This press release contains forward-looking information that is based upon assumptions and is subject to risks and uncertainties as indicated in the cautionary note contained within this press release. All dollar amounts are in U.S. dollars.

TORONTO–(BUSINESS WIRE)–DREAM RESIDENTIAL REAL ESTATE INVESTMENT TRUST (TSX: DRR.U, TSX: DRR.UN) (“Dream Residential REIT” or the “REIT” or “we” or “us”) today announced its financial results for the three months (“Q4 2023”) and year ended December 31, 2023. Management will host a conference call to discuss the financial results on February 15, 2024 at 10:00 a.m. (ET).

HIGHLIGHTS

• Strategic property sale 3.3% above Q3 2023 IFRS value: On November 29, 2023, the REIT sold its Forrest Grove property for gross proceeds before adjustments and transaction costs of $9.0 million. We intend to invest the net proceeds in other existing assets to improve rents and enhance their value.
• Comparative properties net operating income (“Comparative properties NOI”)¹ was $6.1 million in Q4 2023, a 10.3% increase when compared to $5.6 million in Q4 2022. Net rental income was $2.6 million in Q4 2023 or $0.8 million higher than Q4 2022, due to an increase in investment properties revenue of $0.6 million and a decrease in investment properties expenses of $0.2 million.
• Diluted funds from operations (“FFO”) per Unit² was $0.18 for Q4 2023, a 10.9% increase compared to $0.16 for Q4 2022. The increase in diluted FFO per Unit over Q4 2022 was mainly due to increased net rental income and comparative properties NOI, partially offset by higher general and administrative expenses.
• Portfolio occupancy was 93.7% as at December 31, 2023, up from 93.4% at the end of Q3 2023, with Greater Oklahoma City at 93.8%, Greater Dallas-Fort Worth at 92.4% and Greater Cincinnati at 95.1%. Occupancy was consistent with expectations as we continue to manage our value-add program, completing 85 units during the quarter.
• Average monthly rent as at December 31, 2023 was $1,156 per unit, representing a 1.1% increase compared to $1,143 per unit at September 30, 2023.
• Conservative balance sheet continues to provide financial flexibility. Net total debt-to-net total assets³ was 31.6% as at December 31, 2023, compared to 29.7% as at December 31, 2022. Total mortgages payable were $137.6 million consisting of 11 fixed rate mortgages with a weighted average contractual interest rate of 4.0%. Total assets (per consolidated financial statements) were $411.9 million as at December 31, 2023. Total assets were comprised primarily of $398.3 million of investment properties and $10.9 million of cash and cash equivalents.

“In 2023, DRR successfully delivered on its IPO forecast, followed by strong operational and financial performance for the year, despite facing broader market challenges,” said Brian Pauls, Chief Executive Officer of Dream Residential REIT. “We are pleased to report 10.3% CP NOI growth in the fourth quarter and our balance sheet remains safe and flexible, with low leverage and a solid liquidity position.

We believe that the market is undervaluing our portfolio relative to our peers and private market valuations. Our business has been resilient in the face of higher interest rates, cost inflation and a tougher operating environment. Looking ahead, we will continue to explore opportunities to enhance our portfolio, drive internal growth and generate long-term value for our unitholders, while providing an attractive distribution yield supported by a conservative payout ratio.”

• Q4 2023 net loss was $(12.9) million, which comprises net rental income of $2.6 million, fair value adjustments to investment properties of $(12.9) million and fair value adjustments to financial instruments of $1.2 million, primarily from the revaluation of Class B units of DRR Holdings LLC, a subsidiary of the REIT (“Class B Units” and together with the Trust Units, “Units”). Cumulative other income and expenses totalled $(3.8) million.
• Total equity (per consolidated financial statements) was $218.0 million as at December 31, 2023, compared to $239.3 million as at December 31, 2022.
• Net asset value (“NAV”)⁴ per Unit was $13.50 as at December 31, 2023, compared to $14.50 as at
  
  December 31, 2022.
• The REIT declared distributions totalling $0.105 per Unit during Q4 2023.
• During the year ended December 31, 2023, the REIT purchased a total of 150,758 Trust Units under its normal course issuer bid (“NCIB”) that commenced on January 6, 2023, for a total of $1.2 million.
• Subsequent to December 31, 2023, approximately 3.3 million Class B Units were redeemed and exchanged for Trust Units.

______________________________________
1		Comparative properties NOI is a non-GAAP financial measure. The tables included in the Appendices section of this press release reconcile comparative properties NOI to net rental income for the three months and year ended December 31, 2023, three months ended December 31, 2022 and the period from May 6, 2022 to December 31, 2022. For further information on this non-GAAP financial measure, please refer to the statements under the heading “Non-GAAP financial measures, ratios and supplementary financial measures” in this press release.
2		Diluted FFO per Unit is a non-GAAP ratio. Diluted FFO per Unit is comprised of FFO (a non-GAAP financial measure) divided by the weighted average number of Units. For further information on this non-GAAP ratio, please refer to the statements under the heading “Non-GAAP financial measures, ratios and supplementary financial measures” in this press release.
3		Net total debt-to-net total assets is a non-GAAP ratio. For further information on this non-GAAP ratio, please refer to the statements under the heading “Non-GAAP financial measures, ratios and supplementary financial measures” in this press release.
4		NAV per Unit is a non-GAAP ratio. NAV per Unit is comprised of total equity (including Class B Units) (a non-GAAP financial measure) divided by the number of Units. For further information on this non-GAAP ratio, please refer to the statements under the heading “Non-GAAP financial measures, ratios and supplementary financial measures” in this press release.

