our Annual Report on Form 10-K for the year ended December 31, 2012. Those risks continue to be relevant to our performance and financial condition. Given these risks and uncertainties, investors should not place undue reliance on forward-looking statements as a prediction of actual results.

 

Overview

 

Unless the context requires otherwise, references in this Quarterly Report to “we,” “our,” “us” and “our company” refer to CoreSite Realty Corporation, a Maryland corporation, together with its consolidated subsidiaries, including CoreSite, L.P., a Delaware limited partnership of which CoreSite Realty Corporation is the sole general partner and which we refer to in this Quarterly Report as our “Operating Partnership,” and CoreSite Services, Inc., a Delaware corporation, our taxable REIT subsidiary, or “TRS”.

 

We provide data center solutions to more than 750 of the world’s leading carriers and mobile operators, content and cloud providers, media and entertainment companies and global enterprises. Across 14 high-performance data center campuses in eight North America markets, we connect customers to help them grow their businesses, run performance-sensitive applications and secure their crucial data devices.

 

We are engaged in the business of ownership, acquisition, construction and management of strategically located data centers in some of the largest and fastest growing data center markets in the United States, including Los Angeles, the San Francisco Bay and Northern Virginia areas, Chicago, Boston, New York City, Miami and Denver. Our high-quality data centers feature ample and redundant power, advanced cooling and security systems and many are points of dense network interconnection.

 

Our Portfolio

 

As of June 30, 2013, our property portfolio included 14 operating data center facilities and multiple development projects which collectively comprise over 2.7 million net rentable square feet of space (“NRSF”), of which approximately 1.3 million NRSF is existing data center space, including pre-stabilized space. The development projects include construction of new facilities in the San Francisco Bay and Northern Virginia areas and New York.  The operating portfolio includes approximately 317,000 NRSF of space readily available for lease, of which 239,000 NRSF is available for lease as data center space. Including the space currently under construction or in preconstruction at June 30, 2013, vacant space and land targeted for future development, we own land and buildings sufficient to develop approximately 1.1 million square feet of data center space.

 

17



Table of Contents

 

We expect that this development potential plus any potential expansion into new markets will enable us to accommodate existing and future customer demand and position us to significantly increase our cash flows. We intend to pursue development projects and expansion into new markets when we believe those opportunities support the additional supply in those markets. The following table provides an overview of our properties as of June 30, 2013:

 

 

 

 

 

Stabilized Operating NRSF (1)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Office and Light-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Data Center(2)

 

Industrial(3)

 

Total

 

Pre-Stabilized

 

Development

 

Total

 

 

 

Annualized

 

 

 

Percent

 

 

 

Percent

 

 

 

Percent

 

NRSF(7)

 

NRSF(8)

 

Portfolio

 

Market/Facilities

 

Rent ($000)(4)

 

Total

 

Occupied(5)

 

Total

 

Occupied(5)

 

Total(6)

 

Occupied(5)

 

Total

 

Total

 

NRSF(1)

 

Los Angeles

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

One Wilshire Campus

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LA1*

 

$

24,269

 

150,278

 

76.9

%

7,500

 

45.5

%

157,778

 

75.4

%

 

 

157,778

 

LA2

 

13,389

 

159,617

 

84.7

 

6,055

 

72.7

 

165,672

 

84.2

 

31,585

 

236,902

 

434,159

 

Los Angeles Total

 

37,658

 

309,895

 

80.9

 

13,555

 

57.7

 

323,450

 

79.9

 

31,585

 

236,902

 

591,937

 

San Francisco Bay

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SV1

 

11,321

 

84,045

 

88.3

 

206,255

 

80.2

 

290,300

 

82.6

 

 

 

290,300

 

SV2

 

6,158

 

76,676

 

65.6

 

 

 

76,676

 

65.6

 

 

 

76,676

 

Santa Clara Campus

 

19,707

 

119,067

 

82.6

 

71,196

 

91.7

 

190,263

 

86.0

 

31,497

 

274,490

 

496,250

 

San Francisco Bay Total

 

37,186

 

279,788

 

79.5

 

277,451

 

83.2

 

557,239

 

81.4

 

31,497

 

274,490

 

863,226

 

