PR Newswire | Aug 2, 2021 04:31PM EDT

Financial Outlook

08/02 15:30 CDT

Centerspace Reports Strong Second Quarter 2021 Financial Results; Improved Financial Outlook MINNEAPOLIS, Aug. 2, 2021

MINNEAPOLIS, Aug. 2, 2021 /PRNewswire/ -- Centerspace (NYSE: CSR) announced today its financial and operating results for the three and six months ended June 30, 2021. The tables below show Net Income, Funds from Operations ("FFO")1, and Core FFO1, all on a per share basis, for the three and six months ended June 30, 2021; Same-Store Revenues, Expenses, and Net Operating Income ("NOI")1 over comparable periods; and Same-Store Weighted-Average Occupancy for each of the three months ended June 30, 2021, March 31, 2021, and June 30, 2020.

Three Months Ended June 30,Six Months Ended June 30,

Per Share 2021 2020 2021 2020

Net Income - diluted$1.48 $(0.44) $1.02 $(1.13)

FFO - diluted $0.95 $0.93 $1.87 $1.58

Core FFO - diluted $0.98 $0.91 $1.93 $1.81

Year-Over-Year Sequential YTD Comparison Comparison Comparison

Same-Store ResultsQ2 2021 vs. Q2 2020Q2 2021 vs. Q1 20212021 vs. 2020

Revenues 3.2 % 1.3 % 1.9 %

Expenses 6.2 % 0.9 % 2.1 %

NOI 1.2 % 1.6 % 1.7 %

Three months ended

Same-Store Results June 30, 2021March 31, 2021June 30, 2020

Weighted Average Occupancy94.9 % 94.9 % 94.5 %



NOI, FFO, Core FFO, and same-store results are non-GAAP financial measures.(1) For more information on their usage and presentation, and a reconciliation to the most directly comparable GAAP measures, refer to "Non-GAAP Financial Measures and Reconciliations" below.

Highlights

* Net Income was $1.48 per diluted share for the second quarter of 2021, compared to Net Loss of $(0.44) per diluted share for the same period of 2020; * Core FFO increased 7.7% to $0.98 per diluted share for the three months ended June 30, 2021, compared to $0.91 for the three months ended June 30, 2020 and 6.6% to $1.93 per diluted share for the six months ended June 30, 2021, compared to $1.81 for the six months ended June 30, 2020; * Same-store revenues increased by 3.2% for the second quarter of 2021 compared to the second quarter of 2020; * Same-store new lease over lease rates were 10.0% for the second quarter of 2021, compared to a decline of (1.2)% in the same period of the prior year. Same-store renewal lease over lease rates were 5.6% for the second quarter of 2021, compared to 3.2% for the same period the prior year; * Increased the mid-point of the earnings per share outlook by 123% and the mid-point of Core FFO by 7%; * Entered into Contribution Agreements with entities managed by KMS Management, Inc. ("KMS"), to acquire a portfolio of 17 communities funded through the issuance of up to $197.3 million Convertible Preferred Operating Partnerships Units and approximately $126.5 million in mortgage liabilities; and * Continued to strengthen the balance sheet by issuing 731,000 common shares under the 2019 ATM program for net proceeds of $54.6 million.

Acquisitions and Dispositions

During the quarter, Centerspace entered into Contribution Agreements with entities managed by KMS. Upon closing, Centerspace will acquire a portfolio of 17 communities. Centerspace will fully fund the transaction through the issuance of up to $197.3 million, which will be paid in the form of Convertible Preferred Operating Partnership units that pay a 3.875% dividend and are convertible, at the holder's option, into common units at an exchange rate of 1.2048 common units per Convertible Preferred Operating Units representing a conversion price of $83.00 per unit. The KMS partners will have the ability to receive up to an aggregate of $16.2 million in cash in lieu of Convertible Preferred Operating Partnership Units. The Company will acquire real property assets subject to approximately $126.5 million in liabilities, a portion of which the company intends to refinance upon consummation of the transactions. The transaction is expected to close during the third quarter.

During the quarter, Centerspace disposed of 589 apartment homes in Rochester, Minnesota for an aggregate sale price of $60.0 million.

Balance Sheet

At the end of the second quarter, Centerspace had $168.2 million of total liquidity on its balance sheet, consisting of $163.0 million available under the line of credit and cash and cash equivalents of $5.2 million.

Improved 2021 Financial Outlook

Centerspace revised its 2021 financial outlook, which includes the anticipated acquisition of KMS during the third quarter. For additional information, see S-16 of the Supplemental Financial and Operating Data for the quarter ended June 30, 2021 included at the end of this release. These ranges should be considered in their entirety. The revised outlook is:

Previous Outlook for 2021Updated Outlook for 2021

Low High Low High

Earnings per Share - diluted$0.10 $0.50 $0.58 $0.76

Same-Store Revenue 0.0 %3.0 %2.0 %3.5 %

Same-Store Expenses 3.0 %5.0 %4.0 %6.0 %

Same-Store NOI (1.5) %1.5 %0.5 %2.0 %

FFO per Share - diluted $3.38 $3.62 $3.64 $3.83

Core FFO per Share - diluted$3.48 $3.72 $3.78 $3.94

COVID-19 Developments

The COVID-19 pandemic, including the associated economic disruptions, has continued to impact business and operations since March 2020. The company continues to prioritize the health and well-being of its residents, team members, and the communities it serves.

A discussion of the ongoing and potential effects of the COVID-19 pandemic on financial condition, results of operations, and cash flows can be found in "Management's Discussion and Analysis of Financial Conditions and Results of Operations" presented in the company's Annual Report on Form 10-K for the year ended December 31, 2020, filed with the SEC on February 22, 2021. For a more detailed description of the risks and uncertainties affecting business, see the risk factors presented in Item 1A in the company's Annual Report on Form 10-K for the year ended December 31, 2020, filed with the SEC on February 22, 2021.

Upcoming Events

Centerspace is scheduled to participate in the BMO 2021 Real Estate Conference, which will be held in New York City on September 14, 2021.

Centerspace is scheduled to participate in the Bank of America 2021 Global Real Estate Conference, which will be held virtually on September 21-23, 2021.

Earnings Call

Live webcast and replay: https://ir.centerspacehomes.com



Live Conference Call Conference Call Replay

Tuesday, August 3, 2021, at 10:00 AM Replay available until August 17, 2021ET

USA Toll Free Number 1-877-509-9785USA Toll Free Number 1-877-344-7529

International Toll Free1-412-902-4132International Toll Free1-412-317-0088Number Number

Canada Toll Free Number1-855-669-9657Canada Toll Free Number1-855-669-9658

Conference Number 10157697

Supplemental Information

Supplemental Operating and Financial Data for the quarter ended June 30, 2021 included herein ("Supplemental Information"), is available in the Investors section on Centerspace's website at www.centerspacehomes.com or by calling Investor Relations at 701-837-7104. Non-GAAP financial measures and other capitalized terms, as used in this earnings release, are defined and reconciled in the Supplemental Financial and Operating Data, which accompanies this earnings release.

