Exhibit 99.1
 
CorEnergy Releases Second Quarter 2016 Results

KANSAS CITY, Mo. – August 9, 2016 - CorEnergy Infrastructure Trust, Inc. (NYSE: CORR, CORRPrA) (“CorEnergy” or the “Company”) today announced financial results for the second quarter ended June 30, 2016.

Recent Developments

· Delivered Net Income of $0.66 per common share (basic), NAREIT Funds from Operations (NAREIT FFO)1 of $1.10 per share (basic), Funds from Operations (FFO)1 of $1.04 per share (basic) and Adjusted Funds from Operations (AFFO)1 of $1.12 per share (basic)

· Declared common stock dividend of $0.75 per share ($3.00 annualized) in the second quarter

· Completed ~$2 million of share repurchases and ~$1 million of convertible debt repurchases during the first half of 2016

· Sold Black Bison Assets and expect to convert a portion of the Four Wood Financing Note to a preferred equity interest

· All tenants continue to make timely rent payments

Second Quarter 2016 Performance Summary

Results for the second quarter of 2016 were approximately flat sequentially and include Total Revenue of $22.1 million, Net Income to Common Shareholders of $7.9 million, and Contribution Margin2 of $20.9 million. CorEnergy believes the Contribution Margin reflects the Company’s operating performance because it eliminates the impact of commodity purchases and sales, as well as direct operating expenses, of certain assets.   Due to acquisitions, CorEnergy does not believe comparisons with the second quarter of 2015 are meaningful.

Earnings for the second quarter of 2016 were $7.9 million, or $0.66 per common share (basic and diluted).  AFFO for the second quarter of 2016 was $13.3 million, or $1.12 per share (basic) and $1.01 per share (diluted). Management uses AFFO as a measure of long-term sustainable operational performance. For completeness, we present other measures of income in the table below:

   
Second Quarter
 
   
Ended June 30, 2016
 
         
Per Share
 
   
Total
   
Basic
   
Diluted
 
Net Income (Attributable to Common Stockholders)1
 
$
7,917,418
   
$
0.66
   
$
0.66
 
NAREIT Funds from Operations (NAREIT FFO)1
 
$
13,045,630
   
$
1.10
   
$
0.99
 
Funds From Operations (FFO)1
 
$
12,380,700
   
$
1.04
   
$
0.95
 
Adjusted Funds From Operations (AFFO)1
 
$
13,320,271
   
$
1.12
   
$
1.01
 

NAREIT FFO, FFO, and AFFO are non-GAAP measures. Reconciliations of NAREIT FFO, FFO and AFFO, as presented, to Net Income Attributable to CorEnergy Stockholders and Contribution Margin, also a non-GAAP term, are included at the end of this press release. See Notes 1 and 2 for additional information.
 

Portfolio Update

Grand Isle Gathering System:  The parent company of our tenant of the GIGS, Energy XXI Ltd., had its Disclosure Statement approved on July 15,, 2016, enabling EXXI to begin soliciting creditor approval of its proposed Plan of Reorganization.

Pinedale Liquids Gathering System: Ultra Petroleum Corp., the parent company of our tenant of the Pinedale LGS, has requested an extension to file its proposed Plan of Reorganization and Disclosure Statement until first quarter 2017. We anticipate UPL will accept or reject its leases, including the Pinedale Lease Agreement, by year-end 2016.

Black Bison Financing Note: On June 16, 2016, CorEnergy sold substantially all of the assets of Black Bison Water Services and its subsidiaries to Expedition Water Solutions for a combination of $1 million in cash, plus an earn-out of up to $6.5 million in royalty payments. Royalty payments will not increase AFFO1.

Four Wood Financing Note: CorEnergy is in the process of restructuring its Four Wood Financing Note to SWD Enterprises, LLC and converting a portion of it into a preferred equity interest.  Cash and Payment in Kind interest and dividends will not increase AFFO1, until Four Wood generates sustainable operating margins and the reserve for collection has been removed.

Dividend Update

Common Stock: A second quarter common stock cash dividend of $0.75 ($3.00 annualized) was declared on July 27, 2016, payable on August 31, 2016. CorEnergy maintains a quarterly common stock dividend payment cycle of February, May, August and November.

