Quarterly report pursuant to Section 13 or 15(d)

Real Estate and Intangible Assets

v3.3.0.814
Real Estate and Intangible Assets
9 Months Ended
Sep. 30, 2015
Property, Plant and Equipment [Abstract]  
Real Estate and Intangible Assets

NOTE 3. REAL ESTATE AND INTANGIBLE ASSETS

All of our properties are wholly-owned on a fee-simple basis. The following table provides certain summary information about our 41 farms as of September 30, 2015:

 

Property Name

   Location    Date
Acquired
   Number
of
Farms
   Total
Acres
     Farm
Acres
     Lease
Expiration
Date
  Net Cost
Basis (1)
     Encumbrances  

San Andreas

   Watsonville, CA    6/16/1997    1      307         238       12/31/2020   $ 4,796,549       $ 4,929,782   

West Gonzales

   Oxnard, CA    9/15/1998    1      653         502       6/30/2020     12,253,806         25,081,321   

West Beach

   Watsonville, CA    1/3/2011    3      196         195       12/31/2023     9,309,576         4,802,288   

Dalton Lane

   Watsonville, CA    7/7/2011    1      72         70       10/31/2020     2,687,404         1,591,130   

Keysville Road

   Plant City, FL    10/26/2011    2      59         56       6/30/2020     1,240,944         897,600   

Colding Loop

   Wimauma, FL    8/9/2012    1      219         181       6/14/2018     3,985,529         2,640,000   

Trapnell Road

   Plant City, FL    9/12/2012    3      124         110       6/30/2017     3,984,454         2,522,250   

38th Avenue

   Covert, MI    4/5/2013    1      119         89       4/4/2020     1,284,338         759,866   

Sequoia Street

   Brooks, OR    5/31/2013    1      218         206       5/31/2028     3,118,870         1,756,590   

Natividad Road

   Salinas, CA    10/21/2013    1      166         166       10/31/2024     8,291,741         3,966,492   

20th Avenue

   South Haven, MI    11/5/2013    3      151         94       11/4/2018     1,909,662         1,133,283   

Broadway Road

   Moorpark, CA    12/16/2013    1      60         60       12/15/2023     2,868,979         1,699,925   

Oregon Trail

   Echo, OR    12/27/2013    1      1,895         1,640       12/31/2023     13,936,423         7,932,983   

East Shelton

   Willcox, AZ    12/27/2013    1      1,761         1,320       2/29/2024     7,924,620         3,796,499   

Collins Road

   Clatskanie, OR    5/30/2014    2      200         157       9/30/2024     2,450,944         1,529,932   

Spring Valley

   Watsonville, CA    6/13/2014    1      145         110       9/30/2022     5,792,070         3,343,186   

McIntosh Road

   Dover, FL    6/20/2014    2      94         78       6/30/2017 (2)     2,489,125         1,519,620   

Naumann Road

   Oxnard, CA    7/23/2014    1      68         66       7/31/2017     6,801,894         3,904,161   

Sycamore Road

   Arvin, CA    7/25/2014    1      326         322       10/31/2024     6,650,335         3,286,522   

Wauchula Road

   Duette, FL    9/29/2014    1      808         590       9/30/2024     13,781,341         7,846,050   

Santa Clara Avenue

   Oxnard, CA    10/29/2014    2      333         331       7/31/2017     24,277,677         14,166,041   

Dufau Road

   Oxnard, CA    11/4/2014    1      65         64       11/3/2017     6,076,035         3,675,000   

Espinosa Road

   Salinas, CA    1/5/2015    1      331         329       10/31/2016     16,633,724         10,178,000   

Parrish Road

   Duette, FL    3/10/2015    1      419         211       6/30/2025     4,326,273         2,374,680   

Immokalee Exchange

   Immokalee, FL    6/25/2015    2      2,678         1,644       6/30/2020     15,703,523         9,360,000   

Holt County

   Stuart, NE    8/20/2015    1      1,276         1,052       12/31/2018     5,497,143         3,301,000   