FINANCIAL HIGHLIGHTS

(in thousands unless otherwise stated)		Three months ended December 31, 2023			Three months ended December 31, 2022			Year ended December 31, 2023			Period from May 6, 2022 to December 31, 2022
Operating results
Net income (loss)	$	(12,882)		$	4,556		$	(14,849)		$	112,826
FFO(1)		3,497			3,163			13,944			7,954
Net rental income		2,642			1,805			24,850			12,806
Comparative properties NOI(10)		6,140			5,569			23,963			14,345
Comparative properties NOI margin(11)		52.1%			50.4%			51.7%			50.7%
Per Unit amounts
Distribution rate per Trust Unit	$	0.105		$	0.105		$	0.420		$	0.270
Diluted FFO per Unit(2)(3)		0.18			0.16			0.71			0.40

See footnotes at end

Net income (loss) for Q4 2023 was $(12.9) million compared to $4.6 million in Q4 2022, primarily due to a change in fair value adjustments to investment properties of $(14.8) million and a change in fair value adjustments to financial instruments of $(3.1) million from Q4 2022, partially offset by an increase in net rental income of $0.8 million. The remaining difference was mainly driven by lower interest expense on Class B Units as a result of Class B Units that were redeemed on a one-for-one basis for Trust Units in Q4 2022. FFO for Q4 2023 was $3.5 million compared to $3.2 million in Q4 2022 due largely to an increase in NOI of $0.5 million. Q4 2023 diluted FFO per Unit was $0.18 compared to $0.16 in the prior year comparative quarter.

Net rental income for Q4 2023 was $2.6 million compared to $1.8 million in the prior year comparative quarter. Comparative properties NOI for Q4 2023 was $6.1 million compared to $5.6 million in the prior year comparative quarter. Comparative properties NOI margin of 52.1% was 170 basis points higher than Q4 2022. Q4 2023 comparative properties NOI includes comparative investment properties revenue of $11.8 million, which exceeded the prior year comparative quarter by $0.7 million, primarily driven by rental rate growth and value-add rental premiums. Investment properties operating expenses decreased $0.2 million as a result of decreased property taxes, partially offset by increased property insurance and maintenance expenses.

On November 29, 2023, the REIT sold the Forrest Grove property in Wichita, Kansas for gross proceeds before adjustments and transaction costs of $9.0 million. This transaction provides the REIT with enhanced liquidity and financial flexibility to support our value-add program across the portfolio.

PORTFOLIO INFORMATION
		December 31, 2023			September 30 2023			December 31, 2022
Total portfolio
Number of assets		15			16			16
Investment properties fair value (in thousands)	$	398,310		$	414,830		$	418,230
Units		3,300			3,432			3,432
Occupancy rate – in place (period-end)		93.7%			93.4%			95.5%
Average in-place base rent per month per unit	$	1,156		$	1,143		$	1,079
Estimated market rent to in-place base rent spread (%) (period-end)		8.3%			6.1%			6.8%
Tenant retention ratio(12)		59.6%			51.2%			46.8%

See footnotes at end

ORGANIC GROWTH

In 2023, Dream Residential REIT achieved solid organic growth across the portfolio, capturing rental rate growth and executing on implementing its value-add initiatives.

Weighted average monthly rent as at December 31, 2023 was $1,156 per unit, representing a 1.1% increase from September 30, 2023. Rental rates increased in the Greater Cincinnati region at 1.0%, Greater Oklahoma City region at 2.3% from September 30, 2023. Greater Dallas-Fort Worth experienced a rental rate decrease of (1.4)% from September 30, 2023. Since December 31, 2022, rental rates have increased 7.1% for the portfolio. This consists of an increase from December 31, 2022 of 8.2% for the Greater Cincinnati region, 8.2% for the Greater Oklahoma City region and 4.0% for the Greater Dallas-Fort Worth region.

During Q4 2023, blended lease trade outs averaged 1.6% compared to 5.4% in Q3 2023. This is comprised of an average increase on renewals of approximately 3.5% (7.3% – September 30, 2023) and an average decrease on new leases of approximately (1.1)% (3.5% – September 30, 2023). As at December 31, 2023, estimated market rents were $1,252 per unit, or an average gain-to-lease for the portfolio of 8.3%. The retention rate for the quarter ended December 31, 2023 was 59.6% compared to 46.8% for the three months ended December 31, 2022 due to our leasing efforts in securing renewals during the period.

Value-Add Initiatives

During Q4 2023, renovations were completed on 85 suites across Greater Dallas-Fort Worth and Greater Oklahoma City, with 16 suites under renovation as at December 31, 2023. For the three months ended December 31, 2023, the average new lease trade-out on renovated suites was $187 per unit higher than expiring leases, or a lease trade out of 17.9%.

“While facing challenging market conditions, the REIT’s portfolio has performed well and operations were consistent with management’s expectation,” said Scott Schoeman, Chief Operating Officer of Dream Residential REIT. “During the quarter, we sold Forrest Grove, a non-core asset with limited value-add runway, at a value above Q3 2023 IFRS. We expect to use the net proceeds to invest in our existing assets to drive rental rate growth and enhance value and overall portfolio quality. Our value-add program continues to deliver strong returns and we are excited to expand it into Cincinnati this year.”