Northern Virginia

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

VA1

 

21,942

 

201,719

 

76.3

 

61,050

 

78.6

 

262,769

 

76.8

 

 

 

262,769

 

VA2

 

 

 

 

 

 

 

 

 

198,000

 

198,000

 

DC1*

 

2,298

 

22,137

 

80.9

 

 

 

22,137

 

80.9

 

 

 

22,137

 

Northern Virginia Total

 

24,240

 

223,856

 

76.7

 

61,050

 

78.6

 

284,906

 

77.2

 

 

198,000

 

482,906

 

Boston

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BO1

 

10,844

 

166,026

 

92.7

 

19,495

 

54.2

 

185,521

 

88.7

 

 

87,650

 

273,171

 

Chicago

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CH1

 

10,527

 

158,167

 

83.1

 

4,946

 

56.9

 

163,113

 

82.3

 

20,240

 

 

183,353

 

New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NY1*

 

5,535

 

48,404

 

75.8

 

 

 

48,404

 

75.8

 

 

 

48,404

 

NY2

 

 

 

 

 

 

 

 

 

283,000

 

283,000

 

New York Total

 

5,535

 

48,404

 

75.8

 

 

 

48,404

 

75.8

 

 

283,000

 

331,404

 

Miami

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MI1

 

1,463

 

30,176

 

40.1

 

1,934

 

19.3

 

32,110

 

38.8

 

 

13,154

 

45,264

 

Denver

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

DE1*

 

716

 

4,144

 

88.8

 

 

 

4,144

 

88.8

 

 

 

4,144

 

DE2*

 

154

 

5,140

 

68.1

 

 

 

5,140

 

68.1

 

 

 

5,140

 

Denver Total

 

870

 

9,284

 

77.4

 

 

 

9,284

 

77.4

 

 

 

9,284

 

Total Facilities

 

$

128,323

 

1,225,596

 

80.5

%

378,431

 

79.4

%

1,604,027

 

80.2

%

83,322

 

1,093,196

 

2,780,545

 

 


* Indicates properties in which we hold a leasehold interest.

 

(1) Represents the square feet at each building under lease as specified in existing customer lease agreements plus management’s estimate of space available for lease to customers based on engineers’ drawings and other factors, including required data center support space (such as mechanical, telecommunications and utility rooms) and building common areas. Total NRSF at a given facility includes the total stabilized operating NRSF, pre-stabilized NRSF and development NRSF, but excludes our office space at a facility and our corporate headquarters.

 

(2) Represents the NRSF at each operating facility that is currently occupied or readily available for lease as data center space. Both occupied and available data center NRSF includes a factor to account for a customer’s proportionate share of the required data center support space (such as the mechanical, telecommunications and utility rooms) and building common areas, which may be updated on a periodic basis to reflect the most current build-out of our properties.

 

(3) Represents the NRSF at each operating facility that is currently occupied or readily available for lease as space other than data center space, which is typically space offered for office or light-industrial uses.

 

(4) Represents the monthly contractual rent under existing commenced customer leases as of June 30, 2013, multiplied by 12. This amount reflects total annualized base rent before any one-time or non-recurring rent abatements and excludes power revenue, interconnection revenue and operating expense reimbursement. On a gross basis, our annualized rent was approximately $133.9 million as of June 30, 2013, which reflects the addition of $5.6 million in operating expense reimbursements to contractual rent under modified gross and triple-net leases.

 

(5) Includes customer leases that have commenced and are occupied as of June 30, 2013. The percent occupied is determined based on leased square feet as a proportion of total operating NRSF. The percent occupied for data center space, office and light industrial space, and space in total would have been 82.2%, 79.4%, and 81.5%, respectively, if all leases signed in current and prior periods had commenced.

 

(6) Represents the NRSF at an operating facility currently occupied or readily available for lease. This excludes existing vacant space held for development and pre-stabilized NRSF.

 

(7) Represents pre-stabilized NRSF of projects/facilities which recently have been developed and are in the initial lease-up phase. Effective January 1, 2013, new pre-stabilized projects/facilities are excluded from stabilized operating NRSF. Pre-stabilized projects/facilities become stabilized operating properties at the earlier of achievement of 85% occupancy or 24 months after development completion.

