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Centurion Apartment Real Estate Investment Trust
Updated September 2020
Table of Contents• Centurion – Who We Are
• Your Needs and Challenges
• Solution- Centurion Apartment REIT- Investment Strategy
• Portfolio Composition and Fund Performance
• Return, Volatility, and Correlation
• Risks
• Summary
• Executives and Board of Trustees
• Disclaimer
Centurion
Based in Toronto, Centurion Asset Management Inc. is a respected alternative assetmanager that offers a growing portfolio of private investment products including multi-residential apartments, student housing, mortgage financing, and corporate financing.
Centurion owns and manages over $3.4 billion in total assets.
GROWING PORTFOLIO OF THREE PRIVATE INVESTMENT PRODUCTS:
• Centurion Apartment Real Estate Investment Trust – 77 quality multi-residential andstudent housing rental properties across Canada and the United States
• Centurion Real Estate Opportunities Trust – diversified portfolio of mortgages andopportunistic real estate developments
• Centurion Financial Trust – private debt investments, including but not limited tomortgages, opportunistic real estate developments, and corporate debt
Centurion is a respected alternative investment manager committed to helping Canadianinvestors grow and protect their wealth.
Centurion – Who We Are
Management – Focused, Experienced, Disciplined
FOCUSED • Fully integrated asset and property management company• Private investments
EXPERIENCED• Established in 2003 by founder and current President, Greg Romundt• 25+ years in financial markets and residential real estate• Supported by solid senior management and majority independent boards
DISCIPLINED• Structured investment/operations due-diligence process to manage risk,
maximize income, and add value• Controlled approach to capital expenditures and capital raising
Centurion – Who We Are
Important considerations:
• Capital preservation• Moderate growth• Steady monthly distributions
Your Needs and Challenges
Centurion Apartment Real Estate Investment Trust (the “REIT”) is anincome-producing, diversified real estate investment trust. It provides theopportunity for investors to invest in a diversified portfolio of rentalapartments and student housing properties in Canada and United Statesand participate in the profits derived from them.
The REIT has stable, rational pricing with lower volatility and lowcorrelation to the public equity markets.
Solution: Centurion Apartment REIT
Solution: Centurion Apartment REIT
WE PROVIDE:
• Capital preservation: Fundamental staple with downside protection
• Investment growth: A hard asset that appreciates over time
• Income: Provides the foundation for monthly income
• Lower volatility: Not impacted by as many short-term market forces as otherasset classes
• Inflation hedge: Real estate has a history of protecting against the destruction ofwealth caused by inflation
Investing in Apartments for Income and StabilityA timely opportunity to invest in one of the safest sectors within the real estate market – income producing apartment properties in Canada and United States
Investment Strategy
Centurion Apartment REIT always looks for opportunities using a strict due diligenceprocess to ensure investments are responsible and beneficial for its valuedinvestors. We concentrate on communities with low vacancy levels and growingpopulation demographics.
Three primary strategies:
1. Purchase undervalued properties with untapped potential, low vacancy, andstable tenant base. Investing in the properties, performing upgrades to reduceoperating costs, and maximize income.
2. Investing in newer, stabilized buildings in desirable neighbourhoods that do notrequire upgrades allows the REIT to realize maximum income quickly.
3. Centurion Apartment REIT leverages on its strategic relationship with CenturionReal Estate Opportunities Trust to proactively create a pipeline of new investmentopportunities. Having the Centurion network involved throughout the developmentprocess of new multi-residential and student housing properties ensures thesepotential acquisitions of Centurion Apartment REIT are familiar, having performeddue diligence throughout the build and stabilization phases.
Centurion Apartment Real Estate Trust
(REIT)Centurion Real Estate
Opportunities Trust (REOT)Centurion Financial Trust
(CFIT)
7% - 12%Targeted Annual Total Returns
7% - 12%Targeted Annual Total Returns
9% - 12%Targeted Annual Total Returns
Investments in rental apartments, student housing properties, and
multi-family residential and commercial mortgages across Canada and the United States
Investments in mortgages and opportunistic real estate
developments and investments
Debt investments that includebut are not limited to,
mortgages, opportunisticreal estate developments,
and corporate debt
Centurion Asset Management Inc. – Asset Manager
65.4%
4.2%
15.1%5.1%
Portfolio Summary (% of Assets)
*As at June 30, 2020
Student Residences
Apartments – Canadian
Apartments – U.S.
