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Contacts in Mexico City: Contacts in New York: Francisco Martinez/ Angel Bernal Maria Barona / Juan Carlos Gomez Stolk Investor Relations Officer / Chief Financial Officer i-advize Corporate Communications, Inc. Tel: +52 (55) 5279-8107 / +52 (55) 5279-8109 Tel: +1 (212) 406-3691 / (646) 462-4517 E-mail: [email protected] / [email protected] E-mail: [email protected] / / [email protected]
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THIRDQUARTER2016EARNINGSREPORT
MexicoCity,October20,2016–Terrafina®(“TERRA”)(BMV:TERRA13),aleadingMexicanindustrialrealestateinvestmenttrust(“FIBRA”),externallyadvisedbyPGIMRealEstateanddedicatedtotheacquisition,development,leasingandmanagementofindustrialrealestatepropertiesinMexico,todayannounceditsthirdquarter2016(3Q16)earningsresults.ThefiguresinthisreporthavebeenpreparedinaccordancewithInternationalFinancialReportingStandards(“IFRS”).Figurespresentedinthisreportare presented inmillions ofMexican pesos andmillions of U.S. dollars, unless otherwise stated. Additionally, figuresmay vary due to rounding.Terrafina’sfinancialresultsincludedinthisreportareunaudited.Asaresult,thementionedfiguresinthisfinancialreportarepreliminaryfiguresandcouldbeadjustedinthefuture.Thisdocumentmayincludeforward-lookingstatementsthatmayimplyrisksanduncertainties.Termssuchas"estimate","project","plan","believe","expect", "anticipate", "intend", and other similar expressions could be construed as previsions or estimates. Terrafina warns readers thatdeclarationsandestimatesmentioned in thisdocument,or realizedbyTerrafina’smanagement implyrisksanduncertainties thatcouldchange infunctionofvariousfactorsthatareoutofTerrafina’scontrol.FutureexpectationsreflectTerrafina’sjudgmentatthedateofthisdocument.Terrafinareservestherightorobligationtoupdatetheinformationcontainedinthisdocumentorderivedfromthisdocument.Pastorpresentperformanceisnotanindicatortoanticipatefutureperformance.
FinancialandOperatingHighlightsasofSeptember30,2016
Operating
• AsofSeptember30,2016,theoccupancyratewas92.8%,a70basispointdecreasecomparedtothethirdquarterof2015(3Q15).Additionally,consideringsignedlettersofintent(LOI),occupancyfor3Q16was94.8%.
• Annualizedaverageleasingratepersquarefootat3Q16wasUS$4.89,aUS$0.01decreasecomparedto3Q15.
• For3Q16,Terrafinareportedatotalof30.1millionsquarefeet (msf)ofGrossLeasableArea(GLA)comprisedof209propertiesand211tenants.
• Total leasingactivityfor3Q16reached1.3msf,ofwhich18.1%correspondedtonewleases,60.1%toleaserenewalsand21.8%toearlyrenewals.LeasingactivitywasmainlyconcentratedintheCuautitlanIzcalli,CiudadJuarez,Reynosa,Chihuahua,Queretaro,SanLuisPotosi,Monterrey,GuanajuatoandGuadalajaramarkets.
• TotaldevelopmentsasofSeptember30,2016reached432,000squarefeetofGLA,whichareexpectedtocontributeUS$2.2milliontoNetOperatingIncome(NOI)forthe2017period.Theexpectedreturnrateforthedevelopmentsthattookplaceduring3Q16is9.9%*.
*Expectedreturnisnotguaranteed.Finalresultsmayvary.
2
Financial• 3Q16rentalrevenuesreachedUS$32.9million,a3.5%orUS$1.1millionincreasecomparedto3Q15.
• 3Q16NOIwasUS$33.9million,a10.9%orUS$3.3million increasecomparedto3Q15.Moreover,the impliedcap
ratewas9.4%,consideringtheaveragesharepriceofUS$1.65(Ps.30.84)for3Q16andanexpectedNOIofUS$133millionfor2016.
• TheNOImarginfor3Q16reached94.3%,a278basispointincreasecomparedto3Q15.• 3Q16EBITDAreachedUS$30.5million,anincreaseof12.9%orUS$3.5millioncomparedto3Q15.
• TheEBITDAmarginfor3Q16was84.8%,a399basispointincreasecomparedto3Q15.• 3Q16adjustedfundsforoperations(AFFO)reachedUS$18.5million,aUS$1.0millionincreasecomparedto3Q15.
• TheAFFOmarginfor3Q16was52.9%,a92basispointincreasecomparedto3Q15.• 3Q16 distributions totaledUS$18.5million.Asa resultof3Q16operations,Terrafinawill distribute Ps.0.5703 per
CBFI(US$0.0305perCBFI)asdistributionscorrespondingtotheJuly1toSeptember30,2016period.
• The annualized distributionwasUS$0.1219; considering the average share CBFI price for the quarter of US$1.65(Ps.30.84),Terrafina’sdividendyieldforthequarterwas7.4%.
FiguresindollarsintheIncomeStatementwereconvertedintopesosusingtheaverageexchangeratefortheperiod;fortheBalanceSheettheexchangerateforthecloseoftheperiodwasused.(1)Millionsofsquarefeet.(2)IncludesexpansionsandBuilt-to-Suits(BTS).(3)Occupancyattheendoftheperiod.(4)Indicatestheleaserenewalrateof the leases, includesearly renewals. (5)Excludingaccrued incomeas it isanon-cash item (6)Earningsbefore interest, taxes,depreciationandamortization. (7)CertificadosBursátilesFiduciariosInmobiliarios-RealEstateInvestmentCertificates.FiguresindollarsintheBalanceSheetwereconvertedusingtheclosingexchangerateoftheperiod.(*)Revenuesandexpenseshavebeenadjustedforthecalculationoftheabovementionedmetrics.Pleaserefertothe“3Q16FinancialPerformance"and"Appendices"sectionavailableinthisdocument.Source:PGIMRealEstate–AssetManagement–FundAccounting
3
OperatingandFinancialHighlights
Operating Sep16 Sep15 Var. NumberofDevelopedProperties 209 196 13 GrossLeasableArea(GLA)(msf)
1 30.1 28.3 1.8 NewDevelopments2(msf) 0.43 0.58 -0.15 LandReserves(msf) 6.40 5.74 0.66 OccupancyRate3 92.8% 93.5% -70bps Avg.LeasingRent/SquareFoot(dollars) 4.89 4.90 -0.01 WeightedAverageRemainingLeaseTerm(years) 3.49 3.58 -0.09
RenewalRate4 85.5% 90.7% -518bps
QuarterlyFinancials 3Q16 3Q15 Var. 3Q16 3Q15 Var.
fx 18.7204 16.3886
(millionsofpesosunlessotherwisestated) (millionsofdollarsunlessotherwisestated)
RentalRevenues5 615.5 521.2 18.1%
32.9 31.8 3.5%OtherOperatingIncome 40.5 30.8 31.6% 2.2 1.9 17.2%NetRevenues 663.5 560.1 18.5% 35.5 34.1 3.9%NetOperatingIncome(NOI)* 634.8 501.8 26.5% 33.9 30.6 10.9%NOIMargin 94.3% 91.5% 278bps 94.3% 91.5% 278bpsEBITDA6* 570.7 442.6 28.9% 30.5 27.0 12.9%EBITDAMargin 84.8% 80.8% 399bps
84.8% 80.8% 399bps
FundsfromOperations(FFO)* 403.7 350.5 15.2%
21.6 21.4 0.9%FFOMargin 60.0% 64.0% -397bps 60.0% 64.0% -397bpsAdjustedFundsfromOperations(AFFO)* 346.4 286.2 21.0% 18.5 17.5 5.8%AFFOMargin 52.9% 52.0% 92bps 52.9% 52.0% 92bpsDistributions 346.4 286.2 21.0% 18.5 17.5 5.8%DistributionsperCBFI7 0.5703 0.4713 21.0% 0.0305 0.0288 5.8%
BalanceSheet Sep16 Jun16 Var. Sep16 Jun16 Var.
fx 19.5002 18.9113
(millionsofpesosunlessotherwisestated) (millionsofdollarsunlessotherwisestated)
Cash&CashEquivalents 4,838.8 4,661.8 3.8% 248.1 246.5 0.7%InvestmentProperties 32,316.6 31,423.9 2.8% 1,657.2 1,661.6 -0.3%LandReserves 955.7 924.4 3.4% 49.0 48.9 0.3%TotalDebt 14,146.4 13,616.1 3.9% 725.5 720.0 0.8%NetDebt 9,307.6 8,954.4 3.9% 477.3 473.5 0.8%
F
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CommentbyAlbertoChretin,ChiefExecutiveOfficerandChairmanoftheBoardInthethirdquarterof2016,Terrafinacontinuedtopostsolidoperatingandfinancialresultsthatwerealignedwithourgoalsfortheyear.Intermsofoperatingresults,quarterlyleasingactivityreached1.3millionsquarefeet,concentratedin the markets of Cuautitlan Izcalli, Ciudad Juarez, Reynosa, Chihuahua, Queretaro, San Luis Potosi, Monterrey,Guanajuato and Guadalajara. In total, 18.1%were new contracts, 60.1%were lease renewals and 21.8%were earlyrenewals.Moreover,theaverageannualleasingrentremainedstableatUS$4.89persquarefoot,reachingUS$4.76persquare foot in theNorthern region, US$5.00 per square foot in the Bajio region andUS$5.13 per square foot in theCentralregion.The occupancy rate reached 92.8%, a 70 basis point decrease compared to the third quarter of 2015. Additionally,includingsignedlettersofintent,occupancyforthequarterwas94.8%.Brokendownbyregion,occupancywas95.1%intheNorthernregion,86.4%intheBajioregionand94.6%intheCentralregion.Lastly,andwithrespecttothemainfinancialindicatorsforthethirdquarter,rentalrevenuesreachedUS$32.9million,NetOperating Income reachedUS$33.9millionandOperatingMargin reached94.3%–generatingUS$18.5million inAdjustedOperating Funds. Distribution per CBFI reached Ps. 0.5703, orUS$0.0305,which represented an annualizeddistributionofPs.2.28perCBFI,orUS$0.1219perCBFIanda7.4%dividendyield,consideringtheaverageCBFIpriceforthethirdquarterof2016.
