ABU DHABI ATLANTA BEIJING
ACQUISITION ANNOUNCEMENT
CHICAGO FRANKFURT HONG KONG
May 2013
ISTANBUL LISBON LONDON LUXEMBOURG MADISON MEXICO CITY MIAMI MILAN
®
MUNICH NEW YORK PARIS SAN FRANCISCO SAO PAULO SEOUL SINGAPORE SYDNEY TOKYO
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TRANSACTION OVERVIEW
Terrafina plans to acquire Kimco / American Industries’ Mexican industrial real estate assets for $600 million.
o Acquisition of 87 industrial properties, totaling 11 mm square ft., mainly of manufacturing use o $600 million purchase price (net of transaction expenses) Transaction Size / Key Metrics
o The acquisition will be funded mainly through: – Terrafina’s existing secured credit facility, and – Assumption and refinancing of in-place secured debt of the acquired portfolio o Forward 12 months expected implied cap rate on purchase price of 8.7% and price per sq ft of ~$54
o Management to prioritize on execution of this unique opportunity, which will result in interim Net Debt / EBITDA increase to 7.4x and Net Debt / Enterprise Value of 51% Financial Impact
o Terrafina –nonetheless- will maintain its long term balance sheet leverage ratio of 35%-40% and will assess all funding alternatives to achieve this ratio as soon as practicable o The transaction is expected to be accretive to 2013 and 2014 FFO and AFFO
Approval / Timing
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o Contingent upon the approval of Terrafina’s shareholders and other customary conditions o Transaction is expected to close in Q3 2013
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TRANSACTION RATIONALE Acquisition will create the largest owner of industrial real estate in Mexico, by GLA, with enhanced portfolio scale, diversification, occupancy and average lease term. STRATEGIC ALIGNMENT
o Positions Terrafina as a growth and consolidation entity o Immediate execution of acquisition strategy establishes credibility on: o Management Capabilities o PREI® commitment to source accretive opportunities consistent with the Terrafina growth strategy.
INCREASED SCALE
o GLA increases from 19.8mm to 30.9mm sq. ft. (~56% increase), to become the largest industrial portfolio in Mexico o Enhanced operational efficiency corporate costs spread across significantly larger platform
PORTFOLIO ENHANCEMENT
o In-place overall portfolio occupancy increases from 88% to 90%1 o Enhances tenant diversification – rental revenue from the top 10 tenants decreases from 35% to 32% o Increased industry diversification o Extends weighted average lease term from 3.2 years to 3.4 years
o Allows Terrafina to capitalize on public / private valuation arbitrage
Note: Portfolio statistics as of 12/31/2012 1 Inclusive of four fully-leased AI-Kimco properties currently in development, comprising 361,677 NRSF
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ACQUISITION CRITERIA CHECKLIST
Execute on strategic, financially accretive and meaningful acquisitions
Pursue portfolio acquisitions that enhance scale and diversification
Act as a consolidator of the Industrial Real Estate market in Mexico
Offer differentiated approach via continued relationship with the seller
Increase exposure to border states where economic and real estate fundamentals are rebounding
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MEXICO INDUSTRIAL LANDSCAPE TOP INDUSTRIAL PORTFOLIOS BY GLA AS OF JANUARY 2013:
MEXICAN PUBLIC INDUSTRIAL REAL ESTATE PLAYERS:
(sq. ft. in millions)
(GLA and $ in millions, except per sq. ft.)
PF
Terrafina
30.9
Prologis FIBRA Macquarie
29.8 1
19.8 1
18.2
Finsa
14.7
Vesta AI-Kimco
Pro Forma
Equity Value
$6,231
$1,425
$820
$857
$857
Enterprise Value
5,819
2,135
991
1,086
1,804
Properties
279
244
87
132
219
GLA (sq. ft.)
17.6
26.8
12.0
19.8
30.9
Avg. Rent/ sq. ft.
