On July 15, 2019, through wholly-owned subsidiaries, Power REIT has completed the acquisition of two greenhouse properties in southern Colorado. One property was acquired for $1,075,000 and is 2.11 acres and has an existing greenhouse and processing facility totaling 12,996 square feet. The other property was acquired for $695,000 and is 5.2 acres and has an existing greenhouse and processing facility totaling 5,616 square feet. The total combined purchase price of $1,770,000 plus acquisition expenses was paid with existing working capital.
"Concurrent with the closing on the acquisitions we entered into leases with a tenant that is licensed for the production of medical cannabis at the facilities," the team with the company says. "The tenant is an affiliate of a company that is active in the Colorado cannabis market and currently has two indoor cultivation facilities and five dispensary locations. The tenant has also received a preliminary approval to operate a dispensary in the town where the properties are located. The leases require the tenant to maintain a medical marijuana license and operate in accordance with all Colorado and local regulations with respect to their operations and also prohibits the retail sale of its products from the properties."
According to them, the leases provide that tenant is responsible for paying all expenses related to the properties including maintenance expenses, insurance and taxes. The term of each of the Leases is 20 years and provides two options to extend for additional five-year periods. The Leases also have financial guarantees from affiliates of the tenant.
The rent for each of the leases is structured whereby after a six-month free-rent period, the rental payments provide a full return of invested capital over the next three years in equal monthly payments. After the 42nd month, rent is structured to provide a 12.5% return on the original invested capital amount which increases at a 3% rate per annum. At any time after year 6, the rent level will be readjusted down to an amount equal to a 9% return on the original invested capital amount and will increase at a 3% rate per annum based on a starting date of the start of year seven.
The combined straight-line annual rent will be approximately $331,000 although, as described above, the rental payments are accelerated such that we receive a full return of capital over the first 42 months of the lease. David Lesser, Power REIT’s Chairman and CEO, commented, “These acquisitions represent a starting point for our new focus on greenhouse based Controlled Environment Agriculture projects and will be immediately accretive to earnings. We have an active pipeline of potential acquisitions that we are pursuing. Given the small size of our company, we believe that we can deploy capital for real estate focused on Controlled Environment Agriculture on a highly accretive basis.”
Both properties have plans to expand the greenhouse growing and processing space and the leases provide that we have the right to fund such projects on comparable terms to the original leases. Mr. Lesser commented that “this creates the built-in ability for us to deploy additional capital on risk adjusted terms that should prove to be attractive and on a highly accretive basis.”
"The greenhouse properties are located in a very favorable plant-growing environment that benefits from over 360 days of sunlight annually and offers a dry climate," they explain. "In addition, the local communities are supportive of cannabis growing facilities unlike places which are confronted with “not in my backyard” pressures. Both properties have been granted “use by right” authority from the county to grow cannabis which provides long-term stability to allow the facility to grow cannabis. In addition, both properties are located in an Opportunity Zone. Opportunity Zones were created by the Tax Cuts and Jobs Act of 2017 and provide a deferral of and potentially an elimination of capital gains related to qualified investments."
Additionally, this achievemet comes together with the annoucement by the company that it is expanding its focus to include agricultural real esate with a focus on Controlled Envrionment Agriculture (CEA)