bset20180327_8k.htm

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

 


 

FORM 8-K

 


 

CURRENT REPORT

 

PURSUANT TO SECTION 13 OR 15(d) OF THE

SECURITIES EXCHANGE ACT OF 1934

 

Date of Report (Date of earliest event reported) March 28, 2018

 


 

BASSETT FURNITURE INDUSTRIES, INCORPORATED

(Exact name of registrant as specified in its charter)

 


 

 

VIRGINIA

 

0-209

 

54-0135270

(State or other jurisdiction of

incorporation or organization)

 

(Commission File No.)

 

(I.R.S. Employer

Identification No.)

 

 

3525 FAIRYSTONE PARK HIGHWAY

BASSETT, VIRGINIA

 

24055

(Address of principal executive offices)

 

(Zip Code)

 

Registrant’s telephone number, including area code 276/629-6000

  

(Former name or former address, if changed since last report)

 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2 below):

 

Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

 

Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

 

Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

 

Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 or Rule 12b-2 of the Securities Exchange Act of 1934.

 

Emerging growth company ☐

 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

 



 

 

 

Item 2.02.

Results of Operations and Financial Condition.

 

On March 28, 2018 Bassett Furniture Industries issued a news release relating to, among other things, the first quarter financial results for the fiscal year ending November 24, 2018. A copy of the news release announcing this information is attached to this report as Exhibit 99.

  

Item 9.01.

Financial Statements and Exhibits.

  

Exhibit 99

News release issued by Bassett Furniture Industries, Inc. on March 28, 2018.

 

 

 

 

Signatures

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 

 

BASSETT FURNITURE INDUSTRIES, INCORPORATED

 

 

 

 

 

Date: March 28, 2018

By:

/s/ J. Michael Daniel

 

 

J. Michael Daniel

 

 

Title:

Senior Vice President – Chief Financial Officer

 

 

 

 

 

EXHIBIT INDEX

 

 

 

 

Description

 

Exhibit No. 99            News release issued by Bassett Furniture Industries on March 28, 2018.

 

ex_109107.htm

Exhibit 99

 

 

Bassett Furniture Industries, Inc. J. Michael Daniel
P.O. Box 626 Senior Vice President and
Bassett, VA 24055  Chief Financial Officer
  (276) 629-6614 – Investors
   
  Peter D. Morrison
  Vice President of Communications
For Immediate Release (276) 629-6450 – Media

 

 

Bassett Furniture News Release

Bassett Announces Fiscal First Quarter Results


 

(Bassett, Va.) March 28, 2018 – Bassett Furniture Industries, Inc. (Nasdaq: BSET) announced today its results of operations for its fiscal quarter ended February 24, 2018.

 

Fiscal 2018 First Quarter Highlights

 

Consolidated sales were $110.3 million for the first quarter of 2018 compared to $105.9 million for the first quarter of 2017, an increase of 4.1%.

 

Operating income for the quarter was $2.1 million or 1.9% of sales as compared to $4.7 million or 4.4% of sales for the prior year quarter.

 

Wholesale sales were $63.1 million for the first quarter of 2018 compared to $62.0 million for the first quarter of 2017, an increase of 1.8%. Wholesale operating income for the quarter was $3.1 million or 4.9% of sales as compared to $5.9 million or 9.5% of sales for the prior year quarter.

 

Company-owned store sales were $64.7 million for the first quarter of 2018 compared to $61.6 million for the first quarter of 2017, an increase of 5.0%. This included a comparable store sales increase of 3.3% compared to the prior year quarter. Comparable store operating income was $0.8 million or 1.3% of sales for the current year quarter as compared to a loss of $0.1 million or -0.2% of sales for the prior year quarter. Total retail operating loss was $1.5 million or -2.3% of sales for the quarter as compared to a loss of $1.3 million or -2.2% of sales for the prior year quarter. Comparable store written sales for the quarter decreased 2.5%.

 

Revenue for Zenith was $25.2 million for the first quarter of 2018 compared to $22.3 million for the first quarter of 2017, a 13% increase. Zenith’s operating income for the quarter was $0.3 million or 1.3% of sales as compared to an operating loss of $0.2 million or -1.0% of sales for the prior year quarter.