AlbertoChretinChiefExecutiveOfficerandChairmanoftheBoard
5
OperatingHighlights
HighlightsbyRegion
(asofSeptember30,2016) North Bajio Central Total
#Buildings 133 47 29 209
#Tenants 131 45 35 211
GLA(msf) 16.5 7.5 6.1 30.1
NewDevelopments1(msf) 0.3 0.2 0.0 0.4
LandReserves(msf) 3.0 0.1 3.3 6.4
OccupancyRate 95.1% 86.4% 94.6% 92.8%
AverageLeasingRent/SquareFoot(dollars) 4.76 5.00 5.13 4.89
AnnualizedRentalBase% 54.5% 23.8% 21.7% 100.0%
(1)IncludesexpansionsandBuilt-to-Suit(BTS).Source:PGIMRealEstate-AssetManagement
LeasingActivity 3Q16 3Q15 Var.
OperatingPortfolio(msf): Renewals 0.8 0.7 0.1
EarlyRenewals 0.3 0.6 -0.3
NewLeases 0.2 0.4 -0.1
TotalSquareFeetofLeasesSigned 1.3 1.6 -0.4Source:PGIMRealEstate-AssetManagement
NORTH - BajaCalifornia- Sonora- Chihuahua- Coahuila- NuevoLeón- Tamaulipas- Durango
BAJIO - SanLuisPotosí- Jalisco- Aguascalientes- Guanajuato- Querétaro
CENTRAL - EstadodeMéxico- DistritoFederal- Puebla- Tabasco
Terrafina’soperations3Q16.
29.9%
70.1%
ComposieonbyAssetTypeasof3Q16
(asa%oftotalGLA)
Distribulon Manufacturing
6
OperatingHighlights(continued)OccupancyandRentsbyRegion MaturitiesandRenewalsbyRegion
0
Consolidated
(AsofSeptember30,2016)
OccupancyRate
Avg.LeasingRent/SquareFoot(dollars) (AsofSeptember30,2016)
Maturities(numberofcontracts)
%ofTotalMaturities
Renewals(numberofcontracts)
%ofTotal
RenewalsNorth 95.1% 4.76 North 14 63.6% 12 85.7%BajaCalifornia 95.5% 4.72 BajaCalifornia 0 0.0% 0 0.0%Tijuana 95.5% 4.72 Tijuana 0 0.0% 0 0.0%
Sonora 86.3% 4.19 Sonora 0 0.0% 0 0.0%Hermosillo 86.3% 4.19 Hermosillo 0 0.0% 0 0.0%
Chihuahua 95.6% 4.92 Chihuahua 12 54.5% 10 83.3%Chihuahua 95.1% 5.45 Chihuahua 10 45.5% 8 80.0%CiudadJuarez 95.7% 4.50 CiudadJuarez 2 9.1% 2 100.0%Delicias 100.0% 5.59 Delicias 0 0.0% 0 0.0%GomezFarias 100.0% 3.34 GomezFarias 0 0.0% 0 0.0%Camargo 100.0% 3.78 Camargo 0 0.0% 0 0.0%CasasGrandes 100.0% 4.09 CasasGrandes 0 0.0% 0 0.0%
Coahuila 96.0% 4.41 Coahuila 0 0.0% 0 0.0%CiudadAcuña 100.0% 5.99 CiudadAcuña 0 0.0% 0 0.0%Monclova 100.0% 5.26 Monclova 0 0.0% 0 0.0%RamosArizpe 96.6% 4.06 RamosArizpe 0 0.0% 0 0.0%Saltillo 91.0% 5.30 Saltillo 0 0.0% 0 0.0%SanPedrodelasColinas 89.3% 1.00 SanPedrodelasColinas 0 0.0% 0 0.0%Torreon 100.0% 4.10 Torreon 0 0.0% 0 0.0%
NuevoLeon 90.0% 5.06 NuevoLeon 1 4.5% 1 100.0%Apodaca 86.8% 5.87 Apodaca 0 0.0% 0 0.0%Monterrey 91.2% 4.77 Monterrey 1 4.5% 1 100.0%
Tamaulipas 88.6% 4.45 Tamaulipas 1 0.0% 1 100.0%Reynosa 88.6% 4.45 Reynosa 1 0.0% 1 100.0%
Durango 100.0% 3.89 Durango 0 0.0% 0 0.0%Durango 100.0% 4.04 Durango 0 0.0% 0 0.0%GomezPalacio 100.0% 3.05 GomezPalacio 0 0.0% 0 0.0%
Bajio 86.4% 5.00 Bajio 4 18.2% 3 75.0%SanLuisPotosi 85.1% 4.87 SanLuisPotosi 1 0.0% 0 0.0%SanLuisPotosi 85.1% 4.87 SanLuisPotosi 1 0.0% 0 0.0%
Jalisco 100.0% 5.51 Jalisco 1 4.5% 1 100.0%Guadalajara 100.0% 5.51 Guadalajara 1 4.5% 1 100.0%
Aguascalientes 100.0% 4.84 Aguascalientes 0 0.0% 0 0.0%Aguascalientes 100.0% 4.84 Aguascalientes 0 0.0% 0 0.0%
Guanajuato 95.9% 4.92 Guanajuato 1 0.0% 1 100.0%Celaya 100.0% 5.07 Celaya 0 0.0% 0 0.0%Irapuato 86.5% 5.59 Irapuato 0 0.0% 0 0.0%Silao 100.0% 4.56 Silao 1 0.0% 1 100.0%
Queretaro 70.4% 4.87 Queretaro 1 4.5% 1 100.0%Queretaro 70.4% 4.87 Queretaro 1 4.5% 1 100.0%
Central 94.6% 5.13 Central 4 18.2% 3 75.0%EstadodeMexico 93.7% 5.38 EstadodeMexico 4 18.2% 3 75.0%CuautitlanIzcalli 100.0% 5.37 CuautitlanIzcalli 4 0.0% 3 75.0%Toluca 88.8% 5.40 Toluca 0 0.0% 0 0.0%
DistritoFederal 100.0% 8.80 DistritoFederal 0 0.0% 0 100.0%Azcapotzalco 100.0% 8.80 Azcapotzalco 0 0.0% 0 100.0%
Puebla 100.0% 3.07 Puebla 0 0.0% 0 0.0%Puebla 100.0% 3.07 Puebla 0 0.0% 0 0.0%
Tabasco 100.0% 3.72 Tabasco 0 0.0% 0 0.0%Villahermosa 100.0% 3.72 Villahermosa 0 0.0% 0 0.0%
Total 92.8% 4.89 Total 22 100.0% 18 81.8%Source:PGIMRealEstate-AssetManagement
Source:PGIMRealEstate-AssetManagement
*Overthenumberofmaturedleasesinthequarter
7
3Q16OperationalPerformanceCompositionbyGeographicalDiversificationThegeographicaldiversificationofTerrafina’sproperties through3Q16(basedonGLApersquare foot)wasas follows:theNorthernregionofMexicorepresented54.7%oftheGLA,whiletheBajioandCentralregionsrepresented25.0%and20.3%oftheGLA,respectively.
