FRANKLIN STREET PROPERTIES
FRANKLIN STREET PROPERTIES
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Franklin Street Properties Corp. Announces First Quarter 2021 Results

  • 15

Franklin Street Properties Corp. (the “Company”, “FSP”, “we” or “our”) (NYSE American: FSP), a real estate investment trust (REIT), announced its results for the first quarter ended March 31, 2021.

George J. Carter, Chairman and Chief Executive Officer, commented as follows:

“As the second quarter of 2021 begins, FSP remains focused on two primary objectives for full year 2021: leasing progress and debt reduction. From a leasing perspective, we are beginning to see increasing exploratory activity by prospective tenants at our properties. We believe that this increasing exploratory activity is due, at least in part, to increased access to COVID-19 therapeutics and vaccines. From a debt reduction perspective, we are actively working on the potential sale of select properties that we believe have met their near-term value objectives and where such value may not be accurately reflected in our share price. We are reaffirming our previously announced 2021 disposition guidance to be in the range of $350 million to $450 million in aggregate gross proceeds. Disposition proceeds are intended to be used primarily for debt reduction. We believe that leasing progress along with significant debt reduction will provide greater financial flexibility and position the Company for stronger shareholder returns.

At this time, due primarily to uncertainty surrounding the timing and amount of proceeds from property dispositions, we are continuing suspension of Net Income and FFO guidance.

FSP remains committed to its sunbelt and mountain-west office focus that emphasizes markets/properties with compelling long-term population and employment growth potential. We continue to look forward to 2021 with anticipation and optimism.”

Financial Highlights

  • GAAP Net loss was $6.5 million, or $0.06 for the first quarter ended March 31, 2021.
  • Funds From Operations (FFO) was $18.0 million, or $0.17 per basic and diluted share, for the first quarter ended March 31, 2021.
  • Adjusted Funds From Operations (AFFO) was $0.04 per basic and diluted share for the first quarter ended March 31, 2021.
  • We have $576.6 million of liquidity as of March 31, 2021, consisting of $4.1 million of cash and $572.5 million available on our revolving line of credit.
  • Our debt is entirely unsecured and we have no scheduled debt maturities until November 30, 2021.

Investment Update

  • Actively working on the potential sale of select properties that we believe have met their near-term value objectives and where such value may not be accurately reflected in our share price.
  • Reaffirming 2021 disposition guidance to be in the range of $350 to $450 million in aggregate gross proceeds. Disposition proceeds intended to be used primarily for debt reduction.
  • Potential disposition properties include: One and Two River Crossing in Indianapolis, Indiana; Timberlake Corporate Center in Chesterfield, Missouri; Meadow Point in Chantilly, Virginia; Innsbrook Corporate Center in Glen Allen, Virginia; Loudoun Technology Center in Dulles, Virginia; One and Two Ravinia Drive in Atlanta, Georgia; and One Overton Park in Atlanta, Georgia.

COVID-19 Pandemic Update

FSP remains committed to the health and safety of its employees, tenants, vendors and visitors and will continue to implement recommended guidelines for social distancing and other safety protocols at our properties and corporate headquarters.

  • We collected in excess of 99% of rental receipts due for the first quarter of 2021 and approximately 99% of rental receipts due for the year ended December 31, 2020. Due to the high level of uncertainty related to the COVID-19 pandemic, we are unable to predict the level of rental receipts in future months.
  • During the COVID-19 pandemic, we have received rent relief requests from some of our tenants. The majority of these requests for relief have been in the form of potential rent deferrals for varying lengths of time. For the first quarter of 2021, the impact of rent deferrals and write-offs was not material. We will continue to review each request for rent relief on a case by case basis. Where prudent, we may grant deferrals and, in some instances, seek extended lease terms. We are unable to predict the outcomes of these ongoing negotiations, the amount of the rent relief packages, if any, and ultimate recovery of any deferred amounts.

Leasing Update

  • As the delays caused by the pandemic during the past twelve months have begun to reverse course, we are encouraged by a more robust pipeline of potential new tenants. We are currently tracking over 800,000 square feet of new prospective tenants, of which approximately 600,000 square feet represents potential net absorption over the next six to twelve months.
  • During the quarter ended March 31, 2021, we leased approximately 377,000 square feet, of which approximately 370,000 square feet was with existing tenants. During the year ended December 31, 2020, we leased approximately 1,130,000 square feet, of which approximately 762,000 square feet was with existing tenants.
  • Our directly owned real estate portfolio of 34 owned properties (including one redevelopment property) totaling approximately 9.7 million square feet, was approximately 81.0% leased as of March 31, 2021, compared to approximately 83.8% leased as of December 31, 2020.
  • During the quarter ended March 31, 2021, we entered into a lease amendment with existing tenant CITGO Petroleum Corporation at our Eldridge Green property in Houston, Texas. The amendment extends the primary term of CITGO’s approximately 250,000 square foot headquarters lease by approximately 11 years, from February 28, 2022 to March 31, 2033.
  • Lease expirations for the remainder of 2021 are approximately 477,000 square feet, representing approximately 4.9% of our owned portfolio.
  • The weighted average GAAP base rent per square foot achieved on leasing activity during the three months ended March 31, 2021 was $28.46, or 1.7% lower than average rents in the respective properties as applicable compared to the year ended December 31, 2020. The average lease term on leases in the three months ended March 31, 2021, was 9.3 years compared to 8.3 years for the full year of 2020. Overall the portfolio weighted average rent per occupied square foot was $29.89 as of March 31, 2021 compared to $29.60 as of December 31, 2020.

