Updated on February 28th, 2020 by Josh Arnold
Real Estate Investment Trusts are popular investments among income investors, and for obvious reasons. They are required to pass along the vast majority of their earnings in order to retain a favorable tax structure, which results in some eye-popping yields across the REIT asset class.
You can see our full list of all 166 publicly-traded REITs here.
For example, Whitestone REIT (WSR) has a nearly-9% dividend yield, which is more than four times the average dividend yield in the S&P 500 Index. It is one of more than 200 stocks with a 5%+ dividend yield.
Not only does it have a very high dividend yield, but it also makes its payments each month. This helps Whitestone stand out, as there are currently just 58 monthly dividend stocks.
You can download our full Excel spreadsheet of all monthly dividend stocks (along with metrics that matter like dividend yield and payout ratio) by clicking on the link below:
Stocks with such extremely high yields can also carry significant risk. As a result, it is critical for investors to make sure the high dividend payouts are sustainable over the long-term.
In Whitestone’s case, its tantalizingly high dividend yield may not be sustainable, due to high company debt and weak coverage of the dividend. Indeed, for this reason, we believe Whitestone is likely to cut its dividend at some point in the future, which is a major red flag for prospective investors.
Business Overview
Whitestone is a commercial REIT that acquires, owns, manages, develops and redevelops high quality properties it believes to be e-commerce resistant in metropolitan areas with high rates of population growth. Its properties are located primarily in the southern United States in areas it sees as having favorable demographics, such as income and economic growth.
The trust’s properties are mostly in Phoenix and Houston, with smaller allocations to other major cities in Texas. These areas were chosen for very specific reasons. The company’s acquisition criteria includes community-centered properties that are visibly located in developing and diverse areas.
These properties are typically in densely populated areas with growth potential, focusing on Houston, Dallas, Austin, San Antonio, and Phoenix.
Source: Investor Presentation, page 8
In terms of size, properties are typically in the 50,000-200,000 square foot range, from $5 million to $180 million in cost. The trust focuses on very specific criteria when it looks to add properties to its portfolio, not the least of which is choosing locations with very high rates of population growth.
The major markets Whitestone serves today all fit these criteria and that is why it continues to invest and expand in those areas. Whitestone believes its investment properties are “e-commerce resistant” because they are go-to destinations that provide necessary goods.
Moreover, the company believes these are products and services that are not readily available online. In fact, Whitestone sees itself as the least susceptible to online replacement among its peer group.
These properties are located in densely-populated, high-income areas, which are experiencing strong growth. Not only does Whitestone expect its properties to benefit from population growth, but from household income growth as well.
Source: Investor Presentation, page 13
Whitestone is well in excess of both peer and national averages when it comes to the household income in the communities in which it invests. This is very intentional and is a core tenet of the trust’s focused strategy, to pursue areas that have both high household income, as well as high rates of population growth.
Going forward, the company will continue its acquisition strategy to fuel future growth.
Growth Prospects
Acquisitions are a key piece of Whitestone’s growth strategy. The company abides by several acquisition criteria before purchasing a property, as mentioned above. Whitestone doesn’t make a great deal of acquisitions, but rather has shown patience in waiting for the right time to step in and buy.
Source: Investor Presentation, page 7
The trust has only acquired properties in Arizona and Texas since its IPO in 2010, seeing those areas as the best combination of income and population growth. Indeed, it cites Arizona as having high rates of growth in tech jobs, which tend to pay more than other occupations, as well as high rates of total population growth. For Texas markets, it sees similarly favorable numbers for cities like Houston and Austin, which sport high rates of income and growth.
It has spent an average of more than $100 million annually on acquisitions since its IPO, with 2016 being very light, and 2017 making up the difference. On a market capitalization of just over $500 million, these acquisitions are fairly significant. Indeed, the trust’s enterprise value has moved from $191 million at IPO to $1.2 billion today.
Source: Investor Presentation, page 18
The trust’s acquisitions have helped it produce some very meaningful growth, as shown here. Whitestone’s occupancy rate at IPO was just 80%, but today it is closer to 91%.