Rock County

   Bassett, NE    8/20/2015    1      1,283         1,049       12/31/2018     5,495,291         3,301,000   

Bear Mountain

   Arvin, CA    9/3/2015    3      854         841       1/9/2031     19,031,194         8,790,193   
        

 

  

 

 

    

 

 

      

 

 

    

 

 

 
         41      14,880         11,771         $ 212,599,464       $ 140,085,394   
        

 

  

 

 

    

 

 

      

 

 

    

 

 

 

 

(1)  Consists of the initial acquisition price (including the costs allocated to both tangible and intangible assets acquired and liabilities assumed), plus subsequent improvements and other capitalized costs associated with the properties, and adjusted for depreciation and amortization accumulated through September 30, 2015.
(2)  There are two leases in place on this property, one expiring on June 30, 2016, and the other expiring on June 30, 2017.

 

Real Estate

The following table sets forth the components of our investments in tangible real estate assets as of September 30, 2015, and December 31, 2014:

 

     September 30, 2015      December 31, 2014  

Real estate:

     

Land and land improvements

   $ 184,176,187       $ 122,999,316   

Irrigation systems

     19,468,718         12,365,514   

Buildings and improvements

     10,906,636         10,479,301   

Horticulture

     1,559,339         1,559,340   

Other site improvements

     1,172,746         968,007   
  

 

 

    

 

 

 

Real estate, at cost

     217,283,626         148,371,478   

Accumulated depreciation

     (6,078,467      (4,431,290
  

 

 

    

 

 

 

Real estate, net

   $ 211,205,159       $ 143,940,188   
  

 

 

    

 

 

 

Real estate depreciation expense on these tangible assets was $595,539 and $1,647,177 for the three and nine months ended September 30, 2015, respectively, and $331,430 and $887,939 for the three and nine months ended September 30, 2014, respectively.

New Real Estate Activity

2015 New Real Estate Activity

During the nine months ended September 30, 2015, we acquired nine new farms in six separate transactions, which are summarized in the table below.

 

Property Name

  Property
Location
  Acquisition
Date
  Total
Acreage
    Number
of

Farms
    Primary
Crop(s)
  Lease
Term
  Renewal
Options
  Total
Purchase
Price
    Acquisition
Costs
    Annualized
Straight-line
Rent(1)
    Long-term
Debt
Issued
 

Espinosa Road(2)

  Salinas, CA   1/5/2015     331        1      Strawberries   1.8 years   None   $ 16,905,500      $ 89,885 (3)    $ 778,342      $ 10,178,000   

Parrish Road

  Duette, FL   3/10/2015     419        1      Strawberries   10.3 years   2 (5 years)     3,913,280        103,610 (3)      251,832        2,374,680   

Immokalee Exchange

  Immokalee, FL   6/25/2015     2,678        2      Misc. Vegetables   5.0 years   2 (5 years)     15,757,700        151,386 (3)      960,104        9,360,000   

Holt County

  Stuart, NE   8/20/2015     1,276        1      Misc. Vegetables   3.4 years   None     5,504,000        23,789 (3)      289,815        3,301,000   

Rock County

  Bassett, NE   8/20/2015     1,283        1      Misc. Vegetables   3.4 years   None     5,504,000        23,789 (3)      289,815        3,301,000   

Bear Mountain

  Arvin, CA   9/3/2015     854        3      Almonds(4)   15.4 years   1 (10 years)     18,922,500        113,938 (5)      828,389        21,138,196   
     

 

 

   

 

 

         

 

 

   

 

 

   

 

 

   

 

 

 
        6,841        9            $ 66,506,980      $ 506,397      $ 3,398,297      $ 49,652,876   
     

 

 

   

 

 

         

 

 

   

 

 

   

 

 

   

 

 

 

 