Dividend Update

On April 2, 2021, the Company announced that its Board of Directors declared a regular quarterly cash dividend for the three months ended March 31, 2021 of $0.09 per share of common stock that will be paid on May 7, 2021 to stockholders of record on April 16, 2021.

Non-GAAP Financial Information

A reconciliation of Net income to FFO, AFFO and Sequential Same Store NOI and our definitions of FFO, AFFO and Sequential Same Store NOI can be found on Supplementary Schedules H and I.

2021 Net Income, FFO and Disposition Guidance

At this time, due primarily to uncertainty surrounding the timing and amount of proceeds received from property dispositions, we are continuing suspension of Net Income and FFO guidance. However, we are maintaining our previously announced disposition guidance for full-year 2021, as we execute on our strategy to dispose of certain properties that we believe have met their near-term value objectives and where such value may not be accurately reflected in our share price. Anticipated dispositions in 2021 are estimated to result in aggregate gross proceeds in the range of approximately $350 million to $450 million. We intend to use the proceeds of any such dispositions primarily for the repayment of debt under our revolving line of credit and term loan facilities, any special distributions required to meet REIT requirements, and general corporate purposes. This guidance reflects our current expectations of economic and market conditions and is subject to change. We will update our disposition guidance quarterly in our earnings releases. There can be no assurance that the Company’s actual results will not differ materially from the estimates set forth above.

Real Estate Update

Supplementary schedules provide property information for the Company’s owned and managed real estate portfolio as of March 31, 2021. The Company will also be filing an updated supplemental information package that will provide stockholders and the financial community with additional operating and financial data. The Company will file this supplemental information package with the SEC and make it available on its website at www.fspreit.com.

Today’s news release, along with other news about Franklin Street Properties Corp., is available on the Internet at www.fspreit.com. We routinely post information that may be important to investors in the Investor Relations section of our website. We encourage investors to consult that section of our website regularly for important information about us and, if they are interested in automatically receiving news and information as soon as it is posted, to sign up for E-mail Alerts.

Earnings Call

A conference call is scheduled for May 5, 2021 at 11:00 a.m. (ET) to discuss the first quarter 2021 results. To access the call, please dial 1-800-464-8240. Internationally, the call may be accessed by dialing 1-412-902-6521. To access the call from Canada, please dial 1-866-605-3852. To listen via live audio webcast, please visit the Webcasts & Presentations section in the Investor Relations section of the Company's website (www.fspreit.com) at least ten minutes prior to the start of the call and follow the posted directions. The webcast will also be available via replay from the above location starting one hour after the call is finished.

About Franklin Street Properties Corp.

Franklin Street Properties Corp., based in Wakefield, Massachusetts, is focused on infill and central business district (CBD) office properties in the U.S. Sunbelt and Mountain West, as well as select opportunistic markets. FSP seeks value-oriented investments with an eye towards long-term growth and appreciation, as well as current income. FSP is a Maryland corporation that operates in a manner intended to qualify as a real estate investment trust (REIT) for federal income tax purposes. To learn more about FSP please visit our website at www.fspreit.com.

Forward-Looking Statements

Statements made in this press release that state FSP’s or management’s intentions, beliefs, expectations, or predictions for the future may be forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. This press release may also contain forward-looking statements, such as our ability to lease space in the future, expectations for dispositions and the repayment of debt in future periods, value creation/enhancement in future periods and expectations for growth and leasing activities in future periods that are based on current judgments and current knowledge of management and are subject to certain risks, trends and uncertainties that could cause actual results to differ materially from those indicated in such forward-looking statements. Accordingly, readers are cautioned not to place undue reliance on forward-looking statements. Investors are cautioned that our forward-looking statements involve risks and uncertainty, including without limitation, adverse changes in general economic or local market conditions, including as a result of the COVID-19 pandemic and other potential infectious disease outbreaks and terrorist attacks or other acts of violence, which may negatively affect the markets in which we and our tenants operate, increasing interest rates, disruptions in the debt markets, economic conditions in the markets in which we own properties, risks of a lessening of demand for the types of real estate owned by us, adverse changes in energy prices, which if sustained, could negatively impact occupancy and rental rates in the markets in which we own properties, including energy-influenced markets such as Dallas, Denver and Houston, uncertainty relating to the completion and timing of the disposition of properties under agreement, any inability to dispose of other properties on acceptable terms and any delays in the timing of any such anticipated dispositions, changes in government regulations and regulatory uncertainty, uncertainty about governmental fiscal policy, geopolitical events and expenditures that cannot be anticipated such as utility rate and usage increases, delays in construction schedules, unanticipated increases in construction costs, unanticipated repairs, additional staffing, insurance increases and real estate tax valuation reassessments. See the “Risk Factors” set forth in Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2020, as the same may be updated from time to time in subsequent filings with the United States Securities and Exchange Commission. Although we believe the expectations reflected in the forward-looking statements are reasonable, we cannot guarantee future results, levels of activity, acquisitions, dispositions, performance or achievements. We will not update any of the forward-looking statements after the date of this press release to conform them to actual results or to changes in our expectations that occur after such date, other than as required by law.