Investment in Centurion REOT
REIT Direct Mortgage and Equity Investments
10.2%
Geographically Diverse Portfolio
Student Communities
Multi-Residential Apartments
77 PROPERTIES67 multi-residential apartments10 student communities
10,153 RENTAL UNITS
25 CITIES
*As at June 30, 2020
Portfolio Composition
25 cities / 77 properties / 10,153 rental unitsProperties Rental Units
City Apartment Student Housing Apartment Student HousingActon 1 33Barrie 2 43Brighton 2 59Cambridge 5 679Dartmouth 1 114Edmonton 8 1,378Gravenhurst 1 39Guelph 1 66Huntsville 1 25Kitchener 6 668Langford 8 382London 4 955Mississauga 3 269Montreal 1 440Oshawa 2 71Regina 5 571Surrey 1 146Toronto 11 1,138Victoria 2 229Waterloo 5 1,356Whitby 1 36Winnipeg 3 800Athens (Georgia, USA) 1 204Baytown (Texas, USA) 1 228Waller (Texas, USA) 1 224
25 cities 67 properties 10 properties 7,402 units 2,751 units
*As at June 30, 2020
Annual NOI Ratio Growth
*As at June 30, 2020
40.7%
44.9%
47.7%
51.5%
53.5%
59.4%
63.1%
64.7%
67.1%68.3%
67.3%
40%
45%
50%
55%
60%
65%
70%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020*
Centurion vs. Inflation and Market Rents
*As at December 31, 2019
100.0
110.0
120.0
130.0
140.0
150.0
160.0
170.0
180.0
190.0
2013 2014 2015 2016 2017 2018 2019
Centurion TOR Centurion NOI CMHC Market Rents (Canada)
Centurion Market Rents Inflation (CPI-Canada)
Total Operating Revenues Growth Rate
*As at June 30, 2020
0.00%
1.00%
2.00%
3.00%
4.00%
5.00%
6.00%
7.00%
8.00%
9.00%
2014 2015 2016 2017 2018 2019 2020 Q1 2020 Q2
0.00%
2.00%
4.00%
6.00%
8.00%
10.00%
12.00%
14.00%
16.00%
2014 2015 2016 2017 2018 2019 2020 Q1 2020 Q2
Same Store NOI Growth Rate
*As at June 30, 2020
Gap to Market
*As at June 30, 2020
$0
$2,000,000
$4,000,000
$6,000,000
$8,000,000
$10,000,000
$12,000,000
$14,000,000
$16,000,000
0%
2%
4%
6%
8%
10%
12%
14%
16%
18%
Q1 2017
Q2 2017
Q3 2017
Q4 2017
Q1 2018
Q2 2018
Q3 2018
Q4 2018
Q1 2019
Q2 2019
Q3 2019
Q4 2019
Q1 2020
Q2 2020
Annualized Gap to Market ($) Gap to Market (%)
C$100,000
C$150,000
C$200,000
C$250,000
C$300,000
C$350,000
C$400,000
June 30, 2020$395,333
GROWTH OF $100,000 INVESTED IN CENTURION APARTMENT REIT (Class A Units)(since inception, August 31, 2009)
(1) For partial year August 31, 2009 to December 31, 2009(2) As at June 30, 2020REIT returns are not guaranteed, their values can change frequently, and past performance is no guarantee of future results.PAST PERFORMANCE MAY NOT BE REPEATED.
