Life Storage, Inc. (NYSE:LSI) a leading national owner and operator of self storage properties, reported operating results for the quarter and year ended December 31, 2017.

The Company achieved net income attributable to common shareholders in the fourth quarter of 2017 of $21.1 million or $0.45 per fully diluted common share. This compares to net income attributable to common shareholders of $18.2 million in the fourth quarter of 2016, or $0.39 per fully diluted common share.

“Our same store performance exceeded guidance as a result of gains in both same store revenue and occupancy. Topline improvement was supported by stronger traction in organic search and continued attraction of business customers,” commented David Rogers, Chief Executive Officer. “Despite near-term industry headwinds, we look toward 2018 with the confidence that we’ve made our company stronger than ever. We have a brand that resonates with the consumer, an expanded business model that includes third party management and joint ventures, and one of the strongest balance sheets in the industry. These are essential ingredients that provide us with the ability to grow shareholder value over the long term,” concluded Mr. Rogers.

Highlights for the 4th Quarter Included:

• Increased same store revenue by 1.3% and same store net operating income ("NOI")(1) by 0.4% as compared to the fourth quarter of 2016.
• Grew same store average occupancy for the quarter by 70 basis points to a record high 91.6% compared to the same period in 2016 and quarter-end occupancy by 60 basis points to 91.0% at December 31, 2017.
• Achieved adjusted funds from operations (“FFO”)(2) per fully diluted common share of $1.34.
• Paid a quarterly dividend of $1.00 per share of common stock.
• Completed a public debt offering of $450 million of 10-year notes at an annual interest rate of 3.875%.

Highlights for the Full Year Included:

• Increased same store revenue by 1.7% and same store net operating income ("NOI") by 0.6% as compared to 2016.
• Grew management and acquisition fee income by 62% year over year.
• Achieved adjusted funds from operations (“FFO”) per fully diluted common share of $5.31 compared to $5.19 in 2016.
• Acquired 29 high-quality assets with its joint venture partners for a total cost of $549.9 million, and two certificate of occupancy facilities for its own portfolio for a total cost of $22.2 million. The Company also entered into an agreement to lease one property with an option to purchase the asset in 2020 at a price of $14.1 million.
• Added 18 facilities to its 3rd party management platform, with an additional 15 under contract.

Funds from operations for the quarter were $1.09 per fully diluted common share compared to $1.28 for the same period last year. Absent a $10.6 million charge associated with the debt refinancing and a $0.9 million cost related to an officer’s retirement, adjusted FFO per fully diluted common share was $1.34 for the quarter ended December 31, 2017. Adjusted FFO per fully diluted common share for the quarter ended December 31, 2016 was $1.31.

OPERATIONS:

Total revenues increased 3.4% over last year’s fourth quarter while operating costs increased 6.3%, resulting in an NOI increase of 2.0%.

Revenues for the 430 stabilized stores wholly owned by the Company since December 31, 2015 increased 1.3% from those of the fourth quarter of 2016, the result of a 70 basis point increase in average occupancy and increases in tenant insurance administrative fees.

Same store operating expenses increased 3.2% for the fourth quarter of 2017 compared to the prior year period. Higher property taxes and payroll and benefits were offset by lower maintenance expenses. Consequently, same store NOI this period increased 0.4% over the fourth quarter of 2016.

General and administrative expenses were essentially flat with those in the 4th quarter of 2016, primarily due to reduced legal and other expenses, offset by officer retirement costs.

During the fourth quarter of 2017, the Company experienced same store revenue growth in 21 of its major markets in the same store pool. Overall, the markets with the strongest revenue impact include New England; Buffalo, NY; Beaumont, TX and all Florida markets.

For the full year ended December 31, 2017, revenues at the 430 properties owned since December 31, 2015 increased by 1.7% over those of the full year in 2016. Operating costs increased by 4.1% over those of the prior year, inclusive of a 6.6% increase in property taxes. Net operating income increased by 0.6% in 2017 over 2016.

PROPERTIES:

During the quarter, the Company acquired a previously announced certificate of occupancy property in Charlotte, NC for $12.5 million. The facility is approximately 70,000 sq. ft. and is located in a market where the Company already has a presence.

The Company disposed of one 86,000 sq. ft. store in Salt Lake City, UT for $9.4 million. The Company has no other facilities in Utah.

Also during the quarter, one of the Company’s joint venture partners constructed a 61,000 sq. ft. facility in Queens, NY in which the company is 5% owner.

Since January 1, 2017, the Company has added a total of 29 high-quality assets with an aggregate cost of $549.9 million to its portfolio through joint ventures.

The Company now manages a total of 140 properties through its joint venture and third party management agreements. It has an additional 15 development properties under contract to manage commencing in 2018.

At December 31, 2017, the Company had no active purchase agreements.