Franklin Street Properties Corp.
Earnings Release
Supplementary Information
Table of Contents

 

 

 

 

Franklin Street Properties Corp. Financial Results

A-C

Real Estate Portfolio Summary Information

D

Portfolio and Other Supplementary Information

E

Percentage of Leased Space

F

Largest 20 Tenants – FSP Owned Portfolio

G

Reconciliation and Definitions of Funds From Operations (FFO) and Adjusted

 

Funds From Operations (AFFO)

H

Reconciliation and Definition of Sequential Same Store results to Property Net

 

Operating Income (NOI) and Net Loss

I

 

 

Franklin Street Properties Corp. Financial Results
Supplementary Schedule A
Condensed Consolidated Statements of Operations
(Unaudited)

 

 

For the

 

 

 

Three Months Ended

 

 

 

March 31,

 

(in thousands, except per share amounts)

 

2021

 

2020

 

 

 

 

 

 

 

 

 

Revenue:

 

 

 

 

 

 

 

Rental

 

$

58,623

 

$

62,567

 

Related party revenue:

 

 

 

 

 

 

 

Management fees and interest income from loans

 

 

410

 

 

403

 

Other

 

 

6

 

 

13

 

Total revenue

 

 

59,039

 

 

62,983

 

 

 

 

 

 

 

 

 

Expenses:

 

 

 

 

 

 

 

Real estate operating expenses

 

 

15,939

 

 

17,298

 

Real estate taxes and insurance

 

 

12,366

 

 

11,762

 

Depreciation and amortization

 

 

24,381

 

 

22,338

 

General and administrative

 

 

4,146

 

 

3,525

 

Interest

 

 

8,600

 

 

9,063

 

Total expenses

 

 

65,432

 

 

63,986

 

 

 

 

 

 

 

 

 

Gain on sale of property

 

 

 

 

 

Loss before taxes

 

 

(6,393)

 

 

(1,003)

 

Tax expense

 

 

67

 

 

68

 

Net loss

 

$

(6,460)

 

$

(1,071)

 

 

 

 

 

 

 

 

 

Weighted average number of shares outstanding, basic and diluted

 

 

107,328

 

 

107,269

 

 

 

 

 

 

 

 

 

Net loss per share, basic and diluted

 

$

(0.06)

 

$

(0.01)

 

Franklin Street Properties Corp. Financial Results
Supplementary Schedule B
Condensed Consolidated Balance Sheets
(Unaudited)

 

 

 

 

 

 

 

 

 

 

March 31,

 

December 31,

 

(in thousands, except share and par value amounts)

 

2021

 

2020

 

Assets:

 

 

 

 

 

 

 

Real estate assets:

 

 

 

 

 

 

 

Land

 

$

189,155

 

$

189,155

 

Buildings and improvements

 

 

1,954,838

 

 

1,938,629

 

Fixtures and equipment

 

 

13,308

 

 

12,949

 

 

 

 

2,157,301

 

 

2,140,733

 

Less accumulated depreciation

 

 

555,688

 

 

538,717

 

Real estate assets, net

 

 

1,601,613

 

 

1,602,016

 

Acquired real estate leases, less accumulated amortization of $53,670 and $55,447, respectively

 

 

25,836

 

 

28,206

 

Cash, cash equivalents and restricted cash

 

 

4,113

 

 

4,150

 

Tenant rent receivables

 

 

4,337

 

 

7,656

 

Straight-line rent receivable

 

 

69,743

 

 

67,789

 

Prepaid expenses and other assets

 

 

5,873

 

 

5,752

 

Related party mortgage loan receivables

 

 

21,000

 

 

21,000

 

Office computers and furniture, net of accumulated depreciation of $1,459 and $1,443, respectively

 

 

147

 

 

163

 

Deferred leasing commissions, net of accumulated amortization of $26,384 and $30,411, respectively

 

 

56,771

 

 

56,452

 

Total assets

 

$

1,789,433

 

$

1,793,184

 

 

 

 

 

 

 

 

 

Liabilities and Stockholders’ Equity:

 

 

 

 

 

 

 

Liabilities:

 

 

 

 

 

 

 

Bank note payable

 

$

27,500

 

$

3,500

 

Term loans payable, less unamortized financing costs of $2,332 and $2,677, respectively

 

 

717,668

 

 

717,323

 

Series A & Series B Senior Notes, less unamortized financing costs of $781 and $822, respectively

 

 

199,219

 

 

199,178

 

Accounts payable and accrued expenses

 

 

63,456

 

 

72,058

 

Accrued compensation

 

 

1,390

 

 

3,918

 

Tenant security deposits

 

 

8,041

 

 

8,677

 

Lease liability

 

 

1,444

 

 

1,536

 

Other liabilities: derivative liabilities

 