Calendar Returns 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 YTD
Centurion Apartment REIT 2.75%(1) 8.48% 10.21% 20.01% 10.95% 9.21% 10.82% 9.80% 17.24% 23.44% 21.79% 3.20%(2)
Compound Trailing Returns 1-Year 2-Year 3-Year 4-Year 5-Year Since InceptionCenturion Apartment REIT 19.03% 21.28% 20.41% 17.42% 16.23% 13.53%
Centurion Apartment REIT
$100,000
$250,000
$400,000
$550,000
$700,000
$850,000
June 30, 2020$836, 734
GROWTH OF $100,000 INVESTED IN CAPLP/CENTURION APARTMENT REIT (Class A Units)(since inception, March 7, 2006)
Calendar Returns 2006 (1) 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 YTD
CAPLP 55.80% 41.92% -0.67% -0.78% 8.25% 10.21% 20.01% 10.95% 9.21% 10.82% 9.80% 17.24% 23.44% 21.79% 3.20% (2)
Compound Returns 1-Year 2-Year 3-Year 4-Year 5-Year 6-Year 7-Year Since Inception
Centurion CAPLP/REIT TR % 19.03% 21.28% 20.41% 17.42% 16.23% 15.16% 14.02% 15.98%
(1) For partial year March 7, 2006 to December 31, 2006(2) As at June 30, 2020REIT returns are not guaranteed, their values can change frequently, and past performance is no guarantee of future results.PAST PERFORMANCE MAY NOT BE REPEATED.
CAPLP/Centurion Apartment REIT
“Positive calendar year Total Returns every year over past 34 years”
MSCI/REALPAC Canada Annual Property Index
Comparing Asset Class Performance
Source: MSCI/REALPAC Canada Annual Property Index
REIT returns are not guaranteed, their values can change frequently, and past performance is no guarantee of future results.PAST PERFORMANCE MAY NOT BE REPEATED.
-5.0
0.0
5.0
10.0
15.0
20.0
25.0
Total Return Capital Growth Income Return
Private Apartment Property Index exhibits steady growthGrowth of $100,000 invested: past 34-year period as at June 30, 2020
Comparing Asset Class Performance
1997Asian
Financial Crisis
2008/09Global Financial
Crisis
1987Black Monday
Crash
1998Russian andLTCM bailout
2000/02Internet Bubble Bursts and 9/11
$3,869,964
“Consistently positive growth over the past 34 years”
Source: MSCI/REALPAC Canada Annual Property Index
REIT returns are not guaranteed, their values can change frequently, and past performance is no guarantee of future results.PAST PERFORMANCE MAY NOT BE REPEATED.
$-
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
$4,000,000
Publicly traded REITs tend to exhibit stock market volatility and may be correlated
Comparing Asset Class Performance
Growth of $100,000 invested: from January 31, 2008 to June 30, 2020
Calendar Returns 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 YTD
S&P/TSX Composite Index TR -33.0% 35.1% 17.6% -8.7% 7.2% 13.0% 10.6% -8.3% 21.1% 9.1% -8.9% 22.9% -7.5%
S&P/TSX Capped REIT Index TR -38.3% 55.3% 22.6% 21.7% 17.0% -5.5% 10.4% -4.6% 17.6% 9.8% 6.3% 22.8% -21.2%
Source: S&P Dow Jones Indices LLC. as at June 30, 2020
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
S&P/TSX Composite Index S&P/TSX Capped REIT Index
Growth of $100,000 invested (2010-Q2 2020)
Comparing Asset Class Performance
Source: MSCI/REALPAC Canada Annual Property Index / S&P Dow Jones Indices LLC. as at June 30, 2020
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 Q2 2020
Centurion Apartment REIT MSCI/REALPAC Property Index TR S&P/TSX Composite Index TR S&P/TSX Capped REIT Index TR
Growth of $100,000 invested (January-June 2020)
Comparing Asset Class Performance
Source: Prepared by Centurion Asset Management Inc. as at June 30, 2020
$60,000
$70,000
$80,000
$90,000
$100,000
$110,000
$120,000
Jan Feb Mar Apr May Jun
Centurion Apartment REIT iShares S&P 500 ETF S&P/TSX Capped REIT Index TR
iShare S&P/TSX 60 ETF iShares Canadian Government Bond ETF
Centurion Apartment REIT Return & Volatility
Source: Prepared by Centurion Asset Management Inc.*As at June 30, 2020
CREIT
iShares Canadian Government Bond ETF
iShares S&P 500 ETF
SPDR Gold Shares ETF
iShare S&P/TSX 60 ETF
iShares S&P/TSX Capped REIT ETF
iShares iBoxx High Yield Corporate Bond ETF
0.00%
2.00%
4.00%
6.00%
8.00%
10.00%
12.00%
14.00%
16.00%