 

Net loss for the quarter was $0.9 million or $0.09 per share as compared to net income of $2.9 million or $0.27 per diluted share for the prior year quarter. The current quarter loss included a one-time non-cash tax charge of $2.2 million arising from the re-measurement of the Company’s deferred tax assets due to the reduction in Federal corporate income tax rates enacted during the quarter. Excluding the effects of the deferred tax revaluation, net income would have been $1.3 million or $0.12 per diluted share.

 

 

 

 

“We began 2018 with a challenging quarter as the startup expenses associated with our growth initiatives and rising material costs in our manufacturing segment converged to negatively affect our consolidated operating margin,” commented Rob Spilman, Chairman and CEO. “Although a large portion of these expenses were considered in our internal plan, the year over year diminution of margin was larger than expected. Consolidated revenue grew 4.1% to $110.3 million, largely driven by our corporate retail division and our Zenith logistics subsidiary. Wholesale revenue increased slightly as well. Initial shipments from our newly acquired Lane Venture division were immaterial as we spent the majority of the period moving inventory from the former owner’s facility and opening a new domestic manufacturing operation and warehouse.”

 

Looking ahead, we are focused on the successful implementation of our growth strategies for the remainder of 2018 and into 2019,” continued Spilman. “We opened one new store at the end of fiscal 2017 and three in the quarter just ended. We also opened another location at the beginning of the current quarter – a total of five stores in five months. We are excited about the long term opportunities that these stores present but we are incurring significant pre-opening and startup losses as a result. Our next new location opens in Coral Gables, Florida in July and another twelve are planned over the next five quarters including two relocations, three licensed stores, and our first Generation 3 prototype in Frisco, Texas this fall.”

 

Wholesale Segment

 

Net sales for the wholesale segment were $63.1 million for the first quarter of 2018 as compared to $62.0 million for the first quarter of 2017, an increase of $1.1 million or 1.8%. This increase was driven by an 8.2% increase in furniture shipments to the open market (outside the Bassett Home Furnishings network), partially offset by a 2.9% decrease in furniture shipments to the Bassett Home Furnishings network compared to the prior year period. Wholesale shipments of accessories, a much smaller component of the Company’s wholesale revenues, increased 55% over the prior year quarter. Gross margins for the wholesale segment were 32.4% for the first quarter of 2018 as compared to 35.2% for the prior year quarter. This decrease was primarily driven by lower margins in the Bassett Custom Upholstery operations from continued higher materials costs coupled with lower absorption of fixed costs from lower volumes. Also lower margins in the imported Bassett Casegoods were primarily the result of higher sales levels of discontinued and discounted goods and higher container freight costs. Wholesale SG&A for the first quarter of 2018 was $17.4 million as compared to $15.9 million for the prior year period. SG&A as a percentage of sales increased to 27.6% as compared to 25.7% for the first quarter of 2017. This increase in SG&A as a percentage of sales was primarily driven by one time acquisition and startup costs associated with the Lane Venture operation and higher digital marketing and other brand development costs. Operating income was $3.1 million or 4.9% of sales as compared to $5.9 million or 9.5% of sales in the prior year.

 

“Margin improvement in our wholesale divisions has been the catalyst behind our strong performance over the past five years,” added Spilman. “Our domestically produced Bassett Custom Upholstery operations in particular have led the way with greater manufacturing efficiencies and growing profits. This quarter, a 1.0% decline in Bassett Custom Upholstery products sales coupled with a series of price increases from our raw material providers combined to represent the biggest factor behind the 280 basis point margin decline in our wholesale segment. Although we implemented a modest wholesale price increase on selected items in early January, we have continued to receive price hikes from our suppliers over the past few weeks. We are currently conducting an item-by-item review of our assortment to ascertain the effects of this escalation and will formulate appropriate actions including the consideration of a general across the board price increase. On the other hand, growth in our imported Club Level motion upholstery line partially offset domestic pressures as we continue to place those products with new independent retail dealers. As a result, total upholstery sales grew by 1.7% for the quarter.”

