CoreSite Reports Fourth Quarter 2018 Financial Results

— Revenue Growth of 13% for the Year —

DENVER–(BUSINESS WIRE)–CoreSite Realty Corporation (NYSE:COR) (“the Company”), a premier
provider of secure, reliable, high-performance data center and
interconnection solutions across the U.S., today announced financial
results for the fourth quarter ended December 31, 2018.

Annual Highlights

  • Key Financial Results, compared to 2017 —

    • Operating revenues of $544.4 million, increased 13.0%
    • Net income of $2.22 per diluted common share, increased 20.7%
    • Funds From Operations (“FFO”) of $5.06 per diluted share and unit –

      • increased 14.2% year over year, or 11.9% excluding 2017
        non-cash charge for redeemed preferred stock original issuance
    • Dividends declared of $4.14 per share and unit, increased 15.6%

Quarterly Highlights

  • Key Financial Results —

    • Q4 operating revenues of $139.1 million –

      • increased 10.5% year over year, and was in line sequentially
    • Q4 net income of $0.54 per diluted common share –

      • increased 22.7% year over year, and 3.8% sequentially
    • Q4 FFO of $1.26 per diluted share and unit –

      • increased 15.6% year over year, or 6.8% excluding 2017
        non-cash charge for redeemed preferred stock original issuance
        costs and 0.8% sequentially
  • Lease Commencements —

    • Commenced 116 new and expansion leases including –

      • 22,684 net rentable square feet (“NRSF”), representing $4.4
        million of annualized GAAP rent at an average rate of $192 per
        square foot
  • Lease Sales Activity —

    • Signed 115 new and expansion leases including –

      • 16,125 NRSF, representing $4.2 million of annualized GAAP rent
        at an average rate of $259 per square foot
    • Renewed 303 existing leases including –

      • 125,078 NRSF, representing $22.5 million of annualized GAAP
        rent, at an average rate of $180 per square foot, including
        churn of 1.9%, reflecting 3.0% cash rent growth and 7.0% GAAP
        rent growth

“We delivered solid results in 2018, while expanding our customer
ecosystem and building our new capacity pipeline,” said Paul Szurek,
CoreSite’s Chief Executive Officer. “In 2019, our focus is to continue
executing on high-value edge and hybrid cloud deployments requiring
direct interconnection to networks and cloud on-ramps. This includes our
goals of delivering significant new capacity and translating it into
attractive sales growth, acquiring many new customers and continuing to
deliver a strong customer experience.”

Other Financial Results and Liquidity

CoreSite’s $139.1 million of operating revenues for the fourth quarter
included $118.3 million of rental, power and related revenue, $18.0
million of interconnection revenue and $2.8 million of office,
light-industrial and other revenue.

Net Income was $25.9 million for the fourth quarter and $106.8 million
for the year, or $0.54 and $2.22 attributable to each common diluted
share, respectively.

The Company’s balance sheet remains strong, with a ratio of net
principal debt to fourth quarter annualized adjusted EBITDA of 3.8
times. As of the end of the fourth quarter, CoreSite had $236.2 million
of total liquidity, including $2.6 million of cash and $233.6 million of
available capacity on its revolving credit facility.

Sales Activity

For the quarter, the Company continued to perform in the core retail
colocation space with solid pricing, ongoing acquisition of new logos
and expansion with key strategic customers. Additionally, the Company
achieved strong lease renewals, with churn lower than expected. Scale
colocation leasing for the quarter was impacted by the fact that
occupancies were high and therefore capacity was constrained for large
blocks of contiguous space in certain markets. In 2018, the Company made
solid progress on construction, and when coupled with its development
completion schedule for 2019, believes its new capacity will strengthen
its future sales opportunities, including for scale leasing.

“We are entering 2019 with a strong pipeline of construction and
development, new logo additions, and an ongoing value proposition that
we believe resonates with customers,” said Steven Smith, Chief Revenue
Officer. “These elements, along with our product enhancements, should
drive significant new leasing opportunities in 2019.”

Development Activity

CoreSite expects 2019 to be a positive transition year, entering the
year with leasable capacity at a low level compared to historical norms,
and plans to end 2019 with leasable capacity, plus quickly developable
incremental capacity, at the higher levels the Company experienced in
previous years.

