Independence Realty Trust, Inc. · NYSE:IRT
Independence Realty Trust — Investor Presentation (June 2024)
54 slides from Independence Realty Trust's investor presentation, Jun 3, 2024
Slide 1: Investor Presentation June 2024
INVESTOR PRESENTATION June 2024 Cyan Craig Ranch McKinney, TX
Slide 2: Table of Contents
1 Table of Contents Overview 2 Recent Operating Trends and Metrics 3 – 4 Company History and Performance 5 – 7 Current Priorities / Business Plan 8 – 19 Differentiated Portfolio in Attractive Markets 20 – 25 Path to Long-Term Growth 26 Appendix 2024 Guidance 28 ESG Initiatives 29 Market Statistics 3
Slide 3: IRT Overview
2 IRT Overview OWN AND OPERATE Sunbelt Exposure 74% of NOI 110 Communities 32,685 Units 95.4% 2Q24 to date Avg Occupancy +100 basis points vs 1Q24 PORTFOLIO SUMMARY (1) SAME STORE HIGHLIGHTS Q1 2024 (2) • Revenue growth: 3.4% Y-o-Y • Resident retention: 54.3%, +610bps Y-o-Y and +330bps Q-o-Q • Avg r
Slide 4: Recent Operating Trends
3 Recent Operating Trends Occupancy and Retention Effective Same-Store Rental Rate Trade Outs Operating Expenses • Same store occupancy continues to improve, increasing from 94.7% as of December 31, 2023 to 95.7% as of May 31, 2024, a 100 basis point increase. • The focus on resident renewal and ret
Slide 5: Strong Performance Across Key Operating Metrics
4 Strong Performance Across Key Operating Metrics Same Store Excluding Value Add Note: As of May 31, 2024, same-store portfolio occupancy was 95.7%, same-store portfolio excluding ongoing value add occupancy was 95.9% and value add occupancy was 95.0%. All notations throughout this presentation appe
Slide 6: Company History
5 Trade Street Acquisition Steadfast Acquisition Company History To ta l N u m b e r o f O p er at in g U n it s (2 ) Aug. 2013 Completes IPO; begins trading on the NYSE Sep. 2015 Acquires Trade Street Residential (NASDAQ: TSRE) for $264 mm Dec. 2016 Completes internalization of management (1) Apr.
Slide 7: IRT is Delivering Industry Leading Operating Performance
6 Source: Company reports; coastal peer group includes AVB, EQR, ESS, and UDR; non-gateway peer group includes CPT, CSR, MAA, and NXRT. Same store NOI growth and CFFO per share metrics are based on the definitions used by the peer group companies and may not be comparable. IRT is Delivering Industry
Slide 8: Track Record of Value Creation
7 Source: Bloomberg Market data as of May 31, 2024. Note: Represents compound total return, with dividends reinvested. Track Record of Value Creation IRT has a proven track record of outperforming its peers Year-to-Date 3-Year 5-Year Since IPO(2) -3% -1% 19% 98% 2% -6% 17% 157% 10% 6% 85% 277% -50%
Slide 9: Current Priorities / Business Plan
8 Continue value add renovations at ~2,500 annually Current Priorities / Business Plan 1 Complete on-balance sheet and joint venture developments 2 Capital recycling to position portfolio for long-term growth while deleveraging 3 Use free cash flow to further delever the balance sheet to ~5.0x 4 Dri
Slide 10: Value Add Program: Improving Our Growth Profile
9 In-Place Program Identified 2024 Starts Future Pipeline Total Units to Renovate 11,856 1,425 9,381 22,662 Units Renovated-to-Date (8,091) - - (8,091) Remaining Units to Renovate 3,765 1,425 9,381 14,571 Remaining Renovation Costs (3) $68 - $72 $26 - $27 $169 - $178 $262 - $277 Incremental NOI (4)
Slide 11: Value-Add Case Study: Avalon Oaks – Project Overview
10 Value-Add Case Study: Avalon Oaks – Project Overview Before After Columbus, OH community acquired for $23.0mm in February 2018 ▪ Middle market community with 235 units that at the time of acquisition helped to increase our scale in the Columbus market ▪ Attractive Columbus submarket insulated fro
Slide 12: Value-Add Case Study: Avalon Oaks – The Economics
11 Value-Add Case Study: Avalon Oaks – The Economics At Acquisition (2/27/2018) 3/31/2024 Change Revenue (TTM) $2.6mm $4.0mm +52% NOI (TTM) $1.4mm $2.7mm +93% NOI Margin 52.6% 66.9% +1,430 bps Average Effective Monthly Rent $868 $1,389 +60% Achieved outsized value creation ▪ Post renovation communit
