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spk02: Thank you for standing by and welcome to the Harvard Custom Development Incorporated fourth quarter and full year 2022 earnings conference call. At this time, all participants are in a listen only mode. A question and answer session from previously submitted questions will follow the formal presentation. As a reminder, this conference is being recorded. I would now like to introduce today's presenters. Sterling Griffin, CEO, President, and Chairman of the Board, and Lance Brown, Chief Financial Officer. I will now turn the conference over to Mr. Brown. Please go ahead.
spk01: Thank you, operator, and thank you all for joining us today. Welcome to Harbor Custom Development's fourth quarter and full year 2022 earnings conference call. During our discussion today, we will be referring to our earnings press release and presentation that were made available prior to the call. The release and presentation can be found in the Investor Relations section of the Harbor website at www.harborcustomdev.com. Before we begin, I would like to remind everyone that today's call includes forward-looking statements. Any forward-looking statements contained in the earnings release, earnings presentation, or discussed on the call today are subject to the Private Securities Litigation Reform Act of 1995. Such statements involve a number of risks, uncertainties, and other factors that could cause actual results to differ materially from these forward-looking statements. Specifically included are statements regarding our industry and our outlook. Please see our recent SEC filings, which identified the principal risks and uncertainties which could affect future performance. We assume no obligation to update any forward-looking statements. In addition, we will be discussing or providing certain non-GAAP financial measures today, including EBITDA, adjusted EBITDA, and adjusted EBITDA margin. Please see the appendix of our earnings presentation for a reconciliation of these non-GAAP measures to their most direct comparable GAAP measure. I would now like to turn the call over to Sterling.
spk00: Thank you, Lance, and thanks to everyone for joining the call today. We appreciate your continued support of Harbor Custom Development. Following our normal cadence, I'm going to share broader comments on the macro environment and our performance during the year before turning the call to Lance Brown, Harbor's Chief Financial Officer, to review the financial results. After Lance concludes, I'll provide a few closing remarks before we answer the previously submitted questions. Throughout 2022, we observed mortgage interest rates rise at a record pace. This dynamic resulted in significant deterioration of the housing market. as consumer confidence and affordability were unfavorably impacted. These market challenges, in addition to increased costs throughout our supply chain that we incurred, contributed to weaker sales volume, lower prices, project cancellations, and lower net income during the fourth quarter and full year. Furthermore, as affordability tightened throughout the year in response to rising interest rates, buyers hesitated and the market decelerated. This triggered the cancellation of certain projects previously under contract, including the cancellation of the sale of our Punta Gorda property during the fourth quarter. For context, Punta Gorda went under contract in October of 2022 and was expected to close in December 2022. However, it fell through due to the buyer canceling the contract. We experienced other meaningful buyer cancellations in the second and third quarters, as well with sales contracts for portions of our semiama property. While these purchase and sale agreements were canceled in 2022, we still own the properties and continue to market them to other potential buyers. While we remain committed to our strategy focused on the multifamily housing market, the transition of resources to multifamily construction and development in western Washington also weighed heavily on our 2022 operating results. Projected apartment sales for 2022 were not realized due to construction delays caused by supply chain disruption, skilled labor shortages, and delays with city inspections and permitting. In addition, our performance was further impacted by the industry-wide decline in sales due to the rapidly changing lending environment caused by interest rate increases. To mitigate the impact of these challenges on our business, we began implementing certain market adjustments during the second half of the year. To help improve overall affordability, we introduced new pricing strategies and increased incentives across the majority of our markets. While we expect project costs to remain elevated in the near term, we are optimistic that land costs, material costs, and labor costs will begin returning towards pre-pandemic levels during the latter part of 2023. We're already seeing some evidence of this as land