(1) Annualized straight-line amount is based on the minimum cash rental payments guaranteed under the lease.
(2) In connection with this acquisition, our Adviser earned a finder’s fee of $320,905, which fee was fully credited back to us by our Adviser during the three months ended March 31, 2015. See Note 4, “Related-Party Transactions” for further discussion on this fee.
(3) Acquisition accounted for as a business combination under ASC 805. As such, all acquisition-related costs were expensed as incurred, other than direct leasing costs, which were capitalized. In aggregate, we incurred $11,825 of direct leasing costs in connection with these acquisitions.
(4) Property currently consists of open ground and old grape vineyards. However, we will be removing the existing vineyards and converting the property into an almond orchard, which development is expected to be completed by June 30, 2016.
(5) Acquisition accounted for as an asset acquisition under ASC 360. As such, all acquisition-related costs were capitalized and allocated among the identifiable assets acquired.

As noted in the table above, certain acquisitions during the nine months ended September 30, 2015, were accounted for as business combinations in accordance with Accounting Standards Codification (“ASC”) 805, as there was a prior leasing history on the property. As such, the fair value of all assets acquired and liabilities assumed were determined in accordance with ASC 805, and all acquisition-related costs were expensed as incurred, other than those costs that directly related to reviewing or assigning leases we assumed upon acquisition, which were capitalized as part of leasing costs. For acquisitions accounted for as asset acquisitions under ASC 360, all acquisition-related costs were capitalized and included as part of the fair value allocation of the identifiable tangible assets acquired, other than those costs that directly related to originating new leases we executed upon acquisition, which were capitalized as part of leasing costs.

We determined the fair value of acquired assets and liabilities assumed related to the properties acquired during the nine months ended September 30, 2015, to be as follows:

 

Property Name

   Land and Land
Improvements
     Buildings and
Improvements
     Irrigation
System
     In-place
Leases
     Leasing
Costs
     Tenant
Relationships
     Total
Purchase
Price
 

Espinosa Road

   $ 15,852,466       $ 84,478       $ 497,401       $ 246,472       $ 43,894       $ 180,789       $ 16,905,500   

Parrish Road

     2,403,064         42,619         1,299,851         54,405         77,449         35,892         3,913,280   

Immokalee Exchange

     14,410,840         273,107         515,879         229,406         148,691         179,777         15,757,700   

Holt County

     4,690,369         56,253         729,884         —           27,494         —           5,504,000   

Rock County

     4,862,313         72,232         540,589         —           28,866         —           5,504,000   

Bear Mountain

     18,428,247         —           494,253         —           —           —           18,922,500   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 
   $ 60,647,299       $ 528,689       $ 4,077,857       $ 530,283       $ 326,394       $ 396,458       $ 66,506,980   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

The allocation of the purchase price for the farms acquired during the nine months ended September 30, 2015, is preliminary and may change during the measurement period if we obtain new information regarding the assets acquired or liabilities assumed at the acquisition date.

Below is a summary of the total operating revenues and earnings recognized on the properties acquired during the three and nine months ended September 30, 2015:

 

          For the three months
ended September 30, 2015
     For the nine months
ended September 30, 2015
 

Property Name

   Acquisition
Date
   Operating
Revenues
     Earnings (1)      Operating
Revenues
     Earnings (1)  

Espinosa Road

   1/5/2015    $ 194,586       $ 81,522       $ 575,387       $ 280,393   

Parrish Road

   3/10/2015      62,958         8,978         140,133         37,927   

Immokalee Exchange

   6/25/2015      240,026         152,860         240,026         151,637   

Holt County

   8/20/2015      33,500         24,343         33,500         24,343   

Rock County

   8/20/2015      33,500         22,491         33,500         22,491   

Bear Mountain

   9/3/2015      64,430         59,023         64,430         59,023   
     

 

 

    

 

 

    

 

 

    

 

 

 
      $ 629,000       $ 349,217       $ 1,086,976       $ 575,814   
     

 

 

    

 

 

    

 

 

    

 

 

 

 

(1) Earnings are calculated as net income less interest expense and any acquisition-related costs that are required to be expensed if the acquisition is treated as a business combination under ASC 805.