 

13,698

 

 

17,311

 

Acquired unfavorable real estate leases, less accumulated amortization of $3,959 and $4,031, respectively

 

 

1,433

 

 

1,592

 

Total liabilities

 

 

1,033,849

 

 

1,025,093

 

 

 

 

 

 

 

 

 

Commitments and contingencies

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Stockholders’ Equity:

 

 

 

 

 

 

 

Preferred stock, $.0001 par value, 20,000,000 shares authorized, none issued or outstanding

 

 

 

 

 

Common stock, $.0001 par value, 180,000,000 shares authorized, 107,328,199 and 107,328,199 shares issued and outstanding, respectively

 

 

11

 

 

11

 

Additional paid-in capital

 

 

1,357,131

 

 

1,357,131

 

Accumulated other comprehensive loss

 

 

(13,698)

 

 

(17,311)

 

Accumulated distributions in excess of accumulated earnings

 

 

(587,860)

 

 

(571,740)

 

Total stockholders’ equity

 

 

755,584

 

 

768,091

 

Total liabilities and stockholders’ equity

 

$

1,789,433

 

$

1,793,184

 

Franklin Street Properties Corp. Financial Results
Supplementary Schedule C
Condensed Consolidated Statements of Cash Flows
(Unaudited)

 

 

 

 

 

 

 

 

 

 

For the

 

 

 

Three Months Ended

 

 

 

March 31,

 

(in thousands)

 

2021

 

2020

 

Cash flows from operating activities:

 

 

 

 

 

 

 

Net loss

 

$

(6,460)

 

$

(1,071)

 

Adjustments to reconcile net income to net cash provided by operating activities:

 

 

 

 

 

 

 

Depreciation and amortization expense

 

 

25,088

 

 

23,086

 

Amortization of above and below market leases

 

 

(32)

 

 

(73)

 

Decrease in allowance for doubtful accounts and write-off of accounts receivable

 

 

 

 

(13)

 

Changes in operating assets and liabilities:

 

 

 

 

 

 

 

Tenant rent receivables

 

 

3,319

 

 

255

 

Straight-line rents

 

 

(1,904)

 

 

(966)

 

Lease acquisition costs

 

 

(50)

 

 

(470)

 

Prepaid expenses and other assets

 

 

(532)

 

 

(644)

 

Accounts payable and accrued expenses

 

 

(9,564)

 

 

(8,215)

 

Accrued compensation

 

 

(2,528)

 

 

(2,065)

 

Tenant security deposits

 

 

(636)

 

 

269

 

Payment of deferred leasing commissions

 

 

(5,056)

 

 

(2,892)

 

Net cash provided by operating activities

 

 

1,645

 

 

7,201

 

Cash flows from investing activities:

 

 

 

 

 

 

 

Property improvements, fixtures and equipment

 

 

(16,022)

 

 

(20,054)

 

Net cash used in investing activities

 

 

(16,022)

 

 

(20,054)

 

Cash flows from financing activities:

 

 

 

 

 

 

 

Distributions to stockholders

 

 

(9,660)

 

 

(9,654)

 

Borrowings under bank note payable

 

 

36,500

 

 

35,000

 

Repayments of bank note payable

 

 

(12,500)

 

 

(5,000)

 

Net cash provided by financing activities

 

 

14,340

 

 

20,346

 

Net increase (decrease) in cash, cash equivalents and restricted cash

 

 

(37)

 

 

7,493

 

Cash, cash equivalents and restricted cash, beginning of year

 

 

4,150

 

 

9,790

 

Cash, cash equivalents and restricted cash, end of period

 

$

4,113

 

$

17,283

 

Franklin Street Properties Corp. Earnings Release
Supplementary Schedule D
Real Estate Portfolio Summary Information
(Unaudited & Approximated)

Commercial portfolio lease expirations (1)

 

 

 

 

 

 

 

Total

 

% of

 

Year

 

Square Feet

 

Portfolio

 

2021

 

476,748

 

4.9%

 

2022

 

850,092

 

8.8%

 

2023

 

454,431

 

4.7%

 

2024

 

857,738

 

8.9%

 

2025

 

855,745

 

8.9%

 

Thereafter (2)

 

6,165,525

 

63.8%

 

 

 

9,660,279

 

100.0%

 


(1)

 

Percentages are determined based upon total square footage.

(2)

 

Includes 1,725,009 square feet of vacancies at our operating properties and 111,469 square feet of vacancies at our redevelopment properties as of March 31, 2021. We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized.

