Investor Presentation - NAREIT Investor Deck June 2020

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Investor Presentation - NAREIT Investor Deck June 2020
Investor
Presentation

NAREIT Investor Deck
June 2020
                       0
Investor Presentation - NAREIT Investor Deck June 2020
INVESTMENT HIGHLIGHTS

– Best-in-Class company with a proven track record.

– Modernizing an industry in its infancy provides strong growth
  potential and cash flow stability.                              1200 W. Marshall | Richmond, VA

– Proprietary operating platform supports internal cash flow
  growth, margin improvement, and expansion of market share.

– Disciplined and diversified investment strategy.

– Consistent financial performance supported by a conservative
  investment grade balance sheet and ample liquidity.
                                                                  Village at Overton | Lubbock, TX

– ACC’s modern products are desirable in the COVID-19
  environment and beyond.

                                                                                                     11
                                                                  University Pointe | Portland, OR
Investor Presentation - NAREIT Investor Deck June 2020
BEST-IN-CLASS

Who we are.
ACC pioneered the modernization of the student housing industry with over $16.4 billion in transactions
since inception.
American Campus Communities (ACC), founded in 1993, is the                                                                        Transactions since Inception1
largest developer, owner and manager of high-quality student
housing communities in the United States.
                                                                                                                                                               $8.1B in Development

                                                                                                                                                                $5.8B in Acquisitions
                                          Founding Mission

     “…to be the nation’s premier provider of                                                                                                                   $2.5B in Dispositions
     quality student housing communities and
   services through a unique understanding and
                                                                                                                                   Comparative Statistics
      an unrelenting commitment to students,
                                                                                                                                                     2004 IPO                             Q1 2020
        parents, educational institutions and
                                                                                                                                   Enterprise Value : $351M                               $7.4B2
      investors. Our people are our strength,                                                                                      Markets:           12                                  69
    achieving success through a dedication to                                                                                      Properties:        16                                  166

              excellence and integrity.”                                                                                           Beds:              11,773                              111,900
                                                                                                                                   Employees:         560                                 3,1003
                                                                                                                                   Credit Rating:     Unrated                             BBB negative / Baa2 stable4

1. Developments includes both owned and third party projects, properties currently under construction, and properties expected to commence construction during the current calendar year. Dispositions includes transactions completed and under contract.
   Acquisitions includes transactions completed. As of 4/20/2020.
2. Based on share price as of 3/31/2020.
3. Employees as of 12/31/2019.                                                                                                                                                                                                                               2
4. A credit rating is not a recommendation to buy, sell or hold securities and may be changed or withdrawn at any time.
Investor Presentation - NAREIT Investor Deck June 2020
BEST-IN-CLASS

Where we are.
ACC owns the industry’s preeminent portfolio—located a median distance of only one-tenth of a mile
from campus.                                                                                   1                             Portfolio NOI Composition by Distance to Campus
We primarily focus on developing and owning on-campus and
pedestrian-to-campus properties serving Power 5 conferences and                                                                          PROPERTIES                  34                           115                              10         1
Carnegie R1 institutions.                                                                                                                   NOI                     35%                           59%                              6%        0%
                                                                                                                                                                             94% of NOI within ½ mile from campus

Our investment criteria focuses on differentiated properties in close                                                                                          University
                                                                                                                                                                                                          1/2   1  1+
                                                                                                                                                                                                         mile mile mile
proximity to campus within submarkets with high barriers to entry.                                                                                                            0.1 miles median distance to campus

Current Portfolio                                                                                                            Top 10 Universities by NOI1
                                                                                                                                                                                                                ACC ACC Beds as
                                                                                                                                                                                         AY 19-20             Owned   % of Total               % of Total
                                                                                                                               University Market                                       Enrollment              Beds Enrollment                  LTM NOI
                                                                                                                                  1 Arizona State University                                53,286              7,822            14.7%               9.3%
                                                                                                                                  2 University of Texas at Austin*                          51,090              4,724              9.2%              6.5%
                                                                                                                                  3 Drexel University                                       24,205              3,192            13.2%               5.4%
                                                                                                                                  4 Northern Arizona University                             22,791              3,307            14.5%               3.8%
                                                                                                                                  5 Florida State University                                42,876              3,666              8.6%              3.6%
                                                                                                                                  6 Virginia Commonwealth University                        30,103              2,786              9.3%              2.9%
                                                                                                                                  7 University of Central Florida                           55,033              2,045              3.7%              2.8%
                                                                                                                                  8 Texas A&M University                                    63,859              3,116              4.9%              2.7%
                                                                                                                                  9 University of Kentucky                                  29,402              2,974            10.1%               2.4%
                                                                                                                                10 Texas Tech University                                    38,742              5,020            13.0%               2.3%
                                                                                                                                                                                            41,139              3,865              9.4%             41.8%
                                                                                                                                                                                                Avg               Avg                Avg             Total
     Single Property in Market