CoreSite has a strong ongoing development and operational position that
includes —

  • the ability to increase its occupied footprint of land and buildings,
    both owned or leased, by 89%, or about 1.9 million NRSF, including
    space unoccupied, under construction, pre-construction or held for
    development, and
  • owning (versus leasing) 92% of its 4.1 million data center NRSF, which
    supports operational control, expansion and long-term cost management

In 2018, the Company placed into service nearly 172,000 NRSF of new
turn-key data center capacity, including completion late in the fourth
quarter of its DC2 data center, located in Washington DC, for nearly
25,000 NRSF.

As of December 31, 2018, CoreSite had a total of approximately 271,000
NRSF of turn-key data center capacity under construction, with $166.4
million incurred to date of the $530.2 million of total estimated costs
as detailed below. Included in these numbers are two development
projects in the pre-construction phase totaling 118,000 NRSF, with $39.4
million incurred to date of the $250.0 million of estimated total costs.

                Costs Incurred     Estimated
Estimated To-Date Total Costs
Market Building NRSF Completion (in millions) (in millions)
Under Construction:
Los Angeles LA1 17,238 Q2 2019 $ 1.6 $ 13.2
Los Angeles LA2 28,191 Q2 2019 7.1 21.0
Northern Virginia VA3, Phase 1B 49,837 Q2 2019 70.8 119.0
San Francisco Bay SV8, Phase 1 58,000 Q3 2019 47.5 127.0
Chicago CH2, Phase 1 58,000 2020 10.1 120.0
Los Angeles LA3, Phase 1 60,000 2020   29.3   130.0
Total 271,266 $ 166.4 $ 530.2

Operational Excellence

CoreSite made investments in 2017 and 2018 to drive operational
excellence with new technology, talent and staffing upgrades and
increased training.

In 2018, CoreSite achieved 99.99999% reliability, or “seven 9s,”
exceeding its target of “six 9s.” This achievement positively impacted
operating costs and correlated to high satisfaction from some of the
Company’s largest customers for its reliability and ease of doing

In addition, CoreSite delivered approximately 7% improvement in Power
Utilization Efficiency on a same-store basis compared to 2017, enabled
by strategic infrastructure investments and an ongoing program of
operational efficiency improvements.

Financial Outlook

The Company’s outlook is based on current economic conditions, internal
assumptions about its customer base, and the supply and demand dynamics
of the markets in which it operates. The guidance does not include the
impact of any future financing, investment or disposition activities,
beyond what has already been disclosed.

The Company’s guidance for 2019 includes —

  • Net income attributed to common share in a range of $2.15 to $2.25, and
  • FFO per common diluted share and unit in the range of $5.21 to $5.31

The difference between net income and FFO represents real estate
depreciation and amortization.

For further detail on the Company’s 2019 guidance, including operating
revenues, Adjusted EBITDA, depreciation and amortization and capital
expenditures, along with guidance drivers, please see page 23 of
CoreSite’s Supplemental Information.

Upcoming Conferences and Events

CoreSite’s management will participate in Citi’s 2019 Global Property
CEO Conference in Hollywood, Florida on March 4-5.

Conference Call Details

CoreSite will host its fourth quarter 2018 earnings call on Thursday,
February 7, 2019, at 12:00 p.m. Eastern Time. The conference call will
be accessible by dialing 1-877-407-3982 (domestic) or 1-201-493-6780
(international). A replay will be available until February 21, 2019, and
can be accessed shortly after the call by dialing 1-844-512-2921
(domestic) or 1-412-317-6671 (international). The passcode for the
replay is 13686173. The quarterly conference call also will be offered
as a simultaneous webcast, accessible by visiting
and clicking on the “Investors
link. An on-line replay will be available for a limited time immediately
following the call.