Preferred Stock: For the Company’s 7.375% Series A Cumulative Redeemable Preferred Stock, a cash dividend of $0.4609375 per depositary share was declared for the second quarter, payable on August 31, 2016. The preferred dividends, which equate to an annual payment of $1.84375 per depositary share, are paid on or about the last day of February, May, August and November.

Outlook

CorEnergy intends to continue paying dividends based on rents received, pending the outcomes of the bankruptcy processes. With the parent company of our GIGS tenant and the tenant of the Pinedale LGS currently reorganizing pursuant to Chapter 11 bankruptcy proceedings, we refer investors to the risk factors in our 10-Q filings as to the potential risks associated with unexpired leases. We do not intend to fund acquisitions until significant bankruptcy milestones for EXXI and UPL have occurred and been disclosed to the public. We expect to occur by year-end 2016.

Second Quarter 2016 Earnings Conference Call

CorEnergy will host a conference call on Wednesday, August 10, 2016, at 1:00 p.m. Central Time to discuss its financial results. Please dial into the call at 877-407-8035 (for international, 1-201-689-8035) approximately five to ten minutes prior to the scheduled start time. The call will also be webcast in a listen-only format. A link to the webcast will be accessible at corenergy.reit.
 

A replay of the call will be available until 11:59 p.m. Eastern Time September 10, 2016 by dialing 877-660-6853 (for international, 1-201-612-7415). The Conference ID is 13642220.

About CorEnergy Infrastructure Trust, Inc.

CorEnergy Infrastructure Trust, Inc. (NYSE: CORR, CORRPrA), is a real estate investment trust (REIT) that owns essential midstream and downstream energy assets, such as pipelines, storage terminals, and transmission and distribution assets. We seek long-term contracted revenue from operators of our assets, primarily under triple net participating leases. For more information, please visit corenergy.reit.

Forward-Looking Statements

This press release contains certain statements that may include "forward-looking statements" within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. All statements, other than statements of historical fact, included herein are "forward-looking statements." Although CorEnergy believes that the expectations reflected in these forward-looking statements are reasonable, they do involve assumptions, risks and uncertainties, and these expectations may prove to be incorrect. Actual results could differ materially from those anticipated in these forward-looking statements as a result of a variety of factors, including those discussed in CorEnergy’s reports that are filed with the Securities and Exchange Commission. You should not place undue reliance on these forward-looking statements, which speak only as of the date of this press release. Other than as required by law, CorEnergy does not assume a duty to update any forward-looking statement. In particular, any distribution paid in the future to our stockholders will depend on the actual performance of CorEnergy, its costs of leverage and other operating expenses and will be subject to the approval of CorEnergy’s Board of Directors and compliance with leverage covenants.

Notes

1NAREIT FFO represents net income (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, impairment losses of depreciable properties, real estate-related depreciation, amortization (excluding amortization of deferred financing costs or loan origination costs) and after adjustments for unconsolidated partnerships and non-controlling interests. Adjustments for non-controlling interests are calculated on the same basis. FFO as we have presented it here, is derived by further adjusting NAREIT FFO for distributions received from investment securities, income tax expense (benefit) from investment securities, net distributions and dividend income and net realized and unrealized gain or loss on other equity securities. CorEnergy defines AFFO as FFO Adjusted for Securities Investments plus provision from loan losses, net of tax, transaction costs, amortization of debt issuance costs, amortization of deferred leasing costs, accretion of asset retirement obligations, income tax expense (benefit) unrelated to securities investments and provision for loan losses, above market rent, noncash costs associated with derivative instruments and certain costs of non-recurring nature, less maintenance, capital expenditures (if any) amortization of debt premium and other adjustments as deemed appropriate by management. Reconciliations of NAREIT FFO, FFO Adjusted for Securities Investments and AFFO to Adjusted EBITDA and to Net Income Attributable to Common Stockholders are included in the additional financial information attached to this press release.