GeographicDistributionbyRegionandState
3Q16 asa%ofTotal
GLA3Q16 3Q15 asa%ofTotalGLA3Q15
North 16.47 54.7% 15.79 55.9%BajaCalifornia 1.13 3.7% 1.13 4.0%Tijuana 1.13 3.7% 1.13 4.0%
Sonora 0.28 0.9% 0.28 1.0%Hermosillo 0.28 0.9% 0.28 1.0%
Chihuahua 9.61 31.9% 9.41 33.3%Chihuahua 4.13 13.7% 4.13 14.6%CiudadJuarez 5.00 16.6% 4.80 17.0%Delicias 0.29 1.0% 0.29 1.0%GomezFarias 0.08 0.3% 0.08 0.3%Camargo 0.02 0.1% 0.02 0.1%CasasGrandes 0.09 0.3% 0.09 0.3%
Coahuila 3.49 11.6% 3.38 12.0%CiudadAcuña 0.24 0.8% 0.24 0.9%Monclova 0.34 1.1% 0.34 1.2%RamosArizpe 2.00 6.6% 1.89 6.7%Saltillo 0.62 2.1% 0.62 2.2%SanPedrodelasColinas 0.15 0.5% 0.15 0.5%Torreon 0.13 0.4% 0.13 0.5%
NuevoLeon 1.16 3.9% 0.77 2.7%Apodaca 0.32 1.1% 0.00 0.0%CienegadeFlores 0.00 0.0% 0.00 0.0%Monterrey 0.84 2.8% 0.77 2.7%
Tamaulipas 0.34 1.1% 0.34 1.2%Reynosa 0.34 1.1% 0.34 1.2%
Durango 0.46 1.5% 0.46 1.6%Durango 0.40 1.3% 0.40 1.4%GomezPalacio 0.07 0.2% 0.07 0.2%
Bajio 7.55 25.0% 6.45 22.9%SanLuisPotosi 2.75 9.1% 1.89 6.7%SanLuisPotosi 2.75 9.1% 1.89 6.7%
Jalisco 1.29 4.3% 1.29 4.6%Guadalajara 1.29 4.3% 1.29 4.6%
Aguascalientes 0.75 2.5% 0.75 2.6%Aguascalientes 0.75 2.5% 0.75 2.6%
Guanajuato 0.78 2.6% 0.54 1.9%Celaya 0.12 0.4% 0.12 0.4%Irapuato 0.24 0.8% 0.00 0.0%Silao 0.42 1.4% 0.42 1.5%
Queretaro 1.98 6.6% 1.98 7.0%Queretaro 1.98 6.6% 1.98 7.0%
Central 6.12 20.3% 6.00 21.2%EstadodeMexico 5.26 17.5% 5.14 18.2%CuautitlanIzcalli 4.12 13.7% 4.00 14.2%Huehuetoca 0.23 0.8% 0.23 0.8%Toluca 0.91 3.0% 0.91 3.2%
DistritoFederal 0.02 0.1% 0.02 0.1%Azcapotzalco 0.02 0.1% 0.02 0.1%
Puebla 0.18 0.6% 0.18 0.7%Puebla 0.18 0.6% 0.18 0.7%
Tabasco 0.65 2.2% 0.65 2.3%Tabasco 0.65 2.2% 0.65 2.3%
Total 30.14 100.0% 28.24 100.0%TotalGrossLeasableArea/millionsquarefeet.Potentialleasableareaoflandreservesarenotincluded.
Source:PGIMRealEstate-AssetManagement
8
CompositionbyAssetTypeAttheendof3Q16,29.9%ofTerrafina’sportfolioconsistedofpropertiesdedicatedtodistributionandlogisticsactivitieswhile70.1%werededicatedtomanufacturingactivities.
CompositionbySectorAsofSeptember30,2016,tenantdiversificationbyindustrialsectorwasasfollows:
IndustrialSectorDiversification
3Q16 3Q15 Var.
Automotive 30.5% 28.4% 206bps
Industrialproperties 19.3% 20.5% -120bps
Consumergoods 18.6% 17.8% 87bps
LogisticsandTrade 9.9% 10.5% -55bps
Aviation 9.6% 10.0% -33bps
Non-durableconsumergoods 5.7% 6.6% -87bps
Electronics 6.4% 6.3% 3bps
Total 100.0% 100.0%
Source:PGIMRealEstate-AssetManagement
CompositionbyAssetType
3Q16 3Q15 Var.
Distribution 29.9% 29.5% 45bps
Manufacturing 70.1% 70.5% -45bpsSource:PGIMRealEstate-PortfolioManagement
29.9%
70.1%
ComposieonbyAssetTypeasof3Q16
(asa%oftotalGLA)
Distribulon Manufacturing
30.5%
19.3%18.6%
9.9%
9.6%5.7%6.4%
DiversificaeonbySectorasof3Q16(asa%ofleasedGLA)
AutomolveIndustrialproperlesConsumergoodsLogislcsandTradeAvialonNon-durableconsumergoodsElectronics
9
CompositionofTopClientsTerrafinahasawidelydiversifiedtenantbasethatleaseindustrialpropertiesthroughoutseveralofMexico’smaincities.For3Q16,Terrafina’stopclient,top10clientsandtop20clients,represented4.5%,22.5%and34.0%oftotalrevenues,respectively.
TopClients
(asofSeptember30,2016) LeasedSquareFeet(millions)
%TotalGLA %TotalRevenues
TopClient 1.24 4.4% 4.5%
Top10Clients 6.19 22.1% 22.5%
Top20Clients 9.57 34.2% 34.0%Source:PGIMRealEstate-AssetManagement
OccupancyTerrafina’s3Q16occupancyratewas92.8%,a70basispointdecreasecomparedto3Q15.Additionally,includingsignedLOIsforthequarter,theoccupancyratewas94.8%.It is importanttonotethatoccupancyrateindicatorspresentedinthisreportreflectonlythequarterlyclosingrate.For3Q16,Terrafina’s leasingactivityreached1.3msf,ofwhich18.1%correspondedtonewleasingcontracts(includingexpansions),60.1%forcontractrenewalsand21.8%forearlyrenewals.
LeasingactivitymainlytookplaceintheCuautitlanIzcalli,CiudadJuarez,Reynosa,Chihuahua,Queretaro,SanLuisPotosi,Monterrey, Guanajuato and Guadalajara markets. In addition to this leasing activity, Terrafina signed an additional587,000squarefeetinLOIs.
LeaseMaturitiesTerrafinahad211tenantsunderleasingcontractsattheendof3Q16.Theleasingcharacteristicsofthesecontractshavean average maturity of three to five years for logistics and distribution properties and of five to seven years formanufacturingproperties.Annualaveragematurities(asapercentageofannualbaserents)remainatlevelsofbetween3%to21%forthenextfiveyears.
92.8%
5.2%1.9%
Occupancyasof3Q16(as%ofTotalGLA)
LeasedGLAVacantGLASignedLeoersofIntent
3Q16 3Q15 Var.
LeasedGLA 92.8% 93.5% -70bps
VacantGLA 5.2% 6.0% -73bps
SignedLettersofIntent 1.9% 0.6% 139bps
Total 100.0% 100.0% Source:PGIMRealEstate-AssetManagement
10
ThefollowingtablebreaksdownTerrafina’sleasingmaturityschedulefortheupcomingyears:
Annual
BaseRent(millionsofdollars)
%ofTotalOccupiedSq.Ft(millions) %ofTotal
2016 3.6 2.6% 0.85 3.0%2017 17.9 13.1% 3.75 13.4%2018 19.6 14.3% 3.98 14.2%2019 26.7 19.5% 5.62 20.1%2020 29.0 21.2% 5.76 20.6%Thereafter 40.0 29.3% 8.01 28.6%Source:PGIMRealEstate–AssetManagement
CapitalDeploymentNewDevelopmentsAsofSeptember30,2016,Terrafinahasdeveloped432,000square feet.Thesenewdevelopmentsweredistributedasfollows:63.1%inthenorthernregionand36.9%intheBajioregion.These new developments will contribute US$2.2 million to the 2017 NOI, with a 9.9% estimated development yield,consideringatotalexpectedinvestmentofUS$22.2million.
((1)NetOperatingIncomeforthenexttwelvemonths.(2)ProformaNOIdividedbythetotalexpectedinvestment.Proformafiguresarenotaguaranteeoffutureresults.(3)Beforefeesandtaxes.Source:PGIMRealEstate–AssetManagement
January-September2016
SquareFeet(millions)
TotalExpectedInvestment
(millionsofpesos)
TotalExpected
Investment3(millionsofdollars)
CostperSquareFeet
(dollars)
%PayingRentbyEndofthePeriod
North 0.27 263.1 13.6 49.76 0.0%
Bajio 0.16 167.7 8.6 54.31 0.0%
Central 0.00 0.0 0.0 0.00 0.0%
Total 0.43 430.8 22.2 51.44 0.0%
ProformaNOI1(millionsofdollars) 2.2
EstimatedStabilizedYield2 9.9%
ProjectsUnderDevelopment 3Q16 3Q15
DevelopedProperties 99.1% 97.8%
PropertiesUnderDevelopment 0.9% 2.2%
Total 100.0% 100.0%
Source:PGIMRealEstate-PortfolioManagement
11
CapitalExpenditures(CAPEX)Terrafina’s CAPEX is classified as those recurring expenses that took place based on upcoming leasingmaturities andpropertyimprovements.Themaingoaloftheseexpensesistherenewalofleasingcontractsaswellastheimprovementof property conditions taking into account tenant requirements. Terrafina expects to apply CAPEX towards vacantpropertiesaswellastowardsthedevelopmentofnewGLAbymeansofexpansionsand/ornewdevelopments.
Additionally,itisimportanttoconsiderthatCAPEXintendedforexpansionsandnewdevelopmentsarenotfinancedwithTerrafina’soperatingcashflowandthereforedonotpassthroughtheincomestatement.