About CoreSite

CoreSite Realty Corporation (NYSE:COR) delivers secure, reliable,
high-performance data center and interconnection solutions to a growing
customer ecosystem across eight key North American markets. More than
1,350 of the world’s leading enterprises, network operators, cloud
providers, and supporting service providers choose CoreSite to connect,
protect and optimize their performance-sensitive data, applications and
computing workloads. Our scalable, flexible solutions and 450+ dedicated
employees consistently deliver unmatched data center options — all of
which leads to a best-in-class customer experience and lasting
relationships. For more information, visit

Forward Looking Statements

This earnings release and accompanying supplemental information may
contain forward-looking statements within the meaning of the federal
securities laws. Forward-looking statements relate to expectations,
beliefs, projections, future plans and strategies, anticipated events or
trends and similar expressions concerning matters that are not
historical facts. In some cases, you can identify forward-looking
statements by the use of forward-looking terminology such as “believes,”
“expects,” “may,” “will,” “should,” “seeks,” “approximately,” “intends,”
“plans,” “pro forma,” “estimates” or “anticipates” or the negative of
these words and phrases or similar words or phrases that are predictions
of or indicate future events or trends and that do not relate solely to
historical matters. Forward-looking statements involve known and unknown
risks, uncertainties, assumptions and contingencies, many of which are
beyond CoreSite’s control that may cause actual results to differ
significantly from those expressed in any forward-looking statement.
These risks include, without limitation: the geographic concentration of
the Company’s data centers in certain markets and any adverse
developments in local economic conditions or the demand for data center
space in these markets; fluctuations in interest rates and increased
operating costs; difficulties in identifying properties to acquire and
completing acquisitions; significant industry competition; failure to
obtain necessary outside financing; the ability to service existing
debt; the failure to qualify or maintain its status as a REIT; financial
market fluctuations; changes in real estate and zoning laws and
increases in real property tax rates; and other factors affecting the
real estate industry generally. All forward-looking statements reflect
the Company’s good faith beliefs, assumptions and expectations, but they
are not guarantees of future performance. Furthermore, the Company
disclaims any obligation to publicly update or revise any
forward-looking statement to reflect changes in underlying assumptions
or factors, of new information, data or methods, future events or other
changes. For a further discussion of these and other factors that could
cause the Company’s future results to differ materially from any
forward-looking statements, see the section entitled “Risk Factors” in
its most recent annual report on Form 10-K, and other risks described in
documents subsequently filed by the Company from time to time with the
Securities and Exchange Commission.

Use of Funds From Operations (“FFO”)

FFO is a supplemental measure of CoreSite’s performance which should be
considered along with, but not as an alternative to, net income and cash
provided by operating activities as a measure of operating performance.
The Company calculates FFO in accordance with the standards established
by the National Association of Real Estate Investment Trusts (“Nareit”).
FFO represents net income (loss) (computed in accordance with GAAP),
excluding gains (or losses) from sales of property and undepreciated
land and impairment write-downs of depreciable real estate, plus real
estate related depreciation and amortization (excluding amortization of
deferred financing costs) and after adjustments for unconsolidated
partnerships and joint ventures. FFO attributable to common shares and
units represents FFO less preferred stock dividends declared during the

CoreSite’s management uses FFO as a supplemental performance measure
because, by excluding real estate related depreciation and amortization
and gains and losses from property dispositions, it provides a
performance measure that, when compared year over year, captures trends
in occupancy rates, rental rates and operating costs.

CoreSite offers this measure because it recognizes that investors use
FFO as a basis to compare its operating performance with that of other
REITs. However, the utility of FFO as a measure of the Company’s
performance is limited because FFO excludes depreciation and
amortization and captures neither the changes in the value of its
properties that result from use or market conditions, nor the level of
capital expenditures and capitalized leasing commissions necessary to
maintain the operating performance of its properties, all of which have
real economic effect and could materially impact the Company’s financial
condition and results from operations. FFO is a non-GAAP measure and
should not be considered a measure of liquidity, an alternative to net
income, cash provided by operating activities or any other performance
measure determined in accordance with GAAP, nor is it indicative of
funds available to fund the Company’s cash needs, including its ability
to pay dividends or make distributions. In addition, CoreSite’s
calculations of FFO are not necessarily comparable to FFO as calculated
by other REITs that do not use the same definition or implementation
guidelines or interpret the standards differently from the Company.
Investors in CoreSite’s securities should not rely on these measures as
a substitute for any GAAP measure, including net income.