2Contribution Margin is a non-GAAP measure defined as Total Lease Revenue, Security Distributions, Financing Revenue and Operating Results, as reported in the MD&A section of CorEnergy’s Form 10-Q. Management believes that Lease Revenue, Security Distributions, Financing Revenue and Operating Results provides investors with information that will assist them in analyzing the operating performance of our leased assets, financing notes receivable, other equity securities and operating entities, before subtracting corporate expenses and depreciation and amortization expenses. As it pertains to other equity securities, the Company believes that net distributions received are indicative of the operating performance of the assets. Reconciliations of these results to Adjusted EBITDA and to Income Attributable to Common Stockholders are included in the additional financial information attached to this press release.
 

Consolidated Balance Sheets (Unaudited)
 
   
   
June 30, 2016
   
December 31, 2015
 
Assets
           
Leased property, net of accumulated depreciation of $42,821,737 and $33,869,263
 
$
500,273,741
   
$
509,226,215
 
Property and equipment, net of accumulated depreciation of $7,615,837 and $5,948,988
   
118,335,359
     
119,629,978
 
Financing notes and related accrued interest receivable, net of reserve of $4,100,000 and $13,784,137
   
1,500,000
     
7,675,626
 
Other equity securities, at fair value
   
8,036,137
     
8,393,683
 
Cash and cash equivalents
   
8,116,117
     
14,618,740
 
Accounts and other receivables
   
14,658,133
     
10,431,240
 
Deferred costs, net of accumulated amortization of $1,708,009 and $2,717,609
   
3,685,192
     
4,187,271
 
Prepaid expenses and other assets
   
808,011
     
491,024
 
Deferred tax asset
   
1,977,585
     
1,606,976
 
Goodwill
   
1,718,868
     
1,718,868
 
Total Assets
 
$
659,109,143
   
$
677,979,621
 
Liabilities and Equity
               
Current maturities of Term loan – related party
 
$
668,556
   
$
 
Current maturities of Term loan
   
7,890,000
     
66,132,000
 
Term loan – related party
   
9,660,629
     
 
Term loan, net of deferred debt costs
   
33,260,436
     
39,308,842
 
Line of credit
   
44,000,000
     
 
7.00% Convertible Senior Notes, net of discount and deferred debt costs
   
110,851,168
     
111,423,910
 
Asset retirement obligation
   
13,197,499
     
12,839,042
 
Accounts payable and other accrued liabilities
   
2,540,699
     
2,317,774
 
Management fees payable
   
1,699,786
     
1,763,747
 
Unearned revenue
   
54,094
     
 
Total Liabilities
 
$
223,822,867
   
$
233,785,315
 
Equity
               
Series A Cumulative Redeemable Preferred Stock 7.375%, $56,250,000 liquidation preference ($2,500 per share, $0.001 par value), 10,000,000 authorized; 22,500 issued and outstanding as of June 30, 2016, and December 31, 2015
 
$
56,250,000
     
56,250,000
 
Capital stock, non-convertible, $0.001 par value; 11,869,828 and 11,939,697 shares issued and outstanding at June 30, 2016, and December 31, 2015 (100,000,000 shares authorized)
   
11,870
     
11,940
 
Additional paid-in capital
   
352,270,804
     
361,581,507
 
Accumulated other comprehensive income (loss)
   
(17,274
)
   
190,797
 
Total CorEnergy Equity
   
408,515,400
     
418,034,244
 
Non-controlling Interest
   
26,770,876
     
26,160,062
 
Total Equity
   
435,286,276
     
444,194,306
 
Total Liabilities and Equity
 
$
659,109,143
   
$
677,979,621
 


Consolidated Statements of Income (Unaudited)
 
   
   
