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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C.   20549

 

FORM 8-K/A

 

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the

Securities Exchange Act of 1934

 

Date of Report (Date of earliest event reported): March 22, 2012

 

BRT REALTY TRUST

(Exact name of Registrant as specified in charter)

 

Massachusetts

 

001-07172

 

13-2755856

(State or other

 

(Commission file No.)

 

(IRS Employer

jurisdiction of

 

 

 

I.D. No.)

incorporation)

 

 

 

 

 

60 Cutter Mill Road, Suite 303, Great Neck, New York 11021

 (Address of principal executive offices)  (Zip code)

 

Registrant’s telephone number, including area code 516-466-3100

 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

 

o            Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

 

o            Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

 

o            Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

 

o            Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 

 

 



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Explanatory Note

 

On March 28, 2012, we filed a Current Report on Form 8-K (the “Current Report”) disclosing the Trust’s entering into a joint venture and the purchase by the venture of a 542 unit multi-family residential property (the “Property”) located in Palm Beach Gardens, Florida for a net purchase price of $59.4 million, of which $45.2 million was financed with mortgage debt.

 

We are filing this amendment to the Current Report to include under (i) Item 9.01(a), audited statements of revenues and certain expenses of the Property and (ii) Item 9.01(b), unaudited pro forma financial statements of the Trust reflecting the acquisition of the Property.

 

Item 9.01               Financial Statements and Exhibits.

 

 

Page

(a)

Financial Statements of Businesses Acquired.

 

 

 

(i)

 

Independent Auditors’ Report

1

(ii)

 

Statement of Revenues and Certain Expenses for the Year ended December 31, 2011

2

(iii)

 

Notes to Statements of Revenues and Certain Expenses

3

 

 

(b)

Unaudited Pro Forma Consolidated Financial Statements.

 

 

 

(i)

 

Pro Forma Consolidated Balance Sheet as of December 31, 2011

5

(ii)

 

Pro Forma consolidated Income Statements:

 

 

 

For the three months ended December 31, 2011

6

 

 

For the year ended September 30, 2011

7

(iii)

 

Notes to Pro Forma Consolidated Financial Statements

8

 

(c)                                  Exhibits

 

Exhibit No.

 

Title of Exhibit

23.1

 

Consent of BDO USA LLP dated May 10, 2012

 



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Independent Auditors’ Report

 

To the Board of Trustees and Stockholders of

BRT Realty Trust and Subsidiaries

 

We have audited the accompanying statement of revenues and certain expenses of 4205 Union Square Blvd. (“Union Square”) for the year ended December 31, 2011.  The statement of revenues and certain expenses is the responsibility of the BRT Realty Trust’s management.  Our responsibility is to express an opinion on the statement of revenues and certain expenses based on our audit.

 

We conducted our audit in accordance with auditing standards generally accepted in the United States.  Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statement is free of material misstatement.  An audit includes consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of Union Square’s internal control over financial reporting.  Accordingly, we express no such opinion.  An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statement, assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation.  We believe that our audit provides a reasonable basis for our opinion.

 

The accompanying statement of revenues and certain expenses was prepared for the purpose of complying with the rules and regulations of the Securities and Exchange Commission for inclusion in a Form 8-K/A of BRT Realty Trust.  As described in Note 2, material amounts that would not be comparable to those resulting from the proposed future operations of Union Square are excluded from the statement of revenues and certain expenses and the statement of revenues and certain expenses is not intended to be a complete presentation of Union Square’s revenues and expenses.

 

In our opinion, financial statement referred to above presents fairly, in all material respects, the revenues and certain expenses of Union Square for the year ended December 31, 2011, on the basis of accounting described in Note 2.

 

 

 

/s/BDO USA LLP

 

New York, New York

May 10, 2012

 

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4205 Union Square Blvd.

Statement of Revenues and Certain Expenses

 

 

 

Year Ended
December 31, 2011

 

Revenues:

 

 

 

Rental and other income

 

$

6,787,000

 

 

 

 

 

Certain Expenses:

 

 

 

Real estate taxes

 

765,000

 

Management fees

 

189,000

 

Utilities

 

533,000

 

Repairs and maintenance

 

621,000

 

Other real estate operating expenses

 

1,009,000

 

Total certain expenses

 

3,117,000

 

 

 

 

 

Revenues in excess of certain expenses

 

$

3,670,000

 

 

See accompanying notes.

 

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4205 Union Square Blvd

Notes to Statement of Revenues and Certain Expenses

 

1.  Organization

 

4205 Union Square Blvd. (“Union Square”), is a 542 unit multi-family garden apartment complex located in Palm Beach Gardens, Florida.