 

 

 

 

Combined sales in our wood operations declined by 1.0% for the period,” said Spilman. “Once again, sales of our domestically produced Bassett Custom Wood product lines grew nicely while we experienced revenue declines in our imported Bassett Casegoods division. Bassett Custom Wood benefited from the rollout of our new Bench Made oak product line and continued growth in our custom casual dining line. Despite overall declines in Bassett Casegoods revenue for the quarter, we are encouraged with the initial retail sales of the newly introduced Bassett Modern product range and note that sales trends for the division improved as the quarter progressed. We have plans to address more value oriented price points in Bassett Casegoods in the months ahead that we believe will complement the aspirational collections that we have emphasized over the past few seasons.”

 

“Additional commentary regarding technology investments for the Bassett brand and the startup of our Lane Venture division are required to fully understand the quarter”, continued Spilman. “We are in implementation mode of the digitization of our product assortment to augment the interactive capabilities of our website as we prepare to launch our sectional upholstery configurator and our 3-D room planner later this year. This will ultimately result in augmented reality capabilities in the months to come. We are also enhancing our social media outreach to engage more consumers and we are investing in staff and technology to successfully execute these efforts. While we are very encouraged by customer reaction to our ownership of Lane Venture, we have borne significant expense both in the acquisition and the operational startup of the division since our purchase on December 22, 2017. We believe that the manufacturing model that we employ at Bassett will translate beautifully at Lane Venture and look forward to its full realization. This has meant moving fabric inventory from Mexico to North Carolina and establishing and staffing a domestic cut and sew platform in our geographical area. We have also added new field sales representatives and are in the process of a major showroom remodel and re-packaging of the brand at the Outdoor and Casual Show in Chicago this summer.”

 

Retail Segment

 

Net sales for the 63 Company-owned Bassett Home Furnishings stores were $64.7 million for the first quarter of 2018 as compared to $61.6 million for the first quarter of 2017, an increase of $3.1 million or 5.0%. The increase was due to a 3.3% increase in comparable store sales and a $1.2 million increase in non-comparable store sales.

 

While the Company does not recognize sales until goods are delivered to the consumer, management tracks written sales (the retail dollar value of sales orders taken, rather than delivered) as a key store performance indicator. Written sales for comparable stores decreased by 2.5% for the first quarter of 2018 as compared to the first quarter of 2017.

 

The consolidated retail operating loss for the first quarter of 2018 was $1.5 million as compared to $1.3 million for the first quarter of 2017, an increase of $0.2 million. The 53 comparable stores generated operating income of $0.8 million for the quarter, or 1.3% of sales, as compared to a loss of $0.1 million, or -0.2% of sales, for the prior year quarter. Gross margins for comparable stores were 50.6% for the first quarter of 2018 as compared to 49.4% for the first quarter of 2017.  This increase was primarily due to improved pricing strategies and product mix. SG&A expenses for comparable stores increased $0.8 million to $29.0 million or 49.3% of sales as compared to 49.6% of sales for the first quarter of 2017.

 

 

 

 

Non-comparable stores generated sales of $5.8 million with an operating loss of $2.3 million as compared to sales of $4.6 million and an operating loss of $1.3 million in the prior year quarter. As part of the $2.3 million loss for the first quarter of 2018, the Company incurred $0.7 million in new store pre-opening costs, a decrease of $0.1 million from the prior year. In addition, the Company incurred $0.7 million of post opening startup losses compared to no post opening startup losses in the first quarter of 2017. As previously stated, the Company’s retail expansion is initially costly. However, the Company believes that site selection and new store presentation will generally result in locations that operate at or above a retail break-even level within a reasonable period of time following store opening.