For The Three Months Ended
   
For the Six Months Ended
 
   
June 30, 2016
   
June 30, 2015
   
June 30, 2016
   
June 30, 2015
 
Revenue
                       
Lease revenue
 
$
16,996,072
   
$
6,799,879
   
$
33,992,144
   
$
14,135,980
 
Transportation and distribution revenue
   
5,064,680
     
3,546,979
     
10,164,131
     
7,196,714
 
Financing revenue
   
     
668,904
     
162,344
     
1,329,296
 
Sales revenue
   
     
1,665,908
     
     
4,007,563
 
Total Revenue
   
22,060,752
     
12,681,670
     
44,318,619
     
26,669,553
 
Expenses
                               
Transportation and distribution expenses
   
1,378,306
     
1,272,025
     
2,740,631
     
2,469,993
 
Cost of Sales
   
     
569,958
     
     
1,818,288
 
General and administrative
   
2,773,240
     
1,905,329
     
6,063,092
     
4,473,848
 
Depreciation, amortization and ARO accretion expense
   
5,737,025
     
3,495,986
     
11,033,843
     
7,544,818
 
Provision for loan loss and disposition
   
369,278
     
     
5,014,466
     
 
Total Expenses
   
10,257,849
     
7,243,298
     
24,852,032
     
16,306,947
 
Operating Income
 
$
11,802,903
   
$
5,438,372
   
$
19,466,587
   
$
10,362,606
 
Other Income (Expense)
                               
Net distributions and dividend income
 
$
214,169
   
$
193,410
   
$
589,742
   
$
783,818
 
Net realized and unrealized gain (loss) on other equity securities
   
1,199,665
     
43,385
     
(429,087
)
   
493,183
 
Interest expense
   
(3,540,812
)
   
(1,126,888
)
   
(7,466,821
)
   
(2,274,160
)
Total Other Income (Expense)
   
(2,126,978
)
   
(890,093
)
   
(7,306,166
)
   
(997,159
)
Income before income taxes
   
9,675,925
     
4,548,279
     
12,160,421
     
9,365,447
 
Taxes
                               
Current tax expense (benefit)
   
203,652
     
104,479
     
(474,079
)
   
540,235
 
Deferred tax expense (benefit)
   
206,786
     
(153,342
)
   
(370,609
)
   
(268,733
)
Income tax expense (benefit), net
   
410,438
     
(48,863
)
   
(844,688
)
   
271,502
 
Net Income
   
9,265,487
     
4,597,142
     
13,005,109
     
9,093,945
 
Less: Net Income attributable to non-controlling interest
   
310,960
     
412,004
     
659,461
     
822,179
 
Net Income attributable to CorEnergy Stockholders
 
$
8,954,527
   
$
4,185,138
   
$
12,345,648
   
$
8,271,766
 
Preferred dividend requirements
   
1,037,109
     
1,037,109
     
2,074,218
     
1,774,609
 
Net Income attributable to Common Stockholders
 
$
7,917,418
   
$
3,148,029
   
$
10,271,430
   
$
6,497,157
 
                                 
Net Income
 
$
9,265,487
   
$
4,597,142
   
$
13,005,109
   
$
9,093,945
 
Other comprehensive income (loss):
                               
Changes in fair value of qualifying hedges attributable to CorEnergy stockholders
   
3,005
     
18,202
     
(208,071
)
   
(257,905
)
Changes in fair value of qualifying hedges attributable to non-controlling interest
   
703
     
4,256
     
(48,647
)
   
(60,299
)
Net Change in Other Comprehensive Income (Loss)
 
$
3,708
   
$
22,458
   
$
(256,718
)
 
$
(318,204
)
Total Comprehensive Income
   
9,269,195
     
4,619,600
     
12,748,391
     
8,775,741
 
Less: Comprehensive income attributable to non-controlling interest
   
311,663
     
416,260
     
610,814
     
761,880
 
Comprehensive Income attributable to CorEnergy Stockholders
 
$
8,957,532
   
$
4,203,340
   
$
12,137,577
   
$
8,013,861
 
Earnings Per Common Share:
                               
Basic
 
$
0.66
   
$
0.33
   
$
0.86
   
$
0.69
 
Diluted
 
$
0.66
   
$
0.32
   
$
0.86
   
$
0.68
 
Weighted Average Shares of Common Stock Outstanding:
                               
Basic
   
11,912,030
     
9,523,753
     
11,927,984
     
9,423,758
 
Diluted
   
15,383,892
     
9,863,413
     
11,927,984
     
9,594,526
 
Dividends declared per share
 
$
0.750
   
$
0.675
   
$
1.500
   
$
1.325
 


Consolidated Statements of Equity
 
   
   