 

BRT Realty Trust and subsidiaries (collectively, the “Trust”) is a real estate investment trust. The Trust originates and holds for investment senior mortgage loans secured by commercial and multi-family real estate properties and participates as an equity investor in joint ventures which acquire multi-family residential or other real estate assets.

 

On March 22, 2012, a joint venture comprised of TRB Union Palm LLC, our wholly owned subsidiary and an unaffiliated joint venture partner, acquired Union Square for a net purchase price of $59.4 million, including $45.2 million of mortgage debt.

 

2.  Basis of Presentation and Significant Accounting Policies

 

The accompanying statements of revenues and certain expenses of Union Square have been prepared in accordance with Rule 3-14 of Regulation S-X of the Securities and Exchange Commission for inclusion in the Trust’s Current Report on Form 8-K/A.  Accordingly, the statement of revenues and certain expenses exclude certain expenses that may not be comparable to those expected to be incurred in the future operations of the aforementioned property.  Items excluded consist of interest expense, depreciation, amortization, corporate expenses, and other costs not directly related to future operations.

 

Use of Estimates

 

The preparation of the statement of revenues and certain expenses in conformity with U.S. generally accepted accounting principles requires management to make estimates and assumptions that affect the amounts reported in the statement of revenues and certain expenses and accompanying notes.  Actual results could differ from those estimates.

 

Revenue Recognition

 

Rental revenue is recognized on an accrual basis.  Generally leases are for a one year term and have no renewal options.  Tenants are billed separately for water and trash removal.

 

Income Taxes

 

Union Square was organized as a limited liability company and is not directly subject to federal, state, or city income taxes.

 

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BRT REALTY TRUST

Pro Forma Consolidated Financial Statements

(Unaudited)

 

The following unaudited pro forma consolidated balance sheet of the Trust as of December 31, 2011, has been prepared as if the acquisition has been completed on December 31, 2011.  The unaudited pro forma consolidated statements of income for the year ended September 30, 2011 is presented as if the acquisition had been completed on October 1, 2010. The unaudited pro forma consolidated income statements for the three months ended December 31, 2011 is presented as if the acquisition had been completed on October 1, 2011.

 

These pro forma consolidated financial statements are presented for informational purposes only and should be read in conjunction with (a) the Trust’s 2011 Annual Report on Form 10-K and (b) the Trust’s Quarterly Report on Form 10-Q for the six months ended March 31, 2012.

 

The unaudited pro forma consolidated financial statements are based on assumptions and estimates considered appropriate by the Trust’s management; however, such statements do not purport to represent what the Trust’s financial position and results of operations would have been assuming the completion of the acquisition on October 1, 2010, nor do they purport to project the Trust’s financial position and results of operations at any future date or for any future period.

 

In the opinion of the Trust’s management, all adjustments necessary to reflect the effects of the transactions described above have been included in the pro forma consolidated financial statements.

 

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BRT REALTY TRUST AND SUBSIDIARIES

PRO FORMA - CONSOLIDATED BALANCE SHEET

As of December 31, 2011 (Unaudited)

(Dollars in thousands, except share data)

 

 

 

The Trust
Historical

 

Purchase of
Union
Square

 

The Trust
Pro Forma
As
Adjusted

 

ASSETS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Real estate loans, all earning interest

 

$

52,679

 

 

$

 52,679

 

Deferred fee income

 

      (880

)

 

       (880

)

 

 

51,799

 

 

51,799

 

Real estate properties, net of accumulated depreciation of $2,689

 

59,875

 

$

59,400

 

 119,275

 

Investment in unconsolidated ventures

 

1,014

 

 

1,014

 

Cash and cash equivalents

 

76,589

 

(11,283

)

65,306

 

Available-for-sale securities at market

 

3,601

 

 

 

3,601

 

Other assets

 

      5,424

 

     1,168

 

      6,592

 

Total Assets

 

$

198,302

 

$

49,285

 

$

247,587

 

 

 

 

 

 

 

 

 

LIABILITIES AND EQUITY

 

 

 

 

 

 

 

Liabilities:

 

 

 

 

 

 

 

Junior subordinated notes

 

$

37,400

 

 

$

  37,400

 

Mortgages payable

 

18,629

 

$

45,200

 

63,829

 

Accounts payable and accrued liabilities

 

1,164

 

 

1,164

 

Deposits payable

 

  2,099

 

      465

 

     2,564

 

Total Liabilities

 

59,292

 

45,665

 

104,492

 

 

 

 

 

 

 

 

 

Commitments and contingencies

 

 

 

 

 

 

 

 

 

 

 

 

Equity:

 

 

 

 

 

 

 

BRT Realty Trust shareholders’ equity:

 

 

 

 

 

 

 

Preferred shares, $1 par value:

 

 

 

 

 

 

 

