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Press Release -- May 3rd, 2011
Source: Dupont Fabros Technology
Tags: Construction, Earnings, Equipment, Exchange

DuPont Fabros Technology, Inc. Reports First Quarter 2011 Results

Revenues up 20% 

Funds From Operations per share up 27%

WASHINGTON, May 3, 2011 /PRNewswire/ -- DuPont Fabros Technology, Inc. (NYSE:DFT, news, filings) today reported results for the quarter ended March 31, 2011.  All per share results are reported on a fully diluted basis.

Highlights

  • As of today, the company's stabilized operating portfolio is 99% leased, NJ1 Phase I is 22% leased, CH1 Phase II is 50% pre-leased and SC1 Phase I is 13% pre-leased.
  • First quarter 2011 activity, as previously reported:
    • Signed five leases totaling 13.65 megawatts ("MW") and 74,982 raised square feet with an average lease term of 7.9 years.
    • Issued 4.1 million shares of 7.625% Series B perpetual preferred stock, raising net proceeds of approximately $97.5 million.
    • Amended line of credit to eliminate the 1% LIBOR floor and lowered the interest rate.  As of today, there are no borrowings under this facility.
    • Commenced development of CH1 Phase II totaling 18.2 MW which is scheduled to be completed in the first quarter of 2012.
  • Subsequent to the first quarter:
    • Signed one pre-lease totaling 2.28 MW at SC1 Phase I, which represents 13% of the building.

Hossein Fateh, President and Chief Executive Officer of the company, said, "We started strong in 2011, leasing 16 megawatts of critical load year to date, which is approximately 70% of the total leased in 2010.  Also, we remain on time and budget to open our new developments, SC1 Phase I and ACC6 Phase I, in the third quarter of 2011. These two developments total 31.2 megawatts, representing a 20% increase in our operating portfolio. We continue to see good demand for our wholesale locations."

First Quarter 2011 Results

For the quarter ended March 31, 2011, the company reported earnings of $0.15 per share compared to $0.08 per share for the first quarter of 2010. Revenues increased 20%, or $11.6 million, to $68.5 million for the first quarter of 2011 over the first quarter of 2010. This increase is primarily due to leases commencing at CH1 Phase I, ACC5 Phase II and NJ1 Phase I.

Funds from Operations ("FFO") for the quarter ended March 31, 2011 was $0.38 per share compared to $0.30 per share for the quarter ended March 31, 2010. The increase of 27% or $0.08 per share is due to:

  • Higher operating income of $0.05 per share due to leases commencing at CH1 Phase I, ACC5 Phase II and NJ1 Phase I, and
  • Lower fixed charges of $0.03 per share representing lower interest expense of $0.08 per share due to the payoff of the ACC4 Term Loan in October 2010 and higher interest capitalization in the first quarter of 2011, partially offset by preferred dividends of $0.05 per share.

Portfolio Update

During the first quarter of 2011, the company:

  • Signed five leases totaling 13.65 MW and 74,982 raised square feet with an average lease term of 7.9 years and approximate contract value of $230 million.  Two of the leases are at ACC5 Phase II totaling 4.55 MW of critical load and 22,000 raised square feet and three pre-leases are at CH1 Phase II totaling 9.10 MW of critical load and 52,982 raised square feet.  The CH1 Phase II pre-leases are expected to commence in the first quarter of 2012.
  • Commenced three leases totaling 5.12 MW of critical load and 24,683 raised square feet.  Two commenced at ACC5 Phase II totaling 4.55 MW of critical load and 22,000 raised square feet and one at NJ1 Phase I totaling 0.57 MW of critical load and 2,683 raised square feet.

Subsequent to the first quarter, the company signed one pre-lease at SC1 Phase I totaling 2.28 MW of critical load, a lease term of 7.0 years and a lease commencement expected in the third quarter of 2011.

SC1 Phase I in Santa Clara, California, ACC6 Phase I in Ashburn, Virginia and CH1 Phase II in Elk Grove Village, Illinois are in development. The company currently expects SC1 Phase I and ACC6 Phase I to be completed during the third quarter of 2011.  CH1 Phase II is expected to be completed in the first quarter of 2012. Each development is fully funded and on schedule.