NA
$5.11
$4.84
$4.67
$4.84
Occupancy
94.9%
$92.1%
89.1%
88.2%
89.9%4
Industrial
43%
100%
100%
100%
100%
26.9
Terrafina CPA
Market Data
11.4 2
Portfolio
11.0
FIBRA Uno 3
7.6
Verde Realty
5.5
Intermex
5.2
Garza Ponce
4.5
Iamsa
4.4
Asset Mix (by GLA)
Los Fuentes
1.8
Office
44
-
-
-
-
Oradel
1.5
Retail
13
-
-
-
-
Hines
1.2
Source: Mexico Now, January 2013 and FactSet as of 05/20/2013 1 Reflects FIBRA Macquarie’s December 2012 formation via the acquisition of 16.1 million sq. ft. (GE portfolio) and 10.8 million sq. ft. (CPA portfolio) 2 Inclusive of four properties in development, comprising 361,677 NRSF 3 Reflects FIBRA Uno’s industrial portfolio (~43% of total GLA) 4 Inclusive of four fully-leased AI-Kimco properties currently in development, comprising 361,677 NRSF
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PRO FORMA GEOGRAPHIC DIVERSIFICATION ($ in millions, except per sq. ft.)
TERRAFINA
# 1 2 3 4 5 6 7 8 9 10
City Cuautitlan Izcalli Ciudad Juarez Queretaro Ramos Arizpe Guadalajara Tijuana Monterrey Toluca Reynosa San Luis Potosi Other Total
AI-KIMCO Annualized Base Rent $20.1 7.0 8.7 7.7 5.6 3.4 2.7 3.6 1.9 3.5 17.6 $81.8
Rent per sq. ft. $5.31 3.86 4.94 4.04 5.40 4.90 4.69 4.66 4.26 3.94 4.61 $4.67
# 1 2 3 4 5 6 7 8 9 10
City Chihuahua Ciudad Juarez Apodaca San Luis Potosi Delicias Monclova Saltillo Reynosa Torreon Silao Other Total
PRO FORMA TERRAFINA Annualized Base Rent $18.1 14.4 4.8 4.3 2.1 1.5 1.4 1.3 0.8 0.8 1.2 $50.7
Rent per sq. ft. $5.24 4.90 5.27 5.50 7.22 5.20 5.68 4.27 2.95 5.02 4.66 $5.12
# 1 2 3 4 5 6 7 8 9 10
City Ciudad Juarez Cuautitlan Izcalli Chihuahua Queretaro San Luis Potosi Ramos Arizpe Guadalajara Apodaca Tijuana Toluca Other Total
20%
NORTH
57%
NORTH
34%
NORTH
29%
BAJIO
10%
BAJIO
21%
BAJIO
34%
CENTRAL
1%
CENTRAL
22%
CENTRAL
18%
BORDER
32%
BORDER
24%
BORDER
Annualized Base Rent $21.4 20.1 19.3 8.5 7.8 7.7 5.6 4.8 4.1 3.6 29.7 $132.5
Rent per sq. ft. $4.51 5.31 5.25 4.80 4.66 4.04 5.40 5.27 4.83 4.66 4.72 $4.84
Source: Terrafina’s Offering Memorandum and AI-Kimco information package Central: Huehuetoca, Toluca, Cuautitlan Izcalli, Puebla, Villahermosa, Mexico D.F. Bajio: Queretaro, Celaya, Silao, Guadalajara, Aguascalientes, San Luis Potosi Border: Tijuana, Ciudad Juarez, Cd. Acuña, Nuevo Laredo, Reynosa, Matamoros North: Ramos Arizpe, Saltillo, Monterrey, Casas Grandes, Hermosillo, Durango, Chihuahua, Delicias, Torreon, G. Palacio, Monclova
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PRO FORMA GEOGRAPHIC DIVERSIFICATION (CONT’D) Geographically diversified portfolio with a dominant presence in Central Mexico and a balanced border city concentration. Portfolio Distribution Casas Grandes (