Slide 13: Value-Add Case Study: Rocky Creek – Project Overview
12 Value-Add Case Study: Rocky Creek – Project Overview Before After Acquired in July 2019 for $48.0mm this was our 3rd community in Tampa, FL market ▪ Located in West Tampa, this property was built in 1999 and has 264 units ▪ Convenient access to major employment centers including Westshore area to
Slide 14: Value-Add Case Study: Rocky Creek – The Economics
13 Value-Add Case Study: Rocky Creek – The Economics At Acquisition (7/11/2019) 3/31/2024 Change Revenue (TTM) $4.2mm $6.2mm +46% NOI (TTM) $2.6mm $4.0mm +53% NOI Margin 61.1% 64.0% +290 bps Average Effective Monthly Rent $1,256 $1,892 +51% Achieved outsized value creation ▪ Post renovation communit
Slide 15: Real Estate Under Development: Expected to Generate Strong NOI
14 Real Estate Under Development: Expected to Generate Strong NOI Total Projected Development Spend ~$103M Q1 2025 Construction Starts Q3 2021 Delivery period Q4 2023 Est. Stabilization 70% Occupied(1) May 2024 Flatirons Apartment Broomfield, CO Costs NOI In Place NOI – Q1 2024 $384k / In lease-up #
Slide 16: Joint Venture Communities: Selected Case Studies
15 Joint Venture Communities: Selected Case Studies ▪ Year Built: 2023 ▪ Status: In lease up ▪ Units: 402 units ▪ Today’s rents are 6% higher than we originally expected for 2024 The Mustang (2) Dallas, TX The Crockett Nashville, TN Metropolis at Innsbrook Richmond, VA ▪ Year Built: 2023 ▪ Status: I
Slide 17: Portfolio Capital Recycling
16 Pre-Portfolio Optimization Post-Portfolio Optimization Consolidated Operating Communities(2) 120 110 Total Operating Units(2) 35,427 32,685 Average Effective Monthly Rent $1,556 $1,555 Net Debt / TEV(3) 42% 37% Net Debt / Adjusted EBITDA(4) 6.7x 5.9x Portfolio Capital Recycling ▪ Portfolio Optimi
Slide 18: Deleveraging: Where We Are and Where We Are Going
17 Deleveraging: Where We Are and Where We Are Going • Organic NOI growth from stabilized portfolio consistent with long-term historical growth rates • Higher NOI from ongoing value add renovations consistent with historical track record • Incremental NOI from delivery of two Denver, CO development
Slide 19: Maintain a Simple Capital Structure
18 62.1% 37.9% Maintain a Simple Capital Structure $6.0bn Common Equity Debt • Simple capital structure consisting of secured and unsecured debt • Maintain conservative financial and credit policies and expect to further deliver the balance sheet through organic NOI & EBITDA growth and excess cash f
Slide 20: Continuing Our Efforts in Technology
19 Continuing Our Efforts in Technology Business Intelligence For Property Managers Value Add ERP Platform Incident Reporting App Month-End Close Automation Property Phone System Standardization & Consolidation Our Goals Offer a Superior Prospect & Resident Experience Automate Processes to Lower Ope
Slide 21: Differentiated Portfolio in Attractive Markets
20 77% Class B community profile is highly defensive during times of economic stress Established a Differentiated Portfolio in Attractive Markets Benefit from favorable resident demographics Focused on the high growth Sunbelt & Midwest regions Possess a unique hedge against new supply Well-positione
Slide 22: Defensive Middle Market Communities
21 Defensive Middle Market Communities, Positioned to Perform Even in Tough Economic Times A B C • Higher income residents move down in a recession • Renters move down to Class B as rent increases outstrip income growth • Capture households moving down in a recession • Capture seniors who sell homes
Slide 23: IRT's Resident Demographic Trends Are Favorable
22 IRT’s Resident Demographic Trends Are Favorable Recent residents in IRT’s top 10 markets are in their mid-30s and make an average annual income of ~$82,000, resulting in a ~22% rent to income(1) Market Resident Average Age(1) 1 Atlanta, GA 37 2 Dallas, TX 37 3 Denver, CO 44 4 Columbus, OH 38 5 Ra
Slide 24: Our Portfolio is Focused On the High Growth Sunbelt & Midwest Regions