0.00% 2.00% 4.00% 6.00% 8.00% 10.00% 12.00% 14.00% 16.00% 18.00%
RET
UR
N -
Tota
l Ret
urn
CREIT Return & VolatilitySince Inception (Aug 2009 - Jun 2020)
RISK - Standard Deviation
Quarterly Return Correlation Matrix
Source: Prepared by Centurion Asset Management Inc.*As at June 30, 2020
Centurion REIT
iShares S&P 500 ETF
iShares Canadian
Government Bond ETF
iShares iBoxxHigh Yield Corporate Bond ETF
iShareS&P/TSX 60
ETF
iShares S&P/TSX
Capped REIT ETF
SPDR Gold Shares ETF
Centurion REIT 1.00000
iShares S&P 500 ETF -0.15879 1.00000
iShares Canadian Government Bond ETF -0.18007 -0.17827 1.00000
iShares iBoxx High Yield Corporate Bond ETF -0.14948 0.81358 0.03624 1.00000
iShare S&P/TSX 60 ETF -0.27170 0.85689 -0.06046 0.82444 1.00000
iShares S&P/TSX Capped REIT ETF -0.13941 0.54781 0.26208 0.74948 0.67044 1.00000
SPDR Gold Shares ETF -0.12254 -0.04554 0.49844 0.13803 0.12200 0.21489 1.00000
Quarterly Return Serial Correlation Matrix
Source: Prepared by Centurion Asset Management Inc.*As at June 30, 2020
Centurion REIT
iShares S&P 500 ETF
iShares Canadian
Government Bond ETF
iShares iBoxxHigh Yield Corporate Bond ETF
iShareS&P/TSX 60
ETF
iShares S&P/TSX
Capped REIT ETF
SPDR Gold Shares ETF
Centurion REIT 1.00000
iShares S&P 500 ETF 0.25770 1.00000
iShares Canadian Government Bond ETF -0.19435 -0.30795 1.00000
iShares iBoxx High Yield Corporate Bond ETF 0.15318 0.80331 -0.03150 1.00000
iShare S&P/TSX 60 ETF 0.14161 0.83897 -0.16551 0.81364 1.00000
iShares S&P/TSX Capped REIT ETF 0.19691 0.55150 0.24588 0.75119 0.67845 1.00000
SPDR Gold Shares ETF 0.00751 -0.14334 0.46292 0.08645 0.04854 0.19831 1.00000
Risk Adjusted Return: 12-month total return as at June 30, 2020 was 19.03%
Portfolio Positioning: Focus on multi-unit housing in Canada and the United States
Currency Exposure: USD – Immaterial
Liquidity Exposure: Position could be liquidated over time
Concentration: Southern Ontario focus, but expanding across Canada and the United States
Risks Related to the Novel Coronavirus Disease (COVID-19): There has been and continuesto be a global pandemic related to an outbreak of the novel coronavirus disease (COVID-19).This outbreak (and any future outbreaks) of COVID-19 has led (and may continue to lead) todisruptions in global economic activity, resulting in, among other things, a general decline inequity prices and lower interest rates. These circumstances are likely to have an adverse effecton levels of employment, which may adversely impact the ability of tenants, borrowers and othercounterparties to make timely payments on their rents, mortgages and other loans. An increasein delinquent payments by tenants, borrowers and other counterparties may negatively affect theTrust’s financial position. The full extent of the duration and impact that COVID-19, including anyregulatory responses to the outbreak, will have on the Canadian, United States and globaleconomies and the Trust’s business is highly uncertain and difficult to predict at this time.
Additional Risk Factors are disclosed in the Offering Memorandum.
Risks
Investment Solution• A trust that provides qualified investors
with a diversified portfolio of income-producing, multi-residential apartments and student housing properties
Benefits for Investors• Generates monthly income• Potential for growth• Focus on capital preservation• Tax efficient (1)
• Diversifies investor’s portfolio• Re-investment options
Centurion Strength
People• Experienced and dedicated team
Processes• Relative value-oriented strategy • A majority independent Board of Trustees
provide oversight
Performance• Track record of strong total returns since 2006
Portfolio• Helps to diversify portfolios overweight in
equities with rational pricing with low volatility and low correlation to major equity markets (2)
Summary
Executives and Board of Trustees
Depth of experience and expertiseThe Board of Trustees is responsible for the general control and direction of Centurion Apartment REIT.