 

2014 New Real Estate Activity

During the nine months ended September 30, 2014, we acquired eight new farms in six separate transactions, which are summarized in the table below.

 

Property
Name

  Property
Location
  Acquisition
Date
  Total
Acreage
    Number
of
Farms
    Primary
Crop(s)
  Lease
Term
 

Renewal Options

  Total
Purchase
Price
    Acquisition
Costs
    Annualized
Straight-
line Rent(1)
    Long-term
Debt Issued
 

Collins Road

  Clatskanie, OR   5/30/2014     200        2      Blueberries   10.3 years   3 (5 years each)   $ 2,591,333      $ 60,870  (4)    $ 181,172      $ —     

Spring Valley

  Watsonville, CA   6/13/2014     145        1      Strawberries   2.3 years   None     5,900,000        50,896  (4)      270,901        2,204,660  (6) 

McIntosh Road

  Dover, FL   6/20/2014     94        2      Strawberries   3.0 years   1 (3 years) / None (2)     2,666,000        60,676  (4)      133,154        1,599,600  (7) 

Naumann Road

  Oxnard, CA   7/23/2014     68        1      Strawberries   3.0 years   1 (3 years)     6,888,500        91,103  (4)      329,668        2,574,595  (6) 

Sycamore Road

  Arvin, CA   7/25/2014     326        1      Vegetables   1.3 years (3)   None (3)     5,800,000        44,434  (4)      184,304  (3)      2,167,293  (6) 

Wauchula Road

  Duette, FL   9/29/2014     808        1      Strawberries   10.0 years   2 (5 years each)     13,765,000        123,500  (5)      888,439        8,259,000  (7) 
     

 

 

   

 

 

         

 

 

   

 

 

   

 

 

   

 

 

 
        1,641        8            $ 37,610,833      $ 431,479      $ 1,987,638      $ 16,805,148   
     

 

 

   

 

 

         

 

 

   

 

 

   

 

 

   

 

 

 

 

(1) Annualized straight-line amount is based on the minimum rental payments required per the lease and includes the amortization of any above-market and below-market lease values recorded.
(2) This property has separate tenants leasing each of the two farms. One lease provides for one 3-year renewal option, while the other does not include a renewal option.
(3) Upon acquisition of this property, we assumed the in-place lease, which expires October 31, 2015. In addition, we executed a 9-year, follow-on lease with a new tenant that commences November 1, 2015. Under the terms of the follow-on lease, the tenant has one 3-year renewal option, and annualized, straight-line rents will be $311,760.
(4) Acquisition accounted for as a business combination under ASC 805. As such, all acquisition-related costs were expensed as incurred, other than direct leasing costs, which were capitalized. We incurred $17,558 of direct leasing costs in connection with these acquisitions.
(5) Acquisition accounted for as an asset acquisition under ASC 360. As such, all acquisition-related costs were capitalized and allocated among the identifiable assets acquired.
(6) Acquisition funded through a draw on our MetLife Credit Facility. Amount represents property’s proportionate share of the total borrowings outstanding under the MetLife Credit Facility in relation to all properties pledged as collateral under the facility.
(7) Represents new debt issued from Farm Credit (as defined in Note 5, “Borrowings—Farm Credit Notes Payable”).

As noted in the table above, certain acquisitions during the nine months ended September 30, 2014, were accounted for as business combinations in accordance with ASC 805, as there was a prior leasing history on the property. As such, the fair value of all assets acquired and liabilities assumed were determined in accordance with ASC 805, and all acquisition-related costs were expensed as incurred, other than those costs that directly related to reviewing or assigning leases we assumed upon acquisition, which were capitalized as part of leasing costs. For acquisitions accounted for as asset acquisitions under ASC 360, all acquisition-related costs were capitalized and included as part of the fair value allocation of the identifiable tangible assets acquired, other than those costs that directly related to originating new leases we executed upon acquisition, which were capitalized as part of leasing costs.

