AIMCO has announced it will separate its business into two publicly traded companies, Apartment Income REIT, or AIR, and Aimco. AIR will be a self-managed "pure play" REIT that invests in the multifamily sector, while Aimco will continue to develop and redevelop apartment communities.
AIR will own 93.5% of a portfolio of 98 stabilized properties with 26,599 apartment homes located in Boston, Philadelphia, Washington DC, Denver, the Bay Area, Los Angeles, Miami and San Diego. Taken together, these properties have an estimated fair market value or GAV of $10.4 billion, according to the REIT.
The decision to split the two businesses was the result of a long-term study, says Aimco Lead Director Bob Miller. "We believe that both will benefit from separation with balance sheets tailored to the individual businesses, enhanced management focus, expanded opportunities, and distinctive risks and rewards for shareholders," he said in prepared remarks.
California's $2.4B Deal
The REIT also announced that it had entered into a ten-year joint venture with a passive institutional investor to jointly own 12 multifamily properties with 4,051 units located in California. The properties were valued at $2.4 billion, or approximately $592,000 per unit, equivalent to an implied NOI cap rate of ~4.2% and an implied free cash flow cap rate of ~4.0% that is based upon NOI and free cash flow annualized for the six months ended June 30, 2020.
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The properties secure non-recourse property debt of $1.22 billion with a weighted average interest rate of 3.17% and have an implied equity value of $1.18 billion.
In exchange for a 39% interest that is subject to $475 million of property debt, Aimco received $461 million cash plus an additional $24 million for future redevelopment spending. Aimco retains ownership of the remaining 61% interest and is responsible to operate the properties.
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Erika Morphy
Erika Morphy has been writing about commercial real estate at GlobeSt.com for more than ten years, covering the capital markets, the Mid-Atlantic region and national topics. She's a nerd so favorite examples of the former include accounting standards, Basel III and what Congress is brewing.