 

“The big news around our Corporate Retail segment is the expansion of our store count after several years of operating approximately 60 stores in the fleet,” said Spilman. “As mentioned, this effort comes with substantial upfront effects on earnings. For the quarter, the combined pre-opening and startup losses for 2018 were $600,000 greater than last year. On a parallel track with the expansion of our network is the ongoing refinement of the store itself. The new Generation 3 prototype will be the fusion of the technological gateways to Bassett and a highly interactive in store design experience. The tactile elements of the furniture purchase will be on full display with an array of fabric and wood, metal, stone, and accessory samples housed in a new fixturing template that will bring the products that consumers first encounter on the web or their phone to life in the store. Like many retailers, we have confronted declining physical store traffic over the past year. A higher rate of conversion and an increase in the value of the average sale has enabled us to keep our comparable store sales on a positive trajectory. This quarter, our delivered retail comps increased by 3.3% although our written sales did decline by 2.5% compared to last year’s 3.7% written increase. Our mission is to provide the consumer with a uniquely Bassett journey that features seamless access to our customizable products and capabilities that are showcased in a beautiful destination that offers a personalized level of service second to none.”

 

Logistical Services Segment

 

Revenue for Zenith was $25.2 million for the first quarter of 2018 as compared to $22.3 million for 2017, an increase of $2.9 million or 13.1%. Revenues to both Bassett and non-Bassett customers were higher quarter over quarter. Zenith’s operating expenses for the first quarter of 2018 were $24.9 million or 98.7% of revenue as compared to $22.7 million or 101% for the first quarter of 2017. This resulted in operating profit of $0.3 million or 1.3% of sales for the current quarter as compared to a loss of $0.2 million or -1.0% of sales for the prior year quarter. This operating profit increase was primarily due to improved load efficiency in the middle mile operation resulting in higher revenue per mile partially offset by increased fuel costs.

 

 

 


About Bassett Furniture Industries, Inc.

Bassett Furniture Industries, Inc. (NASDAQ:BSET), is a leading manufacturer and marketer of high quality home furnishings. With 94 company- and licensee-owned stores at the time of this release, Bassett has leveraged its strong brand name in furniture into a network of corporate and licensed stores that focus on providing consumers with a friendly environment for buying furniture and accessories. The most significant growth opportunity for Bassett continues to be the Company’s dedicated retail store program. Bassett’s retail strategy includes stylish, custom-built furniture that is ready for delivery in the home within 30 days. The stores also feature the latest on-trend furniture styles, free in-home design visits, and coordinated decorating accessories. Bassett also has a traditional wholesale business with more than 700 accounts on the open market, across the United States and internationally and a logistics business specializing in home furnishings. For more information, visit the Company’s website at bassettfurniture.com. (BSET-E)

 

Certain of the statements in this release, particularly those preceded by, followed by or including the words “believes,” “expects,” “anticipates,” “intends,” “should,” “estimates,” or similar expressions, or those relating to or anticipating financial results for periods beyond the end of the first fiscal quarter of 2018, constitute “forward looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended. For those statements, Bassett claims the protection of the safe harbor for forward looking statements contained in the Private Securities Litigation Reform Act of 1995. In many cases, Bassett cannot predict what factors would cause actual results to differ materially from those indicated in the forward looking statements. Expectations included in the forward-looking statements are based on preliminary information as well as certain assumptions which management believes to be reasonable at this time. The following important factors affect Bassett and could cause actual results to differ materially from those indicated in the forward looking statements: the effects of national and global economic or other conditions and future events on the retail demand for home furnishings and the ability of Bassett’s customers and consumers to obtain credit; and the economic, competitive, governmental and other factors identified in Bassett’s filings with the Securities and Exchange Commission. Any forward-looking statement that Bassett makes speaks only as of the date of such statement, and Bassett undertakes no obligation to update any forward-looking statements, whether as a result of new information, future events or otherwise. Comparisons of results for current and any prior periods are not intended to express any future trends or indication of future performance, unless expressed as such, and should only be viewed as historical data.