FINANCING AND CAPITAL INFORMATION

				As at
(unaudited) (dollar amounts presented in thousands, except for per Unit amounts)		December 31, 2023		December 31, 2022
Financing
Net total debt-to-net total assets(4)		31.6%		29.7%
Average term to maturity on debt (years)		5.3		5.6
Interest coverage ratio (times)(5)		2.9		2.7
Undrawn credit facility	$	70,000		70,000
Available liquidity(6)	$	80,943		81,645
Capital
Total equity	$	218,032		239,291
Total equity (including Class B Units)(7)	$	265,358		286,968
Total number of Trust Units and Class B Units(8)		19,656,471		19,787,621
Net asset value (NAV) per Unit(9)	$	13.50		14.50
Trust Unit price	$	6.75		6.80

See footnotes at end

As at December 31, 2023, net total debt-to-net total assets was 31.6%, total mortgages payable were $137.6 million and total assets were $411.9 million. The REIT ended Q4 2023 with total available liquidity of approximately $80.9 million⁽⁶⁾, comprised of $10.9 million of cash and cash equivalents and $70.0 million available on its undrawn revolving credit facility.

Total equity of $218.0 million decreased from December 31, 2022 by $21.3 million. As at December 31, 2023, there were approximately 12.6 million Trust Units and 7.0 million Class B Units.

NAV per Unit as at December 31, 2023 decreased to $13.50 from $14.50 as at December 31, 2022, mainly due to fair value losses on investment properties recognized during the period.

In 2023, the REIT purchased 150,758 Trust Units under its NCIB for a total of $1.2 million. Subsequent to December 31, 2023, the REIT renewed its prior NCIB for a one-year period, which commenced on January 8, 2024. Under the bid, the REIT will have the ability to purchase for cancellation a maximum of 1,174,446 of its Trust Units through the TSX. Daily purchases are limited to 2,258 Trust Units and the NCIB will remain in effect until the earlier of January 7, 2025 or the date on which the REIT has purchased the maximum number of Trust units permitted.

CONFERENCE CALL

Senior management will host a conference call to discuss the financial results on Thursday, February 15, 2024, at 10:00 a.m. (ET). To access the conference call, please dial 1-800-319-4610 (toll free) or 416-915-3239 (toll). To access the conference call via webcast, please go to Dream Residential REIT’s website at www.dreamresidentialreit.ca and click the link for the webcast. A taped replay of the conference call and the webcast will be available for ninety (90) days following the call.

OTHER INFORMATION

Information appearing in this press release is a select summary of financial results. The consolidated financial statements and management’s discussion and analysis for the REIT will be available at www.dreamresidentialreit.ca and under the REIT’s profile on www.sedarplus.com.

Dream Residential REIT is an unincorporated, open-ended real estate investment trust established and governed by the laws of the Province of Ontario. The REIT owns a portfolio of garden-style multi-residential properties, primarily located in three markets across the Sunbelt and Midwest regions of the United States. For more information, please visit www.dreamresidentialreit.ca.

Non-GAAP financial measures, ratios and supplementary financial measures

The REIT’s consolidated financial statements are prepared in accordance with International Financial Reporting Standards (“IFRS”). In this press release, as a complement to results provided in accordance with IFRS, the REIT discloses and discusses certain non-GAAP financial measures and ratios, including FFO, diluted FFO per Unit, comparative properties NOI, comparative investment properties revenue, NOI, comparative properties NOI margin, net total debt-to-net total assets ratio, net total debt, net total assets, adjusted EBITDAFV, interest coverage ratio (times), available liquidity, total equity (including Class B Units) and NAV per Unit as well as other measures discussed elsewhere in this press release. These non-GAAP financial measures and ratios are not defined by or recognized under IFRS and do not have a standardized meaning under IFRS. The REIT’s method of calculating these non-GAAP financial measures and ratios may differ from other issuers and may not be comparable with similar measures presented by other issuers. The REIT has presented such non-GAAP financial measures and ratios as management believes they are relevant measures of the REIT’s underlying operating and financial performance. Certain additional disclosures such as the composition, usefulness and changes, as applicable, of the non-GAAP financial measures and ratios included in this press release are expressly incorporated by reference from the management’s discussion and analysis of the financial condition and results from operations of the REIT as at and for the three months and year ended December 31, 2023, dated February 14, 2024 (the “Q4 2023 MD&A”) and can be found under the section “Non-GAAP Financial Measures and Ratios” and respective sub-headings labelled “FFO and diluted FFO per Unit”, “NAV per Unit”, “Comparative properties NOI and comparative properties NOI margin”, “Adjusted earnings before interest, taxes, depreciation, amortization and fair value adjustments (Adjusted EBITDAFV)”, “Available liquidity”, “Total equity (including Class B Units)”, “Interest coverage ratio (times)” and “Net total debt-to-net total assets”. In this press release, the REIT also discloses and discusses certain supplementary financial measures, including tenant retention ratio and weighted average number of units. The composition of supplementary financial measures included in this press release is expressly incorporated by reference from the Q4 2023 MD&A and can be found under the section “Supplementary Financial Measures and Other Disclosures”. The Q4 2023 MD&A is available on SEDAR+ at www.sedarplus.com under the REIT’s profile and on the REIT’s website at www.dreamresidentialreit.ca under the Investors section. Non-GAAP financial measures and ratios should not be considered as alternatives to net income (loss), net rental income, investment properties revenue cash flows generated from (utilized in) operating activities, cash and cash equivalents, total assets, non-current debt, total equity, or comparable metrics determined in accordance with IFRS as indicators of the REIT’s performance, liquidity, cash flow, and profitability.