Capitalexpendituresaccountsarecomprisedasfollows:1) TenantimprovementsresourcesaswellasrecurringmaintenanceCAPEX.2) Brokerandadministratorfees.3) CAPEXfornewdevelopments,whichduetotheirnature,aregenerallycapitalized.In3Q16,Terrafina’s totalCAPEX investmentwasUS$7.6million.CAPEXbreakdown for3Q16 is shown in the followingtable:
3Q16 3Q16
(millionsofpesos)
(millionsofdollars)
TenantImprovements&RecurringCAPEX 41.5 2.2LeasingCommissions 20.4 1.1DevelopmentCAPEX1 80.2 4.3
TotalCapitalExpenditures 142.1 7.6MaintenanceexpensesforvacantpropertiesareincludedintheTenantImprovements&RecurringCAPEXfigures.(1)CAPEXforexpansions/newdevelopments.
Source:PGIMRealEstate–AssetManagement
LandReservesTerrafina’slandreserveasofSeptember30,2016wascomprisedof11landreserveproperties,equivalentto6.4msfofpotentialGLAforthedevelopmentoffutureindustrialproperties.AsofSeptember30,2016,Terrafina’slandreservesweredistributedasfollows:
AsofSeptember30,2016
SquareFeet
(millions)
LandatCost
(millionsofpesos)
LandatCost
(millionsofdollars)
AppraisalValue
(millionsofpesos)
MarketValue
(millionsofdollars)
North 3.0 563.0 28.9 518.7 26.6Bajio 0.1 13.9 0.7 12.5 0.6Central 3.3 724.3 37.1 424.5 21.8
TotalLandPortfolio 6.4 1,301.2 66.7 955.7 49.0Source:PGIMRealEstate-AssetManagementandFundAccounting
12
3Q16FinancialPerformanceFinancialResultsandCalculationsTerrafina’s3Q16financialresultsarepresentedinMexicanpesosandU.S.dollars.Figuresontheincomestatementforeach period were converted to dollars using the average exchange rate for 3Q16, while for the balance sheet, theexchangerateatthecloseofSeptember30,2016wasapplied.Terrafina has in place best accounting practices for measuring the FIBRA’s (REIT) performance results by providingrelevant metrics to the financial community. Throughout the following financial performance section, additionalcalculations are available. It is important to note that these metrics must not be considered individually to evaluateTerrafina’sresults.ItisrecommendedtousethemincombinationwithotherInternationalFinancialReportingStandardsmetricstomeasuretheCompany’sperformance.Terrafina presents in this earnings report additional metrics such as Net Operating Income (NOI), Earnings BeforeInterests, Taxes, Depreciation and Amortization (EBITDA), Funds from Operations (FFO), and Adjusted Funds fromOperations(AFFO).Eachbreakdowncalculationisavailableinthisdocument.
Inaddition,TerrafinarecommendsreviewingtheAppendicesasareferenceoftheintegrationofdifferentitemsof
Terrafina’sfinancialstatement.Thisinformationisavailableinthelastsectionofthisdocument.
Pastperformanceisnotaguaranteeorreliableindicatoroffutureresults.
13
RentalRevenuesIn3Q16,Terrafina’srentalrevenuesreachedUS$32.9million,a3.5%orUS$1.1millionincreasecomparedto3Q15.Rentalrevenuesdonotincludeaccruedrevenuesastheseareanon-cashitem.OtherOperatingIncomeIn3Q16,otheroperatingincometotaledUS$2.2million,a17.2%orUS$0.3millionincreasecomparedto3Q15.Other operating income primarily stems from leasing contract deposits and refunds from triple-net leases. ExpensesreimbursabletoTerrafinaprimarilyincludeelectricity,propertytaxes,insurancecostsandmaintenance.
NetrevenuesreachedUS$35.5millionin3Q16,anincreaseofUS$1.3million,or3.9%comparedto3Q15.
3Q16 3Q15 Var.% 3Q16 3Q15 Var.%
(millionsofpesos) 0 (millionsofdollars) 0
RentalRevenue 615.5 521.2 18.1% 32.9 31.8 3.5%
AccruedIncome1 7.5 8.1 -7.1% 0.4 0.5 -17.6%
OtherOperatingRevenues 40.5 30.8 31.6% 2.2 1.9 17.2%
ReimbursableExpensesasRevenues2 34.2 27.0 26.5% 1.8 1.7 11.6%
ReimbursableTenantImprovements 4.7 3.4 36.8% 0.3 0.2 19.8%
Othernon-cashincome 1.6 0.3 400.8% 0.1 0.0 -
NetRevenue 663.5 560.1 18.5% 35.5 34.1 3.9%(1)Straightlinerentadjustment;non-cashitem.(2)TriplenetleasesexpensesreimbursedtoTerrafinafromitstenants.
Source:PGIMRealEstate-FundAccounting
Foradditionalinformationregardingtherevenuebreakdownusedtocalculateadditionalmetricspresentedinthisearningsreport,pleaserefertoAppendix1inthelastsectionofthisdocument.
RealEstateExpensesIn3Q16,realestateexpensestotaledUS$6.2million,adecreaseofUS$1.7million,or21.5%comparedto3Q15.Theseexpenseswereprimarilyduetorepairsandmaintenance,utilitycosts,commissionsandtaxandinsuranceexpenses.It is important todifferentiatebetweenexpenses that aredirectly related to theoperationand those that are for themaintenanceoftheindustrialportfolio;thelatterareusedintheNOIcalculation.
Theremainderoftheaccountsincludedinrealestateexpensesareconsiderednon-recurringexpensesandareusedtocalculateEBITDAandAFFO.
Foradditionalinformationregardingtherealestateexpensesbreakdown,pleaserefertoAppendix2inthelastsectionofthisdocument.
14
NetOperatingIncome(NOI)In3Q16NOItotaledUS$33.9million,a10.9%,orUS$3.3millionincreasecomparedwith3Q15.NOImarginincreasedby278basispoints,reaching94.3%comparedto91.5%in3Q15.ThefollowingtabledisplaysthecalculationofNOIfor3Q16:
3Q16 3Q15 Var.% 3Q16 3Q15 Var.%
(millionsofpesos) 0 (millionsofdollars) 0
RentalRevenues1 615.5 521.2 18.1% 32.9 31.8 3.5%
OtherOperatingincome2 57.8 27.0 114.0% 3.1 1.7 86.3%
NetRevenuesforNOICalculation 673.4 548.2 22.8% 36.0 33.4 7.6%
RepairandMaintenance -6.6 -7.9 -16.3% -0.4 -0.5 -26.7%
PropertyTaxes -0.6 -5.6 -89.9% 0.0 -0.3 -91.2%
PropertyManagementFees -13.5 -18.5 -27.0% -0.7 -1.1 -36.7%
Electricity -7.1 -6.7 5.2% -0.4 -0.4 -7.1%
PropertyInsurance -3.1 -2.1 49.8% -0.2 -0.1 31.6%
Security -3.3 -3.1 4.8% -0.2 -0.2 -9.4%
OtherOperationalExpenses -4.4 -2.5 77.7% -0.2 -0.2 54.2%
RealEstateOperatingExpensesforNOICalculation
-38.6 -46.4 -17.0% -2.1 -2.8 -27.7%
NetOperatingIncome3 634.8 501.8 26.5% 33.9 30.6 10.9%
NOIMargin 94.3% 91.5% 278bps 94.3% 91.5% 278bps
(1)Excludesaccruedincomefromstraightlinerentadjustmentsasitisanon-cashitem.(2)Excludestenantimprovementsreimbursementswhichareincludedin
AFFO'(3)Theincomecalculationgeneratedbytheoperationoftheproperty,independentofexternalfactorssuchasfinancingandincometaxes.NOIistheresultofNetRevenues(includesrentalincomeandtriplenetleasesexpensesreimbursements)minusRealEstateOperatingExpenses(costsincurredduringtheoperationandmaintenanceoftheindustrialportfolio).Source:PGIMRealEstate-FundAccounting
FeesandAdministrativeExpenses(G&A)G&Ain3Q16totaledUS$4.1million,a3.2%,orUS$0.1milliondecreasecomparedto3Q15.
ThefollowingtableshowstotalG&A:
3Q16 3Q15 Var.% 3Q16 3Q15 Var.%
(millionsofpesos) 0 (millionsofdollars) 0
ExternalAdvisorFees1 -40.0 -32.2 24.3% -2.1 -1.9 9.3%
ProfessionalandConsultingServices -8.1 -15.0 -45.6% -0.5 -0.9 -40.3%
Payroll,Admin.FeesandOtherExpenses -28.6 -23.0 24.0% -1.4 -1.4 3.9%
TotalG&A2 -76.7 -70.2 9.3% -4.1 -4.2 -3.2%(1)GeneralandAdministrativeExpenses(2)PLAAdministradoraIndustrial,S.deR.L.deC.V.,isaMexicanaffiliateofPGIMRealEstate,andAdvisoraspertheAdvisoryContract
Source:PGIMRealEstate-FundAccounting
EarningsBeforeInterest,Taxes,DepreciationandAmortization(EBITDA)In3Q16,EBITDAreachedUS$30.5million,anincreaseofUS$3.5million,or12.9%,comparedto3Q15.EBITDAmarginfor3Q16was84.8%,a399basispointincreasecomparedto3Q15.