CAPITAL TRANSACTIONS:

Illustrated below are key financial ratios at December 31, 2017:

• Debt to Enterprise Value (at $89.07/share) 29.5%
• Debt to Book Cost of Storage Facilities 40.3%
• Debt to Recurring Annualized EBITDA 5.6x
• Debt Service Coverage 4.9x

At December 31, 2017, the Company had approximately $9.2 million of cash on hand, and $395.0 million available on its line of credit.

COMMON STOCK DIVIDEND:

Subsequent to quarter-end, the Company’s Board of Directors approved a quarterly dividend of $1.00 per share or $4.00 annualized.

YEAR 2018 EARNINGS GUIDANCE:

The following assumptions covering operations have been utilized in formulating guidance for the first quarter and full year 2018:

The Company’s 2018 same store pool consists of the 535 stabilized stores owned since December 31, 2016, which includes the stabilized legacy LifeStorage locations. The stores purchased in 2015 and 2016 at certificate of occupancy or that were in the early stages of lease-up are not included, regardless of their current occupancies. The Company believes that occupancy levels achieved during the lease-up period, using discounted rates, are not truly indicative of a new store’s performance, and therefore do not result in a meaningful year-over-year comparison in future years. The Company will include such stores in its same store pool in the first year after the stores achieve 80% sustained occupancy using market rates and incentives. Accordingly, three certificate of occupancy facilities constructed in 2014 that have achieved stabilized occupancy and rates will be added to the 2018 same store pool.

The Company plans to complete $40 – $50 million of expansions in 2018. It also has budgeted $20 - $25 million to provide for recurring capitalized expenditures including roofing, paving, and office renovations.

The Company has not included any acquisition activity for 2018. Should any acquisitions or joint venture investments occur, they are expected to be funded by free cash flow and draws on its line of credit which carries an interest rate of LIBOR plus 1.10%.

In 2018, the Company anticipates entering into additional joint ventures, or adding to its existing agreements, contributing up to $50 million.

At the conclusion of 2017, the Company operated 25 self storage facilities that it acquired between 2014 - 2017 upon issuance of certificate of occupancy or in the early stages of lease-up. These properties are expected to contribute above average revenue growth in 2018.

Annual general and administrative expenses are expected to be approximately $44.0 – $45.0 million.

As a result of the above assumptions, management expects adjusted funds from operations for the full year 2018 to be approximately $5.33 to $5.43 per share, and between $1.24 and $1.28 per share for the first quarter of 2018.

FORWARD LOOKING STATEMENTS:

When used within this news release, the words “intends,” “believes,” “expects,” “anticipates,” and similar expressions are intended to identify “forward looking statements” within the meaning of that term in Section 27A of the Securities Act of 1933, and in Section 21E of the Securities Exchange Act of 1934. Such forward-looking statements involve known and unknown risks, uncertainties and other factors, which may cause the actual results, performance or achievements of the Company to be materially different from those expressed or implied by such forward looking statements. Such factors include, but are not limited to, the effect of competition from new self storage facilities, which could cause rents and occupancy rates to decline; the Company’s ability to evaluate, finance and integrate acquired businesses into the Company’s existing business and operations; the Company’s ability to enter new markets where it has little or no operational experience; the Company’s existing indebtedness may mature in an unfavorable credit environment, preventing refinancing or forcing refinancing of the indebtedness on terms that are not as favorable as the existing terms; interest rates may fluctuate, impacting costs associated with the Company’s outstanding floating rate debt; the Company’s ability to comply with debt covenants; the future ratings on the Company’s debt instruments; the regional concentration of the Company’s business may subject it to economic downturns in the states of Florida and Texas; the Company’s ability to effectively compete in the industries in which it does business; the Company’s reliance on its call center; the Company’s cash flow may be insufficient to meet required payments of principal, interest and dividends; and tax law changes which may change the taxability of future income.

CONFERENCE CALL:

Life Storage will hold its Fourth Quarter Earnings Release Conference Call at 9:00 a.m. Eastern Time on Thursday, February 22, 2018. To help avoid connection delays, participants are encouraged to pre-register using this link. Anyone unable to pre-register may access the conference call at 877.737.7051 (domestic) or 201.689.8878 (international). Management will accept questions from registered financial analysts after prepared remarks; all others are encouraged to listen to the call via webcast by accessing the investor relations tab at lifestorage.com/.

The webcast will be archived for 90 days; a telephone replay will also be available for 72 hours by calling 877.481.4010 and entering conference ID 23869.

ABOUT LIFE STORAGE, INC:

Life Storage, Inc. is a self-administered and self-managed equity REIT that is in the business of acquiring and managing self storage facilities. Located in Buffalo, New York, the Company operates more than 700 storage facilities in 28 states. The Company serves both residential and commercial storage customers with storage units rented by month. Life Storage consistently provides responsive service to its 375,000-plus customers, making it a leader in the industry. For more information visit http://invest.lifestorage.com/.

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