     Multiple Properties in
     Market

1. Includes owned properties, properties currently under construction, and properties expected to commence construction during the current calendar year. NOI used for percentage calculations for properties (i) open for the entire trailing 12 month period
   are based upon historical data, and (ii) owned for less than the full trailing 12 month period are based upon historical data and management’s estimates. Excludes properties classified as held for sale. Actual results may vary.
*NOI represents ACC’s consolidated interest in these properties. ACC’s economic interest in the University of Texas at Austin portfolio is 55%.                                                                                                                  3
Investor Presentation - NAREIT Investor Deck June 2020
MODERNIZATION TO MEET PENT-UP DEMAND

Modernizing an industry.
Composition of student housing should continue to transition toward more modern, purpose built supply.

Modernization is opportunity.                                                                                                                          Supply in 68 ACC University Markets2
On-campus
– Primarily consists of residence halls built in the 1950’s-60’s designed for the Baby                                                                                        Drive: 12%
                                                                                                                                                                          Median Age: 12 years
  Boom generation.
– The median age of existing on-campus housing exceeds 50 years old in ACC
  markets.                                                                                                                                               Purpose Built 23%
– New purpose built living learning communities will replace these antiquated                                                                          Pedestrian: 11%
  dormitories with product meeting the needs of current students.                                                                                     Median Age: 8 years

Off-campus
– Majority of current stock is low density alternate housing such as absentee                                                                                                                             Alternate Supply
  landlord communities and single family residences not designed for today’s                                                                      On-Campus                                                     55%
  student.
                                                                                                                                                     22%
– New purpose built development off-campus is replacing this sub-standard
  alternate housing with modern purpose-built product.
– Current purpose built communities began in the mid 1990’s.                                                                                                           Modernization
       • The majority of early communities (pre-2010) were drive properties.
                                                                                                                                                                       is opportunity.
       • Since 2010, the majority of development has been built pedestrian to
         campus.1

1. According to the Company’s most recent annual review of overall market composition.
2. According to the Company’s analysis; estimated based on 2019 supply categories divided by academic year 2019/2020 preliminary enrollment within ACC’s 68 university markets. Purpose built reflects certain off-campus properties that may   4
    lease by the unit rather than by the bed, but compete with ACC properties in the student housing market.
Investor Presentation - NAREIT Investor Deck June 2020
MODERNIZATION TO MEET PENT-UP DEMAND

Manageable new supply.
New supply in individual markets can occasionally cause short-term disruption but has been
manageable over time.
– The new supply landscape has remained consistent in ACC markets since our IPO, amounting to only 1.3% of enrollment each year, on average.
– At the current rate of new supply, the obsolete alternate student housing stock is decades away from achieving modernization.
– 2020 new supply in ACC markets is expected to be down 20% from 2019 levels.

New
.   Supply in ACC Markets 2006 – 2020E1

Source: Company data                                                                                                                           5
1. 2019 and 2020 new supply based on academic year 2019/2020 preliminary total enrollment.
Investor Presentation - NAREIT Investor Deck June 2020
FUNDAMENTAL TAILWINDS

Consistent enrollment growth.
Enrollment growth at ACC targeted universities has remained steady throughout the economic cycle.
– Declining national enrollment statistics over the last decade have been driven by non-traditional students leaving private for-profit universities and
  community colleges to return to the workforce as the economy has recovered.
– Public 4-year universities have averaged 1.6% annual enrollment growth since 1970 and have continued at these levels since the Great Recession.

                                                                                                                                                                  Public 4-year University
Public 4-year Universities Remain in Demand                                                                                                                      Enrollment Growth (CAGR)
                                     20%
                                                                                                                                                                     Since 1970   1.6%
                                     10%                                                                                                                             Since 1980   1.5%
      Cumulative Enrollment Growth

                                                                                                                                                                     Since 1990   1.5%
                                      0%
                                                                                                                                                                     Since 2000   2.3%

                                     -10%                                                                                                                            Since 2010   1.6%

                                     -20%

                                     -30%

                                     -40%
                                            2009            2010       2011          2012      2013            2014       2015             2016           2017

                                            Public 4-year          Private 4-year Nonprofit    Public 2-year          Private For-profit          Total

Source: National Center for Education Statistics 2018 Table 303.25 (Data through Fall 2017).                                                                                                 6
Investor Presentation - NAREIT Investor Deck June 2020
FUNDAMENTAL TAILWINDS

Value of a college degree remains intact.
Public 4-year universities still provide a good return and student debt is manageable.
– At four year public universities, 34% of students graduate with no debt1.
      • Of those graduating with debt, the average student loan balance is only $26,9001.
– $23,000 salary differential between college graduates and high school graduates2.
– Annual average in-state tuition costs at the 60 public universities served by ACC is less than $11,000.
– Annual net tuition and fees is less than $10,000 for 77% of students at four-year public institutions (after grant aid)3.
– Student loan default rates average sub-4% at Power 5 and Carnegie R1 institutions.