costs and certain materials, particularly lumber, are declining year over year. On February 17th, 2023, we announced that our shareholders approved a reverse stock split of our common stock. On March 6th, 2023, we effected a one for 20 reverse stock split. This transaction increased our stock price and on March 20th, 2023, the company regained compliance with the NASDAQ listing rule 55502. The reverse stock split also provided the company available shares to access the capital markets if needed as we manage through uncertain times. Looking at the broader macro environment over the next several quarters, we would be naive to think these recessionary conditions will not continue to permeate the real estate sector. We have already seen interest rate increases and affordability challenges in 2023, which may continue to result in price decreases and incentives offered to customers. We expect certain difficulties that we encountered in 2022 to persist during 2023, primarily those related to the sourcing of materials, including cabinets, electrical components, and appliances. As of December 31st, 2022, our backlog of land, lots, homes and fee build was 9.3 million. This is a decline of 14.4 million or 61% from the prior year period. The decrease in our backlog is primarily due to the substantial completion of our fee build project. The strategic shift we made to multifamily and related timing to monetize those assets and the overall decline in market conditions. Subsequent to year end, we executed a purchase and sale agreement for the sale of our first multifamily property, Mills Crossing, for $14,250,000. While the sale is scheduled to close in the second quarter of 2023 and is expected to generate positive momentum for the year, please remember that the timing of completion for construction and sale of our projects are subject to uncertainty and change. Our unique business model and expertise continue to underpin our confidence in our operations and our ability to generate shareholder value. We remain equipped to build the surrounding community's needs, including single-family homes, townhomes, and apartments. This flexibility allows us to target a wide and diverse range of customers. While we believe the impact of higher interest rates and the inflationary environment will result in a delayed market recovery, we remain confident in our business strategy and our real estate assets. I will now turn the call back to Lance Brown, our Chief Financial Officer, to further discuss our financial details.
spk01: Thank you, Sterling. As Sterling mentioned, our strategic shift to focus more heavily on multifamily projects resulted in the delay of converting several assets to revenue and income and reflects the longer build cycle associated with multifamily projects compared to building single-family homes. Additionally, significant increases in mortgage interest rates continued to negatively impact affordability and buyer confidence. These trends together weighed on our financial performance during the fourth quarter and full year 2022. Sales in the fourth quarter decreased to $4.8 million as compared to $26.3 million for the prior year period. The decrease in sales was primarily driven by a decrease in lot sales of $18.6 million, entitled land sales of $0.9 million, fee build revenue of $1.3 million, and home sales of $0.8 million from the same period in the prior year. The decrease in developed lot sales was mainly due to large prior year sales in Blaine, Washington, in Horseshoe Bay, Texas, that did not recur in the fourth quarter of 2022. In the fourth quarter of 2022, sales decreases were partially offset by 0.1 million of multifamily rents recognized during the fourth quarter of 2022 that were not present in the prior year period. Our gross loss for the fourth quarter was $5 million, compared to gross profit of $10.9 million in the prior year period. We had a gross margin loss of 104.5% for the three months ended December 31st, 2022, compared to gross margin of 41.2% for the three months ended December 31st, 2021. The decreases in gross profit and gross margin were primarily due to an impairment loss recorded for our winding lane property of 1.2 million and the non-recurrence of higher margin lot sales resulting in an 11.9 million decrease in lot gross profit and 340.7% decrease in lot sales gross margin, and 1.4 million decrease in fee bill gross profit due to cost overruns, impairment loss recorded for our Pacific Ridge multifamily project of 2.4 million, and a 0.6 million decrease in entitled land gross profit. Our operating expenses increased to 4.2 million for the three months ended December 31st, 2022, as compared to 3.5 million for the three months ended December 31st, 2021. The increase in operating expenses was primarily due to the recording of a $1.2 million bad debt expense related to a note receivable from the sale of Horizon Track Q land in March 2022. Other less significant increases to operating expense include a $0.4 million