Authorized 10,000 shares, none issued

 

 

 

 

Shares of beneficial interest, $3 par value:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Authorized number of shares, unlimited, 13,941 issued

 

41,822

 

 

 41,822

 

Additional paid-in capital

 

167,245

 

 

167,245

 

 

 

 

 

 

 

 

 

Accumulated other comprehensive income—net unrealized gain on available-for-sale securities

 

655

 

 

 655

 

Accumulated deficit

 

(73,141

)

 

(73,141

)

Cost of 492 treasury shares of beneficial interest

 

    (3,824

)

            —

 

     (3,824

)

Total BRT Realty Trust shareholders’ equity

 

132,757

 

 

 

132,757

 

Non-controlling interests

 

     6,253

 

    3,620

 

      9,873

 

Total Equity

 

  139,010

 

    3,620

 

  142,630

 

Total Liabilities and Equity

 

$

198,302

 

$

49,285

 

$

247,587

 

 

See accompanying notes to the unaudited pro forma consolidated financial statements

 

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BRT REALTY TRUST AND SUBSIDIARIES

PRO FORMA - CONSOLIDATED STATEMENT OF INCOME

For the Three Months Ended December 31, 2011

(Unaudited)

(Dollars in thousands, except share data)

 

 

 

The Trust
Historical

 

Union
Square

 

The Trust
Pro Forma
 As Adjusted

 

 

 

 

 

 

 

 

 

Revenues:

 

 

 

 

 

 

 

Interest on real estate loans

 

$

1,910

 

$

 

$

1,910

 

Loan fee income

 

342

 

 

342

 

Rental revenue from real estate properties

 

768

 

1,740

 

2,508

 

Recovery of previously provided allowances

 

7

 

 

7

 

Other, primarily investment income

 

127

 

 

127

 

Total revenues

 

3,154

 

1,740

 

4,894

 

Expenses:

 

 

 

 

 

 

 

Interest on borrowed funds

 

467

 

430

(a)

897

 

Advisor’s fees, related party

 

171

 

89

(b)

260

 

General and administrative—including $279 to related party

 

1,674

 

 

1,674

 

Operating expenses relating to real estate properties

 

786

 

778

 

1,564

 

Amortization and depreciation

 

184

 

432

(c)

616

 

Total expenses

 

3,282

 

1,729

 

5,011

 

Total revenues less total expenses

 

(128

)

11

 

(117

)

Equity in loss of unconsolidated ventures

 

(75

)

 

(75

)

Loss on sale of available-for-sale securities

 

(18

)

 

(18

)

Gain on sale of loan

 

3,192

 

 

3,192

 

Income from continuing operations

 

2,971

 

11

 

2,982

 

 

 

 

 

 

 

 

 

Discontinued operations:

 

 

 

 

 

 

 

Gain on sale of real estate assets

 

490

 

 

490

 

Net income

 

3,461

 

11

 

3,472

 

Plus: net loss (income) attributable to non controlling interests

 

413

 

(20

)(d)

393

 

Net income (loss) attributable to common shareholders

 

$

3,874

 

$

(9

)

$

3,865

 

 

 

 

 

 

 

 

 

Basic and diluted per share amounts attributable to common shareholders:

 

 

 

 

 

 

 

Income from continuing operations

 

$

.24

 

$

 

$

.24

 

Discontinued operations

 

.04

 

 

.04

 

Basic and diluted income per share

 

$

.28

 

$

 

$

.28

 

 

 

 

 

 

 

 

 

Amounts attributable to BRT Realty Trust:

 

 

 

 

 

 

 

Income (loss) from continuing operations

 

$

3,384

 

$

(9

)

$

3,375

 

Discontinued operations

 

490

 

 

490

 

Net income (loss)

 

$

3,874

 

$

(9

)

$

3,865

 

 

 

 

 

 

 

 

 

Weighted average number of common shares outstanding:

 

 

 

 

 

 

 

Basic and diluted

 

13,982,164

 

13,982,164

 

13,982,164

 

 

See accompanying notes to the unaudited pro forma consolidated financial statements

 

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BRT REALTY TRUST AND SUBSIDIARIES

PRO FORMA - CONSOLIDATED STATEMENT OF INCOME

For The Year Ended September 30, 2011

 (Dollars in thousands, except share data)

 

 

 

The Trust
Historical
(Audited)

 

Union
Square
(Unaudited)

 

The Trust
Pro Forma
As Adjusted

 

 

 

 

 

 

 

 

 

Revenues:

 

 

 

 

 

 

 

Interest on real estate loans an purchase money mortgage

 

$

8,500

 

 

$

8,500

 

Loan fee income

 

1,828

 

 

1,828

 

Rental revenue from real estate properties

 