15
ThefollowingshowstheEBITDAcalculationfor3Q16:
3Q16 3Q15 Var.% 3Q16 3Q15 Var.%
(millionsofpesos) 0 (millionsofdollars) 0
RentalRevenues1 615.5 521.2 18.1% 32.9 31.8 3.5%
OtherOperatingincome2 57.8 27.0 114.0% 3.1 1.7 86.3%
RealEstateExpensesforEBITDACalculation -41.4 -49.4 -16.3% -2.2 -3.0 -27.1%
RealEstateOperatingExpensesforNOICalculation -38.6 -46.4 -17.0% -2.1 -2.8 -27.7%
Advertising -0.1 -0.3 -51.0% 0.0 0.0 -56.2%
Admin.PropertyInsuranceExpenses -0.9 -0.7 24.0% 0.0 0.0 8.1%
OtherAdmin.RealEstateExpenses -1.8 -2.0 -11.1% -0.1 -0.1 -22.8%
FeesandAdmin.Expenses -61.2 -56.1 9.2% -3.3 -3.4 -3.9%
ExternalAdvisorFees -40.0 -32.2 24.3% -2.1 -1.9 9.3%
Legal,Admin.andOtherProfessionalFees -12.7 -15.2 -16.4% -0.7 -0.9 -24.4%
TrusteeFees -1.5 -1.1 32.9% -0.1 -0.1 15.5%
Payroll -5.7 -6.0 -5.3% -0.3 -0.4 -15.8%
OtherExpenses -1.3 -1.7 -23.5% -0.1 -0.1 -31.8%
EBITDA3 570.7 442.6 139.2% 30.5 27.0 12.9%
EBITDAMargin 84.8% 80.8% 403bps 84.8% 80.8% 399bps(1)Excludesaccruedincomefromstraightlinerentadjustmentsasitisanon-cashitem.(2)ExcludestenantimprovementsreimbursementswhichisincludedinAFFOcalculation.(3)Earningsbeforeinterest,taxes,depreciationandamortizationSource:PGIMRealEstate-FundAccounting
ForadditionalinformationregardingthecommissionsandadministrativeexpensesbreakdownusedforthecalculationofEBITDAandAFFO,pleaserefertoAppendix4locatedinthelastsectionofthisdocument.
FinancingCostsIn3Q16,financingcoststotaledUS$9.5million,adecreaseof7.6%orUS$0.8millioncomparedto3Q15.
3Q16 3Q15 Var.% 3Q16 3Q15 Var.%
(millionsofpesos) 0 (millionsofdollars) 0
InterestPaid -168.5 -94.8 77.8% -9.0 -5.8 55.9%
BorrowingExpenses
-12.1 -78.2 -84.5% -0.6 -4.8 -86.7%
Recurring -0.2 -0.7 -69.8% 0.0 -0.1 -83.7%
NonRecurring -11.9 -77.4 - -0.6 -4.7 -
InterestIncome 1.6 3.4 -52.8% 0.1 0.2 -59.5%
Total -178.9 -169.5 5.6% -9.5 -10.3 -7.6%Source:PGIMRealEstate-FundAccounting
16
FundsfromOperations(FFO)/AdjustedFundsfromOperations(AFFO)In3Q16,Terrafina’sFFOincreasedbyUS$0.2million,or0.9%comparedto3Q15,reachingUS$21.6million.FFOmarginwas60.0%,a397basispointdecreasecomparedto3Q15.Additionally,TerrafinareportedanAFFOofUS$18.5million,anincreaseofUS$1.0million,or5.8%compared to3Q15.AFFOmarginwas52.9%, an increaseof 92basispoints versus3Q15.
3Q16 3Q15 Var.% 3Q16 3Q15 Var.%
(millionsofpesos) 0 (millionsofdollars) 0
EBITDA 570.7 442.6 29.0% 30.5 27.0 12.9%FinanceCost1 -167.1 -92.1 81.5% -8.9 -5.6 58.4%FundsfromOperations(FFO) 403.7 350.6 15.2% 21.6 21.4 0.9%FFOMargin 60.0% 64.0% -397bps 60.0% 64.0% -397bpsTenantImprovements -32.1 -41.6 -22.7% -1.7 -2.5 -32.1%LeasingCommissions -20.4 -16.9 20.5% -1.1 -1.0 6.6%OtherNonRecurringExpenses2 -4.8 -5.8 -17.3% -0.3 -0.3 -24.9%AdjustedFundsfromOperations(AFFO) 346.4 286.2 21.0% 18.5 17.5 5.8%
AFFOMargin 52.9% 52.0% 92bps 52.9% 52.0% 92bps(1)NetOperationalInterestExpensescomprisedbyinterestpaid,recurringborrowingexpensesandinterestincome.(2)Relatedexpensestoacquisitions,legalandother.Source:PGIMRealEstate-FundAccounting
ComprehensiveIncomeComprehensiveIncomefor3Q16reachedUS$99.3million,comparedtoUS$124.8millionin3Q15.
ThefollowingtablepresentsthecalculationofComprehensiveIncomefor3Q16:
3Q16 3Q15 Var.% 3Q16 3Q15 Var.%
(millionsofpesos) 0 (millionsofdollars) 0
NetRevenues 663.5 560.1 18.5% 35.5 34.1 3.9%
RealEstateExpenses -116.5 -130.2 -10.5% -6.2 -7.9 -21.5%
FeesandOtherExpenses -76.7 -70.2 9.2% -4.1 -4.2 -3.2%
Gain(Loss)fromSalesofRealEstateProperties 0.0 0.0 - 0.0 0.0 -
NetIncome(Loss)fromFairValueAdjustmentonInvestmentProperties -175.9 116.0 - -9.2 7.1 -NetIncome(Loss)fromFairValueAdjustmentonDerivativeFinancialInstruments
0.0 0.9 - 0.0 0.1 -
NetIncome(Loss)fromFairValueAdjustmentonBorrowings -106.6 47.5 -324.6% -5.6 2.9 -292.3%
NetIncome(Loss)fromFairValueAdjustmentonLoansReceivable -1.7 - - -0.1 - -
NetIncome(Loss)fromFairValueAdjustmentonBankInvestment 0.0 3.2 - 0.0 0.2 -
ForeignExchangeGain(loss) -14.1 -44.3 -68.3% -0.7 -2.7 -75.2%
OperatingProfit 172.1 482.7 -64.4% 9.6 29.5 -67.3%
FinancialIncome 1.6 3.4 -52.8% 0.1 0.2 -59.5%
FinancialExpenses -180.6 -172.9 4.4% -9.6 -10.5 -8.6%
NetFinancialCost -178.9 -169.5 5.6% -9.5 -10.3 -7.6%
ShareofProfitfromEquityAccountedInvestments 23.7 - - 1.2 - -
NetProfit(Loss) 16.8 313.3 -94.6% 1.3 19.2 -93.1%
ItemsReclassifiedafterNetProfit(Loss)-CurrencyTranslationAdjustments 705.1 1,731.2 -59.3% 37.7 105.6 -64.3%
ComprehensiveIncome 721.9 2,044.4 -64.7% 39.0 124.8 -68.8%Source:PGIMRealEstate-FundAccounting
17
DistributionsperCBFIsIn3Q16,TerrafinadistributedUS$18.5million,orUS$0.0305perCBFI.Terrafina’s3Q16,2Q16,3Q15distributionsarepresentedinthefollowingtable:
(millionsofpesosunlessotherwisestated) 3Q16 2Q16 3Q15 Var.4
TotalOutstandingCBFIs1(millionsofCBFIs) 607.4 607.4 607.2 0.0%
CBFIPrice2 30.84 30.84 31.27 -1.4%
Distributions 346.4 343.3 286.2 21.0%
DistributionsPerCBFI 0.5703 0.5650 0.4713 21.0%
FXRateUSD/MXN(averageclosingperiod) 18.72 18.07 16.39 14.2%
Distributions(milliondollars) 18.5 19.0 17.5 5.8%
DistributionsPerCBFI(dollars) 0.0305 0.0313 0.0288 5.8%
AnnualizedDistributionYield3 7.4% 7.3% 6.0% 137bps(1)In2Q16,334,187CBFIswereaddedaspartofTerrafina´scompensationplan.(2)Averageclosingpricefortheperiod.(3)AnnualizeddistributionpersharedividedbytheaverageCBFIpriceofthequarter.Quarterlydistributionyieldcalculationhasbeenannualized.(4)3Q16comparedto3Q15.
Source:PGIMRealEstate-FundAccounting
TotalDebtAsofSeptember30,2016,Terrafina’s totaldebt reachedUS$725.5million.TheaveragecostofTerrafina’s long-termdebtwas4.98%.AllofTerrafina’sdebtisdenominatedinU.S.dollars.Additionally,itisimportanttonotethatTerrafina’svariableinterestrateloansarehedgedwithinterestratecapsandfixedrateoptions.