 

(8) Represents vacant space and entitled land in our portfolio that requires significant capital investment in order to develop into data center facilities as of June 30, 2013. Includes NRSF under construction for which substantial activities are ongoing to prepare the property for its intended use following development.

 

18



Table of Contents

 

Our property portfolio has experienced consistent growth since our IPO. The following table shows the June 30, 2013, operating statistics for space that was leased and available to be leased as of December 31, 2011, at each of our properties, and excludes space for which development was completed and became available to be leased after December 31, 2011. For comparison purposes, the operating activity totals as of December 31, 2012, and 2011, for this space are provided at the bottom of this table.

 

 

 

 

 

Same Store Property Portfolio (in NRSF)

 

 

 

 

 

Data Center

 

Office and Light-
Industrial

 

Total

 

 

 

Annualized

 

 

 

Percent

 

 

 

Percent

 

 

 

Percent

 

Market/Facilities

 

Rent ($000)

 

Total

 

Occupied

 

Total

 

Occupied

 

Total

 

Occupied

 

Los Angeles

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

One Wilshire Campus

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

LA1*

 

$

24,269

 

150,278

 

76.9

%

7,500

 

45.5

%

157,778

 

75.4

%

LA2

 

13,260

 

156,366

 

84.4

 

5,147

 

85.5

 

161,513

 

84.4

 

Los Angeles Total

 

37,529

 

306,644

 

80.7

 

12,647

 

61.8

 

319,291

 

79.9

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

San Francisco Bay

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SV1

 

11,321

 

84,045

 

88.3

 

206,255

 

80.2

 

290,300

 

82.6

 

SV2

 

6,158

 

76,676

 

65.6

 

 

 

76,676

 

65.6

 

Santa Clara Campus

 

13,123

 

68,116

 

88.2

 

70,760

 

91.6

 

138,876

 

90.0

 

San Francisco Bay Total

 

30,602

 

228,837

 

80.6

 

277,015

 

83.1

 

505,852

 

82.0

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Northern Virginia

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

VA1

 

19,321

 

137,670

 

96.0

 

61,050

 

78.6

 

198,720

 

90.7

 

DC1*

 

2,298

 

22,137

 

80.9

 

 

 

22,137

 

80.9

 

Northern Virginia Total

 

21,619

 

159,807

 

93.9

 

61,050

 

78.6

 

220,857

 

89.7

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Boston

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BO1

 

10,037

 

148,795

 

91.9

 

13,063

 

31.7

 

161,858

 

87.0

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Chicago

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CH1

 

10,152

 

128,906

 

96.6

 

4,946

 

56.9

 

133,852

 

95.1

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NY1*

 

5,535

 

48,404

 

75.8

 

 

 

48,404

 

75.8

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Miami

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MI1

 

1,463

 

30,176

 

40.1

 

1,934

 

19.3

 

32,110

 

38.8

 

Total Facilities at June 30, 2013(1)

 

$

116,937

 

1,051,569

 

84.8

%

370,655

 

79.2

%

1,422,224

 

83.4

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Facilities at December 31, 2012

 

$

114,206

 

 

 

84.2

%

 

 

79.1

%

 

 

82.8

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Facilities at December 31, 2011

 

$

103,502

 

 

 

83.5

%

 

 

83.5

%

 

 

83.5

%

 


* Indicates properties in which we hold a leasehold interest.

(1) The percent occupied for data center space, office and light industrial space, and space in total would have been 86.1%, 79.2%, and 84.3%, respectively, if all leases signed in current and prior periods had commenced.

 

DE1 and DE2 were both acquired subsequent to December 31, 2011, and are not included in our same store property portfolio.

 

19



Table of Contents

 

Development space is unoccupied space or entitled land that requires significant capital investment in order to develop data center facilities that are ready for use. The following table summarizes the NRSF under development and NRSF held for development throughout our portfolio as of June 30, 2013:

 

 

 

Development Opportunities (in NRSF)

 

 

 

Under

 

Held for

 

 

 

Facilities

 

Construction(1)

 

Development(2)

 

Total

 

Los Angeles

 

 

 

 

 

 

 

One Wilshire Campus