About Centerspace

Centerspace is an owner and operator of apartment communities committed to providing great homes by focusing on integrity and serving others. Founded in 1970, as of June 30, 2021, Centerspace owned 62 apartment communities consisting of 11,579 apartment homes located in Colorado, Minnesota, Montana, Nebraska, North Dakota, and South Dakota. Centerspace was named a Top Workplace for 2021 by theMinneapolis Star Tribune. For more information, please visit www.centerspacehomes.com.

Forward-Looking Statements

Certain statements in this press release and the accompanying Supplemental Operating and Financial Data are based on the company's current expectations and assumptions, and are "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. These forward-looking statements involve known and unknown risks, uncertainties, and other factors that may cause the actual results, performance, or achievements to be materially different from the results of operations, financial conditions, or plans expressed or implied by the forward-looking statements. Although the company believes the expectations reflected in its forward-looking statements are based upon reasonable assumptions, it can give no assurance that the expectations will be achieved. Such risks, uncertainties, and other factors that might cause such differences include, but are not limited to those risks and uncertainties detailed from time to time in Centerspace's filings with the Securities and Exchange Commission, including the "Management's Discussion and Analysis of Financial Condition and Results of Operations" and "Risk Factors" contained in its Annual Report on Form 10-K for the year ended December 31, 2020, in its subsequent quarterly reports on Form 10-Q, and in other public reports. The company assumes no obligation to update or supplement forward-looking statements that become untrue due to subsequent events.

Contact Information

Investor RelationsEmily MillerPhone: 701-837-7104IR@centerspacehomes.com

Marketing & MediaKelly WeberPhone: 701-837-7104kweber@centerspacehomes.com

Common Share Data (NYSE: CSR)



2nd Quarter 1st Quarter4th Quarter3rd Quarter2nd Quarter

2021 2021 2020 2020 2020

High closing price $79.71 $73.42 $74.55 $73.53 $76.82

Low closing price $67.28 $68.00 $65.79 $61.87 $44.36

Average closing price $71.99 $71.37 $70.30 $70.15 $63.91

Closing price at end of quarter $78.90 $68.00 $70.64 $65.17 $70.49

Common share distributions - annualized $2.80 $2.80 $2.80 $2.80 $2.80

Closing dividend yield - annualized 3.6 %4.1 %4.0 %4.3 %4.0 %

Closing common shares outstanding (thousands) 14,045 13,220 13,027 12,976 12,827

Closing limited partnership units outstanding (thousands)881 950 977 1,018 1,022

Closing market value of outstanding common shares, plus imputed closing market value of outstanding limited $1,177,661 $963,560 $989,243 $911,989 $976,216 partnership units (thousands)

CENTERSPACE

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (unaudited)

(in thousands)



Three Months Ended

6/30/20213/31/2021 12/31/20209/30/20206/30/2020

REVENUE $46,656$46,648 $45,540 $44,138$43,910

EXPENSES

Property operating expenses, excluding real estate taxes 13,018 13,449 12,668 13,129 12,360

Real estate taxes 5,742 5,792 5,256 5,402 5,410

Property management expense 2,085 1,767 1,460 1,442 1,345

Casualty (gain) loss (27) 101 331 91 913

Depreciation/amortization 19,308 19,992 20,282 18,995 18,156

General and administrative expenses 3,797 3,906 3,733 3,077 3,202

TOTAL EXPENSES $43,923$45,007 $43,730 $42,136$41,386

Operating income 2,733 1,641 1,810 2,002 2,524

Interest expense (7,089) (7,231) (6,903) (6,771) (6,940)

Interest and other income (loss) 619 431 404 277 521

Income (loss) before gain (loss) on sale of real estate and other (3,737) (5,159) (4,689) (4,492) (3,895) investments, and gain (loss) on litigation settlement

Gain (loss) on sale of real estate and other investments 26,840 - 17 25,676 (190)

Net income (loss) $23,103$(5,159)$(4,672)$21,184$(4,085)

Dividends to preferred unitholders (160) (160) (160) (160) (160)

Net (income) loss attributable to noncontrolling interest - Operating (1,386) 469 460 (1,387) 447 Partnership

Net (income) loss attributable to noncontrolling interests - consolidated(19) (17) (6) (8) (5) real estate entities

Net income (loss) attributable to controlling interests 21,538 (4,867) (4,378) 19,629 (3,803)

Dividends to preferred shareholders (1,607) (1,607) (1,607) (1,607) (1,609)

Discount (premium) on redemption of preferred shares - - - (1) 25

NET INCOME (LOSS) AVAILABLE TO COMMON $19,931$(6,474)$(5,985)$18,021$(5,387)SHAREHOLDERS



Per Share Data - Basic

Net earnings (loss) per common share - basic $1.49 $(0.49) $(0.46) $1.40 $(0.44)



Per Share Data - Diluted

Net earnings (loss) per common share - diluted $1.48 $(0.49) $(0.46) $1.38 $(0.44)

CENTERSPACE

CONDENSED CONSOLIDATED BALANCE SHEETS (unaudited)

(in thousands)



6/30/2021 3/31/2021 12/31/2020 9/30/2020 6/30/2020

ASSETS

Real estate investments

Property owned $1,838,837$1,883,407$1,812,557$1,805,390$1,694,033

Less accumulated depreciation (407,400) (408,014) (399,249) (380,392) (383,917)

1,431,437 1,475,393 1,413,308 1,424,998 1,310,116

Mortgage loans receivable 37,457 30,107 24,661 17,986 10,961

Total real estate investments 1,468,894 1,505,500 1,437,969 1,442,984 1,321,077

Cash and cash equivalents 5,194 10,816 392 16,804 52,714

Restricted cash 8,444 1,610 6,918 2,199 2,535

Other assets 17,218 18,427 18,904 16,947 16,484

TOTAL ASSETS $1,499,750$1,536,353$1,464,183$1,478,934$1,392,810



LIABILITIES, MEZZANINE EQUITY, AND EQUITY

LIABILITIES

Accounts payable and accrued expenses $52,413 $53,852 $55,609 $58,596 $54,883

Revolving line of credit 87,000 181,544 152,871 135,000 63,000

Notes payable, net of loan costs 319,286 319,236 269,246 269,202 269,155

Mortgages payable, net of loan costs 287,143 293,709 297,074 313,065 323,705

TOTAL LIABILITIES $745,842 $848,341 $774,800 $775,863 $710,743



SERIES D PREFERRED UNITS $18,022 $16,560 $16,560 $16,560 $16,560

EQUITY

Series C Preferred Shares of Beneficial Interest 93,530 93,530 93,530 93,530 93,579

Common Shares of Beneficial Interest 1,033,940 980,453 968,263 968,436 958,292

Accumulated distributions in excess of net income (433,310) (443,409) (427,681) (412,577) (421,515)

