Quarterly report pursuant to Section 13 or 15(d)

Real Estate (Tables)

v3.22.2.2
Real Estate (Tables)
9 Months Ended
Sep. 30, 2022
Real Estate [Abstract]  
Schedule of investment properties
Investment properties consist of the following (in thousands, unaudited):
September 30, 2022 December 31, 2021
Land and land improvements $ 138,066  $ 96,752 
Buildings and improvements 504,632  357,606 
Investment properties at cost 642,698  454,358 
Less accumulated depreciation (75,125) (67,628)
    Investment properties, net $ 567,573  $ 386,730 
Schedule of dispositions
Assets held for sale and associated liabilities consisted of the following (in thousands, unaudited):
September 30, 2022
December 31, 2021
Investment properties, net $ 419  $ 1,824 
Rents and other tenant receivables, net —  18 
Deferred costs and other assets, net —  205 
Total assets held for sale $ 419  $ 2,047 

September 30, 2022
December 31, 2021
Loans payable $ —  $ 3,145 
Accounts payable, accrued expenses and other liabilities —  236 
Total liabilities associated with assets held for sale $ —  $ 3,381 

The following properties were sold during the nine months ended September 30, 2022 and 2021 (in thousands, unaudited):
Disposal Date Property Contract Price Gain (loss) Net Proceeds
January 11, 2022 Walnut Hill Plaza $ 1,986  $ (15) $ 1,786 
August 31, 2021 Rivergate Shopping Center Out Parcel 3,700  1,915  3,451 
July 9, 2021
Tulls Creek Land Parcel (1.28 acres)
250  52  222 
March 25, 2021
Berkley Shopping Center and Berkley Land Parcel (0.75 acres)
4,150  176  3,937 

Cedar Acquisition

On August 22, 2022, the Company acquired Cedar, a 2.8 million square foot shopping center portfolio consisting of 19 properties located primarily in the Northeast from Virginia to Massachusetts (the "Cedar Portfolio"). The Cedar Portfolio was acquired through the purchase of the issued and outstanding shares of Cedar’s common stock, par value $0.06 per share (“Cedar Common Stock”), and the issued and outstanding common units of Cedar OP held by persons other than Cedar for an aggregate of $135.51 million of cash merger consideration and acquisition costs.

The following summarizes the consideration paid and the purchase allocation of assets acquired and liabilities assumed in conjunction with the acquisition described above in accordance with ASU 2017-01, along with a description of the methods used to determine the purchase price allocation (in thousands, unaudited). In determining the purchase price allocation, the Company considered many factors including, but not limited to, cash flows, market capitalization rates, location, occupancy rates, appraisals, other acquisitions and management’s knowledge of the current acquisition market for similar properties. The following table summarizes the purchase price allocation based on the Company's initial valuation, including estimates and assumptions of the acquisition date fair value of the tangible and intangible assets acquired and liabilities assumed (in thousands):
Building and building improvements (a) $ 143,802 
Land and land improvements (a) 41,078 
Lease intangibles (b) 28,835 
Above market lease (c) 1,756 
Right of use asset adjustment, ground lease (d) 2,913 
Cash, accounts receivable and other assets 14,242 
   Total assets acquired 232,626 
Below market lease (c) (24,141)
Lease Liabilities, ground lease (d) (3,552)
Accounts payable and other liabilities (4,578)
   Total liabilities acquired (32,271)
Noncontrolling interest (e) (64,845)
Purchase price allocation of net assets acquired, excluding noncontrolling interests $ 135,510 
Purchase consideration: (f)
Cash merger consideration $ 130,000 
Capitalized acquisition costs 5,510 
$ 135,510 

a.Represents the purchase price allocation of the net investment properties acquired which includes land, buildings, site improvements and tenant improvements. The purchase price allocation was determined using following approaches:
i.the market approach valuation methodology for land by considering similar transactions in the markets;

ii.a combination of the cost approach and income approach valuation methodologies for buildings, including replacement cost evaluations, “go dark” analyses and residual calculations incorporating the land values; and

iii.the cost approach valuation methodology for site and tenant improvements, including replacement costs and prevailing quoted market rates.

b. Represents the purchase price allocation of lease intangibles and other assets. Lease intangibles include in place
leases. The income approach was used to determine the allocation of these intangible assets which included estimated market rates and expenses.

c.Represents the purchase price allocation of above and below market leases. The income approach was used to determine the allocation of above/below market leases using market rental rates for similar properties.

d.Represents the purchase price allocation of the lease liability and corresponding right of use asset associated with a ground lease. The Company used an incremental borrowing rate of 5.25% for the purpose of calculating the lease liability.

e.Represents the fair market value of Cedar's outstanding 7.25% Series B Preferred Stock and 6.50% Series C Preferred Stock.