We determined the fair value of acquired assets and liabilities assumed related to the properties acquired during the nine months ended September 30, 2014, to be as follows:

 

Property Name

  Land and Land
Improvements
    Buildings and
Improvements
    Irrigation
System
    Site
Improvements
    Horticulture(1)     In-place
Leases
    Leasing
Costs
    Customer
Relationships
    Above (Below)-
Market
Leases
    Total
Acquisition
Cost
 

Collins Road

  $ 1,252,387      $ 555,667      $ —        $ 126,719      $ 520,993      $ 45,086      $ 65,685      $ 24,796      $ —        $ 2,591,333   

Spring Valley

    5,576,138        5,781        200,855        —          —          83,487        17,498        66,217        (49,976     5,900,000   

McIntosh Road

    1,970,074        30,745        537,254        2,846        —          34,674        16,766        27,966        45,675        2,666,000   

Naumann Road

    6,219,293        416,148        71,586        16,939        —          75,520        34,228        54,786        —          6,888,500   

Sycamore Road

    5,840,750        —          67,000        —          —          48,670        3,764        —          (160,184     5,800,000   

Wauchula Road

    8,388,424        1,775,661        3,489,046        111,869        —          —          —          —          —          13,765,000   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 
  $ 29,247,066      $ 2,784,002      $ 4,365,741      $ 258,373      $ 520,993      $ 287,437      $ 137,941      $ 173,765      $ (164,485   $ 37,610,833   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

(1) Horticulture acquired on Collins Road consists of various types of blueberry bushes.

 

Below is a summary of the total revenue and earnings recognized on the properties acquired during the three and nine months ended September 30, 2014:

 

                 For the Three Months Ended     For the Nine Months Ended  
                 September 30, 2014     September 30, 2014  

Property Name

   Acquisition
Date
          Rental
Revenue
     Earnings (1)     Rental
Revenue
     Earnings (1)  

Collins Road

     5/30/2014          $ 45,293       $ 10,662      $ 61,365       $ 18,940   

Spring Valley

     6/13/2014            67,725         36,366        81,270         44,700   

McIntosh Road

     6/20/2014            20,549         (41,294 ) (2)      24,733         (40,343 ) (2) 

Naumann Road

     7/23/2014            62,920         44,514        62,920         44,514   

Sycamore Road

     7/25/2014            34,252         22,052        34,252         22,052   

Wauchula Road

     9/29/2014            4,868         4,868        4,868         4,868   
        

 

 

    

 

 

   

 

 

    

 

 

 
         $ 235,607       $ 77,168      $ 269,408       $ 94,731   
        

 

 

    

 

 

   

 

 

    

 

 

 

 

(1)  Earnings are calculated as net income less interest expense, income taxes and any acquisition-related costs that are required to be expensed if the acquisition is treated as a business combination under ASC 805.
(2)  Includes $43,328 of lease intangibles that were written off during the three months ended September 30, 2014, related to the termination of a lease in September 2014 that we had assumed upon acquisition.

Acquired Intangibles and Liabilities

For acquisitions treated as business combinations, the purchase price was allocated to the identifiable intangible assets and liabilities in accordance with ASC 805. No purchase price was allocated to any intangible assets or liabilities related to acquisitions treated as asset acquisitions under ASC 360; however, the direct costs we incurred in connection with originating new leases were capitalized over the lives of the respective leases. The following table shows the weighted-average amortization period, in years, for the intangible assets acquired and liabilities assumed in connection with the new properties acquired during the nine months ended September 30, 2015 and 2014:

 

     Weighted-Average  
     Amortization Period (in Years)  

Intangible Assets

   2015      2014  

In-place leases

     4.1         3.7   

Leasing commissions

     5.5         6.3   

Tenant relationships

     9.5         6.9   

Above-market lease values

     —           3.0   

Below-market lease values

     —           1.5   
  

 

 

    

 

 

 

All intangible assets

     6.2         4.2   
  

 

 

    

 

 

 

 

Pro-Forma Financials

We acquired nine farms during the nine months ended September 30, 2015, and 11 farms during the year ended December 31, 2014. The following table reflects pro-forma consolidated financial information as if each farm was acquired on January 1 of the respective prior fiscal year. In addition, pro-forma earnings have been adjusted to assume that acquisition-related costs related to these farms were incurred at the beginning of the previous fiscal year.