(dollars & square feet in 000's)

 

As of March 31, 2021 (a)

 

State

 

# of Properties

 

Investment

 

% of Portfolio

 

Square Feet

 

% of Portfolio

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Colorado

 

6

 

$

548,881

 

34.3%

 

2,624

 

27.2%

 

Texas

 

9

 

 

338,980

 

21.1%

 

2,420

 

25.0%

 

Georgia

 

5

 

 

324,932

 

20.3%

 

1,967

 

20.4%

 

Minnesota

 

3

 

 

120,842

 

7.5%

 

757

 

7.8%

 

Virginia

 

4

 

 

84,699

 

5.3%

 

685

 

7.1%

 

North Carolina

 

1

 

 

7,696

 

0.5%

 

64

 

0.7%

 

Missouri

 

2

 

 

42,555

 

2.7%

 

352

 

3.6%

 

Illinois

 

2

 

 

45,817

 

2.9%

 

372

 

3.9%

 

Florida

 

1

 

 

57,535

 

3.6%

 

213

 

2.2%

 

Indiana

 

1

 

 

29,676

 

1.8%

 

206

 

2.1%

 

Total

 

34

 

$

1,601,613

 

100.0%

 

9,660

 

100.0%

 

(a)

Includes investment in our redevelopment properties. We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized.

Franklin Street Properties Corp. Earnings Release
Supplementary Schedule E
Portfolio and Other Supplementary Information
(Unaudited & Approximated)

Recurring Capital Expenditures

 

 

 

 

 

 

 

 

(in thousands)

 

For the Three Months Ended

 

 

 

31-Mar-21

 

Tenant improvements

 

$

4,491

 

Deferred leasing costs

 

 

2,597

 

Non-investment capex

 

 

5,336

 

 

 

$

12,424

 

 

 

For the Three Months Ended

 

Year Ended

 

 

 

31-Mar-20

 

30-Jun-20

 

30-Sep-20

 

31-Dec-20

 

31-Dec-20

 

Tenant improvements

 

$

10,716

 

$

13,531

 

$

8,022

 

$

837

 

$

33,106

 

Deferred leasing costs

 

 

2,730

 

 

603

 

 

2,033

 

 

7,432

 

 

12,798

 

Non-investment capex

 

 

4,527

 

 

6,581

 

 

6,373

 

 

6,105

 

 

23,586

 

 

 

$

17,973

 

$

20,715

 

$

16,428

 

$

14,374

 

$

69,490

 

Square foot & leased percentages

 

March 31,

 

December 31,

 

 

 

2021

 

2020

 

Operating Properties:

 

 

 

 

 

Number of properties

 

33

 

32

 

Square feet

 

9,548,810

 

9,331,489

 

Leased percentage

 

81.9%

 

85.0%

 

 

 

 

 

 

 

Redevelopment Properties (a):

 

 

 

 

 

Number of properties

 

1

 

2

 

Square feet

 

111,469

 

324,651

 

Leased percentage

 

0.0%

 

48.0%

 

 

 

 

 

 

 

Total Owned Properties:

 

 

 

 

 

Number of properties

 

34

 

34

 

Square feet

 

9,660,279

 

9,656,140

 

Leased percentage

 

81.0%

 

83.8%

 

 

 

 

 

 

 

Managed Properties - Single Asset REITs (SARs):

 

 

 

 

 

Number of properties

 

2

 

2

 

Square feet

 

348,545

 

348,545

 

 

 

 

 

 

 

Total Operating, Redevelopment and Managed Properties:

 

 

 

 

 

Number of properties

 

36

 

36

 

Square feet

 

10,008,824

 

10,004,685

 

(a)

We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized.

Franklin Street Properties Corp. Earnings Release
Supplementary Schedule F
Percentage of Leased Space
(Unaudited & Estimated)

 

 

Property Name

 

Location

 

Square Feet

 

% Leased (1)
as of
31-Dec-20

 

Fourth Quarter
Average %
Leased (2)

 

% Leased (1)
as of
31-Mar-21

 

First Quarter
Average %
Leased (2)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1

 

FOREST PARK

 

Charlotte, NC

 

64,198

 

78.4%

 

78.4%

 

78.4%

 

78.4%

 

2

 

MEADOW POINT

 

Chantilly, VA

 

138,537

 

91.1%

 

77.2%

 

91.1%

 

91.1%

 

3

 

TIMBERLAKE

 

Chesterfield, MO

 

234,496

 

100.0%

 

97.1%

 

100.0%

 

100.0%

 

4

 

TIMBERLAKE EAST

 

Chesterfield, MO

 

117,036

 

100.0%

 

94.5%

 

100.0%

 

100.0%

 

5

 

NORTHWEST POINT

 

Elk Grove Village, IL

 

177,095

 

100.0%

 

100.0%

 

100.0%

 

100.0%

 

6

 

PARK TEN

 

Houston, TX

 

157,460

 

71.7%

 

71.7%

 

71.7%

 

71.7%

 

7

 

PARK TEN PHASE II

 

Houston, TX

 

156,746

 

95.0%

 

95.0%

 

95.0%

 

95.0%

 

8

 

GREENWOOD PLAZA

 

Englewood, CO

 

196,236

 

100.0%

 

100.0%

 

100.0%

 

100.0%

 

9

 

ADDISON

 

Addison, TX

 

289,325

 

83.7%

 

83.7%

 

83.7%

 

83.7%

 

10

 

COLLINS CROSSING

 

Richardson, TX

 

300,887

 

83.5%

 

83.5%

 

84.4%

 

83.8%

 

11

 

INNSBROOK

 

Glen Allen, VA

 

298,183

 

57.2%

 

57.2%

 

57.2%

 

57.2%

 

12

 

RIVER CROSSING

 

Indianapolis, IN

 