Forward-Looking Information

This press release may contain forward-looking information within the meaning of applicable securities legislation. Such information includes statements regarding our ability to drive rental rate growth; future market conditions; our ability to maintain a safe and flexible balance sheet which will drive operations; our anticipated investments in our properties and their effect on portfolio quality and rent growth; our intention to implement our value-enhancing renovation initiatives across our portfolio; the resiliency of our portfolio; and the ability of our value-add program and regional diversification to enhance the safety of our business. Forward-looking information generally can be identified by the use of forward-looking terminology such as “will”, “expect”, “believe”, “plan”, or “continue”, or similar expressions suggesting future outcomes or events. Forward-looking information is based on a number of assumptions and is subject to a number of risks and uncertainties, many of which are beyond Dream Residential REIT’s control that could cause actual results to differ materially from those that are disclosed in or implied by such forward-looking information. These risks and uncertainties include, but are not limited to, risks inherent in the real estate industry; financing risks; inflation, interest and currency rate fluctuations; global and local economic and business conditions; risks associated with unexpected or ongoing geopolitical events; changes in law; tax risks; competition; environmental and climate change risks; insurance risks; cybersecurity; and uncertainties surrounding the COVID-19 pandemic and other public health crises and epidemics. Our objectives and forward-looking statements are based on certain assumptions, including that the general economy remains stable; there are no unforeseen changes in the legislative and operating framework for our business; we will have access to adequate capital to fund our future projects and plans and that we will receive financing on acceptable terms; inflation and interest rates will not materially increase beyond current market expectations; and geopolitical events will not disrupt global economies. All forward-looking information in this press release speaks as of the date of this press release. Dream Residential REIT does not undertake to update any such forward-looking information whether as a result of new information, future events or otherwise, except as required by law. Additional information about these assumptions and risks and uncertainties is contained in Dream Residential REIT’s filings with securities regulators, including its latest annual information form and management’s discussion and analysis. These filings are also available at the REIT’s website www.dreamresidentialreit.ca.

FOOTNOTES

(1) FFO is a non-GAAP financial measure. The most directly comparable financial measure to FFO is net income (loss). For further information on this non-GAAP measure, please refer to the statements under the heading “Non-GAAP financial measures, ratios and supplementary financial measures” in this press release. The table included in the Appendices section of this press release reconciles FFO for the three months and year ended December 31, 2023, three months ended December 31, 2022 and the period from May 6, 2022 to December 31, 2022 to net income (loss).

(2) Diluted FFO per Unit is a non-GAAP ratio. Diluted FFO per Unit is comprised of FFO (a non-GAAP financial measure) divided by the weighted average number of Units. For further information on this non-GAAP ratio, please refer to the statements under the heading “Non-GAAP financial measures, ratios and supplementary financial measures” in this press release.

(3) A description of the determination of diluted amounts per Unit can be found in the REIT’s 2023 MD&A in the section “Supplementary Financial Measures and Other Disclosures”, under the heading “Weighted average number of Units”.

(4) Net total debt-to-net total assets is a non-GAAP ratio. Net total debt-to-net total assets comprises net total debt (a non-GAAP financial measure) divided by net total assets (a non-GAAP financial measure). The most directly comparable financial measure to net total debt is mortgages payable, and the most directly comparable financial measure to net total assets is total assets. For further information on this non-GAAP ratio and these non-GAAP financial measures, please refer to the statements under the heading “Non-GAAP financial measures, ratios and supplementary financial measures” in this press release.

(5) Interest coverage ratio (times) is a non-GAAP ratio. Interest coverage ratio is comprised of adjusted EBITDAFV (a non-GAAP financial measure) divided by interest expense on debt. The table included in the Appendices section of this press release reconciles adjusted EBITDAFV to net income (loss). The most directly comparable financial measure to adjusted EBITDAFV is net income (loss). For further information on this non-GAAP ratio and non-GAAP financial measure, please refer to the statements under the heading “Non-GAAP financial measures, ratios and supplementary financial measures” in this press release.

(6) Available liquidity is a non-GAAP financial measure. The most directly comparable financial measure to available liquidity is the undrawn credit facility. The table included in the Appendices section of this press release reconciles available liquidity to the undrawn credit facility as at December 31, 2023 and December 31, 2022. For further information on this non-GAAP measure, please refer to the statements under the heading “Non-GAAP financial measures, ratios and supplementary financial measures” in this press release.

Contacts

Dream Residential REIT

Brian Pauls

Chief Executive Officer

(416) 365-2365

bpauls@dream.ca

Derrick Lau
Chief Financial Officer

(416) 365-2364

dlau@dream.ca

Scott Schoeman
Chief Operating Officer

(303) 519-3020

sschoeman@dream.ca

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TORONTO–(BUSINESS WIRE)–#valueforgenerations–Choice Properties Real Estate Investment Trust (“Choice Properties”) (TSX: CHP.UN) announced today that the trustees of Choice Properties have declared a cash distribution for the month of February, 2024 of $0.0625 per trust unit, representing $0.75 per trust unit on an annualized basis, payable on March 15, 2024 to Unitholders of record at the close of business on February 29, 2024.

About Choice Properties Real Estate Investment Trust

Choice Properties is a leading Real Estate Investment Trust that creates enduring value through the ownership, operation and development of high-quality commercial and residential properties.

We believe that value comes from creating spaces that improve how our tenants and communities come together to live, work, and connect. We strive to understand the needs of our tenants and manage our properties to the highest standard. We aspire to develop healthy, resilient communities through our dedication to social, economic, and environmental sustainability. In everything we do, we are guided by a shared set of values grounded in Care, Ownership, Respect and Excellence.

For more information, visit Choice Properties’ website at www.choicereit.ca and Choice Properties’ issuer profile at www.sedarplus.ca. 