 Average Earnings by Level of Education2                                                                                         Student Debt Levels1 and Default Rates4
  $60,000                                                                                                      14%                $45,000                                                                                              16%
                        13%                          $23,000                                                                                                 Sub-4% default rates
  $50,000
                                                   incremental                             $54,990             12%
                                                                                                                                  $40,000
                                                                                                                                                              at Power 5 and R1                                        14%
                                                                                                                                                                                                                                       14%
                                                     earnings                                                                     $35,000                         institutions                                                         12%
                                                                                                               10%
  $40,000                                                                                                                         $30,000
                                                                                                                                                                                                                                       10%
                                                                                                               8%                 $25,000
  $30,000                                       7%                  $35,000
                                                                                                                                                                                                                                       8%
                                                                                                               6%                 $20,000                  7%                             7%
                      $25,980                $31,990
                                                                                                                                                                                                                                       6%
  $20,000                                                              4%                                                         $15,000
                                                                                                               4%
                                                                                                                                                                                                                                       4%
                                                                                                                                  $10,000
  $10,000                                                                                     3%
                                                                                                               2%                                                                                                                      2%
                                                                                                                                   $5,000
                                                                                                                                                         $26,900                       $31,450                        $39,900
         $0                                                                                                    0%                        $0                                                                                            0%
                 Less than high           High school          Some college, Bachelor's or                                                           4-year Public             4-year Private Non-               4-year Private For-
                     school               completion           no bachelor's higher degree                                                                                            Profit                            Profit
                   completion                                     degree

                    Median Annual Earnings ($)                            Unemployment Rate (%)                                                            Average Loan Balance ($)                   Default Rate (%)

Source: Company data
1. TICAS, “Quick Facts about Student Debt”, April 2019.                                                              3. The College Board, Trends in College Pricing 2018.                                                                   7
2. National Center for Education Statistics 2018 Table 502.30 and Table 501.80. For persons 25-34 years old.         4. Federal Student Aid an Office of the U.S. Department of Education, September 26, 2018.
Investor Presentation - NAREIT Investor Deck June 2020
THE ACC ADVANTAGE

Over a decade of continued value creation.
ACC has achieved 15 consecutive years of internal growth in same store rental rate, rental revenue, and NOI.

Total Wholly-Owned NOI per Year1
($ millions)
                                                                                                                                               Same Store Performance since IPO

                                                                                                                                                 Average Fall
                                                                                                                                                 Occupancy
                                                                                                                                                                      97.5%

                                                                                                                                                 Average Rental
                                                                                                                                                 Rate Growth          2.5%
Annual Dividend Per Share

                                                                                                                                                 Average Rental
                                                                                                                                                 Revenue Growth2      3.2%

                                                                                                                                                 Average NOI
                                                                                                                                                 Growth               3.8%
1. See Appendix for the applicable definitions and reconciliation.
2. Rental revenue growth based on change in Fall occupancy plus final change in rental rate as reported in the Company’s 3Q analyst package.                                      8
Investor Presentation - NAREIT Investor Deck June 2020
THE ACC ADVANTAGE

Historically recession resistant cash flows.
Stable Performance Through Cycles
                 200                                                                                                                                                                                                                                              40.0%
                 180                                                                                                                                                                                                                                              30.0%
                 160

                                                                                                                                                                                                                                                                            Year over Year Growth
                                                                                                                                                                                                                                                                  20.0%
                 140
Indexed Growth

                                                                                                                                                                                                                                                                  10.0%
                 120
                                                                                                                                                                                                                                                                  0.0%
                 100
                                                                                                                                                                                                                                                                  -10.0%
                  80
                  60                                                                                                                                                                                                                                              -20.0%
                  40                                                                                                                                                                                                                                              -30.0%
                  20                                                                                                                                                                                                                                              -40.0%
                   0                                                                                                                                                                                                                                              -50.0%
                        2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
                  4 Yr Public University Enrollment                             Same Store NOI Growth (Indexed)                                        Multifamily Same Store NOI Growth (Indexed)
                                                                                                                                                                                               1                                                 S&P 500 Annual Return