 

     For the Nine Months Ended September 30,  
     2015      2014  
     (Unaudited)      (Unaudited)  

Operating Data:

     

Total operating revenue

   $ 10,080,652       $ 9,906,857   

Total operating expenses

     (5,205,311      (5,606,338

Other expenses

     (3,459,110      (2,738,257
  

 

 

    

 

 

 

Net income before income taxes

     1,416,231         1,562,262   

Provision for income taxes

     —           (20,103
  

 

 

    

 

 

 

Net income

   $ 1,416,231       $ 1,542,159   
  

 

 

    

 

 

 

Share and Per-share Data:

     

Earnings per share of common stock – basic and diluted

   $ 0.15       $ 0.23   
  

 

 

    

 

 

 

Weighted average common shares outstanding – basic and diluted

     9,196,650         6,603,545   
  

 

 

    

 

 

 

The pro-forma consolidated results are prepared for informational purposes only. They are not necessarily indicative of what our consolidated financial condition or results of operations actually would have been assuming the acquisitions had occurred at the beginning of the respective previous periods, nor do they purport to represent our consolidated financial position or results of operations for future periods.

Significant Existing Real Estate Activity

On February 9, 2015, we terminated the lease with the tenant occupying Keysville Road and, on February 10, 2015, entered into a lease with a new tenant to occupy the property. The new lease is scheduled to expire on June 30, 2020, and provides for rent escalations over its life, with minimum, annualized straight-line rental income of $73,749, representing a 7.9% increase over that of the previous lease. In connection with the termination of the previous lease, during the three months ended March 31, 2015, we wrote off an aggregate amount of $32,497 related to deferred rent asset balances and rental income that had been recorded in prior periods.

On February 23, 2015, we renewed the lease with the tenant occupying Spring Valley, which lease was originally set to expire on September 30, 2016. The lease was renewed for an additional six years, through September 30, 2022, and provides for rent escalations over its life, with minimum annualized, straight-line rental income of $327,904, representing a 32.5% increase over that of the previous lease. The new lease also grants the tenant two options to extend the lease for an additional six years each.

On April 8, 2015, the tenant occupying Santa Clara exercised its option to extend the two existing leases, which were originally set to expire on July 31, 2015. The leases were each extended for an additional two years, through July 31, 2017, and provide for aggregate annualized, straight-line rental income of $1,302,783, representing a 5.8% increase over that of the previous leases.

On April 13, 2015, we renewed the lease with the tenant occupying Dalton Lane, which was originally set to expire on October 31, 2015. The lease was renewed for an additional five years, through October 31, 2020, and provides for rent escalations over its life, with annualized, straight-line rental income of $163,989, representing a 16.8% increase over that of the previous lease. The new lease also grants the tenant one option to extend the lease for an additional five years.

On September 10, 2015, we terminated the lease with the tenant occupying one of the McIntosh Road farms and entered into a lease agreement with a new tenant to occupy the property. The new lease is scheduled to expire on June 30, 2016, and provides for minimum rental payments of $43,200 over its term. In connection with the termination of the previous lease, during the three months ended September 30, 2015, we wrote off an aggregate amount of $27,274 related to unamortized above-market lease value and deferred rent asset balances.