Contacts

Mario Barrafato

Chief Financial Officer

Choice Properties REIT

(416) 628-7872

Mario.Barrafato@choicereit.ca

DALLAS–(BUSINESS WIRE)–Hyphen Solutions, a pioneer in cloud-based residential construction technology, is excited to announce a strategic partnership with HomebuilderONE, the Microsoft Cloud-based ERP for Home Builders. This collaboration aims to integrate Hyphen’s flagship Construction Management and Supply Chain software, BuildPro with HomebuilderONE’s business management software, empowering Builders with flexible scheduling options and leveraging the latest in modern Home Building solutions.

BuildPro: Transforming Construction Management

BuildPro, recognized as North America’s largest supply chain and residential construction management software solution, is set to revolutionize the industry further through this partnership. With its cloud-based platform, BuildPro offers real-time information access, enhancing accuracy and efficiency in construction scheduling and supply chain management. With this strategic partnership, Builders can produce more efficiently while optimizing costs, ensuring the highest levels of operational efficiency.

HomebuilderONE: Powering Homebuilding with a Unified Platform

HomebuilderONE, the leading ERP for Home Builders on the Microsoft Cloud, delivers a comprehensive, all-in-one solution for streamlined home construction. From land acquisition to warranty management, the platform enables consistency in data for reporting and actioning, boosting efficiency, accuracy and profitability. Home Builders can effortlessly scale with market conditions and acquisitions and maximize resources to deliver complex projects on time using the Microsoft Cloud-based platform.

Hyphen Solutions & HomebuilderONE: Driving Innovation in Homebuilding Technology

Through Hyphen Solutions’ partnership with HomebuilderONE, these organizations continue to lead the industry in providing innovative software solutions. With the connection to HomebuilderONE, Hyphen reinforces its commitment to connecting systems, data and teams in residential construction, further empowering Builders and Suppliers to succeed in a competitive market.

This partnership opens doors for Builders who have BuildPro to modernize with a Microsoft-Cloud ERP, offering them enhanced scalability and access to a robust ecosystem of tools and services tailored for the construction industry’s evolving needs.

About Hyphen Solutions

Celebrating 25 years in 2024, Hyphen continues to strengthen and innovate, to help Home Builders and Suppliers resolve business challenges and increase efficiency and collaboration in a unified platform. As the leading provider of cloud-based residential construction technology, 1 in 3 new homes in America is built with Hyphen’s software. Hyphen’s full-cycle software suite is uniquely tailored for Builders and Suppliers and is designed to support their businesses at every stage. Before, during and beyond the build, Hyphen serves as the ultimate hub for comprehensive residential construction software solutions. For more information, visit, www.hyphensolutions.com.

About HomebuilderONE, part of sa.global

HomebuilderONE is an end-to-end business management system on the Microsoft Cloud purpose-built for and with Home Builders. It empowers Builders to harness the capabilities of Microsoft’s unified cloud platform, ensuring scalability, data unification and streamlined processes. This results in the construction of homes with greater accuracy, repeatability and efficiency. Moreover, Microsoft’s native tools—Power BI, Power Platform, Microsoft 365, and Azure—seamlessly connect teams in the way they work. For more information, visit, www.saglobal.com/HomebuilderONE.

Contacts

Jessica Katz

VP of Marketing

Hyphen Solutions

Phone: (972) 728-8100
Email: jkatz@ihyphen.com

Emilie Toll

Product Marketing Manager, Americas

Contact for HomebuilderONE

Phone: 888-350-3123

Email: emilie.toll@saglobal.com

This press release contains forward-looking information that is based upon assumptions and is subject to risks and uncertainties as indicated in the cautionary note contained within this press release. All dollar amounts in our tables are presented in thousands of Canadian dollars, except unit and per unit amounts, unless otherwise stated.

TORONTO–(BUSINESS WIRE)–DREAM IMPACT TRUST (TSX: MPCT.UN) (“Dream Impact”, “we”, “our” or the “Trust”) today reported its financial results for the three months (“fourth quarter”) and year ended December 31, 2023.

Over the course of 2023, the Trust made steady progress on the build-out of its multi-family portfolio. We accomplished important milestones, with over 900 units (at 100% asset level) added to our recurring income segment as we achieved first tenant occupancies at Maple House and Aalto II. The Trust’s active development projects have progressed well over the year, and we are on track to finish construction on an additional 1,300 purpose-built rental units by the end of 2025. This is significant for the Trust as our recurring income properties provide meaningful impact and stable cash flows to support our fixed operating costs and we are de-risking the business as we work through our best-in-class development pipeline.

The Trust’s projects under construction today require limited incremental equity, if any, to complete. These projects include: Cherry House (855 rental units), Forma East (864 condominium units), Birch House (444 rental and condominium units) and active phases at Brightwater (approximately 500 condominium/town home units). While further capital investments may be made to bring new projects online, these will be evaluated on a case-by-case basis.

With the current economic and geopolitical uncertainty, the Trust remains focused on creating value within our business and maintaining sufficient liquidity. These uncertainties have made it more challenging to commence development on land that we are carrying. We are pleased to have secured attractive financing on LeBreton and expect our site to be under development in March. We are also progressing on achieving the prerequisites for other projects although some development starts have been delayed due to market conditions.

We continue to pursue partnership opportunities for the re-development of 49 Ontario Street, the Trust’s wholly owned 88,000 square feet (“sf”) commercial building located in downtown Toronto and adjacent to a future Ontario line subway stop. The Trust achieved rezoning for the site earlier in 2023 for approximately 809,000 sf of residential gross floor area (or approximately 1,250 residential units) and 68,000 sf of non-residential space.