Capital Stock
   
Preferred Stock
   
Additional
Paid-in
Capital
   
Accumulated Other Comprehensive Income
   
Retained
Earnings
   
Non-Controlling
Interest
   
Total
 
   
Shares
   
Amount
   
Amount
 
Balance at December 31, 2014
   
9,321,010
   
$
9,321
   
$
   
$
309,987,724
   
$
453,302
   
$
   
$
27,090,695
   
$
337,541,042
 
Net income
   
     
     
     
     
     
12,319,911
     
1,617,206
     
13,937,117
 
Net change in cash flow hedges
   
     
     
     
     
(262,505
)
   
     
(61,375
)
   
(323,880
)
Total comprehensive income (loss)
   
     
     
     
     
(262,505
)
   
12,319,911
     
1,555,831
     
13,613,237
 
Issuance of Series A cumulative redeemable preferred stock, 7.375% - redemption value
   
     
     
56,250,000
     
(2,039,524
)
   
     
     
     
54,210,476
 
Net offering proceeds from issuance of common stock
   
2,587,500
     
2,587
     
     
73,254,777
     
     
     
     
73,257,364
 
Series A preferred stock dividends
   
     
     
     
     
     
(3,503,125
)
   
     
(3,503,125
)
Common stock dividends
   
     
     
     
(20,529,353
)
   
     
(8,816,786
)
   
     
(29,346,139
)
Common stock issued under director's compensation plan
   
2,677
     
3
     
     
89,997
     
     
     
     
90,000
 
Distributions to non-controlling interest
   
     
     
     
     
     
     
(2,486,464
)
   
(2,486,464
)
Reinvestment of dividends paid to common stockholders
   
28,510
     
29
     
     
817,886
     
     
     
     
817,915
 
Balance at December 31, 2015
   
11,939,697
   
$
11,940
   
$
56,250,000
   
$
361,581,507
   
$
190,797
   
$
   
$
26,160,062
   
$
444,194,306
 
Net income
   
     
     
     
     
     
12,345,648
     
659,461
     
13,005,109
 
Net change in cash flow hedges
   
     
     
     
     
(208,071
)
   
     
(48,647
)
   
(256,718
)
Total comprehensive income (loss)
   
     
     
     
     
(208,071
)
   
12,345,648
     
610,814
     
12,748,391
 
Repurchase of common stock
   
(90,613
)
   
(91
)
   
     
(2,041,760
)
   
     
     
     
(2,041,851
)
Series A preferred stock dividends
   
     
     
             
     
(2,074,218
)
   
     
(2,074,218
)
Common stock dividends
   
     
     
     
(7,630,745
)
   
     
(10,271,430
)
   
     
(17,902,175
)
Reinvestment of dividends paid to common stockholders
   
1,511
     
2
     
     
29,998
     
     
     
     
30,000
 
Reinvestment of dividends paid to common stockholders
   
19,233
     
19
     
     
331,804
     
     
     
     
331,823
 
Balance at June 30, 2016 (Unaudited)
   
11,869,828
   
$
11,870
   
$
56,250,000
   
$
352,270,804
   
$
(17,274
)
 
$
   
$
26,770,876
   
$
435,286,276
 


Consolidated Statements of Cash Flows (Unaudited)
 
   
   
For the Six Months Ended
 
   
June 30, 2016
   
June 30, 2015
 
Operating Activities
           
Net Income
 
$
13,005,109
   
$
9,093,945
 
Adjustments to reconcile net income to net cash provided by operating activities:
               
Deferred income tax, net
   
(370,609
)
   
(268,734
)
Depreciation, amortization and ARO accretion
   
12,149,782
     
8,216,190
 
Provision for loan loss
   
5,014,466
     
 
Loss on repurchase of convertible debt
   
(68,734
)
   
 
Net distributions and dividend income, including recharacterization of income
   
(117,004
)
   
(371,323
)
Net realized and unrealized loss (gain) on other equity securities
   
429,087
     
(493,183
)
Unrealized gain on derivative contract
   
(132,094
)
   
(34,529
)
Common stock issued under directors compensation plan
   
30,000
     
60,000
 
Changes in assets and liabilities:
               
(Increase) decrease in accounts and other receivables
   
(3,733,564
)
   
22,280
 
Decrease (increase) in financing note accrued interest receivable
   
95,114
     
(342,874
)
Increase in prepaid expenses and other assets
   
(143,996
)
   