Accumulated other comprehensive income (loss) (12,064) (12,798) (15,905) (17,256) (18,139)

Total shareholders' equity $682,096 $617,776 $618,207 $632,133 $612,217

Noncontrolling interests - Operating Partnership 53,133 53,007 53,930 53,669 52,558

Noncontrolling interests - consolidated real estate entities657 669 686 709 732

Total equity $735,886 $671,452 $672,823 $686,511 $665,507

TOTAL LIABILITIES, MEZZANINE EQUITY, AND EQUITY $1,499,750$1,536,353$1,464,183$1,478,934$1,392,810

CENTERSPACENON-GAAP FINANCIAL MEASURES AND RECONCILIATIONS (unaudited)

This release contains certain non-GAAP financial measures. The non-GAAP financial measures should not be considered a substitute for operating results determined in accordance with accounting principles generally accepted in the United States of America ("GAAP"). The definitions and calculations of these non-GAAP financial measures, as calculated by us, may not be comparable to non-GAAP financial measures reported by other REITs that do not define each of the non-GAAP financial measures exactly as Centerspace does.

The company provides certain information on a same-store and non-same-store basis. Same-store apartment communities are owned or in service for substantially all of the periods being compared, and, in the case of newly-constructed properties, have achieved a target level of physical occupancy of 90%. On the first day of each calendar year, Centerspace determines the composition of its same-store pool for that year as well as adjusts the previous year, which allows us to evaluate full period-over-period operating comparisons for existing apartment communities and their contribution to net income. The company believes that measuring performance on a same-store basis is useful to investors because it enables evaluation of how a fixed pool of its communities are performing year-over-year. Centerspace uses this measure to assess whether or not the company has been successful in increasing NOI, renewing the leases on existing residents, controlling operating costs, and making prudent capital improvements.

Reconciliation of Operating Income to Net Operating Income

Net operating income, or NOI, is a non-GAAP financial measure which the company defines as total real estate revenues less property operating expenses, including real estate taxes. Centerspace believes that NOI is an important supplemental measure of operating performance for real estate because it provides a measure of operations that is unaffected by depreciation, amortization, financing, property management overhead, casualty losses, and general and administrative expenses. NOI does not represent cash generated by operating activities in accordance with GAAP and should not be considered an alternative to net income, net income available for common shareholders, or cash flow from operating activities as a measure of financial performance.

(in thousands, except percentages)

Three Months Ended Sequential Year-Over-Year

6/30/20213/31/20216/30/2020$ Change% Change $ Change% Change

Operating income $2,733 $1,641 $2,524 $1,09266.5 %$209 8.3 %

Adjustments:

Property management expenses 2,085 1,767 1,345 318 18.0 %740 55.0 %

Casualty (gain) loss (27) 101 913 (128) (126.7)%(940) (103.0)%

Depreciation and amortization 19,308 19,992 18,156 (684) (3.4) %1,152 6.3 %

General and administrative expenses 3,797 3,906 3,202 (109) (2.8) %595 18.6 %

Net operating income $27,896$27,407$26,140$489 1.8 %$1,7566.7 %



Revenue

Same-store $40,521$40,000$39,282$521 1.3 %$1,2393.2 %

Non-same-store 4,436 4,241 931 195 4.6 %3,505 376.5 %

Other properties 646 650 402 (4) (0.6) %244 60.7 %

Dispositions 1,053 1,757 3,295 (704) (40.1) %(2,242)(68.0) %

Total 46,656 46,648 43,910 8 - 2,746 6.3 %

Property operating expenses, including real estate taxes

Same-store 16,528 16,378 15,567 150 0.9 %961 6.2 %

Non-same-store 1,439 1,496 385 (57) (3.8) %1,054 273.8 %

Other properties 268 289 252 (21) (7.3) %16 6.3 %

Dispositions 525 1,078 1,566 (553) (51.3) %(1,041)(66.5) %

Total 18,760 19,241 17,770 (481) (2.5) %990 5.6 %

Net operating income

Same-store 23,993 23,622 23,715 371 1.6 %278 1.2 %

Non-same-store 2,997 2,745 546 252 9.2 %2,451 448.9 %

Other properties 378 361 150 17 4.7 %228 152.0 %

Dispositions 528 679 1,729 (151) (100.0)%(1,201)(69.5) %

Total $27,896$27,407$26,140$489 1.8 %$1,7566.7 %

(in thousands, except percentages)

Six Months Ended June 30,

2021 2020 $ Change% Change

Operating income $4,374 $4,528 $(154)(3.4) %

Adjustments:

Property management expenses 3,852 2,899 953 32.9 %

Casualty (gain) loss 74 1,240 (1,166)(94.0)%

Depreciation and amortization 39,300 36,316 2,984 8.2 %

General and administrative expenses 7,703 6,630 1,073 16.2 %

Net operating income $55,303$51,613$3,6907.1 %



Revenue

Same-store $80,521$79,056$1,4651.9 %

Non-same-store 8,677 1,202 7,475 621.9 %

Other properties 1,296 1,375 (79) (5.7) %

Dispositions 2,810 6,683 (3,873)(58.0)%

Total 93,304 88,316 4,988 5.6 %



Property operating expenses, including real estate taxes

Same-store 32,906 32,222 684 2.1 %

Non-same-store 2,935 504 2,431 482.3 %

Other properties 557 530 27 5.1 %

Dispositions 1,603 3,447 (1,844)(53.5)%

Total 38,001 36,703 1,298 3.5 %



Net operating income

Same-store 47,615 46,834 781 1.7 %

Non-same-store 5,742 698 5,044 722.6 %

Other properties 739 845 (106) (12.5)%

Dispositions 1,207 3,236 (2,029)(62.7)%

Total $55,303$51,613$3,6907.1 %

Reconciliation of Same-Store Controllable Expenses to Total Property Operating Expenses, Including Real Estate Taxes

Same-store controllable expenses exclude real estate taxes and insurance, in order to provide a measure of expenses that are within management's control, and is used for the purposes of budgeting, business planning, and performance evaluation. This is a non-GAAP financial measure and should not be considered an alternative to total expenses or total property operating expenses.