                                                                                                                                                                                     Portfolio Improvement Since Last Downturn
                                                                                                                                                                                            Distance to Campus (% of Beds)
ACC’s recession resilient cash flows have produced similar same store
                                                                                                                                                                                                                 < 1/2 Mile                  1 Mile              1+ Miles
NOI growth to multifamily, with less volatility throughout the economic                                                                                                                         2009                   58%                   22%                  20%
cycle.                                                                                                                                                                                          2019                   93%                    7%                   0%

Strategic capital recycling has further strengthened portfolio quality relative                                                                                                                          % of Beds On-Campus
to last downturn.                                                                                                                                                                                          2009                                         2019
                                                                                                                                                                                                             8%                                          26%
Sources: U.S. Department of Education, National Center for Education Statistics, Integrated Postsecondary Education Data System (IPEDS), Fall Enrollment component final data (2002, 2003, 2006 - 2016) and provisional data (2004, 2005, 2017). ACC Research.
1. Multifamily peer group includes AVB, AIV, EQR, ESS, CPT, MAA, UDR.
                                                                                                                                                                                                                                                                                                    9
Note: 2018 & 2019 enrollment growth based on ACC portfolio. NCES data not yet available.
THE ACC ADVANTAGE

Management team advantage.
Innovative products and services, new ways of thinking, and continual self-evaluation maintain our
competitive advantage and allow us to meet the emerging needs of an ever-changing marketplace.

   Grass Roots Management                                                         Industry Leadership
                                                                                  Texan by Nature 20 Honoree

   26
              Senior                                                            Hi, How Are You Project Sponsor
              Management Team                                                  Great Place to Work® Certification
              Members began                                                America’s 100 Most Trustworthy Companies
              Careers as RA’s                                                        37 Innovator Awards
                                                                            28 Pillars of the Industry Awards (NAHB)

                                     Innovative Product Design

                                   Focus on creating a unique sense of
                                   community through shared living at a
                                     price point that previously did not
                                                    exist.

               Standard
               Deviation

                                                                                                                       10
THE ACC ADVANTAGE

Operating platform advantage.
ACC’s core competency lies in its proprietary operating platform built on internally developed systems and
business intelligence which drives our ability to consistently outperform.

                          Competitors                                                      ACC

   Leasing

                       Mail            Website                   Traditional Targeted    Social University       Brand
                                                                  Medium Ads / SEO       Media Relationships     Value

 Operations/
  Revenue
 Management

               Pushes Costs   Manual     Multifamily Out-                    Centralized        Proprietary LAMS and
                 to Field                of-the-box Apps                  Corporate Support       Next Gen Systems

 Investment
  Decision
   Making

                               Lack of                                 Analytics         Business        Portfolio
                        Market / Industry Data       Standard                           Intelligence    Optimization
                                                     Deviation

                                                                                                                         11
DISCIPLINED AND DIVERSIFIED INVESTMENT STRATEGY

Creating value through development.
ACC has consistently delivered accretive developments throughout the economic cycle, while also
increasing portfolio quality.
                                         20%

                                                                                                                                             19%
          ACC Estimated Unlevered IRRs

                                         15%
                                                                                               15%
                                                                                                                                                                                              The Summit | Philadelphia, PA

                                         10%
                                                 11%

                                                                                                                                                                                                   0.1
                                                                                                                                                                                                                           Average miles to
                                                                                                                                                                                                                          campus for ACC’s
                                         5%                                                                                                                                                                               developed assets

                                         0%
                                               2005-2009                                  2010-2014                                     2015-2017
                                               6 Projects                                 25 Projects                                  16 Projects

                                                                                                                                                                                              LightView | Boston, MA

Source: Company estimate of internal rate of returns (IRRs) on ACC designed developments. Terminal economic cap rate of 4.25% . Cash flows include property management fee and annual capital expenditures of $175/bed.
                                                                                                                                                                                                                                              12
DISCIPLINED AND DIVERSIFIED INVESTMENT STRATEGY

              Build for the masses, not the classes.
              ACC’s properties are strategically positioned to target all student demographics with a focus on
              affordability.
                                                                                                                                                                                                            ACC Effective Rental Rates versus
                                                                                                                                                                                                           Competitive Set (% of ACC Properties)

           Better Product at a Better Price Point

                                                                                                                                                                                                                                                                                                13
Source: Data from RealPage Axiometrics’ Student Housing Performance Time Series by Month report as of 10/24/2019. Market statistics are based on all properties tracked by RealPage in ACC’s 69 markets located within 1 mile from campus with effective rental rate data for September 2019.
DISCIPLINED AND DIVERSIFIED INVESTMENT STRATEGY