 

Involuntary Conversions and Property and Casualty Recovery

In April 2014, two separate fires occurred on two of our properties, partially damaging a structure on each property. One occurred on 20th Avenue, destroying the majority of a residential house, and the other occurred on West Gonzales, damaging a portion of a cooling facility. During the year ended December 31, 2014, we wrote down the carrying values of these properties by an aggregate amount of $232,737, and, in accordance with ASC 605, “Revenue Recognition – Gains and Losses,” we also recorded a corresponding property and casualty loss. We recovered $495,700 of insurance proceeds during the year ended December 31, 2014, and, in accordance with ASC 450, “Contingencies,” we recorded these amounts as an offset to the property and casualty loss recorded earlier in the year, resulting in a net recovery.

Repairs have been completed on each of these properties. During the three months ended March 31, 2015, we expended $35,648 in repairs and upgrades to the cooler as a result of the fire on West Gonzales, of which $25,682 was capitalized as a real estate addition and $9,966 was recorded in repairs and maintenance expense, included in Property operating expense on the accompanying Condensed Consolidated Statements of Operations. Repairs on 20th Avenue were completed during the three months ended September 30, 2015, at no cost to us.

During the nine months ended September 30, 2015, we received an additional $97,232 of insurance proceeds related to the fire on West Gonzales, including $76,423 received during the three months ended September 30, 2015, and such recovery is included in Property and casualty recovery, net on the accompanying Condensed Consolidated Statements of Operations. No further recoveries are expected for either of these fires.

Intangible Assets and Liabilities

The following table summarizes the carrying value of lease intangibles and the accumulated amortization for each intangible asset or liability class as of September 30, 2015, and December 31, 2014:

 

     September 30, 2015      December 31, 2014  
     Lease
Intangibles
     Accumulated
Amortization
     Lease
Intangibles
     Accumulated
Amortization
 

In-place leases

   $ 1,385,378       $ (645,647    $ 869,207       $ (263,428

Leasing costs

     701,502         (179,153      357,210         (80,617

Tenant relationships

     886,743         (217,259      501,670         (66,467
  

 

 

    

 

 

    

 

 

    

 

 

 
   $ 2,973,623       $ (1,042,059    $ 1,728,087       $ (410,512
  

 

 

    

 

 

    

 

 

    

 

 

 
     Deferred
Rent Asset
(Liability)
     Accumulated
(Amortization)
Accretion
     Deferred
Rent Asset
(Liability)
     Accumulated
(Amortization)
Accretion
 

Above-market lease values (1)

   $ 65,203       $ (51,587    $ 65,203       $ (9,027

Below-market lease values (2)

     (371,707      322,518         (371,707      162,194   
  

 

 

    

 

 

    

 

 

    

 

 

 
   $ (306,504    $ 270,931       $ (306,504    $ 153,167   
  

 

 

    

 

 

    

 

 

    

 

 

 

 

(1)  Above-market lease values are included as a part of Other assets in the accompanying Condensed Consolidated Balance Sheets, and the related amortization is recorded as a reduction of rental income.
(2)  Below-market lease values are included as a part of Other liabilities in the accompanying Condensed Consolidated Balance Sheets, and the related accretion is recorded as an increase to rental income.

Total amortization expense related to these lease intangible assets was $193,651 and $645,448 for the three and nine months ended September 30, 2015, respectively, and $72,493 and $134,502 for the three and nine months ended September 30, 2014, respectively. In addition, during the three months ended September 30, 2015, we wrote off $34,155 of intangible assets due to the termination of a lease that was assumed in connection with a farm acquired in June 2014, of which $20,255 was immediately charged to amortization expense. During the three months ended September 30, 2014, we wrote off $46,526 of intangible assets due to the termination of a lease that was assumed in connection with a farm acquired in June 2014, of which $43,328 was immediately charged to amortization expense.

Total amortization related to above-market lease values was $4,496 and $15,286, for the three and nine months ended September 30, 2015, respectively, and $3,768 and $4,228 for the three and nine months ended September 30, 2014, respectively. In addition, in connection with a lease terminated during the three months ended September 30, 2015, we wrote off the remaining unamortized above-market lease value of $27,274 and recorded it as a decrease to rental income. Total accretion related to below-market lease values was $52,591 and $160,324 for the three and nine months ended September 30, 2015, respectively, and $48,781 and $89,655 for the three and nine months ended September 30, 2014, respectively.