increase for compensation-related costs, including payroll and benefits, $0.1 million for marketing and advertising, and $0.1 million of depreciation expense. These increases were partially offset by decreased insurance expense of 0.3 million, professional fees of 0.3 million, 0.2 million banking and loan fees, 0.2 million right of use expense, and 0.1 million for investor relations. Operating expense as a percentage of sales increased to 88% for the fourth quarter of 2022, compared to 13.3% for the fourth quarter of 2021. The increase in operating expenses as a percentage of sales is primarily due to year-over-year decline in sales and the previously mentioned bad debt expense recorded in the fourth quarter of 2022. Net loss of three months into December 31st, 2022 was 10.6 million as compared to net income of 5.6 million for the three months into December 31st, 2021. The decrease in net income in the fourth quarter of 2022 was primarily attributable to the decrease in sales B-Build cost overruns, impairment charges recorded for Pacific Ridge and winding lanes, bad debt expense recorded for the note receivable, the $3.3 million other expense that resulted from the loss on the sale of equipment, and $0.7 million interest expense associated with our revolver law. For the three months ended December 31, 2022, we had a basic loss per share of $17.47 compared to basic earnings per share of $5.14, for the three months ended December 31st, 2021. EBITDA loss for the fourth quarter of 2022 was $11.9 million compared to $8 million of EBITDA income in the fourth quarter of 2021. Adjusted EBITDA loss in the fourth quarter of 2022 was $8.5 million compared to $8.3 million of adjusted EBITDA income in the fourth quarter of 2021. Adjusted EBITDA as a percentage of sales was negative $177.5 for the fourth quarter of 2022 compared to 31.5% for the fourth quarter of 2021. Now turning to full year results. Sales for the year ended December 31st, 2022 decreased by 23.4% to 55.4 million compared to 72.4 million for the year ended December 31st, 2021. The decrease in sales is primarily due to a decrease of $17.3 million in developed lot sales and a decrease of $12.7 million in entitled land sales, partially offset by an $11 million increase in home sales and a $2.3 million increase from fee-billed revenue. Gross loss for the year ended December 31st, 2022 was $0.5 million compared to gross profit of $21.9 million for the year ended December 31st, 2021. Gross margin loss the year ended December 31, 2022 was 0.8% compared to 30.3% gross margin for the year ended December 31, 2021. The $22.4 million decrease in gross profit year-over-year was primarily driven by an $11.2 million decrease in lot sales gross profit, a $5.3 million decrease in fee-billed gross profit, a $5.1 million decrease in entitled land gross profit, and a $2.4 million gross loss from multifamily, which was partially offset by a $2.2 million increase to gross profit from homes. The decline in fee bill gross profit was the result of significant cost overruns previously discussed. The gross loss from multifamily is due to a $2.4 million impairment charge recorded for our Pacific Ridge property. Lot sales and entitled land gross profits were impacted by unfavorable volumes and NICs versus the prior year period and the previously discussed winding lane impairment loss. Gross margin was primarily impacted by the significant decrease in gross profit, partially offset by the decrease in sales. Our operating expenses for the year ended December 31st, 2022 was 16.2 million compared to 11.2 million for the year ended December 31st, 2021. This 5 million increase can primarily be attributed to investments we made in our business infrastructure and the personnel at the beginning of the year, bad debt expense associated with the winding lane, and a rise in Track 2 notes and interest receivable, and pre-acquisition diligence costs associated with the cancellation of our Westree Village project. Payroll and benefits-related costs, bad debt expense, and project cancellation costs were the largest contributors to the increase in operating expenses at $1.6 million, $2.1 million, and $0.5 million, respectively. Other less significant increases over the prior year period include $0.3 million of depreciation expense, $0.3 million marketing and advertising, $0.3 million professional fees, and $0.1 million right-of-use expense from the new corporate office. These increases were partially offset by a $0.2 million decrease in banking and loan fees, $0.1 million of insurance, and $0.1 million of brokerage fees. Operating expenses as a percentage of sales from year-end of December 31, 2022, or 29.3% compared to 15.4% for the year ended December 31st, 2021. Net loss the year ended December 31st, 2022 was 16.9 million compared to net income of 8.9 million for the year ended December 31st, 2021. The decline in net income in the year ended December 31st, 2022 was primarily attributable to the decline in sales and gross