(198,215
)
(Decrease) increase in management fee payable
   
(63,961
)
   
47,959
 
Decrease in accounts payable and other accrued liabilities
   
(133,100
)
   
(702,221
)
Increase in current income tax liability
   
     
292,214
 
Increase (decrease) in unearned revenue
   
54,094
     
(711,230
)
Net cash provided by operating activities
 
$
26,014,590
   
$
14,610,279
 
Investing Activities
               
Proceeds from assets and liabilities held for sale
   
644,934
     
7,678,246
 
Acquisition expenditures
   
     
(249,925,974
)
Purchases of property and equipment, net
   
(372,230
)
   
(19,820
)
Proceeds from asset foreclosure and sale
   
223,451
     
 
Increase in financing notes receivable
   
(202,000
)
   
(39,248
)
Return of capital on distributions received
   
2,134
     
55,009
 
Net cash provided (used) by investing activities
 
$
296,289
   
$
(242,251,787
)
Financing Activities
               
Debt financing costs
   
(193,000
)
   
(132,041
)
Net offering proceeds on Series A preferred stock
   
     
54,210,476
 
Net offering proceeds on common stock
   
     
73,431,411
 
Net offering proceeds on convertible debt
   
     
111,262,500
 
Repurchases of common stock
   
(2,041,851
)
   
 
Repurchases of convertible debt
   
(931,266
)
   
 
Dividends paid on Series A preferred stock
   
(2,074,218
)
   
(1,428,906
)
Dividends paid on common stock
   
(17,570,352
)
   
(11,952,944
)
Distributions to non-controlling interest
   
     
(1,131,356
)
Advances on revolving line of credit
   
44,000,000
     
45,072,666
 
Payments on revolving line of credit
   
     
(35,064,018
)
Principal payments on term debt
   
(1,800,000
)
   
 
Principal payments on credit facility
   
(52,202,815
)
   
(1,764,000
)
Net cash (used) provided by financing activities
 
$
(32,813,502
)
 
$
232,503,788
 
Net Change in Cash and Cash Equivalents
 
$
(6,502,623
)
 
$
4,862,280
 
Cash and Cash Equivalents at beginning of period
   
14,618,740
     
7,578,164
 
Cash and Cash Equivalents at end of period
 
$
8,116,117
   
$
12,440,444
 
                 
Supplemental Disclosure of Cash Flow Information
               
Interest paid
 
$
6,758,715
   
$
1,734,846
 
Income taxes paid (net of refunds)
 
$
3,437
   
$
(2,999
)
                 
Non-Cash Operating Activities
               
Change in accounts payable and accrued expenses related to prepaid assets and other expense
 
$
   
$
16,248
 
                 
Non-Cash Investing Activities
               
Change in accounts and other receivables
 
$
(450,000
)
 
$
 
Change in accounts payable and accrued expenses related to intangibles and deferred costs
 
$
   
$
297,831
 
Change in accounts payable and accrued expenses related to acquisition expenditures
 
$
   
$
(51,699
)
Change in accounts payable and accrued expenses related to issuance of financing and other notes receivable
 
$
   
$
(39,248
)
Net change in Assets Held for Sale, Property and equipment, Prepaid expenses and other assets, Accounts payable and other accrued liabilities and Liabilities held for sale
 
$
(1,776,549
)
   
 
                 
Non-Cash Financing Activities
               
Change in accounts payable and accrued expenses related to the issuance of common equity
 
$
   
$
176,338
 
Change in accounts payable and accrued expenses related to debt financing costs
 
$
   
$
157,059
 
Reinvestment of distributions by common stockholders in additional common shares
 
$
331,823
   
$
400,532
 


NAREIT FFO, FFO Adjusted for Securities Investment and AFFO Reconciliation
 
   
   
For the Three Months Ended
   
For the Six Months Ended
 
   
June 30, 2016
   
June 30, 2015
   
June 30, 2016
   
June 30, 2015
 
Net Income attributable to CorEnergy Stockholders
 
$
8,954,527
   
$
4,185,138
   
$
12,345,648
   
$
8,271,766
 
Less:
                               