(asofSeptember30,2016)
Currency millionsofpesos
millionsofdollars
InterestRate Terms Maturity Extension
Option
LongTermDebt
Citibank1 Dollars 0.0 0.0 Libor+2.40% InterestOnly Aug2018 Aug2019
BRE2,3 Dollars 5,272.6 270.4 Libor+3.75% Interest+Principal Sep2018 Sep2020
MetLife4 Dollars 430.5 22.1 5.09% Interest+Principal Nov2016 -
SeniorNotes Dollars 8,443.4 433.0 5.3% InterestOnly Nov2022 -
TotalDebt 14,146.4 725.5
NetCash 4,838.8 248.1
NetDebt 9,307.6 477.3 (1)Unsecuredsyndicatedloanfacilitywithsevenbanks.(2)Securedsyndicatedloanfacilitywithfourbanks.(3)One-yearinterestonlygraceperiod.4)DebtassumedfromportfolioacquisitionclosedinNovember2015.Source:PGIMRealEstate-FundAccountingandCapitalMarkets
37.3%
62.7%
InterestRateBreakdown(asofJune30,2016)
VariableRate FixedRate
18
The following tables show leverageanddebt service coverageasof September30,2016aswell asTerrafina’sprojectionsforthefollowingsixquarters:
Leverage(LTV) (asofSeptember30,2016)
(millionsofpesos)
(millionsofdollars)
TotalAssets 37,914.9 1,944.3
TotalDebt 14,146.4 725.5
Loan-to-Value(LTV)1 37.3%
(1)TotalDebtdividedbyTotalAssetsasdefinedbytheNationalSecuritiesandBankingCommission(CNBV)Source:PGIMRealEstate-FundAccountingandCapitalMarkets
DebtServiceCoverageRatio(DSCR)
period (millionsofpesos) (millionsofdollars)
Cash&CashEquivalents September30,2016 4,838.8 248.1
RecoverableTaxes Σnext6quarters 100.5 5.2
EBIT1afterdistributions Σnext6quarters 1,452.8 74.5
AvailableCreditLine September30,2016 7,312.6 375.0
period (millonesdepesos) (millonesdedólares)
InterestPayments Σnext6quarters 968.7 49.7
PrincipalPayments Σnext6quarters 754.4 38.7
RecurringCAPEX Σnext6quarters 312.0 16.0
DevelopmentExpenses Σnext6quarters 261.3 13.4
DebtServiceCoverageRatio
(DSCR)2 6.0x
(1)EarningsBeforeInterestandTaxes
(2)(Cash&CashEquivalents+RecoverableTaxes+EBITAfterDistributions+AvailableCreditLine)/(Interest
Payments+PrincipalPayments+RecurringCAPEX+DevelopmentExpenses)
Source:PGIMRealEstate-FundAccountingandCapitalMarkets
Moreover,asofSeptember30,2016TerrafinawasinfullcompliancewithitsdebtcovenantsrelatedtotheUS$425millionbondissuance,asfollows:
(asofSeptember30,2016)
TerrafinaBond
Covenants
Loan-to-Value(LTV)1 37.3% ≤60%
DebtServiceCoverageRatio(DSCR)2 2.3x ≥1.5x
SecuredDebttoGrossAssetsLimitation 15.0% ≤40%
UnencumberedAssetstoUnsecuredDebtLimitation 482% ≥150%
(1)TotalDebtdividedbyTotalAssets.(2)(NetIncome/Loss+InterestonDebt+UnrealizedGain/Lossoffairvaluechanges)/
(allinterestandprincipalpaymentsonDebt)
Source:PGIMRealEstate-CapitalMarkets
19
AnalystCoverageThefollowingisalistofbanksandinstitutionsthatregularlypublishresearchreportsonTerrafina:- Barclays- BBVABancomer- BofAML- BTGPactual- BX+- CitiBanamex- CreditSuisse- GBM- HSBC- Interacciones- Invex- ItaúBBA- JPMorgan- Monex- MorganStanley- NAUSecurities- Scotiabank- UBS- Vector
20
AboutTerrafinaTerrafina (BMV:TERRA13) is a Mexican real estate investment trust formed primarily to acquire, develop, lease andmanage industrial real estate properties in Mexico. Terrafina’s portfolio consists of attractive, strategically locatedwarehousesandotherlightmanufacturingpropertiesthroughouttheCentral,BajioandNorthernregionsofMexico.Itisinternallymanagedbyhighly-qualifiedindustryspecialistsandexternallyadvisedbyPGIMRealEstate.Terrafina owns 220 real estate properties, including 209 developed industrial facilities with a collective GLA ofapproximately30.1millionsquarefeetand11landreserveparcels,designedtopreservetheorganicgrowthcapabilityoftheportfolio.Terrafina’s objective is to provide attractive risk-adjusted returns for the holders of its certificates through stabledistributionsandcapitalappreciations.Terrafinaaimstoachievethisobjective throughasuccessfulperformanceof itsindustrialrealestateandcomplementaryproperties,strategicacquisitions,accesstoahighlevelofinstitutionalsupport,andtoitsmanagementandcorporategovernancestructure.Formoreinformation,pleasevisitwww.terrafina.mxPGIMRealEstatePGIMReal Estate is the real estate investment business of PGIM Inc., the global investmentmanagement business ofPrudentialFinancial, Inc. (NYSE:PRU). Redefining therealestate investing landscapesince1970,PGIMRealEstatehasprofessionals in 18 cities in theAmericas, EuropeandAsiaPacificwithdeep local knowledgeandexpertise, andgrossassetsundermanagementof$66.5billion($49.0billionnet)asofJune30,2016.PGIMRealEstate’stenuredteamofferstoitsglobalclientbaseabroadrangeofrealestateinvestmentvehiclesthatspantherisk-returnspectrumacrosscore,core plus, value-add, debt, securities, and specialized investment strategies. For more information, visitwww.pgimrealestate.com.AboutPrudentialFinancial,Inc.PrudentialFinancial,Inc.(NYSE:PRU),afinancialservicesleaderwithmorethan$1.0trillionofassetsundermanagementas of June 30, 2016, has operations in the United States, Asia, Europe, and Latin America. Prudential’s diverse andtalented employees are committed to helping individual and institutional customers grow and protect their wealththroughavarietyofproductsandservices, includinglife insurance,annuities,retirement-relatedservices,mutualfundsandinvestmentmanagement.IntheU.S.,Prudential’siconicRocksymbolhasstoodforstrength,stability,expertiseandinnovationformorethanacentury.Formoreinformation,pleasevisitwww.news.prudential.comForwardLookingStatementsThisdocumentmayincludeforward-lookingstatementsthatmayimplyrisksanduncertainties.Termssuchas"estimate","project", "plan", "believe", "expect", "anticipate", "intend", and other similar expressions could be construed asprevisionsorestimates.Terrafinawarnsreadersthatdeclarationsandestimatesmentionedinthisdocument,orrealizedbyTerrafina’smanagementimplyrisksanduncertaintiesthatcouldchangeinfunctionofvariousfactorsthatareoutofTerrafina’scontrol.FutureexpectationsreflectTerrafina’sjudgmentatthedateofthisdocument.Terrafinareservestherightorobligationtoupdatetheinformationcontainedinthisdocumentorderivedfromthisdocument.Pastorpresentperformanceisnotanindicatortoanticipatefutureperformance.
21
ConferenceCall
(BMV:TERRA13)Cordiallyinvitesyoutoparticipateinits
ThirdQuarter2016Results
Friday,October21,201611:00a.m.EasternTime10:00a.m.CentralTime
PresentingforTerrafina:
AlbertoChretin,ChiefExecutiveOfficerAngelBernal,ChiefFinancialOfficer
***
Toaccessthecall,pleasedial:fromwithintheU.S.1-800-311-9404fromoutsidetheU.S.1-334-323-7224
ConferenceIDNumber:34974
AudioWebcastLink:https://www.webcaster4.com/Webcast/Page/1111/17311
ConferenceReplayUS1-877-919-4059
International(outsidetheUS)1-334-323-0140Passcode:17022640
22
AppendixAppendix1–RevenuesTerrafina’srevenuesaremainlyclassifiedasrentalrevenuesandotheroperatingreimbursablerevenues.Additionally,thereareaccountingrevenuesthatmustberegisteredaccordingwithIFRS;however,theseareconsideredasnon-cashitemsandthereforeareexcludedinsomecalculations.ReimbursabletenantimprovementsareincludedinthetenantimprovementexpensesfortheAFFOcalculation.
Revenues
3Q16 3Q15 3Q16 3Q15
(millionsofpesos) (millionsofdollars)
NOIcalculation RentalRevenue 615.5 521.2 32.9 31.8
NonCash AccruedIncome1 7.5 8.1 0.4 0.5
OtherOperatingRevenues 40.5 30.8 2.2 1.9
NOIcalculation ReimbursableExpensesasRevenues2 34.2 27.0 1.8 1.7
AFFOcalculation ReimbursableTenantImprovements 4.7 3.4 0.3 0.2
NonCash Othernon-cashincome 1.6 0.3 0.1 0.0
NetRevenue 663.5 560.1 35.5 34.1
NOIcalculation ShareofProfitfromEquityAccountedInvestments 23.7 - 1.2 -
(1)Straightlinerentadjustment.(2)TriplenetleasesexpensesreimbursedtoTerrafinafromitstenants.