 

###

 

 

 

 

BASSETT FURNITURE INDUSTRIES, INC. AND SUBSIDIARIES

Condensed Consolidated Statements of Operations - unaudited

(In thousands, except for per share data)

 

   

Quarter Ended

 
   

February 24, 2018

   

February 25, 2017

 
           

Percent of

           

Percent of

 
   

Amount

   

Net Sales

   

Amount

   

Net Sales

 
                                 

Sales revenue:

                               

Furniture and accessories

  $ 96,123             $ 93,698          

Logistics

    14,149               12,194          

Total sales revenue

    110,272       100.0 %     105,892       100.0 %
                                 

Cost of furniture and accessories sold

    43,269       39.2 %     41,898       39.6 %
                                 

Selling, general and administrative expenses excluding new store pre-opening costs

    64,251       58.3 %     58,524       55.3 %

New store pre-opening costs

    702       0.6 %     806       0.8 %

Income from operations

    2,050       1.9 %     4,664       4.4 %
                                 

Other loss, net

    (627 )     -0.6 %     (733 )     -0.7 %

Income before income taxes

    1,423       1.3 %     3,931       3.7 %
                                 

Income tax provision

    2,336       2.1 %     1,070       1.0 %

Net income (loss)

  $ (913 )     -0.8 %   $ 2,861       2.7 %
                                 

Basic earnings (loss) per share

  $ (0.09 )           $ 0.27          
                                 

Diluted earnings (loss) per share

  $ (0.09 )           $ 0.27          

 

 

 

 

BASSETT FURNITURE INDUSTRIES, INC. AND SUBSIDIARIES

 

Condensed Consolidated Balance Sheets

 

(In thousands)

 
   

(Unaudited)

         

Assets

 

February 24, 2018

   

November 25, 2017

 

Current assets

               

Cash and cash equivalents

  $ 24,310     $ 53,949  

Short-term investments

    23,125       23,125  

Accounts receivable, net

    21,543       19,640  

Inventories, net

    63,669       54,476  

Other current assets

    9,610       8,192  

Total current assets

    142,257       159,382  
                 

Property and equipment, net

    103,766       103,244  
                 

Other long-term assets

               

Deferred income taxes, net

    6,183       8,393  

Goodwill and other intangible assets

    28,840       17,351  

Other

    5,619       5,378  

Total long-term assets

    40,642       31,122  

Total assets

  $ 286,665     $ 293,748  
                 

Liabilities and Stockholders’ Equity

               

Current liabilities

               

Accounts payable

  $ 25,551     $ 21,760  

Accrued compensation and benefits

    12,553       14,670  

Customer deposits

    26,943       27,107  

Dividends payable

    -       3,759  

Current portion of long-term debt

    425       3,405  

Other accrued liabilities

    12,773       12,655  

Total current liabilities

    78,245       83,356  
                 

Long-term liabilities

               

Post employment benefit obligations

    13,600       13,326  

Long-term debt

    220       329  

Other long-term liabilities

    5,534       5,277  

Total long-term liabilities

    19,354       18,932  
                 

Stockholders’ equity

               

Common stock

    53,776       53,690  

Retained earnings

    137,827       139,378  

Additional paid-in-capital

    499       962  

Accumulated other comprehensive loss

    (3,036 )     (2,570 )

Total stockholders' equity

    189,066       191,460  

Total liabilities and stockholders’ equity

  $ 286,665     $ 293,748  

 

 

 

 

BASSETT FURNITURE INDUSTRIES, INC. AND SUBSIDIARIES

Consolidated Statements of Cash Flows - unaudited

(In thousands)

 

   

Year Ended

 
   

February 24, 2018

   

February 25, 2017

 

Operating activities:

               

Net income (loss)

  $ (913 )   $ 2,861  

Adjustments to reconcile net income (loss) to net cash provided by (used in) operating activities:

               

Depreciation and amortization

    3,304       3,351  

Loss on sale of property and equipment

    36       -  

Tenant improvement allowances received from lessors

    500       -  

Deferred income taxes

    2,210       103  

Other, net

    488       413  

Changes in operating assets and liabilities

               

Accounts receivable

    (626 )     110  

Inventories

    (5,440 )     (1,915 )

Other current and long-term assets

    (1,382 )     1,155  

Customer deposits

    (164 )     977  

Accounts payable and accrued liabilities

    588       (4,978 )

Net cash provided by (used in) operating activities

    (1,399 )     2,077  
                 

Investing activities:

               

Purchases of property and equipment

    (3,958 )     (5,610 )

Proceeds from sale of retail real estate and property and equipment

    -       3  

Cash paid for business acquisition

    (15,556 )     -  

Acquisition of retail licensee store

    -       (655 )