205,729

 

100.0%

 

100.0%

 

100.0%

 

100.0%

 

13

 

LIBERTY PLAZA

 

Addison, TX

 

216,952

 

74.1%

 

74.1%

 

74.1%

 

74.1%

 

14

 

380 INTERLOCKEN

 

Broomfield, CO

 

240,359

 

76.0%

 

74.1%

 

76.0%

 

76.0%

 

15

 

390 INTERLOCKEN

 

Broomfield, CO

 

241,512

 

99.4%

 

99.4%

 

99.4%

 

99.4%

 

16

 

BLUE LAGOON

 

Miami, FL

 

213,182

 

73.1%

 

73.1%

 

73.1%

 

73.1%

 

17

 

ELDRIDGE GREEN

 

Houston, TX

 

248,399

 

100.0%

 

100.0%

 

100.0%

 

100.0%

 

18

 

ONE OVERTON PARK

 

Atlanta, GA

 

387,267

 

95.6%

 

94.3%

 

95.5%

 

95.6%

 

19

 

LOUDOUN TECH

 

Dulles, VA

 

136,658

 

98.9%

 

98.9%

 

98.9%

 

98.9%

 

20

 

4807 STONECROFT (3)

 

Chantilly, VA

 

111,469

 

0.0%

 

0.0%

 

0.0%

 

0.0%

 

21

 

121 SOUTH EIGHTH ST

 

Minneapolis, MN

 

297,209

 

92.6%

 

92.6%

 

92.0%

 

92.2%

 

22

 

801 MARQUETTE AVE

 

Minneapolis, MN

 

129,821

 

91.8%

 

91.8%

 

91.8%

 

91.8%

 

23

 

LEGACY TENNYSON CTR

 

Plano, TX

 

207,049

 

100.0%

 

100.0%

 

41.1%

 

60.7%

 

24

 

ONE LEGACY

 

Plano, TX

 

214,110

 

56.4%

 

56.4%

 

56.4%

 

56.4%

 

25

 

909 DAVIS

 

Evanston, IL

 

195,098

 

93.3%

 

93.3%

 

93.3%

 

93.3%

 

26

 

ONE RAVINIA DRIVE

 

Atlanta, GA

 

386,602

 

89.0%

 

89.0%

 

80.8%

 

80.8%

 

27

 

TWO RAVINIA

 

Atlanta, GA

 

411,047

 

69.2%

 

69.2%

 

68.6%

 

68.7%

 

28

 

WESTCHASE I & II

 

Houston, TX

 

629,025

 

53.5%

 

54.4%

 

52.4%

 

52.4%

 

29

 

1999 BROADWAY

 

Denver, CO

 

680,255

 

81.8%

 

82.9%

 

67.2%

 

72.4%

 

30

 

999 PEACHTREE

 

Atlanta, GA

 

621,946

 

84.5%

 

84.5%

 

84.5%

 

84.5%

 

31

 

1001 17TH STREET

 

Denver, CO

 

655,420

 

96.0%

 

96.5%

 

96.0%

 

96.0%

 

32

 

PLAZA SEVEN

 

Minneapolis, MN

 

330,096

 

88.5%

 

90.4%

 

86.7%

 

87.3%

 

33

 

PERSHING PLAZA

 

Atlanta, GA

 

160,145

 

98.9%

 

98.9%

 

98.9%

 

98.9%

 

34

 

600 17TH STREET

 

Denver, CO

 

610,730

 

88.0%

 

88.0%

 

87.5%

 

87.7%

 

 

 

OWNED PORTFOLIO

 

 

 

9,660,279

 

83.8%

 

83.9%

 

81.0%

 

81.8%

 


(1)

 

% Leased as of month's end includes all leases that expire on the last day of the quarter.

(2)

 

Average quarterly percentage is the average of the end of the month leased percentage for each of the three months during the quarter.

(3)

 

We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized.

Franklin Street Properties Corp. Earnings Release
Supplementary Schedule G
Largest 20 Tenants – FSP Owned Portfolio
(Unaudited & Estimated)

The following table includes the largest 20 tenants in FSP’s owned portfolio based on total square feet:

As of March 31, 2021

 

 

 

 

 

 

% of

 

 

 

Tenant

 

Sq Ft

 

Portfolio

 

1

 

Centene Management Company, LLC

 

317,101

 

3.3%

 

2

 

CITGO Petroleum Corporation

 

248,399

 

2.6%

 

3

 

Ovintiv USA Inc.

 

234,495

 

2.4%

 

4

 

Eversheds Sutherland (US) LLP

 

179,868

 

1.9%

 

5

 

EOG Resources, Inc.

 

169,167

 

1.7%

 

6

 

US Government

 

168,573

 

1.7%

 

7

 

The Vail Corporation

 

164,636

 

1.7%

 

8

 

Lennar Homes, LLC

 

155,808

 

1.6%

 

9

 

T-Mobile South, LLC dba T-Mobile

 

151,792

 

1.6%

 

10

 

Citicorp Credit Services, Inc

 

146,260

 

1.5%

 

11

 

Jones Day

 

140,342

 

1.5%

 

12

 

Kaiser Foundation Health Plan

 

120,979

 

1.3%

 

13

 

Argo Data Resource Corporation

 

114,200

 

1.2%

 

14

 

Giesecke & Devrient America

 

112,110

 

1.2%

 

15

 

Randstad General Partner (US)

 

111,952

 

1.2%

 

16

 

VMWare, Inc.