The company has entered into a contract, subject to customary closing conditions, to purchase an undeveloped parcel of land totaling 23 acres adjacent to the ACC data center campus in Ashburn, Virginia for $9.6 million.  The company expects to close on this purchase in 2011.  This parcel of land would allow for the construction of the company's prototype data center of 36.4 MW of critical load at some future date, subject to obtaining the appropriate funding.

Capital Markets Update

In March 2011, the company sold 4.1 million shares of 7.625% Series B perpetual preferred stock at a price of $25 per share, raising net proceeds of approximately $97.5 million in an underwritten public offering.  The net proceeds from this offering, together with borrowings under its revolving credit facility, are expected to fully fund the development of CH1 Phase II.

In February 2011, the company amended its $100 million line of credit and lowered its interest rate on this facility by eliminating the LIBOR floor of 1% and instituting a tiered pricing grid based upon leverage that ranges from LIBOR plus 3.25% to LIBOR plus 4.25%.  As of today, there are no borrowings under this facility.

2011 Guidance

The company has established an FFO guidance range of $0.39 to $0.42 per share for the second quarter of 2011.  The primary differences between the company's first quarter FFO and the midpoint of the second quarter 2011 FFO guidance are:

  • Higher operating income of $0.02 per share due to three leases that commenced in the first quarter of 2011 and one lease that commenced in April 2011 and
  • Lower fixed charges of $0.01 per share representing lower interest expense of $0.02 per share due to higher interest capitalization in the second quarter of 2011, partially offset by preferred dividends of $0.01 per share.

The company reaffirms the FFO guidance range of $1.50 to $1.70 per share for the full year 2011.

The assumptions underlying this guidance can be found on page 15 of this press release.

First Quarter 2011 Conference Call and Webcast Information

The company will host a conference call to discuss these results tomorrow, Wednesday, May 4, 2011 at 10:00 a.m. ET. To access the live call, please visit the Investor Relations section of the company's website at www.dft.com or dial 1-888-349-9587 (domestic) or 1-719-457-2607 (international). A replay will be available for seven days by dialing 1-877-870-5176 (domestic) or 1-858-384-5517 (international) using conference ID 7751925.  The webcast will be archived on the company's website for one year at www.dft.com on the Presentations & Webcasts page.

Second Quarter 2011 Conference Call

DuPont Fabros Technology, Inc. expects to announce second quarter 2011 results on Tuesday, August 2, 2011 and to host a conference call to discuss those results at 10:00 a.m. ET on Wednesday, August 3, 2011.

About DuPont Fabros Technology, Inc.

DuPont Fabros Technology, Inc. (NYSE:DFT) is a real estate investment trust (REIT) and leading owner, developer, operator and manager of wholesale data centers.  The Company's data centers are highly specialized, secure, network-neutral facilities used primarily by national and international Internet and enterprise companies to house, power and cool the computer servers that support many of their most critical business processes.  DuPont Fabros Technology, Inc. is headquartered in Washington, DC.  For more information, please visit www.dft.com.

Forward-Looking Statements

Certain statements contained in this press release may be deemed to be forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. The matters described in these forward-looking statements include expectations regarding future events, results and trends and are subject to known and unknown risks, uncertainties and other unpredictable factors, many of which are beyond the company's control. The company faces many risks that could cause its actual performance to differ materially from the results contemplated by its forward-looking statements, including, without limitation, the risk that its assumptions underlying its 2011 FFO guidance are not realized, the risk that the company may be unable to obtain financing on favorable terms to facilitate, among other things, future development projects, the risks commonly associated with construction and development of new facilities (including delays and/or cost increases associated with the completion of new developments), risks relating to obtaining required permits and compliance with permitting, zoning, land-use and environmental requirements, the risks related to the leasing of available space to third-party tenants, including the ability of the company to negotiate leases on terms that will enable it to achieve its expected returns, the risk that the company will not declare and pay dividends as anticipated for 2011 and the risk that the company may not be able to maintain its qualification as a REIT for federal tax purposes. The periodic reports that the company files with the Securities and Exchange Commission, including its annual report on Form 10-K for the year ended December 31, 2010, contain detailed descriptions of these and many other risks to which the company is subject. These reports are available on our website at www.dft.com.  Because of the risks described above and other unknown risks, the company's actual results, performance or achievements may differ materially from the results, performance or achievements contemplated by its forward-looking statements. The information set forth in this news release represents management's expectations and intentions only as of the date of this press release. The company assumes no responsibility to issue updates to the contents of this press release.