(in thousands, except percentages)

Three Months Ended June 30, Six Months Ended June 30,

2021 2020 $ Change% Change2021 2020 $ Change% Change



Controllable expenses

On-site compensation^(1) $4,427 $4,089 $338 8.3 %$8,694 $8,545 $149 1.7 %

Repairs and maintenance 2,405 2,435 (30) (1.2) %4,497 4,665 (168) (3.6) %

Utilities 2,367 2,174 193 8.9 %5,298 5,080 218 4.3 %

Administrative and marketing 885 876 9 1.0 %1,746 1,742 4 0.2 %

Total $10,084$9,574 $510 5.3 %$20,235$20,032$203 1.0 %



Non-controllable expenses

Real estate taxes $4,929 $4,784 $145 3.0 %$9,853 $9,719 $134 1.4 %

Insurance 1,515 1,209 306 25.3 %2,818 2,471 347 14.0 %

Total $6,444 $5,993 $451 7.5 %$12,671$12,190$481 3.9 %



Property operating expenses, including$1,439 $385 $1,054273.8 %$2,935 $504 $2,431482.3 %real estate taxes - non-same-store

Property operating expenses, including268 252 16 6.3 %557 530 27 5.1 %real estate taxes - other properties

Property operating expenses, including525 1,566 (1,041)(66.5)%1,603 3,447 (1,844)(53.5)%real estate taxes - dispositions

Total property operating expenses, $18,760$17,770$990 5.6 %$38,001$36,703$1,2983.5 %including real estate taxes

_______________________________________________

(1) On-site compensation for administration, leasing, and maintenance personnel.

Reconciliation of Net Income (Loss) Available to Common Shareholders to Funds From Operations and Core Funds From Operations

Centerspace believes that FFO, which is a non-GAAP financial measure used as a standard supplemental measure for equity real estate investment trusts, is helpful to investors in understanding its operating performance, primarily because its calculation does not assume that the value of real estate assets diminishes predictably over time, as implied by the historical cost convention of GAAP and the recording of depreciation.

Centerspace uses the definition of FFO adopted by the National Association of Real Estate Investment Trusts, Inc. ("Nareit"). Nareit defines FFO as net income or loss calculated in accordance with GAAP, excluding:

* depreciation and amortization related to real estate; * gains and losses from the sale of certain real estate assets; and * impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.

The exclusion in Nareit's definition of FFO of impairment write-downs and gains and losses from the sale of real estate assets helps to identify the operating results of the long-term assets that form the base of the company's investments, and assists management and investors in comparing those operating results between periods.

Due to the limitations of the Nareit FFO definition, Centerspace has made certain interpretations in applying this definition. The company believes that all such interpretations not specifically identified in the Nareit definition are consistent with this definition. Nareit's FFO White Paper 2018 Restatement clarified that impairment write-downs of land related to a REIT''s main business are excluded from FFO and a REIT has the option to exclude impairment write-downs of assets that are incidental to its main business.

While FFO is widely used by Centerspace as a primary performance metric, not all real estate companies use the same definition of FFO or calculate FFO in the same way. Accordingly, FFO presented here is not necessarily comparable to FFO presented by other real estate companies. FFO should not be considered as an alternative to net income or any other GAAP measurement of performance, but rather should be considered as an additional, supplemental measure. FFO also does not represent cash generated from operating activities in accordance with GAAP, nor is it indicative of funds available to fund all cash flow needs, including the ability to service indebtedness or make distributions to shareholders.

Core Funds from Operations ("Core FFO") is FFO as adjusted for non-routine items or items not considered core to business operations. By further adjusting for items that are not considered part of core business operations, the company believes that Core FFO provides investors with additional information to compare core operating and financial performance between periods. Core FFO should not be considered as an alternative to net income, or any other GAAP measurement of performance, but rather should be considered an additional supplemental measure. Core FFO also does not represent cash generated from operating activities in accordance with GAAP, nor is it indicative of funds available to fund the company's cash needs, including its ability to service indebtedness or make distributions to shareholders. Core FFO is a non-GAAP and non-standardized financial measure that may be calculated differently by other REITs and should not be considered a substitute for operating results determined in accordance with GAAP.

(in thousands, except per share amounts)

Three Months Ended Six Months Ended

6/30/20213/31/2021 12/31/20209/30/20206/30/2020 6/30/20216/30/2020

Funds From Operations

Net income (loss) available to common shareholders $19,931$(6,474)$(5,985)$18,021$(5,387)$13,457$(13,826)

Adjustments:

Noncontrolling interests - Operating Partnership 1,386 (469) (460) 1,387 (447) 917 (1,139)

Depreciation and amortization 19,308 19,992 20,282 18,995 18,156 39,300 36,316

Less depreciation - non real estate (87) (98) (87) (85) (88) (185) (181)

Less depreciation - partially owned entities (24) (24) (33) (31) (33) (48) (315)

(Gain) loss on sale of real estate (26,840)- (17) (25,676)190 (26,840)190

FFO applicable to common shares and Units $13,674$12,927 $13,700 $12,611$12,391 $26,601$21,045



Adjustments to Core FFO:

Casualty (gain) loss - - 204 545 - - -

Loss on extinguishment of debt 3 - 2 4 17 3 17

Rebranding costs - - 402 - - - -

Technology implementation costs 447 413 - - - 860 -

(Gain) loss on marketable securities - - - - (175) - 3,378

(Discount) premium on redemption of preferred - - - 1 (25) - (298) shares

Core FFO applicable to common shares and Units $14,124$13,340 $14,308 $13,161$12,208 $27,464$24,142



Funds from operations applicable to common shares and$13,674$12,927 $13,700 $12,611$12,391 $26,601$21,045 Units

Dividends to preferred unitholders 160 160 160 160 160 320 320

Funds from operations applicable to common shares and$13,834$13,087 $13,860 $12,771$12,551 $26,921$21,365 Units - diluted



Core funds from operations applicable to common $14,124$13,340 $14,308 $13,161$12,208 $27,464$24,142 shares and Units

Dividends to preferred unitholders 160 160 160 160 160 320 320

Core funds from operations applicable to common $14,284$13,500 $14,468 $13,321$12,368 $27,784$24,462 shares and Units - diluted



Per Share Data

Earnings (loss) per share and Unit - diluted $1.48 $(0.49) $(0.46) $1.38 $(0.44) $1.02 $(1.13)

FFO per share and Unit - diluted $0.95 $0.92 $0.97 $0.90 $0.93 $1.87 $1.58

Core FFO per share and Unit - diluted $0.98 $0.95 $1.02 $0.94 $0.91 $1.93 $1.81



Weighted average shares and Units - diluted 14,514 14,282 14,222 14,143 13,558 14,402 13,482

Reconciliation of Net Income (Loss) Available to Common Shareholders to Adjusted EBITDA

Adjusted EBITDA is earnings before interest, taxes, depreciation, amortization, gain/loss on sale of real estate and other investments, impairment of real estate investments, gain/loss on extinguishment of debt, gain/loss from involuntary conversion; and other non-routine items or items not considered core to business operations. The company considers Adjusted EBITDA to be an appropriate supplemental performance measure because it permits investors to view income from operations without the effect of depreciation, the cost of debt, or non-operating gains and losses. Adjusted EBITDA is a non-GAAP financial measure and should not be considered a substitute for operating results determined in accordance with GAAP.