 

100,853

 

1.0%

 

17

 

Deluxe Corporation

 

98,922

 

1.0%

 

18

 

Ping Identity Corp.

 

89,856

 

0.9%

 

19

 

Common Grounds, LLC

 

76,984

 

0.8%

 

20

 

Somerset CPAs, P.C.

 

71,163

 

0.7%

 

 

 

Total

 

2,973,460

 

30.8%

 

Franklin Street Properties Corp. Earnings Release
Supplementary Schedule H
Reconciliation and Definitions of Funds From Operations (“FFO”) and
Adjusted Funds From Operations (“AFFO”)

A reconciliation of Net income to FFO and AFFO is shown below and a definition of FFO and AFFO is provided on Supplementary Schedule I. Management believes FFO and AFFO are used broadly throughout the real estate investment trust (REIT) industry as measurements of performance. The Company has included the National Association of Real Estate Investment Trusts (NAREIT) FFO definition as of May 17, 2016 in the table and notes that other REITs may not define FFO in accordance with the current NAREIT definition or may interpret the current NAREIT definition differently. The Company’s computation of FFO and AFFO may not be comparable to FFO or AFFO reported by other REITs or real estate companies that define FFO or AFFO differently.

 

 

 

 

 

 

 

 

Reconciliation of Net Income to FFO and AFFO:

 

Three Months Ended

 

 

 

March 31,

 

(In thousands, except per share amounts)

 

2021

 

2020

 

Net loss

 

$

(6,460)

 

$

(1,071)

 

Depreciation & amortization

 

 

24,349

 

 

22,265

 

NAREIT FFO

 

 

17,889

 

 

21,194

 

Lease Acquisition costs

 

 

116

 

 

98

 

Funds From Operations (FFO)

 

$

18,005

 

$

21,292

 

 

 

 

 

 

 

 

 

Funds From Operations (FFO)

 

$

18,005

 

$

21,292

 

Amortization of deferred financing costs

 

 

707

 

 

748

 

Straight-line rent

 

 

(1,904)

 

 

(966)

 

Tenant improvements

 

 

(4,491)

 

 

(10,716)

 

Leasing commissions

 

 

(2,597)

 

 

(2,730)

 

Non-investment capex

 

 

(5,336)

 

 

(4,527)

 

Adjusted Funds From Operations (AFFO)

 

$

4,384

 

$

3,101

 

 

 

 

 

 

 

 

 

Per Share Data

 

 

 

 

 

 

 

EPS

 

$

(0.06)

 

$

(0.01)

 

FFO

 

$

0.17

 

$

0.20

 

AFFO

 

$

0.04

 

$

0.03

 

 

 

 

 

 

 

 

 

Weighted average shares (basic and diluted)

 

 

107,328

 

 

107,269

 

Funds From Operations (“FFO”)

The Company evaluates performance based on Funds From Operations, which we refer to as FFO, as management believes that FFO represents the most accurate measure of activity and is the basis for distributions paid to equity holders. The Company defines FFO as net income or loss (computed in accordance with GAAP), excluding gains (or losses) from sales of property, hedge ineffectiveness, acquisition costs of newly acquired properties that are not capitalized and lease acquisition costs that are not capitalized plus depreciation and amortization, including amortization of acquired above and below market lease intangibles and impairment charges on mortgage loans, properties or investments in non-consolidated REITs, and after adjustments to exclude equity in income or losses from, and, to include the proportionate share of FFO from, non-consolidated REITs.

FFO should not be considered as an alternative to net income or loss (determined in accordance with GAAP), nor as an indicator of the Company’s financial performance, nor as an alternative to cash flows from operating activities (determined in accordance with GAAP), nor as a measure of the Company’s liquidity, nor is it necessarily indicative of sufficient cash flow to fund all of the Company’s needs.

Other real estate companies and the National Association of Real Estate Investment Trusts, or NAREIT, may define this term in a different manner. We have included the NAREIT FFO as of May 17, 2016 in the table and note that other REITs may not define FFO in accordance with the current NAREIT definition or may interpret the current NAREIT definition differently than we do.

We believe that in order to facilitate a clear understanding of the results of the Company, FFO should be examined in connection with net income or loss and cash flows from operating, investing and financing activities in the consolidated financial statements.

Adjusted Funds From Operations (“AFFO”)

The Company also evaluates performance based on Adjusted Funds From Operations, which we refer to as AFFO. The Company defines AFFO as (1) FFO, (2) excluding our proportionate share of FFO and including distributions received, from non-consolidated REITs, (3) excluding the effect of straight-line rent, (4) plus the amortization of deferred financing costs, (5) plus the value of shares issued as compensation and (6) less recurring capital expenditures that are generally for maintenance of properties, which we call non-investment capex or are second generation capital expenditures. Second generation costs include re-tenanting space after a tenant vacates, which include tenant improvements and leasing commissions.