Subsequent to year-end, the Trust launched the sales process for two commercial assets located in downtown Toronto, comprising 95,000 sf in total. These potential dispositions are expected to provide additional liquidity and help reduce the Trust’s exposure to the asset class, which will lessen over time as we continue to own and build-out our multi-family development pipeline.

Since 2019, the management fees payable to Dream Asset Management Corporation (“DAM”), a subsidiary of Dream Unlimited Corp. (“Dream”), the Trust’s asset manager, have been settled by the delivery of units of the Trust, which has supported our overall liquidity objectives. The current arrangement to satisfy these fees expired on December 31, 2023. Dream has communicated its intent to the Trust, subject to necessary unitholder approvals, to renew the fee arrangement effective January 1, 2024 demonstrating their strong alignment with the Trust’s overall strategy. In aggregate, DAM owns 34.9% of the Trust as at February 12, 2024. Information on the proposed fee arrangement will be included in the Trust’s management information circular for its upcoming 2024 annual meeting.

To further bolster the Trust’s liquidity position, the Board of Trustees of the Trust (“the Board”) has decided to suspend the Trust’s monthly distribution. In doing so, the Trust expects to retain an additional $11 million annually to grow its income property portfolio, reducing risk for the business and increasing free cash flow over the long-term, and allowing us to better support the interest on our land loans. As we get land under development and complete build-to-hold projects currently under construction, the Board will re-evaluate the distribution.

“Although the year had its challenges, we are pleased with the progress we have made,” said Michael Cooper, Portfolio Manager. “Dream Impact’s operating environment continues to face headwinds, as interest rates remain high and the market remains volatile from broader geopolitical influences. Despite this, we have seen significant progress across the build-out of our multi-family portfolio, which is integral for the stability of our recurring income segment. We believe the Trust’s development portfolio represents some of the best opportunities within the Canadian real estate market, and we are proactively taking steps to manage the Trust’s capital to weather further market uncertainty should it arise. Dream’s ownership in the Trust demonstrates its strong commitment to the ongoing success of this vehicle.”

Selected financial and operating metrics for the fourth quarter and year ended December 31, 2023 are summarized below:

		Three months ended December 31,						Year ended December 31,
(in thousands of dollars, except per Unit amounts)		2023			2022			2023			2022
Consolidated results of operations
Net income (loss)		$	(19,706)		$	(44,863)		$	(44,144)		$	(43,554)
Net income (loss) per unit(1)			(1.13)			(2.69)			(2.57)			(2.64)
Distributions declared and paid per unit(3)			0.16			0.40			0.80			1.60
Units outstanding – end of period			17,571,967			16,760,628			17,571,967			16,760,628
Units outstanding – weighted average			17,459,097			16,686,724			17,171,777			16,479,232

As at		December 31, 2023			December 31, 2022
Consolidated financial position
Total assets		$	707,426		$	724,169
Total liabilities			278,769			245,437
Total unitholders’ equity			428,657			478,732
Total unitholders’ equity per unit(1)			24.39			28.56

During the fourth quarter, the Trust reported a net loss of $19.7 million relative to $44.9 million in the prior year. The fluctuation was primarily a result of the composition of fair value adjustments on multi-family and commercial properties year over year, driven by project milestones and valuation assumptions reflecting market conditions, and the Trust’s net tax position in each period. Included in comparative results was a fair value loss on the Trust’s investment in the Virgin Hotels Las Vegas (the “U.S. Hotel”) in 2022. Further described in the Trust’s segmented results discussion below.

Liquidity Update

As at December 31, 2023, the Trust had total liquidity⁽¹⁾ of $22.9 million, comprised of cash-on-hand and funds available under the Trust’s credit facility. As at December 31, 2023, the Trust’s debt-to-asset value^(1,2) was 38.6%, an increase compared to 37.0% at September 30, 2023 driven by fluctuations in fair value adjustments. For further details refer to the “Capital Resources and Liquidity” section of the Trust’s MD&A for the three months and year ended December 31, 2023.

In 2024, the Trust’s only anticipated debt maturities relate to certain equity accounted investments. Approximately 70% of this debt is expected to be repaid from condominium unit closing proceeds or is in advanced discussions with lenders for renewals. The remaining maturities will become due in the latter half of the year and relate to the Trust’s non-core passive investments which we believe carries limited refinancing risk due to the low leverage at the respective investment levels.

Recurring Income

In the fourth quarter, the Trust’s recurring income segment generated a net loss of $18.3 million compared to net income of $16.9 million in the prior year. The largest factor impacting earnings for this segment was the net impact of fair value adjustments. Current period results included net fair value losses of $18.0 million driven by cap rate and discount rate expansion across both multi-family and office assets, which is consistent with general market trends. While comparative results included fair value losses as well, they were offset by a $29.0 million fair value gain on 49 Ontario Street supported by a third-party appraisal in 2022. As net income increases from higher rental rates, we would expect the fair value losses recognized on the Trust’s multi-family portfolio may be reversed.

Multi-family rental properties

During the fourth quarter and year ended December 31, 2023, same property NOI⁽¹⁾ was $1.4 million and $5.2 million, compared to $1.4 million and $3.9 million in the prior year periods. Growth in same property NOI was primarily driven by higher occupancies and rental growth throughout the portfolio. The Trust anticipates that NOI from multi-family rental units will add meaningful income to recurring income as they stabilize over the next two years.