(in thousands)

Three Months Ended Six Months Ended

6/30/20213/31/2021 12/31/20209/30/20206/30/2020 6/30/20216/30/2020

Adjusted EBITDA

Net income (loss) available to common shareholders$21,538$(4,867)$(4,378)$19,629$(3,803)$16,671$(10,810)

Adjustments:

Dividends to preferred unitholders 160 160 160 160 160 320 320

Noncontrolling interests - Operating Partnership 1,386 (469) (460) 1,387 (447) 917 (1,139)

Income (loss) before noncontrolling interests - $23,084$(5,176)$(4,678)$21,176$(4,090)$17,908$(11,629)Operating Partnership

Adjustments:

Interest expense 7,075 7,216 6,888 6,756 6,926 14,291 13,690

Loss on extinguishment of debt 3 - 2 4 17 3 17

Depreciation/amortization related to real estate 19,284 19,969 20,250 18,964 18,123 39,253 36,001 investments

Casualty (gain) loss - - 204 545 - - -

Interest income (583) (407) (328) (256) (331) (990) (928)

(Gain) loss on sale of real estate and other (26,840)- (17) (25,676)190 (26,840)190 investments

Technology implementation costs 447 413 - - - 860 -

(Gain) loss on marketable securities - - - - (175) - 3,378

Adjusted EBITDA $22,470$22,015 $22,321 $21,513$20,660 $44,485$40,719

CENTERSPACE

DEBT ANALYSIS

(in thousands)



Debt Maturity Schedule

Annual Expirations



Future Maturities of Debt

Secured FixedUnsecured FixedUnsecured Total % of Weighted Variable Debt Debt Debt^(1) Debt Total DebtAverage Interest Rate^(2)

2021 (remainder)$ 12,814 $- $ - $12,814 1.8 % 5.73 %

2022 33,028 50,000 37,000 120,028 17.3 % 3.14 %

2023 43,163 - - 43,163 6.2 % 4.02 %

2024 - 70,000 - 70,000 10.1 % 3.66 %

2025 32,518 75,000 - 107,518 15.5 % 4.34 %

Thereafter 166,840 175,000 - 341,840 49.1 % 3.58 %

Total debt $ 288,363 $370,000 $ 37,000 $695,363100.0 % 3.70 %

_______________________________________

Term loans have variable interest rates that are fixed with interest rate(1) swaps and $50.0 million of the variable interest, line of credit is fixed with an interest rate swap.

Weighted average interest rate of debt that matures during the year,(2) including the effect of interest rate swaps on the term loans and line of credit.

6/30/2021 3/31/2021 12/31/2020 9/30/2020 6/30/2020

Debt Balances Outstanding

Secured fixed rate $288,363 $295,001 $298,445 $314,511 $325,230

Unsecured fixed rate line of credit^(1) 50,000 50,000 50,000 50,000 50,000

Unsecured variable rate line of credit 37,000 131,544 102,871 85,000 13,000

Unsecured term loans 145,000 145,000 145,000 145,000 145,000

Unsecured senior notes 175,000 175,000 125,000 125,000 125,000

Debt total $695,363 $796,545 $721,316 $719,511 $658,230



Mortgage debt weighted average interest rate3.90 %3.92 %3.93 %3.99 %4.01 %

Lines of credit rate (rate with swap) 2.24 %2.18 %2.35 %3.35 %2.97 %

Term loan rate (rate with swap) 4.19 %4.11 %4.18 %4.18 %4.12 %

Senior notes rate 3.47 %3.47 %3.78 %3.78 %3.78 %

Total debt 3.70 %3.37 %3.62 %3.68 %3.87 %

______________________________________

(1) A portion of the primary line of credit is fixed through an interest rate swap.

CENTERSPACE

CAPITAL ANALYSIS

(in thousands, except per share and unit amounts)



Three Months Ended

6/30/2021 3/31/2021 12/31/2020 9/30/2020 6/30/2020

Equity Capitalization

Common shares outstanding 14,045 13,220 13,027 12,976 12,827

Operating partnership units outstanding 881 950 977 1,018 1,022

Total common shares and units outstanding 14,926 14,170 14,004 13,994 13,849

Market price per common share (closing price at end of period)$78.90 $68.00 $70.64 $65.17 $70.49

Equity capitalization-common shares and units $1,177,661 $963,560 $989,243 $911,989 $976,216

Recorded book value of preferred shares $93,530 $93,530 $93,530 $93,530 $93,579

Total equity capitalization $1,271,191 $1,057,090 $1,082,773 $1,005,519 $1,069,795



Series D Preferred Units $18,022 $16,560 $16,560 $16,560 $16,560



Debt Capitalization

Total debt $695,363 $796,545 $721,317 $719,511 $658,230

Total capitalization $1,984,576 $1,870,195 $1,820,650 $1,741,590 $1,744,585



Total debt to total capitalization^(1) 35 %43.1 %39.6 %41.3 %37.7 %

________________________________________

Total debt to total market capitalization is total debt from the balance sheet divided by the sum of total debt from the balance sheet, market value(1) of common shares and operating partnership units, and book value of Series C preferred shares and Series D preferred units outstanding at the end of the period.

Three Months Ended Six Months Ended

6/30/2021 3/31/2021 12/31/20209/30/2020 6/30/2020 6/30/2021 6/30/2020

Debt service coverage ratio^(1) 2.62 x2.53 x2.73 x2.65 x2.48 x2.58 x2.45 x

Adjusted EBITDA/Interest expense plus preferred 2.21 x2.14 x2.28 x2.21 x2.05 x2.17 x2.01 xdistributions and principal amortization

Net debt/Adjusted EBITDA^(2) 7.68 x8.92 x8.07 x7.97 x7.33 x7.76 x7.44 x

Net debt and preferred equity/Adjusted EBITDA^(2) 8.92 x10.17 x9.31 x9.25 x8.66 x9.01 x8.79 x



Distribution Data

Common shares and Units outstanding at record date14,926 14,171 14,004 13,994 13,849 14,926 13,849

Total common distribution declared $10,448 $9,919 $9,803 $9,796 $9,694 $20,367 $18,939

Common distribution per share and Unit $0.70 $0.70 $0.70 $0.70 $0.70 $1.40 $1.40

Payout ratio (Core FFO per diluted share and unit 71.4 % 73.7 % 68.6 % 74.5 % 76.9 % 72.5 % 77.3 % basis)^(3)

______________________________________

Debt service coverage ratio is computed by dividing Adjusted EBITDA by interest expense and principal amortization. This term is a non-GAAP(1) financial measure and should not be considered a substitute for operating results determined in accordance with GAAP. Refer to the Adjusted EBITDA definition included within the Non-GAAP Financial Measures and Reconciliations section.

Net debt is the total debt balance less cash and cash equivalents and net tax deferred exchange proceeds (included within restricted cash). Adjusted EBITDA is annualized for periods less than one year. Net debt and adjusted(2) EBITDA are non-GAAP financial measures and should not be considered a substitute for operating results determined in accordance with GAAP. Refer to the Adjusted EBITDA definition included within the Non-GAAP Financial Measures and Reconciliations section.