Portfolio Diversification and Concentrations

Diversification

The following table summarizes the geographic locations, by state, of our properties with leases in place as of September 30, 2015 and 2014:

 

     As of and For the Nine Months Ended September 30, 2015     As of and For the Nine Months Ended September 30, 2014  

State

   Number
of
Farms
     Total
Acres
     % of
Total
Acres
    Rental
Revenue
     % of Total
Rental
Revenue
    Number
of
Farms
     Total
Acres
     % of
Total
Acres
    Rental
Revenue
     % of Total
Rental
Revenue
 

California

     18         3,576         24.0   $ 5,652,357         66.6     11         1,993         26.1   $ 3,260,272         67.5

Florida

     12         4,401         29.6     1,458,433         17.2     9         1,304         17.1     384,861         8.0

Oregon

     4         2,313         15.6     876,244         10.3     4         2,313         30.3     775,438         16.1

Arizona

     1         1,761         11.8     243,953         2.9     1         1,761         23.0     217,899         4.5

Michigan

     4         270         1.8     185,036         2.2     4         270         3.5     189,563         3.9

Nebraska

     2         2,559         17.2     67,000         0.8     —           —           —          —           —     
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

   

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 
     41         14,880         100.0   $ 8,483,023         100.0     29         7,641         100.0   $ 4,828,033         100.0
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

   

 

 

    

 

 

    

 

 

   

 

 

    

 

 

 

Concentrations

Credit Risk

Our farms are leased to 31 different, third-party tenants. Two of our farms are leased to the same tenant, Dole Food Company (“Dole”). Aggregate rental income attributable to Dole accounted for approximately $2.2 million, or 26.1%, of the rental revenue recorded during the nine months ended September 30, 2015. In addition, a separate tenant accounted for approximately 11.2% of the total rental revenue recorded during the nine months ended September 30, 2015. If either tenant fails to make rental payments or elects to terminate their lease, and the land cannot be re-leased on satisfactory terms, there would likely be a material adverse effect on our financial performance and ability to continue operations. No other individual tenant represented greater than 10.0% of the total rental revenue recorded during the nine months ended September 30, 2015.

Geographic Risk

18 of our 41 farms owned as of September 30, 2015, are located in California, and 12 farms are located in Florida. As of September 30, 2015, our farmland in California accounted for 3,576 acres, or 24.0% of the total acreage we owned. Furthermore, these farms accounted for approximately $5.7 million, or 66.6%, of the rental revenue recorded during the nine months ended September 30, 2015. However, these farms are spread across three of the many different growing regions within California. As of September 30, 2015, our farmland in Florida accounted for 4,401 acres, or 29.6% of the total acreage we owned, and these farms accounted for approximately $1.5 million, or 17.2%, of the rental revenue recorded during the nine months ended September 30, 2015. In addition, our farms in Oregon accounted for approximately 10.3% of the rental revenue recorded during the nine months ended September 30, 2015. Though we seek to continue to further diversify geographically, as may be desirable or feasible, should an unexpected natural disaster occur where our properties are located, there could be a material adverse effect on our financial performance and ability to continue operations. No other single state accounted for more than 10.0% of the total rental revenue recorded during the nine months ended September 30, 2015.

 

Active Purchase and Sale Agreements

As of September 30, 2015, we have entered into three separate agreements to purchase an aggregate 1,688 acres of cropland in Florida and Georgia for an aggregate purchase price of approximately $7.7 million. 692 acres, accounting for approximately $3.8 million of the aggregate purchase price, closed subsequent to September 30, 2015. See Note 9, “Subsequent Events” for further detail on this transaction. The remaining prospective purchases are expected to close during the three months ending December 31, 2015, subject to customary conditions and termination rights for these types of transactions, including a due diligence inspection period. There can be no assurance that these prospective acquisitions will be consummated by that time, on the terms currently anticipated, or at all.