Value creation through external growth.
ACC produces stable and consistent same store NOI growth and has a proven ability to deliver accelerated
results during periods of portfolio expansion.
                                                                                                                                                                                          Opportunity set still
                                                                                                                                                                                       provides occupancy upside
                                                                            Estimated                                                                                         Total     5 Year Avg. Final Fall Occupancy3
                                                      Rental Rate Occupancy  SSNOI                                                                                          Property
                                             FY SSRev   Growth     Growth Impact from SSNOI                                                                                  Count
                                                                                                                                                                                           American Campus      97.2%
                 Year                         Growth1   (Bps)1      (Bps)1 Scale (Bps)2 Growth1                                                                             Growth1        RealPage 175         94.3%
             Average                               3.0%                       229                        69                          2                      3.9%             15.9%
  2014-2018 Average                                2.5%                       258                        (2)                      (58)                      2.6%             0.1%
  2005-2013 Average                                3.3%                       213                       109                         45                      4.6%             24.7%         Incremental value
                                               +80 bps                   (45 bps)                 +111 bps                   +103 bps                  +200 bps                             creation through
                                                                                                                                                                                             long-term M&A
During periods of M&A growth, ACC drives outsized same store revenue growth from occupancy improvement, while same store
revenue and NOI growth both benefit from platform efficiencies and scale.
Without M&A, same store revenue growth is limited to rental rate increases, which have improved with portfolio refinement, and the
benefits of occupancy, platform efficiency, and scale are lost.
As the long-term industry consolidator, ACC has significant opportunity to return to higher internal growth.
Source: Internal company data and public filings.
1. Based on calendar year results.
2. Same store NOI (SSNOI) impact from scale estimated based on actual results versus estimated inflationary G&A expense per property, adjusted for property count growth.
                                                                                                                                                                                                                        14
3. RealPage Axiometrics’ Student Housing Supply and Demand Model.
STRONG BALANCE SHEET

Balance sheet positioned to weather disruption.
The company benefits from broad access to capital, ample liquidity and limited near-term debt maturities.

Balance Sheet Management                                                                                                   Balance Sheet Liquidity (in millions)1
   Investment Grade Credit Profile                                                                                         Revolver Capacity                            $1,000.0
      • BBB negative / Baa2 stable2.
                                                                                                                           Drawn to Date                                 ($609.7)
      • Provides access to broadest set of capital options.
      • Consistent cash flows and credit statistics.                                                                       Available to Draw                              $390.3
                                                                                                                           Cash and Cash Equivalents                      $176.8
   Maintain a staggered debt maturity schedule
      • No remaining 2020 maturities and limited mortgage                                                                  Total                                           $567.1
         maturities in 2021.

   Broad access to capital
      • ACC has raised $6.0 billion from dispositions, joint                                                               Debt Maturity Schedule1
         ventures and capital markets activity since the                                                                   $1,000                                  Unsecured Notes
         beginning of 2015.
                                                                                                                            $900                                   On-Campus Participating Properties

   Access to GSE’s and other secured debt provides flexibility                                                              $800                                   Unsecured Term Loans
                                                                                                                                                  $200
                                                                                                                                                                   Unsecured Revolving Credit Facility
   Manageable development exposure with only 1.5-3.2% of                                                                    $700

   gross assets in annual developments through 2023                                                                                                                Mortgage Loans
                                                                                                                            $600
      • $355 million development cost remaining to fund is
                                                                                                                            $500
         covered by current liquidity.
                                                                                                                            $400
                                                                                                                                                  $610          $400                                     $2
                                                                                                                            $300
                                                                                                                                                         $400                                                 $400
                                                                                                                            $200           $25                                   $400      $400
                                                                                                                                                                                                    $330
                                                                                                                            $100           $168                 $134
                                                                                                                                                  $26    $12             $9                                    $40
1. As of March 31, 2020.                                                                                                      $0
                                                                                                                                    2020   2021   2022   2023   2024   2025      2026      2027     2028      2029+
2. A credit rating is not a recommendation to buy, sell, or hold securities and may be changed or withdrawn at any time.
                                                                                                                                                                                                                      15
Current Business Update

                          Manzanita | Tempe, Arizona
                                                       1616
CURRENT BUSINESS UPDATE

Recent highlights.
ACC reported a solid start to the year on its first quarter call.

– First quarter 2020 summary.
  •   1Q 2020 FFOM per share of $0.70 versus initial guidance of $0.67-$0.69, outperforming
      budgeted results every month of the quarter.
  •   Completed the disposition of The Varsity located in College Park, Maryland for proceeds
      of $148 million, representing a 4.1% economic cap rate.
  •   Announced future on-campus developments at MIT and Virginia Commonwealth
      University.
                                                                                                Tooker House | Tempe, AZ
  •   Development properties have incurred no disruption in construction and are expected to
      be delivered on-time and on-budget.