Greg RomundtPresident, CEO, and Trustee
Ross AmosChairman of the Board | Independent Trustee
John MillsIndependent Trustee
Andrew JonesIndependent Trustee
Laetitia PacaudIndependent Trustee
Stephen SenderIndependent Trustee
Paula GasparroIndependent Trustee
(1) “Tax-Efficient” and “Tax-Advantaged” Income means that due to the general ability of real estate owners (like Centurion Apartment REIT) to deductcapital cost allowances against income, current taxes can often be reduced and/or deferred; whereas with an interest bearing instrument, such asa bond or deposit, no such offset from capital cost allowances are available. In 2009, 2010, 2011, and 2012, 100% of Centurion Apartment REIT’sdistributions were treated as return of capital (Box 42 on a T3 Form) for tax purposes. There is no guarantee that this will be the case in the future.
(2) “Rational pricing with lower volatility” means that property values are based on a methodical process involving a number of highly skilledprofessionals that must opine on and thus impact upon value including a) knowledgeable and professional buyers and sellers, b) third-partyappraisers, and c) financial institutions (that will be restricted in loan-to-value ratios and debt service ratios and other financial covenants).Valuation methods would follow standard valuation guidelines used in the industry and third-party appraisers would be accredited professionals.Further, buyers and sellers are not casual participants in the marketplace and are risking substantial capital in a transaction given that the averageequity required for a purchase would be substantially larger than that required to buy a few shares of stock in a publicly listed company. Whereasregular stock market investors need to have no specific skills, industry knowledge, infrastructure, substantial capital, substantial capital at risk in asingle investment, and relationships that would be otherwise serve to exclude them from the marketplace, direct property investors must havethese at a minimum. The constraints may not apply on a traded stock. This rational pricing means that in the absence of changes in property netoperating income (which ceteris paribus tend to move with inflation) or capitalization rates, valuations tend to move slowly over time in comparisonto how stocks can move constantly and with great volatility over the course of the day (or any other investment horizon). As such, rational pricingwould tend to be associated with lower volatility.
Notes
IMPORTANT INFORMATION: This communication is for information purposes only and is not, and under no circumstances isto be construed as, an invitation to make an investment in Centurion Apartment Real Estate Investment Trust (“REIT”).Investing in Centurion Apartment REIT Units involves risks. There is currently no secondary market through which Centurion ApartmentREIT Units may be sold and there can be no assurance that any such market will develop. A return on an investment in CenturionApartment REIT Units is not comparable to the return on an investment in a fixed-income security. The recovery of an initial investmentis at risk, and the anticipated return on such an investment is based on many performance assumptions. Although Centurion ApartmentREIT intends to make regular distributions of its available cash to Unitholders, such distributions may be reduced or suspended. Theactual amount distributed will depend on numerous factors, including Centurion Apartment REIT’s financial performance, debt covenantsand obligations, interest rates, working capital requirements and future capital requirements. In addition, the market value of CenturionApartment REIT Units may decline if Centurion Apartment REIT is unable to meet its cash distribution targets in the future, and thatdecline may be material. It is important for an investor to consider the particular risk factors that may affect the industry in which it isinvesting and therefore the stability of the distributions that it receives. There can be no assurance that income tax laws and thetreatment of mutual fund trusts will not be changed in a manner which adversely affects Centurion Apartment REIT.
PAST PERFORMANCE MAY NOT BE REPEATED. Investing in Centurion Apartment REIT Units can involve significant risks and thevalue of an investment may go down as well as up. There is no guarantee of performance. An investment in Centurion Apartment REITis not intended as a complete investment program and should only be made after consultation with independent investment and taxadvisors. Only investors who do not require immediate liquidity of their investment should consider a potential purchase of Units. Therisks involved in this type of investment may be greater than those normally associated with other types of investments. Please refer tothe Centurion Apartment REIT Offering Memorandum for a further discussion of the risks of investing in Centurion Apartment REIT.
Centurion Asset Management Inc.25 Sheppard Avenue West, Suite 1800Toronto, ON M2N 6S8www.centurion.ca
Contact [email protected]
Disclaimer Statement