We exclude development/redevelopment activities, capital expenditures planned at acquisition and costs to reposition a property. We also exclude first generation leasing costs, which are generally to fill vacant space in properties we acquire or were planned for at acquisition.

AFFO should not be considered as an alternative to net income or loss (determined in accordance with GAAP), nor as an indicator of the Company’s financial performance, nor as an alternative to cash flows from operating activities (determined in accordance with GAAP), nor as a measure of the Company’s liquidity, nor is it necessarily indicative of sufficient cash flow to fund all of the Company’s needs. Other real estate companies may define this term in a different manner. We believe that in order to facilitate a clear understanding of the results of the Company, AFFO should be examined in connection with net income or loss and cash flows from operating, investing and financing activities in the consolidated financial statements.

Franklin Street Properties Corp. Earnings Release
Supplementary Schedule I
Reconciliation and Definition of Sequential Same Store results to property Net Operating Income (NOI) and Net Income

Net Operating Income (“NOI”)

The Company provides property performance based on Net Operating Income, which we refer to as NOI. Management believes that investors are interested in this information. NOI is a non-GAAP financial measure that the Company defines as net income or loss (the most directly comparable GAAP financial measure) plus general and administrative expenses, depreciation and amortization, including amortization of acquired above and below market lease intangibles and impairment charges, interest expense, less equity in earnings of nonconsolidated REITs, interest income, management fee income, hedge ineffectiveness, gains or losses on the sale of assets and excludes non-property specific income and expenses. The information presented includes footnotes and the data is shown by region with properties owned in the periods presented, which we call Sequential Same Store. The comparative Sequential Same Store results include properties held for the periods presented and exclude our redevelopment properties. We also exclude properties that have been placed in service, but that do not have operating activity for all periods presented, dispositions and significant nonrecurring income such as bankruptcy settlements and lease termination fees. NOI, as defined by the Company, may not be comparable to NOI reported by other REITs that define NOI differently. NOI should not be considered an alternative to net income or loss as an indication of our performance or to cash flows as a measure of the Company’s liquidity or its ability to make distributions. The calculations of NOI and Sequential Same Store are shown in the following table:

 

 

Rentable

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square Feet

 

Three Months Ended

 

Three Months Ended

 

Inc

 

%

 

(in thousands)

 

or RSF

 

31-Mar-21

 

31-Dec-20

 

(Dec)

 

Change

 

Region

 

 

 

 

 

 

 

 

 

 

 

 

 

 

East

 

573

 

$

949

 

$

1,047

 

$

(98)

 

(9.4)

%

MidWest

 

1,557

 

 

5,378

 

 

5,292

 

 

86

 

1.6

%

South

 

4,387

 

 

12,423

 

 

10,481

 

 

1,942

 

18.5

%

West

 

2,624

 

 

10,369

 

 

11,006

 

 

(637)

 

(5.8)

%

Property NOI* from Operating Properties

 

9,141

 

 

29,119

 

 

27,826

 

 

1,293

 

4.6

%

Dispositions and Redevelopment Properties (a)

 

519

 

 

642

 

 

1,554

 

 

(912)

 

(3.3)

%

NOI*

 

9,660

 

$

29,761

 

$

29,380

 

$

381

 

1.3

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Sequential Same Store

 

 

 

$

29,119

 

$

27,826

 

$

1,293

 

4.6

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Less Nonrecurring

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Items in NOI* (b)

 

 

 

 

32

 

 

345

 

 

(313)

 

1.2

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Comparative

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Sequential Same Store

 

 

 

$

29,087

 

$

27,481

 

$

1,606

 

5.8

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Three Months Ended

 

Three Months Ended

 

 

 

 

 

 

Reconciliation to Net income

 

 

 

31-Mar-21

 

31-Dec-20

 

 

 

 

 

 

Net income (loss)

 

 

 

$

(6,460)

 

$

37,440

 

 

 

 

 

 

Add (deduct):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Gain on sale of property

 

 

 

 

 

 

(41,928)

 

 

 

 

 

 

Management fee income

 

 

 

 

(465)

 

 

(464)

 

 

 

 

 

 

Depreciation and amortization

 

 

 

 

24,381

 

 

21,899

 

 

 

 

 

 

Amortization of above/below market leases

 

 

 

 

(32)

 

 

(79)

 

 

 

 

 

 

General and administrative

 

 

 

 

4,146

 

 

3,838

 

 

 

 

 

 

Interest expense

 

 

 

 

8,600

 

 

9,030

 

 

 

 

 

 

Interest income

 

 

 

 

(394)

 

 

(391)

 

 

 

 

 

 

Non-property specific items, net

 

 

 

 

(15)

 

 

35

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NOI*

 

 

 

$

29,761

 

$

29,380

 

 

 

 

 

 

(a)

We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized. We also include properties that have been placed in service, but that do not have operating activity for all periods presented.

(b)

Nonrecurring Items in NOI include proceeds from bankruptcies, lease termination fees or other significant nonrecurring income or expenses, which may affect comparability.

*Excludes NOI from investments in and interest income from secured loans to non-consolidated REITs.

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