Payout ratio (Core FFO per diluted share and unit basis) is the ratio of the current quarterly or annual distribution rate per common share and unit(3) divided by quarterly or annual Core FFO per diluted share and unit. This term is a non-GAAP financial measure and should not be considered a substitute for operating results determined in accordance with GAAP.

CENTERSPACE

SAME-STORE SECOND QUARTER COMPARISONS

(in thousands, except property data amounts and percentages)



ApartmentRevenues Expenses NOI Homes Regions Included Q2 2021 Q2 2020 % ChangeQ2 2021 Q2 2020 % ChangeQ2 2021 Q2 2020 % Change

Denver, CO 992 $5,486 $5,287 3.8 % $1,837 $1,612 14.0 % $3,649 $3,675 (0.7) %

Minneapolis, MN 2,355 10,538 10,708 (1.6)% 4,649 4,097 13.5 % 5,889 6,611 (10.9)%

North Dakota 2,422 8,078 7,768 4.0 % 3,199 3,158 1.3 % 4,879 4,610 5.8 %

Omaha, NE 1,370 4,037 3,838 5.2 % 1,885 1,783 5.7 % 2,152 2,055 4.7 %

Rochester, MN 1,122 4,709 4,594 2.5 % 1,937 1,921 0.8 % 2,772 2,673 3.7 %

St. Cloud, MN 1,192 3,634 3,546 2.5 % 1,582 1,524 3.8 % 2,052 2,022 1.5 %

Other Mountain West1,223 4,039 3,541 14.1 % 1,439 1,472 (2.2)% 2,600 2,069 25.7 %

Same-Store Total 10,676 $40,521$39,2823.2 % $16,528$15,5676.2 % $23,993$23,7151.2 %

Average Monthly Average Monthly % of NOI Weighted Average Occupancy ^(1) Contribution Rental Rate ^(2) Revenue per Occupied Home ^(3) Regions Q2 2021 Q2 2020 Growth Q2 2021 Q2 2020 % ChangeQ2 2021 Q2 2020 % Change

Denver, CO 15.2 % 94.2% 93.1% 1.1 % $1,727$1,774(2.6)% $1,957$ 1,9082.7 %

Minneapolis, MN 24.5 % 94.2% 93.9% 0.3 % 1,510 1,496 0.9 % 1,584 1,615 (1.9) %

North Dakota 20.3 % 95.9% 95.9% - 1,078 1,044 3.3 % 1,159 1,114 4.0 %

Omaha, NE 9.0 % 95.5% 94.9% 0.6 % 927 904 2.5 % 1,029 984 4.6 %

Rochester, MN 11.6 % 94.5% 95.4% (0.9) % 1,403 1,386 1.2 % 1,480 1,431 3.4 %

St. Cloud, MN 8.6 % 92.7% 93.7% (1.0) % 1,005 953 5.5 % 1,097 1,059 3.5 %

Other Mountain West10.8 % 98.1% 94.4% 3.7 % 1,014 952 6.5 % 1,122 1,023 9.7 %

Same-Store Total 100.0 % 94.9% 94.5% 0.4 % $1,233$1,2092.0 % $1,333$ 1,2982.8 %

_______________________________________

Weighted average occupancy is defined as the percentage resulting from dividing actual rental revenue by scheduled rent. Scheduled rental revenue represents the value of all apartment homes, with occupied apartment homes valued at contractual rates pursuant to leases and vacant apartment homes(1) valued at estimated market rents. When calculating actual rents for occupied apartment homes and market rents for vacant homes, delinquencies and concessions are not taken into account. Market rates are determined using the currently offered effective rates on new leases at the community and are used as the starting point in determination of the market rates of vacant apartment homes.

(2) Average monthly rental rate is scheduled rent divided by the total number of apartment homes.

Average monthly revenue per occupied home is defined as total rental(3) revenues divided by the weighted average occupied apartment homes for the period.

CENTERSPACE

SAME-STORE SEQUENTIAL QUARTER COMPARISONS

(in thousands, except property data amounts and percentages)



ApartmentRevenues Expenses NOI Homes Regions Included Q2 2021 Q1 2021 % ChangeQ2 2021 Q1 2021 % ChangeQ2 2021 Q1 2021 % Change

Denver, CO 992 $5,486 $5,407 1.4 % $1,837 $1,868 (1.7)% $3,649 $3,539 3.1 %

Minneapolis, MN 2,355 10,538 10,466 0.7 % 4,649 4,431 4.9 % 5,889 6,035 (2.4)%

North Dakota 2,422 8,078 7,949 1.6 % 3,199 3,271 (2.2)% 4,879 4,678 4.3 %

Omaha, NE 1,370 4,037 4,026 0.3 % 1,885 1,762 7.0 % 2,152 2,264 (4.9)%

Rochester, MN 1,122 4,709 4,643 1.4 % 1,937 1,986 (2.5)% 2,772 2,657 4.3 %

St. Cloud, MN 1,192 3,634 3,656 (0.6)% 1,582 1,635 (3.2)% 2,052 2,021 1.5 %

Other Mountain West1,223 4,039 3,853 4.8 % 1,439 1,425 1.0 % 2,600 2,428 7.1 %

Same-Store Total 10,676 $40,521$40,0001.3 % $16,528$16,3780.9 % $23,993$23,6221.6 %

Average Monthly Average Monthly % of NOI Weighted Average Occupancy Contribution Rental Rate Revenue per Occupied Home Regions Q2 2021Q1 2021Growth Q2 2021 Q1 2021 % ChangeQ2 2021 Q1 2021 % Change

Denver, CO 15.2 % 94.2% 94.5% (0.3)% $1,727$1,7150.7 % $1,957$1,9221.7 %

Minneapolis, MN 24.5 % 94.2% 92.9% 1.3 % 1,510 1,494 1.1 % 1,584 1,595 (0.6)%

North Dakota 20.3 % 95.9% 96.2% (0.3)% 1,078 1,061 1.6 % 1,159 1,138 1.9 %

Omaha, NE 9.0 % 95.5% 95.1% 0.4 % 927 912 1.6 % 1,029 1,030 (0.1)%

Rochester, MN 11.6 % 94.5% 95.5% (1.0)% 1,403 1,374 2.1 % 1,480 1,444 2.4 %

St. Cloud, MN 8.6 % 92.7% 94.6% (1.9)% 1,005 970 3.6 % 1,097 1,081 1.3 %

Other Mountain West10.8 % 98.1% 97.7% 0.4 % 1,014 985 2.9 % 1,122 1,075 4.4 %

Same-Store Total 100.0 % 94.9% 94.9% - $1,233$1,2121.7 % $1,333$1,3161.3 %

CENTERSPACE

SAME-STORE YEAR-TO-DATE COMPARISONS

(in thousands, except property data amounts and percentages)



ApartmentRevenues Expenses NOI Homes Regions Included 2021 2020 % Change2021 2020 % Change2021 2020 % Change