3,456

 

$

6,787

 

10,243

 

Recovery of previously provided allowances

 

3,595

 

 

3,595

 

Other, primarily investment income

 

502

 

 

502

 

Total revenues

 

17,881

 

6,787

 

24,668

 

Expenses:

 

 

 

 

 

 

 

Interest on borrowed funds

 

2,112

 

1,721

(a)

3,833

 

Advisor’s fees, related party

 

916

 

356

(b)

1,272

 

Foreclosure related professional fees

 

579

 

 

579

 

General and administrative—including $847 to related party

 

6,149

 

 

6,149

 

Operating expenses relating to real estate properties

 

3,340

 

3,116

 

6,456

 

Amortization and depreciation

 

738

 

1,728

(c)

2,466

 

Total expenses

 

13,834

 

6,921

 

20,755

 

Total revenues less total expenses

 

4,047

 

(134

)

3,913

 

Equity in earnings of unconsolidated ventures

 

350

 

 

350

 

Gain on sale of available-for-sale securities

 

1,319

 

 

1,319

 

Loss on extinguishment of debt

 

(2,138

)

 

(2,138

)

Income (loss) from continuing operations

 

3,578

 

(134

)

3,444

 

 

 

 

 

 

 

 

 

Discontinued operations:

 

 

 

 

 

 

 

Gain on sale of real estate assets

 

1,346

 

 

1,346

 

Net income (loss)

 

4,924

 

(134

)

4,790

 

Plus:net loss (income) attributable to non controlling interests

 

1,450

 

(44

)(d)

1,406

 

Net income (loss) attributable to common shareholders

 

$

6,374

 

$

(178

)

$

6,196

 

 

 

 

 

 

 

 

 

Basic and diluted per share amounts attributable to common shareholders:

 

 

 

 

 

 

 

Income (loss) from continuing operations

 

$

.35

 

$

(.01

)

$

34

 

Discontinued operations

 

.10

 

 

.10

 

Basic and diluted income (loss) per share

 

$

.45

 

$

(.01

)

$

.44

 

 

 

 

 

 

 

 

 

Amounts attributable to BRT Realty Trust:

 

 

 

 

 

 

 

Income (loss) from continuing operations

 

$

5,028

 

$

(178

)

$

4,850

 

Discontinued operations

 

1,346

 

 

1,346

 

Net income (loss)

 

$

6,374

 

$

(178

)

$

6,196

 

 

 

 

 

 

 

 

 

Weighted average number of common shares outstanding:

 

 

 

 

 

 

 

Basic and diluted

 

14,041,509

 

14,041,509

 

14,041,509

 

 

See accompanying notes to the unaudited pro forma consolidated financial statements.

 

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BRT REALTY TRUST AND SUBSIDIARIES

Notes to Pro Forma Consolidated Financial Statements

(Unaudited)

 

Basis of Pro Forma Presentation

 

1.               The consolidated financial statements include the consolidated accounts of the Trust and its investments in limited liability companies in which the Trust is presumed to have control in accordance with the consolidation guidance of the Financial Accounting Standards Board Accounting Standards Codification (“ASC”).  Investments in entities for which the Trust has the ability to exercise significant influence but does not have financial or operating control, are accounted for under the equity method of accounting.  Accordingly, the Trust’s share of the net earnings (or losses) of entities accounted for under the equity method are included in consolidated net income under the caption Equity in Earnings (Losses) of Unconsolidated Ventures.  Investments in entities for which the Trust does not have the ability to exercise any influence are accounted for under the cost method of accounting.

 

During March 2012, the Trust, through Landmark at Garden Square LLC (“Garden Square”), and together with an unaffiliated joint venture partner, acquired 4205 Union Square Blvd. (“Union Square”) for $59.4 million, funded with cash and a mortgage loan in the amount of $45.2 million.

 

2.               Notes to the pro forma consolidated statements of income for both the three months ended December 31, 2011 and the year ended September 30, 2011.

 

a)              To reflect the interest expense resulting from the mortgage that is securing Union Square.  Interest expense is calculated using an interest rate of 3.72%, and also includes amortization of loan related fees.

 

b)             To reflect the advisory fee to be paid by the Trust as per the Amended and Restated Advisory Agreement, as amended.

 

c)              To reflect depreciation on the estimated useful life of 27.5 years of the building and the estimated useful life of 10 years for the furniture and fixtures.

 

d)             To reflect the non-controlling interest share of income from the Property for its 20%  equity interest in the joint venture.

 

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SIGNATURE

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 

 

BRT REALTY TRUST

 

 

 

 

 

By:

/s/ George Zweier

 

George Zweier

May 10, 2012

Vice President and

Great Neck, NY

Chief Financial Officer

 

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