– June 1st NAREIT update summary.
  •   Same store owned portfolio was 82.6% preleased compared to 84.9% preleased for the
      same date prior year.
  •   94.8% of residents have made their April rent payments, representing $3.0 million of
      delinquency, of which $1.7 million has been abated through the company’s Resident
      Hardship Program.
  •   93.3% of residents have made their May rent payments, representing $3.8 million of
      delinquency, of which $2.6 million has been abated through the company’s Resident
      Hardship Program.
  •   47 of the 68 universities the company serves have confirmed plans for a return to in-     Lightview | Boston, MA
      person classes this fall.
                                                                                                                           17
CURRENT BUSINESS UPDATE

Fall picture starting to become more clear.
Students are leasing beds for this fall, especially as schools clarify plans.
– 47 of the 68 universities served by ACC are already planning for in-person classes in the fall, while 12 are still considering
  a range of scenarios or a hybrid model.
– 78% of same store beds are located at universities planning for in-person classes in the fall.
  • These beds are 83.1% preleased, roughly inline with the prior year’s pace.
– Only two same store properties are at universities currently planning for mostly online classes, one of which is under a
  three-year master lease.
 Fall Curriculum Plans for ACC’s 68 University Markets 1                                                                                             COVID-19 Leasing Update2
                                    Still                                                                                                                                                                                         Pre-Leasing Status                         % of
                               Considering a                                                                                                                                                                                                                                 Same
                                  Range of                                                                                                                                                                                  Current          Prior       Variance   Design   Store
                               Scenarios, 7,                                                                                                          Leases                                                                Year %          Year %          %        Beds    Beds
                      Proposing     10%
                     Hybrid Model,                                                                                                                    2021 Same Store Owned Properties
                         5, 7%                                                                                                                                                                                               83.1%          83.8%         (0.7% )   74,086   78%
                                                                                                                                                        Planning for In-Person
                    Planning for                                                                                                                        Planning for Online                                                  89.7%          95.7%         (6.0% )   1,012     1%
                    Online, 3, 5%
                                                                                                                                                        Proposing Hybrid Model                                               68.5%          70.9%         (2.4% )   4,877     5%
                                                                                                                                                        Still Considering a Range of Scenarios                               86.7%          95.9%         (9.2% )   8,489     9%
                 Waiting to
                Decide, 6, 9%                                               Planning for                                                                Waiting to Decide                                                    81.5%          91.0%         (9.5% )   6,890     7%
                                                                           In-Person, 47,
                                                                                                                                                      Total 2021 Same Store Owned Properties                                 82.6%          84.9%          (2.3%)   95,354   100%
                                                                                69%

1. Source: The Chronicle of Higher Education data as of May 31, 2020. Note: The Chronicle of Higher Education currently does not track the University of Central Florida which is considering a range of scenarios and is included as such in the above chart.                 18
2. Company Data as of May 31, 2020.
CURRENT BUSINESS UPDATE

COVID-19 strategic response.
In response to COVID-19, ACC adopted eight guiding principles to “do the right thing” by all stakeholders.

1)   Maintain a healthy and academically oriented environment by implementing CDC guidelines in regard to cleaning,
     sanitizing and social distancing.

2)   Be compassionate and provide financial support to residents and their families financially impacted by the COVID-19 crisis.

3)   Strive to ensure all ACC team members have a safe, healthy and productive work environment.

4)   Work with ACE university partners to understand their individual unique challenges during the pandemic in an effort to help
     them implement their plans and accommodate their decisions with regard to housing refunds.

5)   Attempt to limit negative financial and operational impacts to the period directly associated with this crisis.

6)   Adapt marketing and leasing strategies to successfully complete the 2020/2021 academic year lease-up.

7)   Maintain ample balance sheet liquidity to withstand the duration of the crisis.

8)   Reflect on lessons learned to improve future products, services and operational policies, as well as our investment
     strategies and standards.

                                                                                                                                   19
CURRENT BUSINESS UPDATE

Universities’ initial response to COVID-19.
Universities’ decisions had unintended consequences that might have been avoidable with more time and data.

– Nearly all universities that ACC serves moved to some form of online education for the remainder of the Spring 2020
  semester and urged students to vacate on-campus residence halls due in part to their inability to accomplish CDC
  guidelines and meet social distancing standards in their older residence halls containing community restrooms.

– The universities’ decisions, made in crisis with a great sense of urgency and little time to fully assess the future
  impact, had four unintended consequences:

  1) For many students, their college housing is their only home, leaving them with nowhere to go;

  2) Many students did not want to go home and risk exposing parents and grandparents who are likely in a higher risk category
     for complications from COVID-19;

  3) The manner in which universities, as landlords, required or “highly suggested” students leave on-campus housing fueled
     demand for student refunds; and

  4) The universities’ actions put public relations, media and, at times, political pressure on private, off-campus landlords to
     consider giving refunds.