Preferred Dividend Requirements
   
1,037,109
     
1,037,109
     
2,074,218
     
1,774,609
 
Net Income attributable to Common Stockholders
   
7,917,418
     
3,148,029
     
10,271,430
     
6,497,157
 
Add:
                               
Depreciation
   
5,539,667
     
3,480,644
     
10,629,420
     
7,514,134
 
Less:
                               
Non-Controlling Interest attributable to NAREIT FFO reconciling items
   
411,455
     
411,455
     
822,909
     
822,909
 
NAREIT funds from operations (NAREIT FFO)
   
13,045,630
     
6,217,218
     
20,077,941
     
13,188,382
 
Add:
                               
Distributions received from investment securities
   
215,139
     
218,557
     
474,873
     
467,506
 
Income tax expense (benefit) from investment securities
   
533,765
     
88,233
     
58,128
     
501,097
 
Less:
                               
Net distributions and dividend income
   
214,169
     
193,410
     
589,742
     
783,818
 
Net realized and unrealized gain (loss) on other equity securities
   
1,199,665
     
43,385
     
(429,087
)
   
493,183
 
Funds from operations adjusted for securities investments (FFO)
   
12,380,700
     
6,287,213
     
20,450,287
     
12,879,984
 
Add:
                               
Provision for loan losses, net of tax
   
369,278
     
     
4,409,359
     
 
Transaction costs
   
1,000
     
74,551
     
37,915
     
747,298
 
Amortization of debt issuance costs
   
470,506
     
307,930
     
1,087,603
     
613,640
 
Amortization of deferred lease costs
   
22,983
     
15,342
     
45,966
     
30,684
 
Accretion of asset retirement obligation
   
174,375
     
     
358,457
     
 
Income tax expense (benefit)
   
(123,327
)
   
(137,096
)
   
(297,709
)
   
(229,595
)
Amortization of above market leases
   
     
     
     
72,987
 
Unrealized (gain) loss associated with derivative instruments
   
33,820
     
(17,649
)
   
57,695
     
(34,529
)
Less:
                               
EIP Lease Adjustment (1)
   
     
     
     
542,809
 
Non-Controlling Interest attributable to AFFO reconciling items
   
9,064
     
22,227
     
45,868
     
45,511
 
Adjusted funds from operations (AFFO)
 
$
13,320,271
   
$
6,508,064
   
$
26,103,705
   
$
13,492,149
 
                                 
Weighted Average Shares of Common Stock Outstanding:
                               
Basic
   
11,912,030
     
9,523,753
     
11,927,984
     
9,423,758
 
Diluted
   
15,396,879
     
9,863,413
     
15,406,339
     
9,594,526
 
NAREIT FFO attributable to Common Stockholders
                               
Basic
 
$
1.10
   
$
0.65
   
$
1.68
   
$
1.40
 
Diluted
 
$
0.99
   
$
0.63
   
$
1.59
   
$
1.38
 
FFO attributable to Common Stockholders
                               
Basic
 
$
1.04
   
$
0.66
   
$
1.71
   
$
1.37
 
Diluted
 
$
0.95
   
$
0.64
   
$
1.61
   
$
1.35
 
AFFO attributable to Common Stockholders
                               
Basic
 
$
1.12
   
$
0.68
   
$
2.19
   
$
1.43
 
Diluted
 
$
1.01
   
$
0.66
   
$
1.98
   
$
1.41
 

(1) Based on the economic return to CorEnergy resulting from the sale of our 40 percent undivided interest in EIP, we determined that it was appropriate to eliminate the portion of EIP lease income attributable to return of capital, as a means to more accurately reflect the EIP lease revenue contribution to CorEnergy-sustainable AFFO. CorEnergy believes that the portion of the EIP lease revenue attributable to return of capital, unless adjusted, overstates CorEnergy's distribution-paying capabilities and is not representative of sustainable EIP income over the life of the lease. The Company completed the sale of EIP on April 1, 2015.
 