Other

    -       223  

Net cash used in investing activities

    (19,514 )     (6,039 )
                 

Financing activities:

               

Cash dividends

    (4,942 )     (4,290 )

Proceeds from the exercise of stock options

    -       221  

Other issuance of common stock

    84       -  

Repurchases of common stock

    (244 )     (26 )

Taxes paid related to net share settlement of equity awards

    (522 )     (474 )

Repayments of notes payable

    (3,102 )     (3,095 )

Net cash used in financing activities

    (8,726 )     (7,664 )

Change in cash and cash equivalents

    (29,639 )     (11,626 )

Cash and cash equivalents - beginning of period

    53,949       35,144  

Cash and cash equivalents - end of period

  $ 24,310     $ 23,518  

 

 

 

 

BASSETT FURNITURE INDUSTRIES, INC. AND SUBSIDIARIES

Segment Information - unaudited

(In thousands)

 

 

   

Quarter Ended

 
   

February 24, 2018

   

February 25, 2017

 

Net Sales

               

Wholesale

  $ 63,100     $ 61,975  

Retail - Company-owned stores

    64,661       61,593  

Logistical services

    25,249       22,334  

Inter-company eliminations:

               

Furniture and accessories

    (31,638 )     (29,870 )

Logistical services

    (11,100 )     (10,140 )

Consolidated

  $ 110,272     $ 105,892  
                 

Operating Income (Loss)

               

Wholesale

  $ 3,064     $ 5,893  

Retail

    (1,513 )     (1,343 )

Logistical services

    330       (226 )

Inter-company elimination

    169       340  

Consolidated

  $ 2,050     $ 4,664  

 

 

 

 

BASSETT FURNITURE INDUSTRIES, INC. AND SUBSIDIARIES

Rollforward of BHF Store Count

 

   

November 25,

                           

February 24,

 
   

2017

   

Opened*

   

Closed*

   

Transfers

   

2018

 
                                         

Company-owned stores

    60       3       -       -       63  

Licensee-owned stores

    30       -       -       -       30  
                                         

Total

    90       3       -       -       93  

 

* Does not include openings and closures due to relocation of existing stores within a market.

 

 

 

 

BASSETT FURNITURE INDUSTRIES, INC. AND SUBSIDIARIES

Supplemental Retail Information--unaudited

(In thousands)

 

   

53 Comparable Stores

 
   

Quarter Ended

   

Quarter Ended

 
   

February 24, 2018

   

February 25, 2017

 
           

Percent of

           

Percent of

 
   

Amount

   

Net Sales

   

Amount

   

Net Sales

 
                                 

Net sales

  $ 58,852       100.0 %   $ 56,974       100.0 %
                                 

Cost of sales

    29,050       49.4 %     28,805       50.6 %
                                 

Gross profit

    29,802       50.6 %     28,169       49.4 %
                                 

Selling, general and administrative expense*

    29,027       49.3 %     28,255       49.6 %
                                 

Income (loss) from operations

  $ 775       1.3 %   $ (86 )     -0.2 %

 

 

   

All Other Stores

 
   

Quarter Ended

   

Quarter Ended

 
   

February 24, 2018

   

February 25, 2017

 
           

Percent of

           

Percent of

 
   

Amount

   

Net Sales

   

Amount

   

Net Sales

 
                                 

Net sales

  $ 5,809       100.0 %   $ 4,619       100.0 %
                                 

Cost of sales

    2,944       50.7 %     2,654       57.5 %
                                 

Gross profit

    2,865       49.3 %     1,965       42.5 %
                                 

Selling, general and administrative expense

    4,451       76.6 %     2,416       52.3 %

Pre-opening store costs**

    702       12.1 %     806       17.4 %
                                 

Loss from operations

  $ (2,288 )     -39.4 %   $ (1,257 )     -27.3 %

 

*

Comparable store SG&A includes retail corporate overhead and administrative costs.

**

Pre-opening store costs include the accrual for straight-line rent recorded during the period between date of possesion and store opening date, employee payroll and training costs prior to store opening and other various expenses incurred prior to store opening.