Use of Earnings Before Interest, Taxes,
Depreciation and Amortization for Real Estate (“EBITDAre”)

EBITDAre is calculated in accordance with the standards established by
the National Association of Real Estate Investment Trusts (“Nareit”).
EBITDAre is defined as earnings before interest, taxes, depreciation and
amortization, gains or losses from the sale of depreciated property, and
impairment of depreciated property. CoreSite calculates adjusted EBITDA
by adding its non-cash compensation expense, transaction costs from
unsuccessful deals and business combinations and litigation expense to
EBITDAre as well as adjusting for the impact of other impairment
charges, gains or losses from sales of undepreciated land and gains or
losses on early extinguishment of debt. Management uses EBITDAre and
adjusted EBITDA as indicators of the Company’s ability to incur and
service debt. In addition, CoreSite considers EBITDAre and adjusted
EBITDA to be appropriate supplemental measures of its performance
because they eliminate depreciation and interest, which permits
investors to view income from operations without the impact of non-cash
depreciation or the cost of debt. However, because EBITDAre and adjusted
EBITDA are calculated before recurring cash charges including interest
expense and taxes, and are not adjusted for capital expenditures or
other recurring cash requirements of the Company’s business, their
utilization as a cash flow measurement is limited.

Consolidated Balance Sheets

(in thousands, except per share data)

    December 31,     December 31,

2017 (1)

Investments in real estate:
Land $ 86,955 $ 97,258
Buildings and improvements   1,730,329     1,561,056  
1,817,284 1,658,314
Less: Accumulated depreciation and amortization   (590,784 )   (473,141 )
Net investment in operating properties 1,226,500 1,185,173
Construction in progress   265,921     162,903  
Net investments in real estate   1,492,421     1,348,076  
Operating lease right-of-use assets 190,304 92,984
Cash and cash equivalents 2,599 5,247
Accounts and other receivables, net 18,464 28,875
Lease intangibles, net 6,943 6,314
Goodwill 40,646 40,646
Other assets, net   102,290     103,501  
Total assets $ 1,853,667   $ 1,625,643  
Liabilities and equity:
Debt, net $ 1,130,823 $ 939,570
Operating lease liabilities 202,699 102,912
Accounts payable and accrued expenses 89,315 77,170
Accrued dividends and distributions 55,679 48,976
Acquired below-market lease contracts, net 2,846 3,504
Unearned revenue, prepaid rent and other liabilities   37,672     34,867  
Total liabilities   1,519,034     1,206,999  
Stockholders’ equity
Common stock, par value $0.01 363 338
Additional paid-in capital 491,314 457,495
Accumulated other comprehensive income (loss) (2,193 ) 753
Distributions in excess of net income   (246,929 )   (177,566 )
Total stockholders’ equity 242,555 281,020
Noncontrolling interests   92,078     137,624  
Total equity   334,633     418,644  
Total liabilities and equity $ 1,853,667   $ 1,625,643  
(1)   Adoption of the new lease accounting standard effective January 1,
2018, required that the Company adjust the consolidated balance
sheet as of December 31, 2017, to include the recognition of
additional right-of-use assets and lease liabilities for operating
leases. See the Company’s SEC filings for additional information.
Consolidated Statements of Operations

(in thousands, except per share data)