Source:PGIMRealEstate-FundAccounting
23
Appendix2–RealEstateExpensesReal estate expenses are comprised of recurring figures relatedwith the operation (used for theNetOperating Profitcalculation) as well as non-recurring figures used for metric calculations such as Earnings Before Interests, Taxes,DepreciationandAmortization(EBITDA),FundsfromOperations(FFO),AdjustedFundsfromOperations(AFFO).Thefollowingtablepresentstherealestateexpenses’breakdown,whichareusedforthecalculationofseveralmetrics.
3Q16 3Q15 3Q16 3Q15
(millionsofpesos) (millionsofdollars)
RepairandMaintenance -43.5 -52.9 -2.3 -3.2
NOIcalculation Recurring -6.6 -7.9 -0.4 -0.5
AFFOcalculation NonRecurring -36.8 -45.0 -2.0 -2.7
PropertyTaxes -0.6 -6.0 0.0 -0.4
NOIcalculation Operating -0.6 -5.6 0.0 -0.3
NonCash NonOperating -0.1 -0.4 0.0 0.0
NOIcalculation PropertyManagementFees -13.5 -18.5 -0.7 -1.1
NOIcalculation Electricity -7.1 -6.7 -0.4 -0.4
AFFOcalculation BrokersFees -20.4 -16.9 -1.1 -1.0
PropertyInsurance -4.0 -2.8 -0.2 -0.2
NOIcalculation Operating -3.1 -2.1 -0.2 -0.1EBITDA
calculation Administrative -0.9 -0.7 0.0 0.0
NOIcalculation Security -3.3 -3.1 -0.2 -0.2EBITDA
calculation Advertising -0.1 -0.3 0.0 0.0
OtherExpenses -10.4 -4.5 -0.6 -0.3
NOIcalculation OperationalRelated -4.4 -2.5 -0.2 -0.2
NonCash NonOperationalRelated -4.3 0.0 -0.2 0.0EBITDA
calculation Administrative -1.8 -2.0 -0.1 -0.1
NonCash BadDebtExpense -13.6 -18.5 -0.7 -1.1
NonCash TransactionExpense -116.5 -124.3 -6.2 -7.9
TotalRealEstateExpenses -43.5 -52.9 -2.3 -3.2
Source:PGIMRealEstate-FundAccounting
24
Appendix3–FeesandAdministrativeExpensesFeesandadministrativeexpenses include figuresused formetric calculations suchasEarningsbefore Interests, Taxes,DepreciationandAmortization(EBITDA),FundsfromOperations(FFO),AdjustedFundsfromOperations(AFFO).Terrafina’sfeesandadministrativeexpensesbreakdownisavailableinthefollowingtableandindicatesthefiguresusedforthecalculationofthesemetrics:
FeesandAdministrativeExpenses
3Q16 3Q15 3Q16 3Q15
(millionsofpesos) (millionsofdollars)
EBITDAcalculation ExternalAdvisorFees -40.0 -32.2 -2.1 -1.9
LegalFees -3.4 -4.5 -0.2 -0.3
EBITDAcalculation Recurring -0.7 -3.1 0.0 -0.2
AFFOcalculation NonRecurring -2.7 -1.4 -0.1 -0.1
OtherProfessionalFees -4.7 -9.4 -0.3 -0.6
EBITDAcalculation Recurring -2.7 -5.0 -0.2 -0.3
AFFOcalculation NonRecurring -2.1 -4.4 -0.1 -0.3
AdministrativeFees -20.1 -15.4 -1.1 -0.9
EBITDAcalculation Recurring -9.4 -7.2 -0.5 -0.4NonOperational
related NonRecurring -10.7 -8.2 -0.6 -0.5
EBITDAcalculation Payroll -5.7 -6.0 -0.3 -0.4
EBITDAcalculation TrusteeFees -1.5 -1.1 -0.1 -0.1
EBITDAcalculation OtherExpenses -1.3 -1.7 -0.1 -0.1
TotalFeesandAdmin.Expenses
-76.7 -70.2 -4.1 -4.2
Source:PGIMRealEstate-FundAccounting
25
Appendix4–ReconciliationReconciliationofNetProfit(Loss)toFFO,EBITDAandNOI
3T16 3T15 3T16 3T15 (millionsofpesos) (millionsofdollars)
ComprehensiveIncome(Loss) 721.9 2,044.4 38.6 124.7Add(deduct)CurrencyTranslationAdjustment: CurrencyTranslationAdjustment -705.1 -1731.2 -37.7 -105.6
Add(deduct)CostofFinancingAdjustment: NonRecurringBorrowingExpenses 11.9 77.4 0.6 4.7
Add(deduct)Non-CashAdjustment: ForeignExchangeAdjustments 14.1 44.3 0.8 2.7FairValueAdjustmentonBankInvestment 0.0 -3.2 0.0 -0.2FairValueAdjustmentonBorrowings 106.6 -47.5 5.7 -2.9FairValueAdjustmentonDerivativeFinancialInstruments 0.0 -0.9 0.0 -0.1FairValueAdjustmentonLoansReceivable 1.7 0.0 0.1 0.0FairValueAdjustmentonInvestmentProperties 175.9 -116.0 9.4 -7.1Gain(Loss)fromSalesofRealEstateProperties 0.0 0.0 0.0 0.0
Add(deduct)ExpensesAdjustment: NonRecurringRepairandMaintenance 36.8 45.0 2.0 2.7NonOperatingPropertyTaxes 0.1 0.4 0.0 0.0BrokersFees 20.4 16.9 1.1 1.0BadDebtExpense 13.6 18.5 0.7 1.1OtherNonOperationalRelatedExpenses 4.3 0.0 0.2 0.0NonRecurringLegalFees 2.7 1.4 0.1 0.1NonRecurringOtherProfessionalFees 2.1 4.4 0.1 0.3
Add(deduct)RevenuesAdjustment: AccruedIncome -7.5 -8.1 -0.4 -0.5OtherNon-CashIncome -1.6 -0.3 -0.1 0.0ReimbursableTenantImprovements -4.7 -3.4 -0.3 -0.2
Add(deduct)NonOperationalAdministrativeFees NonOperationalAdministrativeFees 10.7 8.2 0.6 0.5
FFO 403.7 350.5 21.6 21.5Add(deduct)CostofFinancingAdjustment: InterestPaid 168.5 94.8 9.0 5.8RecurringBorrowingExpenses 0.2 0.7 0.0 0.0InterestIncome -1.6 -3.4 -0.1 -0.2
EBITDA 570.7 442.5 30.5 27.0Add(deduct)ExpensesAdjustment: ExternalAdvisorFees 40.0 32.2 2.1 2.0RecurringLegalFees 0.7 3.1 0.0 0.2RecurringOtherProfessionalFees 2.7 5.0 0.1 0.3AdministrativeFees 9.4 7.2 0.5 0.4Payroll 5.7 6.0 0.3 0.4TrusteeFees 1.5 1.1 0.1 0.1OtherExpenses 1.3 1.7 0.1 0.1Advertising 0.1 0.3 0.0 0.0AdministrativePropertyinsurance 0.9 0.7 0.0 0.0OtherAdministrativeExpenses 1.8 2.0 0.1 0.1
NOI 634.8 501.7 33.9 30.6Add(deduct)ExpensesAdjustment: RecurringRepairandMaintenance 6.6 8.0 0.4 0.5OperatingPropertyTaxes 0.6 5.7 0.0 0.3PropertyManagementFees 13.5 18.6 0.7 1.1Electricity 7.1 6.8 0.4 0.4OperatingPropertyInsurance 3.1 2.1 0.2 0.1Security 3.3 3.2 0.2 0.2OtherOperationalExpenses 4.4 2.6 0.2 0.2
Add(deduct)RevenuesAdjustment: OtherNon-CashIncome 1.6 -0.3 0.1 0.0AccruedIncome 7.5 8.1 0.4 0.5ReimbursableTenantImprovements 4.7 3.5 0.3 0.2ShareofProfitfromEquityAccountedInvestments -23.7 0.0 -1.3 0.0
NetRevenue 663.5 560.1 35.5 34.3
26
ReconciliationofNetProfit(Loss)toAFFO 3T16 3T15 3T16 3T15
(millionsofpesos) (millionsofdollars)
ComprehensiveIncome(Loss) 721.9 2,044.4 38.6 124.7Add(deduct)CostofFinancingAdjustment: NonRecurringBorrowingExpenses -705.1 -1731.2 -37.7 -105.6
Add(deduct)CostofFinancingAdjustment: NonRecurringBorrowingExpenses 11.9 77.4 0.6 4.7
Add(deduct)Non-CashAdjustment: ForeignExchangeAdjustments 14.1 44.3 0.8 2.7FairValueAdjustmentonBankInvestment 0.0 -3.2 0.0 -0.2FairValueAdjustmentonBorrowings 106.6 -47.5 5.7 -2.9FairValueAdjustmentonDerivativeFinancialInstruments 0.0 -0.9 0.0 -0.1FairValueAdjustmentonLoansReceivable 1.7 0.0 0.1 0.0FairValueAdjustmentonInvestmentProperties 175.9 -116.0 9.4 -7.1Gain(Loss)fromSalesofRealEstateProperties
Add(deduct)ExpensesAdjustment: NonOperatingPropertyTaxes 0.1 0.4 0.0 0.0BadDebtExpense 13.6 18.5 0.7 1.1TransactionExpenses 4.3 0.0 0.2 0.0
Add(deduct)RevenuesAdjustment: AccruedIncome -7.5 -8.1 -0.4 -0.5OtherNon-CashIncome -1.6 -0.3 -0.1 -0.1
Add(deduct)NonOperationalAdministrativeFees NonAdministrativeFees 10.7 8.2 0.6 0.5
AFFO 346.4 286.2 18.5 17.5
27
Appendix5-CapRateCalculationTerrafinasubtractscashandlandreservesbookvalueforthecapratecalculation.ImpliedcaprateandunderNAV(NetAssetValue)calculationareshowninthefollowingtables:
ImpliedCapRate
QuarterlyAveragePrice(dollars)¹ 1.65
(x)CBFIs(millionshares) 607.4
(=)MarketCapitalization 1,000.6
(+)TotalDebt 725.5
(-)Cash 248.1
(=)EnterpriseValue 1,477.9
(-)Landreserve 66.5
(=)ImpliedOperatingRealEstateValue 1,411.4
NetOperatingIncome(NOI)2016e 133.0
ImpliedCapRate 9.4%
Figuresexpressedinmillionsofdollarsunlessotherwisestated.