                                                                                                                                   20
CURRENT BUSINESS UPDATE

Universities’ plan moving forward.
University administrators are developing plans to resume in-person classes for the fall.

– To assist in reopening plans, ACC has reached out to its partner universities to provide student housing assessments and
  market data regarding the availability of total student housing supply in their markets and how each product type enables
  implementation of CDC social distancing guidelines.

– The majority of the 68 universities within ACC’s owned markets have publicized on their websites that they are working
  towards holding in-person classes in the fall with some universities even working towards holding in-person classes for some
  portion of the summer term.

– To more align their housing with CDC guidelines and consumer preferences, universities are considering de-densifying older,
  community bath residence halls, which could increase the number of students requiring private off-campus housing.

– University administrators are implementing plans to accommodate remote work for at-risk students and staff and lower
  overall classroom and on-campus facilities density.

– Universities are adjusting admittance ratios and deadlines to accomplish originally targeted enrollment levels.

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CURRENT BUSINESS UPDATE

 A return to campus is appropriate.
 In-person education leads to best student outcome.
 – Benefits of in-person education.
        •       Active learning as a result of mentoring from instructors, tutoring from grad students,
                and in-person experiences from labs and group projects.
                                                                                                                                      “77% of students say distance learning is
        •       The exposure, debate, and collaboration with students of different belief systems and                                 worse or much worse than in-person
                socioeconomic backgrounds.                                                                                            classes.”
        •       The personal growth and life experiences that come from beyond the classroom.
                                                                                                                                      -College Reaction/Axios Poll April 10-12th
 – Drawbacks                      of online education.1
        •       Increases the probability that a student will drop out of school.
                                                                                                          The Pandemic has Reinforced the Importance of a Degree2
        •       Students average almost half a letter grade lower in online classes.
                                                                                                                              20.0%
        •       Disproportionately negatively impacts the students struggling the most.
                                                                                                                              18.0%
 – 4-year graduates have been less impacted by the financial fallout                                                          16.0%
                                                                                                                                                                                       18.1%

   from COVID-19.

                                                                                                          Unemployment Rate
                                                                                                                              14.0%

        •       Since December 2019, the unemployment rate for non-degree earners has increased                               12.0%

                over 1,400 basis points while the labor force fell 9%.                                                        10.0%
                                                                                                                              8.0%
        •       The unemployment rate spread between degree earners and non-degree earners                                                              8.4%
                                                                                                                              6.0%
                increased from 210 basis points to 970 basis points from December 2019 to April 2020.
                                                                                                                              4.0%
                                                                                                                                                                               4.0%
                                                                                                                              2.0%
                                                                                                                                               1.9%
                                                                                                                              0.0%
                                                                                                                                        Bachelor's degree and higher        No college education

1. Brookings Institute, “Promises and pitfalls of online education, June 9, 2017.
                                                                                                                                                         Dec-19    Apr-20
2. BLS, “Employment Situation News Release”, May 8, 2020.                                                                                                                                          22
CURRENT BUSINESS UPDATE

ACC’s modern properties are a solution.
ACC’s student housing properties remain desirable to students and parents.
– Modern student housing product types fulfill CDC social distancing
  guidelines.
   •   Resident’s ability to personally control their environment and sanitization while performing
       basic living functions.
   •   Ability of residents within a unit to effectively isolate within their residence and mitigate
       interaction with larger groups.
   •   Spatial comfort during times of desired extended isolation.

– Student housing can be divided into three general product types
  that meet these objectives to varying degrees.
   •   Apartment-style student housing.
   •   In-suite bathroom residence halls.
   •   Community bath residence halls.

– ACC’s modern housing remains desirable and continues to lease
  under the premise that students will reside in their college
  apartments whether classes are in-person or online.
   •   In the months of March and April, ACC experienced an increase in move-ins, welcoming
       almost 1,500 new residents, many of which were displaced as a result of universities
       closing on-campus housing.
   •   For the upcoming academic year, which includes the period during shelter-in-place orders,
       ACC has had fewer cancellations than the prior year.
                                                                                                       23
CURRENT BUSINESS UPDATE

Apartment-style student housing.
Apartment-style beds make up 86% of ACC’s total portfolio.