profit, increase in operating expenses, an increase in other expenses associated with the loss from the sale of equipment and the interest expense for the revolver loan. By the year ended December 31st, 2022, we had a basic loss per share of $35.29 compared to basic earnings per share of $8.56 for the year ended December 31st, 2021. EBITDA loss for the year ended December 31st, 2022 was $16.5 million, compared to EBITDA income of 14.2 million for the year ended December 31st, 2021. Adjusted EBITDA loss for the year ended December 31st, 2022 was 12.5 million compared to 14.9 million adjusted EBITDA income for the year ended December 31st, 2021. Adjusted EBITDA as a percentage of sales was negative 22.5% for the year ended December 31st, 2022 compared to 20.6% for the year ended December 31, 2021. We ended the year with $10.3 million of cash, which was a decrease of $16 million from the prior year end. Net cash used in operating activities for the year ended December 31, 2022 was $93.9 million, compared to $86.4 million for the year ended December 31, 2021. The primary uses of cash during the year were related to the development and construction of our real estate assets, the majority of which were focused on our multifamily projects. Our real estate assets increased from $122.1 million for the year ended December 31, 2021 to $205.5 million for the year ended December 31, 2022. Now I would like to give an update on our revolver loan agreement with Bank United. As previously disclosed, as of the third quarter of 2022, Harbor failed to meet certain financial covenants and was therefore in default on the loan agreement. These covenant violations continued through the fourth quarter of 2022. Today, we are pleased to share we successfully restructured the loan and amended our loan agreement with Bank United and are now in full compliance. Completing this restructuring was critical for us as it allows us to confidently pursue our business objectives and move forward with lenders, industry partners, and institutional investors. Please refer to our recent Form 8K filed on February 24th, 2023 for the restructured loan amendment terms and conditions agreed to with Bank United. With that, I will now turn the call back to Sterling.
spk00: Thank you, Lance. Given the ongoing uncertainties impacting the real estate market at this time, we are foregoing annual guidance for fiscal year 2023 and beyond. We will reconsider providing guidance in the future when we have sufficient visibility into market conditions and a better idea of our multifamily sales timing. We believe our strategic shift to multifamily and the cost-cutting measures implemented in the year positions us well for the future. We remain confident in our ability to adapt to and navigate the current housing cycle and emerge a stronger player in the markets we serve. With that, I will turn it back to the operator.
spk02: Thank you. We will now switch to the question and answer session. Prior to the call, inquiries were submitted to IR at harborcustomdev.com. I will now read the previously submitted questions to Mr. Griffin and Mr. Brown to respond to. Thank you to everyone who submitted questions. Should investors expect any reduction in listing prices on the remaining five multifamily properties for sale?
spk01: I will seek the pricing in general for multifamily properties and to get more specific to our project. As interest rates rise, that typically results in a corresponding rise in cap rates, which in turn results in a lower valuation of a multifamily asset as buyers' cost of capital to purchase our properties increased. As part of our year-end close procedures, we reviewed each of our multifamily properties for potential impairment. In this process, we determined that Pacific Ridge was impaired, so we took an impairment charge against that property in the fourth quarter of 2022. As of December 31, 2022, all other multifamily properties expected to be profitable in the current climate. Actual sales prices and profitability will depend on the market conditions at the time of sale and will be a function of cap rates in the area and net operating income for the property.
spk02: Will you please provide an update on Harbor's inventory in the Austin and Horseshoe Bay real estate markets?
spk00: We have seven homes under construction in the Austin market, five of which are in a gated golf course community called Cimarron Hills. We anticipate selling these homes for approximately $400 per square foot We have two other Austin-centric homes, one in Flint Rock Hills and one in Creeks Edge. These homes should generate a slightly higher price per square foot of approximately $410 to $420 upon sale. Regarding Horseshoe Bay, we have nine homes under construction in the Summit Rock subdivision and two in the Siena Creek flat. We also anticipate generating approximately $400 per square foot on these homes. Today, we have no finished standing inventory in either the Austin Market or Horseshoe Bay.