Over the fourth quarter, tenant occupancies have continued to progress well at Maple House and Aalto II at rental rates in line with budget. As these assets reached substantial construction completion in the period, they were transferred from the development segment to recurring income in the quarter.

Maple House is the first multi-family rental building in Canary Landing (previously West Don Lands) located in downtown Toronto. As of February 9, 2024, over 40% of units in the 770-unit building were leased. The Trust has a 25% interest in Canary Landing. Aalto II is the second multi-family rental building at Zibi located in Gatineau, Quebec. As of February 9, 2024, approximately 40% of the 148-unit building had been leased. As both developments were financed through CMHC’s Rental Construction Financing Initiative, take-out financing risk has been mitigated and in-place debt will become non-recourse as the assets stabilize over the next 12 to 24 month period.

As of December 31, 2023, approximately 80% the Trust’s debt relating to its multi-family rental portfolio was government affiliated and carried a weighted average interest rate of 2.8% and time to maturity of 5.3 years.

Commercial

During the fourth quarter, NOI from commercial properties⁽¹⁾ was $2.7 million, consistent with prior year. Overall occupancy for the Trust’s commercial portfolio as at December 31, 2023 held relatively consistent with prior quarter and was up relative to prior year to date due to NOI contribution from completed blocks at Zibi.

Development

During the fourth quarter, the development segment reported a net loss of $4.7 million, compared to net income of $0.5 million in the prior year after adjusting for the fair value loss on the U.S. Hotel in 2022. The fluctuation relative to the prior year was driven by fair value gains on Maple House in 2022, partially offset by occupancy income from Phase I at Brightwater generated during the fourth quarter. As previously noted, Maple House was transferred to the Trust’s recurring income segment in the fourth quarter.

For complete details on the Trust’s development pipeline, please refer to the section titled “Development and Investment Holdings” in the Trust’s MD&A for the three months and year ended December 31, 2023.

Other⁽²⁾

In the fourth quarter, the other segment generated earnings of $3.3 million relative to a loss of $3.2 million in the prior year. The change in the other segment was primarily due to a higher tax recovery as a result of the composition of earnings and fluctuations on the asset management and deferred compensation expenses in relation to the Trust’s unit price.

Distribution

Effective February 12, 2024, the Board decided to suspend the Trust’s monthly distributions, and distribution reinvestment and purchase plan (“DRIP”), beginning with the Trust’s distribution that would have otherwise been declared for the month of February 2024 and would have otherwise been payable to unitholders in March 2024. The last distribution declared prior to the suspension will be paid on February 15, 2024.

Footnotes

(1)		Net income (loss) per unit, total unitholders’ equity per unit, total liquidity, debt-to-asset value, NOI – commercial properties, and NOI – multi-family rental, Same Property NOI -multi-family rental, are supplementary financial measures. Please refer to the cautionary statements under the heading “Specified Financial Measures and Other Measures” in this press release and the “Specified Financial Measures and Other Disclosures” section of the Trust’s MD&A for the three months and year ended December 31, 2023.
(2)		Debt-to-asset value is a non-GAAP ratio, which calculated as total debt payable, a non-GAAP financial measure, divided by the total asset value of the Trust as at the applicable reporting date. The most directly comparable financial measure to total debt payable is total debt.
(3)		Distributions declared and paid per unit include the impact of the Unit consolidation.

Conference Call

Senior management will host a conference call on Monday, February 12, 2024 at 5:00 pm (ET). To access the call, please dial 1-800-319-4610 (toll free) or 416-915-3239. To access the conference call via webcast, please go to the Trust’s website at www.dreamimpacttrust.ca and click on Calendar of Events in the News and Events section. A taped replay of the conference call and the webcast will be available for 90 days.

About Dream Impact

Dream Impact is an open-ended trust dedicated to impact investing. Dream Impact’s underlying portfolio is comprised of exceptional real estate assets reported under two operating segments: development and investment holdings, and recurring income, that would not be otherwise available in a public and fully transparent vehicle, managed by an experienced team with a successful track record in these areas. The objectives of Dream Impact are to create positive and lasting impacts for our stakeholders through our three impact verticals: environmental sustainability and resilience, attainable and affordable housing, and inclusive communities, while generating attractive returns for investors. For more information, please visit: www.dreamimpacttrust.ca.

Specified Financial Measures and Other Measures

The Trust’s consolidated financial statements are prepared in accordance with IFRS Accounting Standards as issued by the International Accounting Standards Board (“IFRS Accounting Standards”). In this press release, as a complement to results provided in accordance with IFRS Accounting Standards, the Trust discloses and discusses certain specified financial measures, including total liquidity, debt-to-asset value, total debt payable, net income (loss) per unit, NOI — commercial properties, NOI — multi-family rental, Same Property NOI – multi-family rental and debt-to-total asset value, as well as other measures discussed elsewhere in this release. These specified financial measures are not defined by or recognized measures under IFRS Accounting Standards, do not have a standardized meaning and may not be comparable with similar measures presented by other issuers. The Trust has presented such specified financial measures as management believes they are relevant measures of our underlying operating performance. Specified financial measures should not be considered as alternatives to unitholders’ equity, net income, total comprehensive income or cash flows generated from operating activities, or comparable metrics determined in accordance with IFRS Accounting Standards as indicators of the Trust’s performance, liquidity, cash flow and profitability. Certain additional disclosures such as the composition, usefulness and changes as applicable are expressly incorporated by reference from the Trust’s MD&A for the three months and year ended December 31, 2023 dated February 12, 2024 in the section titled “Specified Financial Measures and Other Disclosures”, subsection “Non-GAAP Ratios”, heading “Debt-to-asset value”, subsection “Supplementary Financial Measures and Other Measures”, headings “Net income (loss) per unit”, “total liquidity”, “NOI — commercial properties”, “NOI – multi-family rental”, and “Same Property NOI – multi-family rental” and subsection “Non-GAAP Financial Measures”, heading “Total debt payable”,. which has been filed and is available on SEDAR+ under the Trust’s profile.