                         4 Bedroom – 2 Bathroom                                         4 Bedroom – 4 Bathroom
                                Apartment                                                      Apartment
                            26 West, Austin, TX                                         Vista del Sol, Tempe, AZ

     Apartment-style student housing               During the pandemic, all of the    During the period of March 16th to April
  represents the most desirable product               ACC student apartment             17th, one of the greatest periods of
   with in-unit bathrooms, living rooms           communities have remained open               pandemic uncertainty,
 and full kitchens. This permits students             and defined as essential        we executed nearly 5,000 leases for Fall
    to easily control and sanitize their               housing services by all          2020 demonstrating the continued
            overall environment.                  governmental entities that issued    desirability for ACC’s modern product
                                                       shelter-in-place orders.         type among students and parents.

                                                                                                                                 24
CURRENT BUSINESS UPDATE

In-suite bathroom residence halls.
In-suite bathroom residence hall beds make up 12% of ACC’s total portfolio.

       1 Bedroom – 1 Bathroom               2 Bedroom – 1 Bathroom                             2 Bedroom – 1 Bathroom
          Double Occupancy                     Double Occupancy                                    Single Occupancy
       The Suites, Flagstaff, AZ        Fairview House, Indianapolis, IN         Barret Honors College Residential Complex, Tempe, AZ

  In-suite bathroom residence halls (regardless of single or                 For each meal service, residents rely upon the housing
    double occupancy) are desirable in that students can                    provider to implement social distancing seating as well as
    control and sanitize their unit and bathroom and they                  to adjust service operations to ensure touch contamination
  provide some dining flexibility with microwaves and mini-                              amongst the diners is mitigated.
                         refrigerators.

                                                                                                                                         25
CURRENT BUSINESS UPDATE

Community bath residence halls.
Community bath residence hall beds make up only 2% of ACC’s total portfolio.

                                                 Traditional Residence Hall
                                                     Community Bath
                                         Gladding Residential Center, Richmond, VA

   Community bath residence halls are           These residence halls are             There are several ways to address the
             usually defined               the least desirable in light of the         challenges posed by this product type
    as a series of double-occupancy       coronavirus, and offer the biggest              including, but not limited to, unit
       accommodations that share                   challenge in mitigating              dedensification, installing automated
  communal bathrooms located outside    the spread of infectious disease given        fixtures and antimicrobial surfaces and
         of the actual living unit              the need to use and share                 extensive on-going cleaning and
   with as many as a dozen to several   facilities outside of your living unit with     sanitization by a full-time attendant.
       dozen other floor residents.             a large number of students
                                            outside of your unit household.
                                                                                                                                 26
FORWARD-LOOKING STATEMENTS AND NON-GAAP MEASURES
           In addition to historical information, this presentation contains forward-looking statements under the applicable federal securities law. These statements are based on
           management’s current expectations and assumptions regarding markets in which American Campus Communities operates, operational strategies, anticipated events
           and trends, the economy, and other future conditions. Forward-looking statements are not guarantees of future performance and involve certain risks and uncertainties,
           which are difficult to predict. For discussions of some risks and uncertainties that could cause actual results to differ materially from those expressed or implied by the
           forward-looking statements, please refer to our filings with the Securities and Exchange Commission, including our Annual Report on Form 10-K for the year ended
           December 31, 2019 under the heading “Risk Factors” and under the heading “Business - Forward-looking Statements” and subsequent quarterly reports on Form 10-Q.
           We undertake no obligation to publicly update any forward-looking statements, including our expected 2020 operating results, whether as a result of new information,
           future events, or otherwise.

           This presentation contains certain financial information not derived in accordance with United States generally accepted accounting principles (“GAAP”). These
           items include earnings before interest, tax, depreciation and amortization (“EBITDA”), net operating income (“NOI”), funds from operations (“FFO”) and FFO-Modified
           (“FFOM”). The National Association of Real Estate Investment Trusts (“NAREIT”) currently defines FFO as net income or loss attributable to common shares
           computed in accordance with GAAP, excluding gains or losses from depreciable operating property sales, plus real estate depreciation and amortization, and
           after adjustments for unconsolidated partnerships and joint ventures. The Company presents FFO because it considers FFO an important supplemental
           measure of its operating performance and believes it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs. We also
           believe it is meaningful to present FFOM, which reflects certain adjustments related to the economic performance of its on-campus participating properties,
           impairment charges, losses on early extinguishment of debt related to property dispositions, and other non-cash charges. FFO and FFOM should not be considered
           as alternatives to net income or loss computed in accordance with GAAP as an indicator of the Company's financial performance or to cash flow from operating
           activities computed in accordance with GAAP as an indicator of its liquidity, nor are these measures indicative of funds available to fund its cash needs,
           including its ability to pay dividends or make distributions. The Company defines property NOI as property revenues less direct property operating expenses,
           excluding depreciation, but including allocated corporate general and administrative expenses.

                                                                                                                                                                                         2713
The Summit | Philadelphia, PA                    Plaza on University | Orlando, FL
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