DUPONT FABROS TECHNOLOGY, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
(unaudited and in thousands except share and per share data)
Three months ended March 31,
2011 2010
Revenues:
Base rent $  46,975 $  34,918
Recoveries from tenants 20,858 19,490
Other revenues 666 2,501
Total revenues 68,499 56,909
Expenses:
Property operating costs 18,100 17,354
Real estate taxes and insurance 1,656 1,246
Depreciation and amortization 18,091 15,096
General and administrative 4,798 3,590
Other expenses 198 1,841
Total expenses 42,843 39,127
Operating income 25,656 17,782
Interest income 211 25
Interest:
Expense incurred (7,659) (11,629)
Amortization of deferred financing costs (624) (947)
Net income 17,584 5,231
Net income attributable to redeemable noncontrolling interests-operating partnership (4,547) (1,940)
Net income attributable to controlling interests 13,037 3,291
Preferred stock dividends (4,157) -
Net income attributable to common shares $  8,880 $  3,291
Earnings per share - basic:
Net income attributable to common shares $  0.15 $  0.08
Weighted average common shares outstanding 60,210,596 42,067,964
Earnings per share - diluted:
Net income attributable to common shares $  0.15 $  0.08
Weighted average common shares outstanding 61,382,290 43,339,741
Dividends declared per common share $  0.12 $  0.08
DUPONT FABROS TECHNOLOGY, INC.
RECONCILIATIONS OF NET INCOME TO FFO AND AFFO (1)
(unaudited and in thousands except share and per share data)
Three months ended March, 31,
2011 2010
Net income $          17,584 $          5,231
Depreciation and amortization 18,091 15,096
Less:  Non real estate depreciation and amortization (203) (144)
FFO 35,472 20,183
Preferred stock dividends (4,157) -
FFO attributable to common shares and OP units $         31,315 $          20,183
Straight-line revenues (11,868) (7,887)
Amortization of lease contracts above and below market value (536) (798)
Compensation paid with Company common shares 1,406 792
AFFO $         20,317 $          12,290
FFO attributable to common shares and OP units per share - diluted $             0.38 $              0.30
AFFO per share - diluted $             0.25 $              0.18
Weighted average common shares and OP units outstanding - diluted 82,383,011 68,143,394
(1) Funds from operations, or FFO, is used by industry analysts and investors as a supplemental operating performance measure for REITs. The Company calculates FFO in accordance with the definition that was adopted by the Board of Governors of the National Association of Real Estate Investment Trusts, or NAREIT. FFO, as defined by NAREIT, represents net income determined in accordance with GAAP, excluding extraordinary items as defined under GAAP and gains or losses from sales of previously depreciated operating real estate assets, plus specified non-cash items, such as real estate asset depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. The Company also presents FFO attributable to common shares and OP units, which is FFO excluding preferred stock dividends. FFO attributable to common shares and OP units per share is calculated on a basis consistent with net income attributable to common shares and OP units and reflects adjustments to net income for preferred stock dividends.
The Company uses FFO as a supplemental performance measure because, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating expenses. The Company also believes that, as a widely recognized measure of the performance of equity REITs, FFO will be used by investors as a basis to compare the Company's operating performance with that of other REITs. However, because FFO excludes real estate related depreciation and amortization and captures neither the changes in the value of the Company's properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of the Company's properties, all of which have real economic effects and could materially impact the Company's results from operations, the utility of FFO as a measure of the Company's performance is limited.