f.Represents merger consideration and capitalized transaction costs.
Unaudited pro forma financial information in the aggregate is presented below for the acquisition of the Cedar properties. The unaudited pro forma information presented below includes the effects of the Cedar Acquisition as if it had been consummated as January 1, 2021. The pro forma results include adjustments for depreciation and amortization associated with acquired tangible and intangible assets, straight-line rent adjustments, interest expense related to debt incurred. The unaudited pro forma financial information is presented for informational purposes only and may not be indicative of the results of operations that would have been achieved if this acquisition had taken place in January 1, 2021 or 2022. (Amounts presented in thousands, except per share figures).
Three Months Ended
September 30,
Nine Months Ended
September 30,
2022 2021 2022 2021
Rental revenues $ 24,193  $ 24,453  $ 72,656  $ 72,909 
Net (Loss) Income from continuing operations $ (1,454) $ 3,500  $ (6,360) $ (3,940)
Net (Loss) Income attributable to Wheeler REIT $ (1,463) $ 3,443  $ (6,371) $ (4,012)
Net loss attributable to Wheeler REIT common shareholders $ (6,415) $ (1,432) $ (21,228) $ (13,685)
Basic loss per share $ (0.66) $ (0.15) $ (2.18) $ (1.41)
Diluted loss per share $ (0.66) $ (0.15) $ (2.18) $ (1.41)
Summarizes the consideration paid and the purchase allocation of assets acquired and liabilities assumed The following summarizes the consideration paid and the purchase allocation of assets acquired and liabilities assumed in conjunction with the acquisition described above in accordance with ASU 2017-01, along with a description of the methods used to determine the purchase price allocation (in thousands, unaudited). In determining the purchase price allocation, the Company considered many factors including, but not limited to, cash flows, market capitalization rates, location, occupancy rates, appraisals, other acquisitions and management’s knowledge of the current acquisition market for similar properties. The following table summarizes the purchase price allocation based on the Company's initial valuation, including estimates and assumptions of the acquisition date fair value of the tangible and intangible assets acquired and liabilities assumed (in thousands):
Building and building improvements (a) $ 143,802 
Land and land improvements (a) 41,078 
Lease intangibles (b) 28,835 
Above market lease (c) 1,756 
Right of use asset adjustment, ground lease (d) 2,913 
Cash, accounts receivable and other assets 14,242 
   Total assets acquired 232,626 
Below market lease (c) (24,141)
Lease Liabilities, ground lease (d) (3,552)
Accounts payable and other liabilities (4,578)
   Total liabilities acquired (32,271)
Noncontrolling interest (e) (64,845)
Purchase price allocation of net assets acquired, excluding noncontrolling interests $ 135,510 
Purchase consideration: (f)
Cash merger consideration $ 130,000 
Capitalized acquisition costs 5,510 
$ 135,510 

a.Represents the purchase price allocation of the net investment properties acquired which includes land, buildings, site improvements and tenant improvements. The purchase price allocation was determined using following approaches:
i.the market approach valuation methodology for land by considering similar transactions in the markets;

ii.a combination of the cost approach and income approach valuation methodologies for buildings, including replacement cost evaluations, “go dark” analyses and residual calculations incorporating the land values; and

iii.the cost approach valuation methodology for site and tenant improvements, including replacement costs and prevailing quoted market rates.

b. Represents the purchase price allocation of lease intangibles and other assets. Lease intangibles include in place
leases. The income approach was used to determine the allocation of these intangible assets which included estimated market rates and expenses.

c.Represents the purchase price allocation of above and below market leases. The income approach was used to determine the allocation of above/below market leases using market rental rates for similar properties.

d.Represents the purchase price allocation of the lease liability and corresponding right of use asset associated with a ground lease. The Company used an incremental borrowing rate of 5.25% for the purpose of calculating the lease liability.

e.Represents the fair market value of Cedar's outstanding 7.25% Series B Preferred Stock and 6.50% Series C Preferred Stock.

f.Represents merger consideration and capitalized transaction costs.
Schedule of unaudited pro forma financial information The unaudited pro forma financial information is presented for informational purposes only and may not be indicative of the results of operations that would have been achieved if this acquisition had taken place in January 1, 2021 or 2022. (Amounts presented in thousands, except per share figures).
Three Months Ended
September 30,
Nine Months Ended
September 30,
2022 2021 2022 2021
Rental revenues $ 24,193  $ 24,453  $ 72,656  $ 72,909 
Net (Loss) Income from continuing operations $ (1,454) $ 3,500  $ (6,360) $ (3,940)
Net (Loss) Income attributable to Wheeler REIT $ (1,463) $ 3,443  $ (6,371) $ (4,012)
Net loss attributable to Wheeler REIT common shareholders $ (6,415) $ (1,432) $ (21,228) $ (13,685)
Basic loss per share $ (0.66) $ (0.15) $ (2.18) $ (1.41)
Diluted loss per share $ (0.66) $ (0.15) $ (2.18) $ (1.41)