(1)3Q16averagesharepriceofPs.30.84;andaverageexchangerateofPs.18.7204.
CapRateCalculationwithNAV
(+)InvestmentProperties(excludinglandbank) 1,590.7
(+)Land 66.5
(+)Cash 248.1
(-)TotalDebtandLiabilities 761.0
(=)NAV1 1,144.4
(/)CBFIs(millionshares) 607.4
(=)NAVperCBFI(dollars) 1.9
CBFIPrice(NAVcalculation) 1.88
(x)CBFIs(millionshares) 607.4
(=)MarketCap 1144.4
(+)TotalDebtandLiabilities 761.0
(-)Cash 248.1
(=)EnterpriseValue 1,657.2
(-)Landbank 66.5
(=)ImpliedOperatingRealEstateValue 1,590.7
NetOperatingIncome(NOI)2016e 133.0
ImpliedCapRate 8.4%Figuresexpressedinmillionsofdollarsunlessotherwisestated.
28
FinancialStatements
IncomeStatement
3Q16 3Q15
(thousandpesos)
Rentalrevenues
$623,047 $529,283
Otheroperatingincome
40,482 30,768
Realestateoperatingexpenses
(116,509) (130,243)
Feesandotherexpenses
(76,696) (70,214)
Realizedgainfromdisposalofinvestmentproperties
- -
Netgain(loss)fromfairvalueadjustmentoninvestmentproperties
(175,879) 115,988
Netgain(loss)fromfairvalueadjustmentonborrowings
(106,554) 47,450
Netgain(loss)fromfairvalueadjustmentonloansreceivable
(1,713) -
Net(loss)gainunrealizedfromfairvalueonderivativefinancialinstruments
(28) 870
NetIncome(loss)fromfairvalueadjustmentonbankinvestments
- 3,194
Foreignexchange(loss)gain
(14,068) (44,342)
Operatingprofit 172,082 482,755
Financeincome
1,622 3,440
Financecost
(180,572) (172,908)
Financecost-net (178,950) (169,468)
Shareofprofitfromequityaccountedinvestments
23,653 -
NetProfitfortheperiod 16,785 313,287
Itemsthatmaybesubsequentlyreclassifiedtoprofitorloss-currencytranslationdifferences
705,109 1,731,153
TotalComprehensiveincomefortheperiod 721,894 2,044,440
29
FinancialStatements
BalanceSheet Sep-30-16 Jun-30-16(thousandsofpesos)
Assets Non-currentassets
Investmentproperties $32,316,560 $31,423,870(Cost:30/09/2016-Ps.31,427,063;30/06/2016-Ps.30,387,451)
Investmentsaccountedusingequitymethod 198,113
128,484Derivativefinancialinstruments -
28
Loanreceivable 38,108 2,399(Cost:30/09/2016-Ps.38,108;30/06/2016-Ps.38,524)
Currentassets Otherassets 81,468 74,340Loanreceivable 2,473
38,913
(Cost:30/09/2016-Ps.2,473;30/06/2016-Ps.1,096)
Recoverabletaxes 100,541 278,570Prepaidexpenses 4,557 5,039Acquisitionprepayment 16,700 -Deferredchargesandaccruedincome 156,441 144,214Accountsreceivable 63,221 56,001(Netofallowancefordoubtfulaccounts:30/09/2016-Ps.149,154;30/06/2016-Ps.131,032)
Restrictedcash 97,896 66,162
Cashandcashequivalents 4,838,822 4,661,752
Totalassets 37,914,900 36,879,772
NetassetsattributabletoInvestors Contributions,net 14,782,859
15,109,335
Retainedearnings -
-Currencytranslationadjustment 8,292,131
7,587,022
Totalnetassets(NetEquity) 23,074,990 22,696,357
Liabilities
Non-currentliabilities
Borrowings 13,503,704 13,042,077(Cost:30/09/2016-$13,347,897;30/06/2016-$12,996,264)
Tenantdeposits 178,732
157,887
Accountspayable 4,981
40,142Currentliabilities Tradeandotherpayables 461,586 307,515Borrowings 642,743 574,046
(Cost:30/09/2016-Ps.642,743,30/06/2016-Ps.574,046)
Tenantdeposits 48,164
61,748
Totalliabilities(excludingnetassetsattributabletotheInvestors) 14,839,910 14,183,415
Totalnetassetsandliabilities 37,914,900 36,879,772
30
FinancialStatements
CashFlowStatement Sep-16
(thousandsofpesos)
Cashflowsfromoperatingactivities(Loss)profitfortheperiod $268,572
Adjustments:
Netloss(gain)unrealizedfromfairvalueadjustmentoninvestmentproperties 191,044
Netloss(gain)unrealizedfromfairvalueadjustmentonborrowings 353,791
Netloss(gain)unrealizedfromfairvalueadjustmentonloansreceivable 44
Netloss(gain)unrealizedfromfairvalueadjustmentonderivativefinancialinstruments 18
Realizedgainfromdisposalofinvestmentproperties (9,361)
Baddebtexpense 27,127
Interestexpense 489,536
Interestincomeonbankaccounts (2,614)
Shareofprofitfromequityaccountedinvestments (43,464)
Decrease(increase)deferredrentsreceivable (44,547)
Decrease(increase)inrestrictedcash (39,853)
Decrease(increase)inaccountsreceivable (23,876)
Decrease(increase)inrecoverabletaxes 229,163
Decrease(increase)inprepaidexpenses 5,355
Decrease(increase)inotherassets 11,292
Decrease(increase)intenantdeposits 27,604
(Decrease)inaccountspayable 111,430
Netcash(usedin)generatedfromoperatingactivities 1,551,261
Cashflowsfrominvestingactivities Acquisitionssofinvestmentproperties (26,970)
Improvementsofinvestmentproperties (246,770)
Proceedsfromdispositionsofinvestmentproperties 60,046
Acquisitionprepayment (12,523)
Interestincomeonbankaccounts 2,614
Investmentsinjointventure (35,985)
Loansreceivabledeposit (37,705)
Loansreceivablepayment 353
Netcash(usedin)generatedfrominvestingactivities (296,940)
Cashflowsfromfinancingactivities Principalpaymentsonborrowings (56,635)
Interestexpense (489,536)
Distributionstoinvestors (919,849)
ProceedsfromCBFI,netofissuingcost 5,013
Netcash(usedin)generatedfromfinancingactivities (1,461,007)
Net(decrease)incashandcashequivalents (206,686)
Cashandcashequivalentsatthebeginningoftheperiod 4,467,863
Exchangeeffectsoncashandcashequivalents 577,645
Cashandcashequivalentsattheendoftheperiod 4,838,822
31
FinancialStatements AttributabletoInvestors
StatementofChangesinEquity Netcontributions
Currencytranslationadjustment
Retainedearnings Netassets
(thousandsofpesos) BalanceatJanuary1,2015 $15,227,911 $5,519,448 $201,212 $20,948,571Equitycontributions,netofissuingcost 5,013 - - $5,013DistributionstoInvestors (450,065) - (469,784) (919,849)ComprehensiveIncome Netlossoftheperiod - - 268,572 268,572OtherComprehensiveIncome CurrencyTranslation - 2,772,683 - 2,772,683TotalComprehensive(loss)income - 2,772,683 268,572 3,041,255
NetAssetsasofSeptember30,2016 $14,782,859 $8,292,131 $- $23,074,990