While FFO is a relevant and widely used measure of operating performance of equity REITs, other equity REITs may use different methodologies for calculating FFO and, accordingly, FFO as disclosed by such other REITs may not be comparable to the Company's FFO. Therefore, the Company believes that in order to facilitate a clear understanding of its historical operating results, FFO should be examined in conjunction with net income as presented in the consolidated statements of operations. FFO should not be considered as an alternative to net income or to cash flow from operating activities (each as computed in accordance with GAAP) or as an indicator of our liquidity, nor is it indicative of funds available to fund the Company's cash needs, including its ability to pay dividends or make distributions.
The Company also presents FFO with supplemental adjustments to arrive at Adjusted FFO ("AFFO"). AFFO is FFO attributable to common shares and OP units excluding straight-line revenue, non-cash stock based compensation, gain or loss on derivative instruments, acquisition of service agreements, below market lease amortization net of above market lease amortization and early extinguishment of debt costs.  AFFO does not represent cash generated from operating activities in accordance with GAAP and therefore should not be considered an alternative to net income as an indicator of the Company's operating performance or as an alternative to cash flow provided by operations as a measure of liquidity and is not necessarily indicative of funds available to fund the Company's cash needs including the Company's ability to pay dividends. In addition, AFFO may not be comparable to similarly titled measurements employed by other companies. The Company's management uses AFFO in management reports to provide a measure of REIT operating performance that can be compared to other companies using AFFO.
DUPONT FABROS TECHNOLOGY, INC.
CONSOLIDATED BALANCE SHEETS
(in thousands except share data)
March 31, December 31,
2011 2010
(unaudited)
ASSETS
Income producing property:
Land $  50,531 $  50,531
Buildings and improvements 1,775,907 1,779,955
1,826,438 1,830,486
Less: accumulated depreciation (189,270) (172,537)
Net income producing property 1,637,168 1,657,949
Construction in progress and land held for development 439,155 336,686
Net real estate 2,076,323 1,994,635
Cash and cash equivalents 226,716 226,950
Restricted cash 273 1,600
Rents and other receivables 3,322 3,227
Deferred rent 104,635 92,767
Lease contracts above market value, net 12,768 13,484
Deferred costs, net 44,931 45,543
Prepaid expenses and other assets 19,556 19,245
Total assets $  2,488,524 $  2,397,451
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities:
Mortgage notes payable $  148,700 $  150,000
Unsecured notes payable 550,000 550,000
Accounts payable and accrued liabilities 19,885 21,409
Construction costs payable 48,027 67,262
Accrued interest payable 14,447 2,766
Dividend and distribution payable 13,415 12,970
Lease contracts below market value, net 22,067 23,319
Prepaid rents and other liabilities 24,190 22,644
Total liabilities 840,731 850,370
Redeemable noncontrolling interests-operating partnership 507,734 466,823
Commitments and contingencies - -
Stockholders' equity:
Preferred stock, $.001 par value, 50,000,000 shares authorized:
Series A cumulative redeemable perpetual preferred stock, 7,400,000 issued and outstanding at March 31,
2011 and December  31, 2010
185,000 185,000
Series B cumulative redeemable perpetual preferred stock, 4,050,000 issued and outstanding at March 31,
2011 and no shares issued or outstanding at December  31, 2010
101,250 -
Common stock, $.001 par value, 250,000,000 shares authorized, 60,934,509 shares issued and outstanding at
March 31, 2011 and 59,827,005 shares issued and outstanding at December 31, 2010
61 60
Additional paid in capital 896,049 946,379
