What Is Adjusted Funds From Operations (AFFO)?
Let me explain Adjusted Funds From Operations, or AFFO, directly to you as a key metric in the REIT world. It's an extension of Funds From Operations (FFO), where we adjust for capital expenditures and maintenance costs to get a realistic view of a REIT's cash flow and its capacity to distribute dividends.
For a REIT, AFFO is basically the FFO minus those recurring capital expenses that keep the properties in good shape. We also factor in adjustments like GAAP straight-lining of rent, leasing costs, and other significant elements. Keep in mind, the exact calculation can vary, but this is the core approach.
Key Takeaways on AFFO
You should know that AFFO measures the real value and cash flow potential of a REIT. It's seen as more precise than FFO since it subtracts the capital expenditures needed to maintain properties. AFFO also includes rent hikes and leaves out one-off gains from selling properties, giving you a better sense of sustained cash flow. As an investor, understanding AFFO helps you evaluate how well a REIT can handle dividends and ongoing property expenses.
Why AFFO Gives a Better View of REIT Profitability
No matter how experts calculate it, I can tell you AFFO is a superior gauge of residual cash flow for shareholders compared to plain FFO. FFO doesn't account for the capital outlays to upkeep the property portfolio, so it falls short on true cash flow measurement. Analysts like AFFO because it includes extra costs the REIT faces, plus income boosts like rent increases. This makes it a solid base for valuing the present and forecasting the REIT's dividend sustainability. Remember, it's a non-GAAP metric.
How to Calculate AFFO
To get to AFFO, you first need the REIT's FFO. FFO looks at cash flow from specific operations, including leasing, acquisitions, and interest costs. It starts with net income, adds back amortization and depreciation, but skips capital gains from property sales since those are one-offs without long-term impact on earnings.
The Formula for FFO
Here's the straightforward formula: FFO equals net income plus amortization plus depreciation minus capital gains from property sales.
The Formula for AFFO
Once you have FFO, AFFO is typically FFO plus rent increases minus capital expenditures minus routine maintenance. There's no single official formula, but this captures the essence.
A Quick Note on Traditional Metrics
Just so you're aware, standard equity evaluation tools like earnings-per-share (EPS) and price-to-earnings (P/E) ratios aren't dependable for REIT valuation.
Practical Example of Calculating AFFO for a REIT
Let's walk through an example. Suppose a REIT reports $2 million in net income for the period. It made $400,000 from selling one property and lost $100,000 on another. Amortization was $35,000, depreciation $50,000. Net rent increases came to $40,000, capital expenditures $75,000, and routine maintenance $30,000.
First, calculate FFO: $2,000,000 + $35,000 + $50,000 - ($400,000 - $100,000) = $1,785,000.
Then, AFFO: $1,785,000 + $40,000 - $75,000 - $30,000 = $1,720,000. That's how you arrive at it step by step.
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