    Three Months Ended   Year Ended
December 31,   September 30,   December 31, December 31,   December 31,
2018 2018 2017 2018 2017
Operating revenues:
Data center revenue:(1)
Rental, power, and related revenue $ 118,341 $ 118,590 $ 106,748 $ 463,086 $ 407,680
Interconnection revenue   18,026     17,701     16,255     69,709     62,293  
Total data center revenue 136,367 136,291 123,003 532,795 469,973
Office, light-industrial and other revenue   2,779     2,889     2,943     11,597     11,848  
Total operating revenues 139,146 139,180 125,946 544,392 481,821
Operating expenses:
Property operating and maintenance 39,487 41,161 34,722 152,357 132,820
Real estate taxes and insurance 4,910 4,699 3,963 19,239 14,913
Depreciation and amortization 36,035 36,264 32,629 141,633 129,251
Sales and marketing 5,394 5,180 4,616 21,023 18,176
General and administrative 10,534 10,074 10,157 40,090 37,548
Rent 7,420 7,329 6,155 27,696 24,125
Transaction costs           37     75     176  
Total operating expenses   103,780     104,707     92,279     402,113     357,009  
Operating income 35,366 34,473 33,667 142,279 124,812
Interest expense   (9,448 )   (9,433 )   (6,635 )   (35,526 )   (24,147 )
Income before income taxes 25,918 25,040 27,032 106,753 100,665
Income tax (expense) benefit   (20 )   (20 )   (24 )   10     (174 )
Net income 25,898 25,020 27,008 106,763 100,491
Net income attributable to noncontrolling interests   6,267     6,420     6,099     28,841     25,636  
Net income attributable to CoreSite Realty Corporation 19,631 18,600 20,909 77,922 74,855
Preferred stock dividends (1,671 ) (7,924 )
Original issuance costs associated with redeemed preferred stock           (4,326 )       (4,326 )
Net income attributable to common shares $ 19,631   $ 18,600   $ 14,912   $ 77,922   $ 62,605  
Net income per share attributable to common shares:
Basic $ 0.54 $ 0.52 $ 0.44 $ 2.23 $ 1.85
Diluted $ 0.54   $ 0.52   $ 0.44   $ 2.22   $ 1.84  
Weighted average common shares outstanding:
Basic 36,300 35,512 33,893 34,957 33,793
Diluted 36,486 35,721 34,145 35,137 34,059
(1)   During 2018, the Financial Accounting Standards Board (“FASB”)
issued updates to the new lease accounting standard. As a result of
the updates the Company has combined contractual data center rental,
power, and tenant reimbursements and other revenue into a single
line item as shown below:
    Three Months Ended   Year Ended
December 31,   September 30,   December 31, December 31,   December 31,
2018 2018 2017 2018 2017
Rental revenue $ 74,326 $ 74,321 $ 68,373 $ 293,823 $ 264,134
Power revenue 41,637 40,967 36,528 157,993 134,909
Tenant reimbursement and other   2,378   3,302   1,847   11,270   8,637
Rental, power, and related revenue $ 118,341 $ 118,590 $ 106,748 $ 463,086 $ 407,680
Reconciliations of Net Income to FFO

(in thousands, except per share data)

    Three Months Ended   Year Ended
December 31,   September 30,   December 31, December 31,   December 31,
2018 2018 2017 2018 2017
Net income $ 25,898 $ 25,020 $ 27,008 $ 106,763 $ 100,491
Real estate depreciation and amortization   34,853   34,928   31,213     136,458   123,848  
FFO $ 60,751 $ 59,948 $ 58,221 $ 243,221 $ 224,339
Preferred stock dividends (1,671 ) (7,924 )
Original issuance costs associated with redeemed preferred stock       (4,326 )     (4,326 )
FFO available to common shareholders and OP unit holders $ 60,751 $ 59,948 $ 52,224 $ 243,221 $ 212,089
Original issuance costs associated with redeemed preferred stock       4,326       4,326  
FFO available to common shareholders and OP unit holders, as
$ 60,751 $ 59,948 $ 56,550   $ 243,221 $ 216,415  
Weighted average common shares outstanding – diluted 36,486 35,721 34,145 35,137 34,059
Weighted average OP units outstanding – diluted   11,602   12,378   13,836     12,903   13,844  
Total weighted average shares and units outstanding – diluted 48,088 48,099 47,981 48,040 47,903
FFO per common share and OP unit – diluted $ 1.26 $ 1.25 $ 1.09   $ 5.06 $ 4.43  
FFO per common share and OP unit – diluted, as adjusted(1) $ 1.26 $ 1.25 $ 1.18   $ 5.06 $ 4.52  
(1)   The three months and year ended December 31, 2017, excludes $4.3
million, or $0.09 per share and unit, of non-cash charge related to
the original issuance costs associated with the Company’s redeemed
preferred stock.
Reconciliations of Net Income to EBITDAre and Adjusted EBITDA:

(in thousands)

    Three Months Ended   Year Ended
December 31,   September 30,   December 31, December 31,   December 31,
2018 2018 2017 2018 2017
Net income $ 25,898 $ 25,020 $ 27,008 $ 106,763 $ 100,491
Interest expense 9,448 9,433 6,635 35,526 24,147
Income taxes 20 20 24 (10 ) 174
Depreciation and amortization   36,035   36,264   32,629   141,633     129,251
EBITDAre $ 71,401 $ 70,737 $ 66,296 $ 283,912 $ 254,063
Non-cash compensation 3,174 3,052 2,401 12,038 8,946
Transaction costs / litigation     3   58   168     197
Adjusted EBITDA $ 74,575 $ 73,792 $ 68,755 $ 296,118   $ 263,206


CoreSite Realty Corporation
Vice President Investor Relations and Corporate

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