Accumulated deficit (42,301) (51,181)
Total stockholders' equity 1,140,059 1,080,258
Total liabilities and stockholders' equity $  2,488,524 $  2,397,451
DUPONT FABROS TECHNOLOGY, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(unaudited and in thousands)
Three months ended March 31,
2011 2010
Cash flow from operating activities
Net income $  17,584 $  5,231
Adjustments to reconcile net income to net cash provided by operating activities
Depreciation and amortization 18,091 15,096
Straight line rent (11,868) (7,887)
Amortization of deferred financing costs 624 947
Amortization of lease contracts above and below market value (536) (798)
Compensation paid with Company common shares 1,406 792
Changes in operating assets and liabilities
Restricted cash 223 -
Rents and other receivables (95) 540
Deferred costs (1,300) (431)
Prepaid expenses and other assets (495) (606)
Accounts payable and accrued liabilities (1,524) (5,211)
Accrued interest payable 11,681 11,482
Prepaid rents and other liabilities (406) 2,699
Net cash provided by operating activities 33,385 21,854
Cash flow from investing activities
Investments in real estate - development (110,589) (33,555)
Redemption of marketable securities held to maturity - 34,983
Interest capitalized for real estate under development (6,254) (4,074)
Improvements to real estate (437) (1,250)
Additions to non-real estate property (63) (63)
Net cash used in investing activities (117,343) (3,959)
Cash flow from financing activities
Issuance of preferred stock, net of offering costs 97,482 -
Mortgage notes payable:
Repayments (1,300) (500)
Return of escrowed proceeds 1,104 2,333
Exercises of stock options 129 208
Payments of financing costs (155) (425)
Dividends and distributions:
Common shares (7,179) -
Preferred  shares (3,723) -
Redeemable noncontrolling interests - operating partnership (2,634) -
Net cash provided by financing activities 83,724 1,616
Net (decrease) increase in cash and cash equivalents (234) 19,511
Cash and cash equivalents, beginning 226,950 38,279
Cash and cash equivalents, ending $  226,716 $  57,790
Supplemental information:
Cash paid for interest $  2,233 $  4,221
Deferred financing costs capitalized for real estate under development $  295 $  329
Construction costs payable capitalized for real estate under development $  48,027 $  23,199
Redemption of OP units for common shares $  21,500 $  28,900
Adjustments to redeemable noncontrolling interests $  60,376 $  91,315
DUPONT FABROS TECHNOLOGY, INC.
Operating Properties
As of March 31, 2011
Property Property Location Year Built/
Renovated
Gross
Building
Area
(2)
Raised
Square
Feet
(3)
Critical
Load
MW
(4)
%
Leased
(5)
%
Commenced
(5)
Stabilized (1)
ACC2 Ashburn, VA 2001/2005 87,000 53,000 10.4 100  % 100%
ACC3 Ashburn, VA 2001/2006 147,000 80,000 13.9 100  % 100%
ACC4 Ashburn, VA 2007 347,000 172,000 36.4 100  % 100%
ACC5 Ashburn, VA 2009-2010 360,000 176,000 36.4 100  % 100%
CH1 Phase I (6) Elk Grove Village, IL 2008 285,000 122,000 18.2 95  % 95%
VA3 Reston, VA 2003 256,000 147,000 13.0 100  % 100%
VA4 Bristow, VA 2005 230,000 90,000 9.6 100  % 100%
Subtotal- stabilized 1,712,000 840,000 137.9
Completed not Stabilized
NJ1 Phase I Piscataway, NJ 2010 180,000 88,000 18.2 22  % 9%
Total Operating Properties 1,892,000 928,000 156.1
(1) Stabilized operating properties are either 85% or more leased or have been in service for 24 months or greater.
(2) Gross building area is the entire building area, including raised square footage (the portion of gross building area where the tenants' computer servers are located), tenant common areas, areas controlled by the Company (such as the mechanical, telecommunications and utility rooms) and, in some facilities, individual office and storage space leased on an as available basis to the tenants.
(3) Raised square footage is that portion of gross building area where the tenants locate their computer servers. The Company considers raised square footage to be the net rentable square footage in each of its facilities.
