SAN DIEGO, CA--(Marketwired - Nov 6, 2013) - Excel Trust, Inc. (NYSE: EXL) announced today financial and operating results for the quarter ended September 30, 2013. A supplemental financial package with additional information can be found on Excel Trust's website under the Investor Relations tab.

Highlights for the Third Quarter 2013

• Reported Adjusted Funds from Operations (AFFO) for the quarter of $11.7 million, or $0.24 per diluted share, representing an increase of 14% from a year ago
• Reported Funds from Operations (FFO) for the quarter of $11.0 million, or $0.22 per diluted share, representing an increase of 22% from a year ago
• Increased common stock dividend to $0.175 per share for the fourth quarter 2013 (previously $0.17 per share), which equates to an annualized dividend of $0.70 per share
• Acquired $96.6 million in assets
• Realized a gain of approximately $12.0 million through asset sales
• Subsequent to quarter close, expanded unsecured credit facility to $300.0 million and improved terms
• Subsequent to quarter close, reached an agreement to issue $100.0 million in private unsecured notes to Prudential Capital Group
  
  

"We have made significant strides in executing our 2013 goals since the last quarter. We successfully reached an agreement to issue $100 million in private, unsecured notes and further expanded and improved the terms of our existing unsecured credit facility," commented Gary Sabin, Excel Trust's CEO. He continued, "We also realized a significant return on our invested capital and improved the quality of our portfolio by selling two non-core properties and redeploying proceeds around our strategic geographic hubs."

Financial Results

Excel Trust reported Adjusted Funds From Operations (AFFO) for the three-month period ended September 30, 2013 of $11.7 million, or $0.24 per diluted share, and Funds From Operations (FFO) of $11.0 million, or $0.22 per diluted share. Net income attributable to the common stockholders was $10.7 million, or $0.22 per diluted share. This compares to AFFO of $7.2 million, or $0.21 per diluted share, FFO of $6.2 million or $0.18 per diluted share and net loss of $2.2 million, or $0.07 per diluted share in the three-month period ended September 30, 2012.

Excel Trust reported AFFO for the nine months ended September 30, 2013 of $32.4 million, or $0.67 per diluted share and FFO of $33.4 million, or $0.69 per diluted share. Net income attributable to the common stockholders for the nine months ended September 30, 2013 was $8.9 million, or $0.18 per diluted share. This compares to AFFO of $20.1 million, or $0.58 per diluted share, FFO of $18.7 million or $0.54 per diluted share and a net loss of $6.3 million, or $0.21 per diluted share in the nine-month period ended September 30, 2012.

Deducted from FFO for the quarter ended September 30, 2013 was $600,000 of transaction costs, or $0.01 per share. Transaction costs in the third quarter of 2012 were $637,000. Also deducted from FFO was non-cash compensation expense of approximately $583,000, or $0.01 per share, resulting from the Company's incentive stock award plan. This expense was $817,000 in the third quarter of 2012. 

Excel Trust considers AFFO and FFO important supplemental measures of its operating performance and believes that they are frequently used by securities analysts, investors and other interested parties in the evaluation of real estate investment trusts (REITs), many of which present AFFO and FFO when reporting their results. A complete reconciliation containing adjustments from GAAP net income available to common shareholders to AFFO and FFO and a definition of both are included at the end of this release.

Operating Results

At the end of the third quarter 2013, the retail portfolio was 94.0% leased compared to 93.7% in the second quarter 2013. Anchor space was 99.4% leased compared to 99.6% in the second quarter 2013 and inline space was 83.8% leased compared to 82.7% during the second quarter 2013.

During the third quarter 2013, the Company signed 44 new leases and renewals, totaling 156,072 square feet. The average releasing spread on comparable new leases was 5.7%.

Same Store Net Operating Income ("SSNOI") on a cash basis for the third quarter 2013 increased 0.3%. Year-to-date, SSNOI on a cash basis increased 2.9%. SSNOI growth for the third quarter was lower than previous quarters primarily due to tenant vacancies at The Promenade and Promenade Corporate Center. Some of those vacancies have already been leased and the Company will further discuss leasing plans and other SSNOI details tomorrow on the conference call.

Acquisitions

On July 1, 2013, the Company acquired Stadium Center, a retail shopping center with 403,526 square feet of GLA located in Manteca, California for $41.2 million. The Company acquired 160,726 square feet as Costco and Kohl's, which anchor the property, are both tenant owned. Other major tenants include Ross Dress for Less, Jo-Ann, OfficeMax, and Old Navy.

On August 1, 2013, the Company acquired League City Towne Center, a retail shopping center with 474,990 square feet of GLA located in League City (Houston), Texas, for approximately $39.5 million. The Company owns 194,736 square feet as SuperTarget and Home Depot, which anchor the property, are both tenant owned. Other major tenants include Ross Dress for Less, TJ Maxx, Michael's, PetSmart, and Staples.