Denver, CO 992 $10,893$10,7980.9 % $3,704 $3,416 8.4 % $7,189 $7,382 (2.6)%

Minneapolis, MN 2,355 21,004 21,477 (2.2)% 9,080 8,663 4.8 % 11,924 12,814 (6.9)%

North Dakota 2,422 16,027 15,479 3.5 % 6,470 6,645 (2.6)% 9,557 8,834 8.2 %

Omaha, NE 1,370 8,063 7,652 5.4 % 3,647 3,409 7.0 % 4,416 4,243 4.1 %

Rochester, MN 1,122 9,353 9,333 0.2 % 3,923 3,858 1.7 % 5,430 5,475 (0.8)%

St. Cloud, MN 1,192 7,289 7,157 1.8 3,217 3,281 (2.0)% 4,072 3,876 5.1 %

Other Mountain West1,223 7,892 7,160 10.2 % 2,865 2,950 (2.9)% 5,027 4,210 19.4 %

Same-Store Total 10,676 $80,521$79,0561.9 % $32,906$32,2222.1 % $47,615$46,8341.7 %

Average Monthly Average Monthly % of NOI Weighted Average Occupancy Contribution Rental Rate Revenue per Occupied Home Regions 2021 2020 Growth 2021 2020 % Change2021 2020 % Change

Denver, CO 15.1 % 94.4% 93.7% 0.7 % $1,721$1,783(3.5)% $1,940$1,9370.2 %

Minneapolis, MN 24.9 % 93.5% 94.1% (0.6)% 1,502 1,490 0.8 % 1,589 1,616 (1.6)%

North Dakota 20.1 % 96.0% 96.0% - 1,069 1,040 2.8 % 1,148 1,109 3.5 %

Omaha, NE 9.3 % 95.3% 94.6% 0.7 % 919 898 2.3 % 1,029 984 4.7 %

Rochester, MN 11.4 % 95.0% 96.3% (1.3)% 1,389 1,382 0.5 % 1,462 1,439 1.5 %

St. Cloud, MN 8.6 % 93.6% 94.3% (0.7)% 988 948 4.2 % 1,089 1,061 2.5 %

Other Mountain West10.6 % 97.9% 95.3% 2.6 % 999 947 5.5 % 1,099 1,024 7.6 %

Same-Store Total 100.0 % 94.9% 94.9% - $1,223$1,2051.5 % $1,325$1,3011.9 %

CENTERSPACE

PORTFOLIO SUMMARY^(1)



Three Months Ended

6/30/20213/31/202112/31/2020 9/30/20206/30/2020

Number of Apartment Homes at Period End

Same-Store 10,676 11,265 10,567 10,567 11,257

Non-Same-Store 903 903 1,343 1,343 878

All Communities 11,579 12,168 11,910 11,910 12,135



Average Monthly Rental Rate^(2)

Same-Store $1,233 $1,200 $ 1,177 $1,178 $1,142

Non-Same-Store 1,617 1,584 1,599 1,597 1,594

All Communities $1,263 $1,229 $ 1,225 $1,210 $1,175



Average Monthly Revenue per Occupied Apartment Home^(3)

Same-Store $1,333 $1,302 $ 1,282 $1,271 $1,232

Non-Same-Store 1,739 1,705 1,708 1,729 1,681

All Communities $1,365 $1,332 $ 1,330 $1,307 $1,264



Weighted Average Occupancy^(4)

Same-Store 94.9 %94.9 %95.0 % 94.4 %94.6 %

Non-Same-Store 94.2 %91.8 %92.3 % 93.9 %93.9 %

All Communities 94.8 %94.6 %94.6 % 94.3 %94.5 %



Operating Expenses as a % of Scheduled Rent

Same-Store 41.9 %42.9 %41.2 % 43.4 %41.5 %

Non-Same-Store 32.9 %34.9 %35.3 % 39.7 %36.1 %

All Communities 41.0 %42.1 %40.3 % 43.0 %41.0 %



Capital Expenditures

Total Capital Expenditures per Apartment Home - Same-Store$159 $131 $ 326 $293 $262

_______________________________________

(1) Previously reported amounts are not revised for changes in the composition of the same-store properties pool.

Average monthly rental rate is scheduled rent divided by the total number of apartment homes. Scheduled rental revenue represents the value of all apartment homes, with occupied apartment homes valued at contractual rates pursuant to leases and vacant apartment homes valued at estimated market(2) rents. When calculating actual rents for occupied apartment homes and market rents for vacant homes, delinquencies and concessions are not taken into account. Market rates are determined using the currently offered effective rates on new leases at the community and are used as the starting point in determination of the market rates of vacant apartment homes.

Average monthly revenue per occupied home is defined as total rental(3) revenues divided by the weighted average occupied apartment homes for the period.

Weighted average occupancy is the percentage resulting from dividing actual rental revenue by scheduled rent. The company believes that weighted average occupancy is a meaningful measure of occupancy because it considers(4) the value of each vacant unit at its estimated market rate. Weighted average occupancy may not completely reflect short-term trends in physical occupancy and the calculation of weighted average occupancy may not be comparable to that disclosed by other REITs.

CENTERSPACE

CAPITAL EXPENDITURES

($ in thousands, except per home amounts)



Three Months Ended Six Months Ended

6/30/20216/30/20206/30/2021 6/30/2020

Total Same-Store Apartment Homes 10,676 10,676 10,676 10,676





Building - Exterior $416 $582 $900 $761

Building - Interior 50 58 107 193

Mechanical, Electrical, & Plumbing 260 1,087 405 1,346

Furniture & Equipment 33 117 63 218

Landscaping & Grounds 87 356

Turnover 850 864 1,383 1,481

Capital Expenditures - Same-Store $1,696 $3,064 $3,017 $4,451

Capital Expenditures per Apartment Home - Same-Store$159 $287 $283 $417



Value Add $4,543 $4,121 $7,175 $6,155

Total Capital Spend - Same-Store $6,239 $7,185 $10,192 $10,606

Total Capital Spend per Apartment Home - Same-Store $584 $673 $955 $993



All Properties - Weighted Average Apartment Homes 11,775 11,445 11,971 11,384



Capital Expenditures $1,791 $3,373 $3,346 $5,183

Capital Expenditures per Apartment Home $152 $295 $280 $455



Value Add 4,557 4,165 7,188 6,196

Acquisition Capital 403 (943) 961 535

Total Capital Spend 6,751 6,595 11,495 11,914

Total Capital Spend per Apartment Home $573 $576 $960 $1,047



Value Add Capital Expenditures

Interior - Units

Same-Store $3,107 $1,561 $4,799 $2,347

Non-Same-Store 9 17 8 13

Total Interior Units $3,116 $1,578 $4,807 $2,360

Expected Year 1 Annual ROI 16.4 %17.0 %16.6 %16.7 %



Common Areas and Exteriors

Same-Store $1,436 $2,560 $2,376 $3,808

Non-Same-Store 5 27 5 28

Total Common Areas and Exteriors $1,441 $2,587 $2,381 $3,836

Expected Year 1 Annual ROI 8.1 %11.9 %8.1 %11.8 %



Total Value-Add Capital Expenditures

Same-Store $4,543 $4,121 $7,175 $6,155

Non-Same-Store 14 44 13 41

Total Portfolio Value-Add $4,557 $4,165 $7,188 $6,196

Expected Year 1 Annual ROI 13.8 %13.8 %13.8 %13.7 %

CENTERSPACE

2021 Financial Outlook

(in thousands, except per share and per home amounts)



Centerspace revised its outlook for 2021, which includes the anticipated acquisition of KMS during the third quarter, in the table below.