(4) Critical load (also referred to as IT load or load used by tenants' servers or related equipment) is the power available for exclusive use by tenants expressed in terms of megawatt, or MW, or kilowatt, or kW (1 MW is equal to 1,000 kW).
(5) Percentage leased is expressed as a percentage of critical load that is subject to an executed lease. Percentage commenced is expressed as a percentage of critical load where the lease has commenced under generally accepted accounting principles. Leases executed as of March 31, 2011 (including the 13% NJ1 Phase I lease that commenced on April 1, 2011) represent $192 million of base rent on a straight-line basis and $168 million on a cash basis over the next twelve months. This excludes contractual management fees and approximately $2 million net amortization increase in revenue of above and below market leases.
(6) In February 2011, the Company executed a new lease at CH1 Phase II with an existing tenant of CH1 Phase I, representing 3.9 MW of available critical load. In exchange, the Company agreed to take back 0.9 MW leased by the tenant in CH1 Phase I, lowering the percentage leased and commenced from 100% to 95%.
DUPONT FABROS TECHNOLOGY, INC.
Lease Expirations
As of March 31, 2011
The following table sets forth a summary schedule of lease expirations of the operating properties for each of the ten calendar years beginning with 2011. The information set forth in the table assumes that tenants exercise no renewal options and takes into account early tenant termination options.
Year of Lease Expiration Number
of  Leases
Expiring (1)
Raised
Square Feet
Expiring
(in thousands) (2)
% of Leased
Raised
Square Feet
Total kW
of  Expiring
Leases (3)
% of
Leased kW
%  of
Annualized
Base Rent
2011 1 5 0.6  % 1,138 0.8  % 0.9  %
2012 2 82 9.6  % 7,340 5.2  % 4.6  %
2013 3 45 5.3  % 4,630 3.3  % 2.4  %
2014 7 50 5.8  % 7,887 5.6  % 5.8  %
2015 7 99 11.6  % 17,850 12.7  % 11.7  %
2016 5 83 9.7  % 12,698 9.0  % 9.0  %
2017 7 91 10.7  % 15,663 11.1  % 11.4  %
2018 4 75 8.8  % 15,309 10.9  % 11.1  %
2019 9 116 13.6  % 21,067 14.9  % 13.8  %
2020 6 65 7.6  % 11,862 8.4  % 9.2  %
After 2020 9 142 16.7  % 25,570 18.1  % 20.1  %
Total 60 853 100  % 141,014 100  % 100  %
(1) The operating properties have a total of 27 tenants with 60 different lease expiration dates. The top three tenants represented 58% of annualized base rent as of March 31, 2011.
(2) Raised square footage is that portion of gross building area where the tenants locate their computer servers. The Company considers raised square footage to be the net rentable square footage in each of its facilities.
(3) One MW is equal to 1,000 kW.
DUPONT FABROS TECHNOLOGY, INC.
Development Projects
As of March 31, 2011
($ in thousands)
Property Property Location Gross
Building
Area (1)
Raised
Square
Feet (2)
Critical
Load
MW (3)
Estimated
Total Cost (4)
Construction
in Progress &
Land Held for
Development (5)
Percentage
Pre-Leased
Current Development Projects
SC1 Phase I Santa Clara, CA (6) 180,000 88,000 18.2 $  230,000 - 240,000 $   196,655 0  %
ACC6 Phase I Ashburn, VA (6) 131,000 66,000 13.0 115,000 - 125,000 88,174 0  %
CH1 Phase II Elk Grove Village, IL (7) 200,000 109,000 18.2 190,000 - 200,000 31,930 50  %
511,000 263,000 49.4 535,000 - 565,000 316,759
Future Development Projects/Phases
NJ1 Phase II Piscataway, NJ 180,000 88,000 18.2 39,306 39,306
SC1 Phase II Santa Clara, CA 180,000 88,000 18.2 55,000 -   59,000 51,960
ACC6 Phase II Ashburn, VA 131,000 66,000 13.0 24,000 -   28,000 24,657
491,000 242,000 49.4 $ 118,306 - 126,306 115,923
Land Held for Development
ACC7 Ashburn, VA 100,000 50,000 10.4 - 4,289
SC2 Phase I/II Santa Clara, CA 300,000 171,000 36.4 - 2,184
400,000 221,000 46.8 6,473
Total 1,402,000 726,000 145.6 $   439,155