On August 27, 2013, the Company acquired a land parcel subject to a ground lease at The Promenade retail center for approximately $16.0 million, excluding closing costs. A 133,120 square foot retail building on the parcel is currently occupied by Living Spaces.

Dispositions

On July 19, 2013, the Company sold the Walgreens property located in North Corbin, KY for $4.5 million. The Company recognized a gain of approximately $1.1 million on the sale.

On September 13, 2013, the Company sold Grant Creek Town Center property, located in Missoula, Montana, for approximately $32.3 million. The Company recognized a gain of approximately $10.8 million on the sale.

Events Subsequent to Third Quarter 2013

On October 1, 2013, the Company reached an agreement in principle to issue $100.0 million in senior unsecured notes to Prudential Capital Group. It is anticipated that $75.0 million will mature in 2020 and $25.0 million will mature in 2023 for a weighted average maturity of 7.8 years and a weighted average fixed interest rate of 4.6%. The issuance of the notes is subject to customary conditions including the negotiation and execution of definitive loan documents. There can be no assurances that these conditions will be satisfied or that the issuance will occur on the terms described herein, or at all.

On October 4, 2013, the Company acquired a 38,000 square foot building leased to LA Fitness in San Diego, California for approximately $14.3 million. The property is situated in a fast growing, master planned community less than 3 miles from Excel Trust's headquarters. The area features average household income of $116,000 and $122,000 and population of 62,000 and 160,000 in a 3 and 5 mile radius respectively.

On October 8, 2013, the Company amended its credit facility. The facility now bears interest at a rate per annum equal to LIBOR plus 1.45% to 2.05% (down from 1.65% to 2.25%), depending on the Company's leverage ratio. If Excel Trust publishes an investment-grade credit rating in the future, terms may further improve. The facility has been increased to $300.0 million and includes an accordion feature that allows for an increase up to $500.0 million under specified circumstances. The maturity date of the credit facility is April 2018 and can be extended for six months at the Company's option.

Fourth Quarter 2013 Dividend Declared

The Board of Directors declared a fourth quarter 2013 cash dividend of $0.175 per common share payable on January 15, 2014 to shareholders of record as of December 31, 2013.

The Board of Directors has also declared a dividend of $0.4375 per share on the Company's Series A Cumulative Convertible Perpetual Preferred Shares, and a dividend of $0.5078 on its Series B Cumulative Redeemable Preferred Shares. The dividend on Excel Trust's outstanding Series A and Series B Preferred Shares will be payable on January 15, 2014 to the Series A and Series B Preferred shareholders of record as of December 31, 2013.

Guidance

Excel Trust expects its AFFO per share for fiscal year 2013 to be between $0.88 and $0.91 and its FFO per share to be between $0.87 and $0.90.

Guidance includes anticipated acquisitions of $150-200 million for 2013, but no longer excludes transaction costs and other non-recurring non-cash items (i.e. the non-recurring gain of $0.03 related to West Broad Village in the second quarter 2013 is now contemplated in 2013 guidance). The Company will further discuss assumptions surrounding guidance tomorrow on the conference call.

The foregoing estimates are forward-looking and reflect management's view of current and future market conditions, including certain assumptions with respect to leasing activity, rental rates, occupancy levels, interest rates, and the amount and timing of acquisitions and development activities. Excel Trust's actual results may differ materially from these estimates.

Conference Call

In conjunction with Excel Trust's results, you are invited to listen to its conference call on Thursday, November 7, 2013 at 1:00 p.m. Eastern Time.

PHONE: Conference call access information is as follows:
Dial in number: (800) 299-8538
International Dial in number: (617) 786-2902
Pass code: 34697712

INTERNET: A live webcast of the conference call will be available through Excel Trust's web site at www.exceltrust.com. The conference call will be recorded and available for replay for seven days beginning at 4:00 p.m. ET on November 7, 2013. Replay access information is as follows:
Dial in number: (888) 286-8010
International Dial in number: (617) 801-6888
Pass code: 30082346

About Excel Trust

Excel Trust, Inc. is a retail focused REIT that primarily targets community and power centers, grocery anchored neighborhood centers and freestanding retail properties. The Company has elected to be treated as a REIT, for U.S. federal income tax purposes. Excel Trust trades publicly on the NYSE under the symbol "EXL". For more information on Excel Trust, Inc., please visit www.exceltrust.com.