23 TOP 10 MARKETS Our Portfolio is Focused On the High Growth Sunbelt & Midwest Regions PORTFOLIO SUMMARY IRT owns 110 communities and has 2 communities under development across resilient, high growth markets Geographic Distribution Operating Communities • Strong presence in high growth metros inclu
Slide 25: The Impact of New Supply on IRT Will Not Be Significant
24 The Impact of New Supply on IRT Will Not Be Significant Estimated new apartment deliveries from 2024 through 2026 in IRT's markets, as a percentage of existing apartment inventory, are expected to decline over this 3-year period IRT's Class B communities do not directly compete with new Class A d
Slide 26: Rent vs. Buy Differential Will Support Rental Demand
25 Rent vs. Buy Differential Will Support Rental Demand in 2024 • Median home price is approximately $440,000(1) across IRT’s top 10 markets(2) weighted by NOI at the zip code level • With interest rates expected to remain higher for longer, mortgage rates will remain high and support rental demand
Slide 27: Compelling Investment Opportunity With a Path to Long-Term Growth
26 Compelling Investment Opportunity With a Path to Long-Term Growth Leading Multifamily REIT, Well-Positioned in Class B Communities, Focused on the High-Growth U.S. Sunbelt Region Garrison Station Murfreesboro, TN Los Robles San Antonio, TX Cherry Grove Commons North Myrtle Beach, SC Investing in
Slide 28: Appendix & Definitions
Appendix & Definitions Cyan Mallard Creek Charlotte, NC
Slide 29: 2024 Guidance
28 Low High Earnings per share $0.34 $0.38 Adjustments: Depreciation and amortization 0.87 0.87 Gains on sale of real estate assets (3) (0.05) (0.05) FFO per share 1.16 1.20 Loan (premium accretion) discount amortization, net (0.04) (0.04) CORE FFO per share $1.12 $1.16 CORE FFO ($s in millions) Sam
Slide 30: Focusing on Our ESG Initiatives
29 Focusing on Our ESG Initiatives Find out more on the Sustainability page of IRT’s Investor Relations website at http://investors.irtliving.com. Enhancing Residential Living We are dedicated to pursuing excellence, providing our residents with an exceptional living experience and delivering superi
Slide 31: Attractive Apartment Industry Dynamics
30 Assets Demonstrate Attractive Apartment Industry Dynamics Low Homeownership More Insulated from New Supply ◼ The national Class B vacancy rate remains resilient to supply and demand shocks with 2024 projected spreads in vacancy rates between Class A & B. Class B vacancy is projected to be 7.4% an
Slide 32: Value Add Summary
31 Renovation Costs per Unit (2) Market Total Properties Total Units To Be Renovated Units Complete Units Leased Rent Premium (1) % Rent Increase Interior Exterior Total ROI - Interior Costs (3) ROI - Total Costs (3) Ongoing Atlanta, GA 4 1,892 911 911 281 21.2% 16,968 1,973 18,941 19.9% 17.8% Dalla
Slide 33: IRT Resident Demographics at a Glance
32 IRT Resident Demographics at a Glance(1) All notations throughout this presentation appear as “End Notes” on pages 48-49. 47% 53% Gender Breakdown 79% 21% Marital Status Average Resident Age: 37 Residents make up a diverse job pool Top Industries of Residents: 1. Services 2. Medical Services 3. P
Slide 34: Our Markets | Atlanta
33 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators Our Markets | Atlanta(1) Footnotes: (1) Source: Green Street (2) Source: CoStar, new units estima
Slide 35: Our Markets | Dallas
34 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators 9th largest city in the U.S. by population 4 The Dallas MSA has had the largest population growth
Slide 36: Our Markets | Denver
35 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators Population growth in the metro area is expected to exceed 5.5% over the next five years4 The MSA
Slide 37: Our Markets | Columbus
36 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators 14th largest city in the U.S. by population4 Strong accessibility to major highway I-270 Near thr
Slide 38: Our Markets | Louisville
37 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators Located within 5 min. of major highways Benefiting from the proximity to growing industrial footp