spk02: Can you provide an update for your Horizon Semiyamu and Grandest Pond projects?
spk00: Regarding the Horizon Semiyamu properties, we have received preliminary plat on the 60 lot phase two subdivision and have started marketing that property. We are also marketing the multifamily tracks RS&T, which are approximately 102 units combined. As it relates to the Inverness property, we have started the preliminary flat process for the 63-lot subdivision and expect that to be completed in 2023, upon which we may choose to monetize the asset at that stage as well. Grandest pawn, it is our objective to complete the off-site engineering and the on-site civil engineering for the first neighborhoods of the project, which are approximately 120 units by year-end.
spk02: Are construction loans still available in today's lending market?
spk01: Construction loans are still available in today's market, but it is more difficult and time-consuming to obtain construction financing than it was in prior periods. As interest rates began to rise, so did lender diligence requirements. However, Harvard has ongoing relationships with several financial institutions that have financed the loans we currently have in place, and we continue to build new relationships to help ensure future financing is available when needed and at competitive prices based on the current market conditions.
spk02: Does the company need more capital financing to support planned operations?
spk01: Yes, the company often needs more capital to support our planned operations, particularly as we are growing and starting new projects. We plan to fund the majority of our projects with a construction loan and expect to contribute our equity portion for the project through cash on hand, cash generated from sales of our assets, project-level equity, and or funds raised in the public market.
spk02: Will the company be raising money in the public markets now that the reverse stock split is complete?
spk01: Raising money in the public markets is an option to us now that the reverse stock split is complete. As previously stated, we are often looking for additional capital to support our ongoing operations and fund new projects. We consider all of the options available to us to meet our cash requirements and try to utilize the best options available to us at the time to meet our needs while predicting shareholder value.
spk02: Why didn't the Punta Gorda sale close in the fourth quarter, and what is the current status of the project?
spk00: The buyer backed out during their feasibility contingency. Although they did not provide a reason, we believe their financing fell through. We have relisted the property and anticipate monetizing the asset in 2023. The good news is that we have continued to go through the entitlement process on the property while we still own it.
spk02: Now that you're in compliance with the Bank United loan, when will you begin assuming dividend payments?
spk01: Part of our recent restructuring agreement and revolver loan amendment with Bank United requires us to not make any dividend payments to our Series A preferred shareholders, but instead pay the amount that would have been paid in dividends to the Series A preferred shareholders to Bank United instead. This requirement to defer the preferred dividend payments will remain in place until the Bank United revolver loan is paid in full. Until that time, the monthly dividend payments for the Series A preferred shareholders will be accrued on our balance sheet as a liability of the company.
spk02: What is the current plan for your Dark Horse subdivision property? Will you continue to sell land in California?
spk00: It is our objective to sell all our lots in the Dark Horse and Winding Lane subdivisions in California.
spk02: How does the company intend to raise the stock price in the near term?
spk00: our objective is to continue to execute on our business plan by generating top line sales through the monetization of our real estate assets from our multi-family homes lots and land we also plan to strengthen our balance sheet with the introduction of preferred equity partners in our multi-family properties additionally we plan to continue searching for value opportunities to add to our property portfolio with the goal of monetizing these projects in the future Thank you, everyone, for participating on today's call. We look forward to providing additional updates soon. You can find more information about the presentation and future events on our investor relations page under the tab events on our website, www.barbercustomdev.com. For the most recent updates on company news, we encourage you to sign up for email notifications on the investor resources tab of our website. If anyone has further questions, we can be reached at 866-744-0974 or at ir at harborcustomdev.com. Thank you again for joining us today. We appreciate your time.
spk02: This now concludes today's call. At this time, you may now disconnect.
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