“Total debt payable” is defined by the Trust as the balance due at maturity for its debt instruments. Total debt payable is a non-GAAP measure and is included as part of the definition of debt-to-asset value, a non-GAAP ratio. Total debt payable is an important measure used by the Trust in evaluating the amount of debt leverage; however, it is not defined by IFRS Accounting Standards, does not have a standardized meaning and may not be comparable with similar measures presented by other issuers. Total debt payable is reconciled to total debt, the most directly comparable financial measure, below.

As at		December 31, 2023			December 31, 2022
Total debt		$	270,056		$	220,889
Unamortized discount on host instrument of convertible debentures			820			1,086
Conversion feature			(7)			(449)
Unamortized balance of deferred financing costs			2,196			2,789
Total debt payable		$	273,065		$	224,315

Forward-Looking Information

This press release may contain forward-looking information within the meaning of applicable securities legislation. Forward-looking information generally can be identified by the use of forward-looking terminology such as “outlook”, “objective”, “may”, “will”, “would”, “could”, “expect”, “intend”, “estimate”, “anticipate”, “timeline”, “potential”, “strategy”, “targets”, “believe”, “should”, “plans”, or “continue”, or similar expressions suggesting future outcomes or events.

Some of the specific forward-looking information in this press release may include, among other things, statements relating to the Trust’s objectives and strategies to achieve those objectives; the Trust’s leasing activities and the expected results thereof; our review of all our assets and capital allocation strategy and the expected results thereof; our expectation to finish construction on an additional 1,300 purpose built rental units by the end of 2025; expectations regarding the Trust’s disposition of commercial assets and their expected impact on the Trust’s asset class exposure and liquidity; expectations for the Trust to renew the fee arrangement with DAM, its asset manager in 2024; the Trust’s expectations regarding its distribution policy; the Trust’s expectations regarding upcoming debt maturities; the Trust’s income generation expectations in relation to Maple House; the status of the Trust’s ongoing active development projects and the projected completion dates; remaining occupancies; Brightwater’s construction status including units and GLA under construction; the Trust’s objectives of creating positive and lasting impacts for our stakeholders through our three impact verticals; environmental sustainability and resilience, attainable and affordable housing, and inclusive communities, while generating attractive returns for investors; expectations for multi-family assets to add meaningful income to the Trust’s recurring income segment; expected project stabilization timelines; the expectation that development income will fluctuate and not contribute meaningfully to earnings until development milestones and occupancy are achieved; and the Trust’s plans and proposals for current and future development and redevelopment projects, construction initiation, rezoning, completion and occupancy dates, number of units, square footage and planned GLA. Forward-looking information is based on a number of assumptions and is subject to a number of risks and uncertainties, many of which are beyond the Trust’s control, which could cause actual results to differ materially from those that are disclosed in or implied by such forward-looking information. These risks and uncertainties include, but are not limited to: adverse changes in general economic and market conditions; liquidity risk; financing and risks relating to access to capital; interest rate risks; public health risks; risks associated with unexpected or ongoing geopolitical events, including disputes between nations, terrorism or other acts of violence, and international sanctions; inflation; the disruption of free movement of goods and services across jurisdictions; the risk of adverse global market, economic and political conditions and health crises; risks inherent in the real estate industry; risks relating to investment in development projects; impact investing strategy risk; risks relating to geographic concentration; risks inherent in investments in real estate, mortgages and other loans and development and investment holdings; credit risk and counterparty risk; competition risks; environmental and climate change risks; risks relating to access to capital; interest rate risk; the risk of changes in governmental laws and regulations; tax risks; foreign exchange risk; the risk that corporate activities and reviews will not have the desired impact; acquisitions risk; and leasing risks. Our objectives and forward-looking statements are based on certain assumptions, including that the general economy remains stable; the gradual recovery and growth of the general economy continues in 2024; that no unforeseen changes in the legislative and operating framework for our business will occur; that there will be no material change to environmental regulations that may adversely impact our business; that we will meet our future objectives, priorities and growth targets; that we receive the licenses, permits or approvals necessary in connection with our projects; that we will have access to adequate capital to fund our future projects, plans and any potential acquisitions; that we are able to identify high-quality investment opportunities and find suitable partners with which to enter into joint ventures or partnerships; that we do not incur any material environmental liabilities; there will not be a material change in foreign exchange rates; that the impact of the current economic climate and global financial conditions on our operations will remain consistent with our current expectations and that inflation and interest rates will not materially increase beyond current market expectations; our expectations regarding the availability and competition for acquisitions remains consistent with the current climate.

All forward-looking information in this press release speaks as of February 12, 2024. The Trust does not undertake to update any such forward-looking information whether as a result of new information, future events or otherwise, except as required by law. Additional information about these assumptions and risks and uncertainties is disclosed in the Trust’s filings with securities regulators filed on the System for Electronic Document Analysis and Retrieval+ (www.sedarplus.ca), including its latest annual information form and MD&A. These filings are also available at the Trust’s website at www.dreamimpacttrust.ca.

Contacts

Meaghan Peloso
Chief Financial Officer

416 365-6322

mpeloso@dream.ca

Kimberly Lefever
Director, Investor Relations

416 365-6339

klefever@dream.ca