Slide 39: Our Markets | Indianapolis
38 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators 15th largest city in the U.S. by population Communities located in top school districts Experienc
Slide 40: Our Markets | Raleigh–Durham
39 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators Communities located within 5 min. of major throughways Easy access to local retail centers Concen
Slide 41: Our Markets | Oklahoma City
40 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators The metro’s population grew 0.5% this year, which was above the 0.2% national average4 Actively e
Slide 42: Our Markets | Houston
41 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators Job growth is expected to be 2.7% annually through 2025, compared to 1.7% nationally4 Houston sit
Slide 43: Our Markets | Tampa
42 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators $3 billion Water Street mixed-use investment backed by Jeff Vinik and Bill Gates is underway down
Slide 44: Our Markets | Nashville
43 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators Metro area job growth expected to outpace the national rate through 20254 Oracle plans to expand
Slide 45: Our Markets | Memphis
44 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators Memphis has all the amenities of a large city with a cost of living more than 20% below the natio
Slide 46: Our Markets | Huntsville
45 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators Metro area ranked 1st in 2020 projected rent growth of the top 100 metros by population1 Major em
Slide 47: Our Markets | Charlotte
46 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators 16th largest city in the U.S. by population4 Long-term demand fundamentals are favorable with out
Slide 48: Our Markets | Orlando
47 Community Map Job Growth Population Growth Supply Growth 2 2024 Job Growth Top 50 Average 1.16% Gateway Markets 1.18% 2024 Population Growth Top 50 Average 0.77% Gateway Markets 0.72% Differentiators Established tourism hub Centrally located in FL, easily accessible to drive to and from close mar
Slide 49: End Notes
48 Slide 2 (1) Portfolio Summary data is as of May 31, 2024 or quarter-to-date through May 31, 2024, as applicable. (2) Highlights are for the IRT same store portfolio for the three months ended March 31, 2024 vs. the three months ended March 31, 2023. NOI is a non-GAAP financial measure. See slides
Slide 50: End Notes (continued)
49 End Notes (continued) Slide 22 (1) All resident demographic data is self-reported by residents. Average age, average income, and rent-to-income ratio are for residents that have moved in during the three months ending March 31, 2024. Employment sector data is for all residents as of March 31, 202
Slide 51: Definitions and Non-GAAP Financial Measure Reconciliations
50 Definitions and Non-GAAP Financial Measure Reconciliations This presentation may contain non-U.S. generally accepted accounting principals (“GAAP”) financial measures. A reconciliation of these non-GAAP financial measures to the most directly comparable GAAP financial measures is included in this
Slide 52: Net Operating Income
51 Net Operating Income We believe that Net Operating Income (“NOI”), a non-GAAP financial measure, is a useful supplemental measure of its operating performance. We define NOI as total property revenues less total property operating expenses, excluding depreciation and amortization, casualty relate
Slide 53: Definitions and Non-GAAP Financial Measure Reconciliations
52 Definitions and Non-GAAP Financial Measure Reconciliations March 31, 2024 December 31, 2023 September 30, 2023 June 30, 2023 March 31, 2023 Reconciliation of same-store net operating income to net income (loss) Same-store net operating income 94,371$ 97,164$ 94,952$ 92,375$ 92,137$ Non same-store
Slide 54: Forward-Looking Statement
53 Forward-Looking Statement This presentation contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward looking statements include, but are not limited to,
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