Forward Looking Statements

This press release may contain statements that are forward-looking, as that term is defined by the Private Securities Litigation Reform Act of 1995 or by the Securities and Exchange Commission in its rules, regulations and releases. These statements include, but are not limited to, discussions related to the Company's expectations regarding the performance of its business, its liquidity and capital resources and other non-historical statements. These forward-looking statements are based on management's beliefs, as well as assumptions made by, and information currently available to, management. When used in this release, the words "believe," "anticipate," "estimate," "expect," "intend" and similar expressions are intended to identify forward-looking statements. Although management believes that the expectations reflected in these forward-looking statements are reasonable, it can give no assurance that these expectations will prove to have been correct.

Funds From Operations (FFO) and Adjusted Funds From Operations (AFFO)

Excel Trust considers FFO and AFFO to be important supplemental measures of its operating performance and believes they are frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO and AFFO when reporting their results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO and AFFO exclude depreciation and amortization unique to real estate, gains and losses from property dispositions and extraordinary items, they provide a performance measure that, when compared year-over-year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, development activities and interest costs, providing perspective not immediately apparent from net income.

Excel Trust computes FFO in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT. As defined by NAREIT, FFO represents net income (loss) (computed in accordance with generally accepted accounting principles, or GAAP), excluding real estate-related depreciation and amortization, impairment charges and net gains (losses) on the disposition of assets and after adjustments for unconsolidated partnerships and joint ventures. Excel Trust computes AFFO by adding to FFO the non-cash compensation expense, amortization of prepaid financing costs and non-recurring transaction costs, and other one-time items, then subtracting or adding straight-line rents, amortization of above and below market leases and non-incremental capital expenditures. Excel Trust's computation of FFO and AFFO may differ from the methodology for calculating FFO and AFFO utilized by other equity REITs and, accordingly, may not be comparable to such other REITs. Further, FFO and AFFO do not represent amounts available for management's discretionary use because of needed capital replacement or expansion, debt service obligations, or other commitments and uncertainties.

FFO and AFFO should not be considered alternatives to net income (loss) (computed in accordance with GAAP) as an indicator of Excel Trust's financial performance or to cash flow from operating activities (computed in accordance with GAAP) as an indicator of Excel Trust's liquidity, nor are they indicative of funds available to fund Excel Trust's cash needs, including Excel Trust's ability to pay dividends or make distributions.

Summarized Financial Statements

Reported results are preliminary and not final until the filing of Excel Trust's Form 10-Q or 10-K with the Securities and Exchange Commission and, therefore, remain subject to adjustment. The accompanying notes to follow in the Form 10-Q or 10-K are an integral part of these consolidated financial statements.

EXCEL TRUST, INC.
CONSOLIDATED BALANCE SHEETS
(Dollars in thousands)
			September 30, 2013				December 31, 2012
ASSETS:
Property:
	Land		$	355,509			$	320,289
	Buildings			620,840				564,352
	Site improvements			60,459				51,875
	Tenant improvements			52,254				42,903
	Construction in progress			3,297				1,709
	Less accumulated depreciation			(54,409	)			(36,765	)
		Property, net		1,037,950				944,363
Cash and cash equivalents				3,483				5,596
Restricted cash				41,139				5,657
Tenant receivables, net				3,500				5,376
Lease intangibles, net				80,273				85,646
Mortgage loan receivable				-				-
Deferred rent receivable				8,462				5,983
Other assets (1)				18,944				17,618
Real estate held for sale, net of accumulated amortization				-				-
Investment in unconsolidated entities				8,371				9,015
	Total assets		$	1,202,122			$	1,079,254
LIABILITIES AND EQUITY:
Liabilities:
	Mortgages payable, net		$	308,365			$	333,935
	Notes payable			193,500				75,000
	Accounts payable and other liabilities			25,893				25,319
	Lease intangibles, net			27,884				26,455
	Dividends/distributions payable			10,684				9,773
	Total liabilities			566,326				470,482
Equity:
	Stockholders' equity
		Preferred stock		136,423				136,423
		Common stock		480				448
		Additional paid-in capital		469,034				459,151
		Cumulative deficit		15,732				(1,414	)
				621,669				594,608
		Accumulated other comprehensive loss		(107	)			(572	)
	Total stockholders' equity			621,562				594,036
	Non-controlling interests			14,234				14,736
	Total equity			635,796				608,772
		Total liabilities and equity	$	1,202,122			$	1,079,254
The notes in the Form 10-Q or 10-K are an integral part of these condensed consolidated financial statements.