Its average base rent has also nearly doubled in that time frame and it continues to produce above-average growth rates in comparable net operating income as a result.
Whitestone posted 2019 earnings in late February and showed some deterioration of growth against 2018. Funds-from-operations, or FFO, fell from $0.94 in 2018 to $0.90 in 2019. FFO Core, which is an adjusted measure of FFO, fell from $1.16 in 2018 to $1.06 in 2019, equal to an 8.6% decline for the year.
Rental rates on new leases and renewals increased an impressive 9.6% and 10.2%, respectively, for the year. Annualized base rent, or ABR, was up from $19.35 to $19.77 year-over-year. The trust also acquired Las Colinas Village in Irving, Texas for $34.8 million. It divested three properties as well during the year. Net debt to EBITDA improved fractionally from 8.7x to 8.6x year-over-year, although debt remains alarmingly high.
Whitestone guided for FFO-per-share of $0.87 to $0.91 for 2020, with FFO Core slated to come in at $1.05 to $1.09 against a current annualized distribution of $1.14. It is not a positive sign that FFO Core is expected to remain flat, given the elevated debt level.
Whitestone’s growth appears to be somewhat in question given these developments as its history of growing asset base hasn’t necessarily translated into FFO growth. Indeed, with weakness in 2019 and more forecast for 2020, we believe the risks are high for Whitestone.
Dividend Analysis
Whitestone has obvious appeal for income investors because of its very high dividend yield. Indeed, shares yield nearly 9% today. That said, it is also important to assess a REIT’s ability to pay its dividend, especially with such high-yielding stocks like Whitestone.
The dividend costs $1.14 per share annually, and in recent years, Whitestone’s core FFO per share has covered the payout. Guidance for 2020 would suggest that won’t be the case as the midpoint is below the cost of the dividend. This was the case for 2019 as well, with Core FFO-per-share coming in $0.08 short of the dividend. That works out to about $3.3 million in terms of the deficit between Core FFO and the cash cost of the dividend.
Any time a dividend isn’t covered by earnings, investors should take notice. This is particularly true for Whitestone given that its FFO is moving in the wrong direction.
Source: Investor Presentation, page 22
The trust’s long-term strategy should help with dividend coverage in the coming years. Its G&A costs are still very high, and are a very long way from the trust’s stated goal of less than 10% of revenue. Management has a plan to reduce those costs considerably by simultaneously growing revenue and reducing costs. That will help improve FFO and coverage of the dividend, should it come to fruition. Indeed, progress has been slow.
In addition, Whitestone wants to reduce leverage given that its debt to EBITDA ratio is 8.6x, which is tremendously high. The trust sees 6x to 7x as a target long-term rate, and getting there will reduce the trust’s debt service expense. This will also help improve dividend coverage over time. However, we note this ratio moved higher in 2019, if only slightly.
Even given all of this, Whitestone’s dividend is certainly a higher-risk proposition than many other REITs that have their payouts well covered. Even if Whitestone is successful, it may take a few years before its FFO covers the dividend again.
We see Whitestone’s yield as very attractive, but also one that carries risk of a cut given the factors discussed here. In turn, this reduces the attractiveness of the stock.
Final Thoughts
The old saying ‘high risk, high reward’ seems to apply to Whitestone. While the stock has a tremendously high dividend yield, it is not without risk.
The current dividend payout looks sustainable for now given that the deficit between the payout and FFO is quite small. That said, whether the dividend can be maintained over the long-term remains to be seen, and has much to do with the success of the company’s long-term plan.
If everything goes according to plan, Whitestone could be an attractive stock for investors looking for income right now, such as retirees. Whitestone has not raised its dividend since its IPO in 2010, meaning it is not as attractive for dividend growth investors. However, the nearly-9% yield and monthly dividend payments are attractive attributes.
As a result, the decision whether to buy Whitestone stock may come down to the investor’s time horizon and level of risk aversion. We do not foresee a dividend cut at this point, but deterioration in the trust’s portfolio’s performance may result in a cut at some point in the future. Therefore, only the most risk-tolerant investors should consider buying Whitestone for its high dividend payout.