Six Months Ended2021 Previous Outlook Range 2021 Revised Outlook Range

June 30, 2021 Low High Low High

YTD Actual Amount Amount Amount Amount

Same-store growth

Revenue $80,521 0.0 %3.0 %2.0 %3.5 %



Controllable expenses $20,235 3.5 %4.5 %3.0 %5.0 %

Non-controllable expenses $12,671 2.5 %6.0 %5.5 %7.5 %

Total Expenses $32,906 3.0 %5.0 %4.0 %6.0 %

Same-store NOI $47,615 (1.5) %1.5 %0.5 %2.0 %



Components of NOI

Same-store NOI $47,615 $96,500 $99,200 $95,100 $96,300

Non-same-store NOI $5,742 $11,400 $11,600 $11,800 $12,000

Other Commercial NOI $739 $1,700 $1,800 $1,800 $1,900

Other Sold NOI $1,207 - - $1,200 $1,200



Total NOI $55,303 $109,600 $112,600 $109,900 $111,400



Accretion (dilution) from investments and capital market $- (800) (1,100) 4,350 4,500 activity, excluding impact from change in share count^(1)



Interest expense $(14,320) (29,800) (31,100) (28,700) (28,500)

Preferred dividends $(3,214) (6,430) (6,430) (6,430) (6,430)



Recurring income and expenses

Interest and other income $1,002 2,580 2,580 2,580 2,580

General and administrative and property management $(11,555) (23,300) (22,500) (23,500) (23,000)

Casualty losses $(74) (1,750) (1,250) (1,245) (755)

Non-real estate depreciation and amortization $(185) (280) (280) (280) (280)

Non-controlling interest $(36) (65) (70) (70) (65)

Total recurring income and expenses $(10,848) (22,815) $(21,520) (22,515) $(21,520)



FFO $26,921 $49,755 $52,450 $56,605 $59,450



Non-core income and expenses

Casualty loss $- $480 $420 $280 $120

Technology implementation costs 860 1,090 990 1,800 1,600

Loss on extinguishment of debt 3 - - - -

Total non-core income and expenses $863 $1,570 $1,410 $2,080 $1,720



Core FFO $27,784 $51,325 $53,860 $58,685 $61,170



EPS - Diluted $1.02 $0.10 $0.50 $0.58 $0.76

FFO per diluted share $1.87 $3.38 $3.62 $3.64 $3.83

Core FFO per diluted share $1.93 $3.48 $3.72 $3.78 $3.94

Weighted average shares outstanding - diluted 14,402 14,731 14,472 15,541 15,541



Additional Assumptions

Same-store capital expenditures (per home) $283 $912 $1,012 $875 $925

Value-add expenditures $7,188 $15,000 $20,000 $15,000 $20,000

Investments $76,900 $145,000 $170,000 $400,000 $400,000

Dispositions $60,000 $55,000 $75,000 $60,000 $60,000

Equity issuance proceeds $66,495 $50,000 $70,000 $66,500 $66,500

(1) Represents net accretion from anticipated KMS acquisition

Reconciliation of Net Income (Loss) Available to Common Shareholders to FFO and Core FFO

The following table presents reconciliations of Net income (loss) available to common shareholders to FFO and Core FFO, which are non-GAAP financial measures described in greater detail under "Non-GAAP Financial Measures and Reconciliations." They should not be considered as alternatives to net income or any other GAAP measurement of performance, but rather should be considered as an additional, supplemental measure. FFO and Core FFO also do not represent cash generated from operating activities in accordance with GAAP, nor are they indicative of funds available to fund all cash needs, including the ability to service indebtedness or make distributions to shareholders. The outlook and projections provided below are based on current expectations and are forward-looking.

Previous Outlook Revised Outlook

Six Months Ended12 Months Ended 12 Months Ended

June 30, 2021 December 31, 2021 December 31, 2021

Actual Low High Low High

Net income (loss) available to common shareholders$13,457 $2,929 $8,692 $10,479$13,324

Noncontrolling interests - Operating Partnership 917 (1,456) (1,456) (1,456) (1,456)

Depreciation and amortization 39,300 72,391 72,323 74,157 74,157

Less depreciation - non real estate (185) (280) (280) (280) (280)

Less depreciation - partially owned entities (48) (95) (95) (95) (95)

(Gain) loss on sale of real estate (26,840) (24,374)(27,374)(26,840)(26,840)

Dividends to preferred unitholders 320 640 640 640 640

FFO applicable to common shares and Units $26,921 $49,755$52,450$56,605$59,450



Adjustments to Core FFO:

Casualty loss write off - 480 420 280 120

Loss on extinguishment of debt 3 - - - -

Technology implementation costs 860 1,090 990 1,800 1,600

Core FFO applicable to common shares and Units $27,784 $51,325$53,860$58,685$61,170



Earnings per share - diluted $1.02 $0.10 $0.50 $0.58 $0.76

FFO per share - diluted $1.87 $3.38 $3.62 $3.64 $3.83

Core FFO per share - diluted $1.93 $3.48 $3.72 $3.78 $3.94

Reconciliation of Operating Income to Net Operating Income

Net operating income, or NOI, is a non-GAAP financial measure which the company defines as total real estate revenues less property operating expenses, including real estate taxes. Centerspace believes that NOI is an important supplemental measure of operating performance for real estate because it provides a measure of operations that is unaffected by depreciation, amortization, financing, property management overhead, casualty losses, and general and administrative expenses. NOI does not represent cash generated by operating activities in accordance with GAAP and should not be considered an alternative to net income, net income available for common shareholders, or cash flow from operating activities as a measure of financial performance.

Previous Outlook Revised Outlook

Six Months Ended12 Months Ended 12 Months Ended

June 30, 2021 December 31, 2021 December 31, 2021

Actual Low High Low High

Operating income $4,374 $12,159 $16,527 $10,998 $13,488

Adjustments:

General and administrative and property management expenses11,555 23,300 22,500 23,500 23,000

Casualty loss 74 1,750 1,250 1,245 755

Depreciation and amortization 39,300 72,391 72,323 74,157 74,157

Net operating income $55,303 $109,600$112,600$109,900$111,400

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SOURCE Centerspace