(1) Gross building area is the entire building area, including raised square footage (the portion of gross building area where the tenants' computer servers are located), tenant common areas, areas controlled by the Company (such as the mechanical, telecommunications and utility rooms) and, in some facilities, individual office and storage space leased on an as available basis to the tenants.
(2) Raised square footage is that portion of gross building area where the tenants locate their computer servers. The Company considers raised square footage to be the net rentable square footage in each of its facilities.
(3) Critical load (also referred to as IT load or load used by tenants' servers or related equipment) is the power available for exclusive use by tenants expressed in terms of MW or kW (1 MW is equal to 1,000 kW).
(4) Current development projects include land, capitalization for construction and development, capitalized interest and capitalized operating carrying costs, as applicable, upon completion. Future Phase II development projects include land, shell, underground work and capitalized interest through Phase I opening only.
(5) Amount capitalized as of March 31, 2011.
(6) Completion expected during the third quarter of 2011. As of May 3, 2011, SC1 Phase I is 13% pre-leased.
(7) Completion expected during the first quarter of 2012.
DUPONT FABROS TECHNOLOGY, INC.
Debt Summary as of March 31, 2011
($ in thousands)
Amounts % of Total Rates (1) Maturities
(years)
Secured $  148,700 21.3  % 5.8  % 3.7
Unsecured 550,000 78.7  % 8.5  % 6.0
Total $  698,700 100.0  % 7.9  % 5.5
Fixed Rate Debt:
Unsecured Notes $  550,000 78.7  % 8.5  % 6.0
Fixed Rate Debt 550,000 78.7  % 8.5  % 6.0
Floating Rate Debt:
Unsecured Credit Facility - - - 2.1
ACC5 Term Loan 148,700 21.3  % 5.8  % 3.7
Floating Rate Debt 148,700 21.3  % 5.8  % 3.7
Total $  698,700 100.0  % 7.9  % 5.5
Note: The Company capitalized interest and deferred financing cost amortization of $6.5 million
during the three months ended March 31, 2011.
(1) Rate as of March 31, 2011.
Debt Maturity as of March 31, 2011
($ in thousands)
Year Fixed Rate Floating Rate Total % of Total Rates (3)
2011 $              - $  3,900  (2) $      3,900 0.6  % 5.8  %
2012 - 5,200  (2) 5,200 0.7  % 5.8  %
2013 - 5,200  (2) 5,200 0.7  % 5.8  %
2014 - 134,400  (2) 134,400 19.3  % 5.8  %
2015 125,000  (1) - 125,000 17.9  % 8.5  %
2016 125,000  (1) - 125,000 17.9  % 8.5  %
2017 300,000  (1) - 300,000 42.9  % 8.5  %
Total $  550,000 $  148,700 $  698,700 100  % 7.9  %
(1) The Unsecured Notes have mandatory amortizations of $125.0 million due in 2015, $125.0 million due in 2016 and $300.0 million due in 2017.
(2) The ACC5 Term Loan matures on December 2, 2014 with no extension option. Scheduled quarterly principal amortization payments of $1.3 million started in the first quarter of 2011.
(3) Rate as of March 31, 2011.
DUPONT FABROS TECHNOLOGY, INC.
Selected Unsecured Debt Metrics
3/31/11 12/31/10
Interest Coverage Ratio (not less than 2.0) 3.0 2.8
Total Debt to Gross Asset Value (not to exceed 60%) 26.2% 27.4%
Secured Debt to Total Assets (not to exceed 40%) 5.6% 5.9%
Total Unsecured Assets to Unsecured Debt (not less than 150%) 312.0% 308.8%
These selected metrics relate to DuPont Fabros Technology, LP's outstanding unsecured debt.  DuPont Fabros Technology, Inc. is the general partner of DuPont Fabros Technology, LP.
Capital Structure as of March 31, 2011
(in thousands except per share data)
Mortgage Notes Payable $   148,700
Unsecured Notes 550,000
Total Debt 698,700 23.5  %
Common Shares 74  % 60,935
Operating Partnership ("OP") Units 26  % 20,937
Total Shares and Units 100  % 81,872
Common Share Price at March 31, 2011 $   24.25
Common Share and OP Unit Capitalization $   1,985,396
Preferred Stock ($25 per share liquidation preference) 286,250
Total Equity 2,271,646 76.5  %
Total Market Capitalization $   2,970,346 100.0  %
DUPONT FABROS TECHNOLOGY, INC.
Common Share and OP Unit
Weighted Average Amounts Outstanding
Q1 2011 Q1 2010
Weighted Average Amounts  