EXCEL TRUST, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
(In thousands, except per share data and dividends per share)
			Three Months Ended September 30, 2013				Three Months Ended September 30, 2012				Nine Months Ended September 30, 2013				Nine Months Ended September 30, 2012
Revenues:
	Rental revenue		$	23,556			$	16,800			$	67,685			$	48,800
	Tenant recoveries			5,022				4,000				14,099				10,297
	Other income			353				285				954				972
		Total revenues		28,931				21,085				82,738				60,069
Expenses:
	Maintenance and repairs			1,821				1,411				5,239				4,020
	Real estate taxes			3,354				2,521				9,312				6,929
	Management fees			698				181				1,331				539
	Other operating expenses			1,845				977				4,707				2,735
	Changes in fair value of contingent consideration			(10	)			(121	)			(1,568	)			(121	)
	General and administrative			3,399				3,318				10,536				10,155
	Depreciation and amortization			11,637				8,321				34,613				24,488
		Total expenses		22,744				16,608				64,170				48,745
Net operating income				6,187				4,477				18,568				11,324
	Interest expense			(4,728	)			(3,939	)			(13,751	)			(11,149	)
	Interest income			49				19				146				125
	Income (loss) from equity in unconsolidated entities			12				-				(13	)			-
	Changes in fair value of financial instruments and gain on OP unit redemption			-				61				230				1,112
Net income (loss) from continuing operations				1,520				618				5,180				1,412
Income from discontinued operations before gain on sale of real estate assets				345				43				481				39
	Gain on sale of real estate assets			11,974				-				11,974				-
Income from discontinued operations				12,319				43				12,455				39
Net income (loss)				13,839				661				17,635				1,451
	Net (income) loss attributable to non-controlling interests			(356	)			(2	)			(489	)			14
Net income (loss) attributable to Excel Trust, Inc.				13,483				659				17,146				1,465
	Preferred stock dividends			(2,744	)			(2,744	)			(8,232	)			(7,609	)
Net income (loss) attributable to the common stockholders			$	10,739			$	(2,085	)		$	8,914			$	(6,144	)
Basic and diluted net income (loss) per share			$	0.22			$	(0.07	)		$	0.18			$	(0.21	)
Weighted-average common shares outstanding - basic and diluted				47,497				33,294				46,674				32,616
Dividends declared per common share			$	0.1700			$	0.163			$	0.510			$	0.488
The notes in the Form 10-Q or 10-K are an integral part of these condensed consolidated financial statements.

Reconciliation of Net Income to FFO and AFFO
For the Periods Ended September 30, 2013
(In thousands, except per share data)
Excel Trust, Inc.'s FFO and AFFO available to common stockholders and operating partnership unitholders and a reconciliation to net income (loss) for the nine months ended September 30, 2013 and 2012 is as follows:
		Three Months Ended September 30, 2013				Three Months Ended September 30, 2012				Nine Months Ended September 30, 2013				Nine Months Ended September 30, 2012
Net income (loss) attributable to the common stockholders		$	10,739			$	(2,243	)		$	8,914			$	(6,302	)
Add:
	Non-controlling interests in operating partnership		279				(73	)			240				(230	)
	Preferred stock dividends		-				-
	Depreciation and amortization		11,766				8,602				35,306				25,432
Deduct:
	Depreciation and amortization related to joint venture		214				(41	)			879				(165	)
	Gain on acquisition of real estate and sale of land parcel		-				-				-				-
	Gain on sale of real estate assets		(11,974	)			-				(11,974	)			-
Funds from operations		$	11,024			$	6,245			$	33,365			$	18,735
Adjustments:
	Transaction costs		600				637				1,046				1,186
	Deferred financing costs		387				451				1,300				1,410
	Stock-based and other non-cash compensation expense		583				817				1,713				2,406
	Changes in fair value of contingent consideration		(10	)			(121	)			(1,568	)			(121	)
	Changes in fair value of financial instruments		-				(61	)			(230	)			(1,112	)
	Straight-line effects of lease revenue		(664	)			(632	)			(2,588	)			(2,009	)
	Amortization of above- and below-market leases		(14	)			158				204				(12	)
	Non-incremental capital expenditures		(227	)			(233	)			(577	)			(372	)
	Non-cash expenses (income) related to joint venture		6				-				(275	)			-
Adjusted funds from operations		$	11,685			$	7,261			$	32,390			$	20,111
Weighted average common shares outstanding			47,497				33,294				46,674				32,616
Add:
	OP units		1,225				1,057				1,230				1,218
	Restricted stock		172				286				206				323
	Contingent consideration related to business combinations		-				90								91
	LTIP restricted stock		-				-				-				-
	Common stock issuable upon conversion of preferred stock		-				-				-				-
	Weighted average common shares outstanding - diluted (FFO and AFFO)		48,894				34,727				48,110				34,248
Funds from operations per share (diluted)		$	0.22			$	0.18			$	0.69			$	0.54
Adjusted funds from operations per share (diluted)		$	0.24			$	0.21			$	0.67			$	0.58
Other Information:
	Leasing commissions paid	$	396			$	151			$	1,366			$	268
	Tenant improvements paid	$	3,391			$	511			$	6,483			$	858