Lease Revenue, Security Distributions, Financing Revenue, and Operating Results
 
                         
   
For the Three Months Ended
   
For the Six Months Ended
 
   
June 30, 2016
   
June 30, 2015
   
June 30, 2016
   
June 30, 2015
 
Lease Revenue, Security Distributions, Financing Revenue, and Operating Results
                       
Leases:
                       
Lease revenue
 
$
16,996,072
   
$
6,799,879
   
$
33,992,144
   
$
14,135,980
 
Other Equity Securities:
                               
Net cash distributions received
   
215,139
     
218,557
     
474,873
     
467,506
 
Financing:
                               
Financing revenue
   
     
668,904
     
162,344
     
1,329,296
 
Operations:
                               
Transportation and distribution revenue (1)
   
5,064,680
     
5,212,887
     
10,164,131
     
11,204,277
 
Transportation and distribution expense (2)
   
(1,378,306
)
   
(1,841,983
)
   
(2,740,631
)
   
(4,288,281
)
Net Operations (excluding depreciation, amortization, and ARO accretion)
   
3,686,374
     
3,370,904
     
7,423,500
     
6,915,996
 
Total Lease Revenue, Security Distributions, Financing Revenue, and Operating Results
 
$
20,897,585
   
$
11,058,244
   
$
42,052,861
   
$
22,848,778
 
General and administrative
   
(2,773,240
)
   
(1,905,329
)
   
(6,063,092
)
   
(4,473,848
)
Non-Controlling Interest attributable to Adjusted EBITDA Items
   
(962,763
)
   
(971,678
)
   
(1,907,290
)
   
(1,941,665
)
Adjusted EBITDA
 
$
17,161,582
   
$
8,181,237
   
$
34,082,479
   
$
16,433,265
 

(1) MoGas and Omega revenues have been combined and are presented net of Omega's natural gas and propane costs subsequent to the new contract with the DOD executed on January 28, 2016, effective February 1, 2016.  In accordance with GAAP, Omega's historical Sales revenue and Cost of sales for the three and six months ended June 30, 2015, are presented separately, on a gross basis, in the Consolidated Statements of Income and Comprehensive Income in this quarterly report on Form 10-Q.  For ease of comparison in this results of operations discussion, Omega's historical Sales revenue, Cost of sales, and Operating expenses for the three and six months ended June 30, 2016 and 2015, are presented on a gross basis and are included in the Transportation and distribution lines in this table.
(2) MoGas' transportation, maintenance, and administrative expenses and Omega's distribution and operating expenses and cost of sales on non-DOD customers have been combined subsequent to the new contract with the DOD executed on January 28, 2016.
 

Reconciliation of Adjusted EBITDA to Income Attributable to Common Stockholders
 
   
   
For the Three Months Ended
   
For the Six Months Ended
 
   
June 30, 2016
   
June 30, 2015
   
June 30, 2016
   
June 30, 2015
 
Adjusted EBITDA
 
$
17,161,582
   
$
8,181,237
   
$
34,082,479
   
$
16,433,265
 
Other Adjustments:
                               
Distributions and dividends received in prior period previously deemed a return of capital (recorded as a cost reduction) and reclassified as income in a subsequent period (1)
   
     
     
117,004
     
371,323
 
Net realized and unrealized gain (loss) on securities, noncash portion
   
1,198,695
     
18,238
     
(431,222
)
   
438,172
 
Depreciation, amortization, and ARO accretion
   
(5,737,025
)
   
(3,495,986
)
   
(11,033,843
)
   
(7,544,818
)
Interest expense, net
   
(3,540,812
)
   
(1,126,888
)
   
(7,466,821
)
   
(2,274,160
)
Provision for loan losses
   
(369,278
)
   
     
(5,014,466
)
   
 
Non-controlling interest attributable to depreciation, amortization, and interest expense(2)
   
651,803
     
559,674
     
1,247,828
     
1,119,486
 
Income tax benefit (expense)
   
(410,438
)
   
48,863
     
844,688
     
(271,502
)
Preferred dividend requirements
   
(1,037,109
)
   
(1,037,109
)
   
(2,074,218
)
   
(1,774,609
)
Income Attributable to Common Stockholders
 
$
7,917,418
   
$
3,148,029
   
$
10,271,429
   
$
6,497,157
 

Contacts
CorEnergy Infrastructure Trust, Inc.
Investor Relations
Lesley Robertshaw, 877-699-CORR (2677)
info@corridortrust.com