Outstanding for EPS Purposes:

Common Shares - basic 60,210,596 42,067,964
Shares issued from assumed conversion of:
- Restricted Shares 335,378 407,695
- Stock Options 836,316 864,082
Total Common Shares - diluted 61,382,290 43,339,741
Weighted Average Amounts Outstanding
for FFO and AFFO Purposes:
Common Shares - basic 60,210,596 42,067,964
OP Units - basic 21,000,721 24,803,653
Total Common Shares and OP Units 81,211,317 66,871,617
Shares and OP Units issued from
assumed conversion of:
- Restricted Shares 335,378 407,695
- Stock Options 836,316 864,082
Total Common Shares and Units - diluted 82,383,011 68,143,394
Period Ending Amounts Outstanding:
Common Shares 60,934,509
OP Units 20,937,499
Total Common Shares and Units 81,872,008
DUPONT FABROS TECHNOLOGY, INC.
2011 Guidance
The earnings guidance/projections provided below are based on current expectations and are forward-looking.
Expected Q2 2011 

per share

Expected 2011  

per share

Net income per common share and unit - diluted $0.17 to $0.20 $0.58 to $0.74
Depreciation and amortization, net 0.22 0.92 to   0.96
FFO per share - diluted (1) $0.39 to $0.42 $1.50 to $1.70
Note:  2011 guidance assumes an additional financing of $75 million in late 2011.
2011 Debt Assumptions
Weighted average debt outstanding $696.8 million
Weighted average interest rate 7.9%
Total interest costs $55.0 million
Amortization of deferred financing costs $3.6 million
Interest expense capitalized $(22.9) to $(25.7) million
Deferred financing costs amortization capitalized $(1.2) to $(1.4) million
Total interest expense after capitalization $31.5 to $34.5 million
2011 Other Guidance Assumptions
Total revenues $285 to $315 million
Other revenues (included in total revenues) $8 to $10 million
Straight-line revenues (included in total revenues) $35 to $45 million
Below market lease amortization, net
of above market lease amortization
$2 million
General and administrative expense $16 to $18 million
Investments in real estate - development $365 to $385 million
Improvements to real estate excluding development $4 to $6 million
Estimated dividend distribution payout $0.48 per share
Weighted average common shares and OP units - diluted 83 million
(1) Funds from operations, or FFO, is used by industry analysts and investors as a supplemental operating performance measure for REITs. The Company calculates FFO in accordance with the definition that was adopted by the Board of Governors of the National Association of Real Estate Investment Trusts, or NAREIT. FFO, as defined by NAREIT, represents net income determined in accordance with GAAP, excluding extraordinary items as defined under GAAP and gains or losses from sales of previously depreciated operating real estate assets, plus specified non-cash items, such as real estate asset depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. The Company also presents FFO attributable to common shares and OP units, which is FFO excluding preferred stock dividends. FFO attributable to common shares and OP units per share is calculated on a basis consistent with net income attributable to common shares and OP units and reflects adjustments to net income for preferred stock dividends.
The Company uses FFO as a supplemental performance measure because, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating expenses. The Company also believes that, as a widely recognized measure of the performance of equity REITs, FFO will be used by investors as a basis to compare the Company's operating performance with that of other REITs. However, because FFO excludes real estate related depreciation and amortization and captures neither the changes in the value of the Company's properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of the Company's properties, all of which have real economic effects and could materially impact the Company's results from operations, the utility of FFO as a measure of the Company's performance is limited.
While FFO is a relevant and widely used measure of operating performance of equity REITs, other equity REITs may use different methodologies for calculating FFO and, accordingly, FFO as disclosed by such other REITs may not be comparable to the Company's FFO. Therefore, the Company believes that in order to facilitate a clear understanding of its historical operating results, FFO should be examined in conjunction with net income as presented in the consolidated statements of operations. FFO should not be considered as an alternative to net income or to cash flow from operating activities (each as computed in accordance with GAAP) or as an indicator of our liquidity, nor is it indicative of funds available to fund the Company's cash needs, including its ability to pay dividends or make distributions.

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