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Franklin Street Properties Corp. Announces First Quarter 2024 Results

WAKEFIELD, Mass., April 30, 2024--(BUSINESS WIRE)--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, 2024.

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

"As the second quarter of 2024 begins, we continue to believe that the current price of our common stock does not accurately reflect the value of our underlying real estate assets. We will seek to increase shareholder value by continuing to (1) pursue the sale of select properties when we believe that short to intermediate term valuation potential has been reached and (2) strive to increase occupancy through the leasing of vacant space. We intend to use proceeds from property dispositions primarily for debt reductions.

ADVERTISEMENT

During the first quarter of 2024, we sold an office property located in Richardson, Texas known as Collins Crossing for gross proceeds of approximately $35 million. Also, during the first quarter of 2024, we leased a total of 197,000 square feet of office space within our approximately 5.3 million square foot directly-owned property portfolio, including 136,000 square feet with existing tenant renewals and 61,000 square feet with new tenants.

On February 21, 2024, we repaid approximately $102 million of our debt and entered into amendments of our outstanding debt facilities pursuant to which all our debt now matures on April 1, 2026. As of March 31, 2024, our total indebtedness was approximately $303 million, equivalent to approximately $58 per square foot on our existing 5.3 million square foot directly-owned property portfolio. As of March 31, 2024, we had cash of approximately $37.7 million on the balance sheet.

We look forward to the remainder of 2024 and beyond with anticipation and optimism."

Financial Highlights

  • GAAP net loss was $7.6 million or $0.07 per basic and diluted share for the three months ended March 31, 2024.

  • Funds From Operations (FFO) was $4.2 million, or $0.04 per basic and diluted share, for the three months ended March 31, 2024.

  • On February 21, 2024, we repaid approximately $102 million of debt and entered into amendments to each of our bank term loan, revolving line of credit agreement and Series A and Series B notes. The amendment to the revolving line of credit converted the revolving loan to a term loan. G&A expenses for the first quarter of 2024 were $0.3 million higher than the first quarter of 2023. However, G&A expenses for the first quarter of 2024 included approximately $0.4 million of expenses related to the debt amendments. Additional information on the amendments is available in our Quarterly Report on Form 10-Q for the three months ended March 31, 2024.

Leasing Highlights

  • During the three months ended March 31, 2024, we leased approximately 197,000 square feet, including 61,000 square feet of new leases.

  • Our directly-owned real estate portfolio of 16 owned properties, totaling approximately 5.3 million square feet, was approximately 73.3% leased as of March 31, 2024, compared to approximately 74.0% leased as of December 31, 2023. The decrease in the leased percentage is primarily a result of one property disposition during the three months ended March 31, 2024.

  • The weighted average GAAP base rent per square foot achieved on leasing activity during the three months ended March 31, 2024, was $26.96, or 13.8% higher than average rents in the respective properties for the year ended December 31, 2023. The average lease term on leases signed during the three months ended March 31, 2024, was 6.8 years compared to 6.8 years during the year ended December 31, 2023. Overall, the portfolio weighted average rent per occupied square foot was $30.81 as of March 31, 2024, compared to $30.72 as of December 31, 2023.

  • We are currently tracking more than 700,000 square feet of new prospective tenants, including approximately 350,000 square feet of prospective tenants that have identified our properties on their respective short lists of potential locations.

  • We believe that our continuing portfolio of real estate is well located, primarily in the Sunbelt and Mountain West geographic regions, and consists of high-quality assets with upside leasing potential.

Investment Highlights

  • We have primarily used asset sale disposition proceeds for debt reduction and remain committed to seeking to sell select properties during 2024 and to continue using proceeds primarily for debt reduction.

  • Since December 2020, our dispositions have resulted in aggregate gross proceeds of approximately $1 billion and reflect an average sales price per square foot of approximately $217.

  • On January 26, 2024, we completed the sale of Collins Crossing in Richardson, Texas for approximately $35 million in gross proceeds.

Dividends

  • On April 5, 2024, we announced that our Board of Directors declared a quarterly cash dividend for the three months ended March 31, 2024, of $0.01 per share of common stock that will be paid on May 9, 2024, to stockholders of record on April 19, 2024.

Consolidation of Sponsored REIT

As of January 1, 2023, we consolidated the operations of our Monument Circle sponsored REIT into our financial statements. On October 29, 2021, we agreed to amend and restate our existing loan to Monument Circle that is secured by a mortgage on real estate owned by Monument Circle, which we refer to as the Sponsored REIT Loan. The amended and restated Sponsored REIT Loan extended the maturity date from December 6, 2022 to June 30, 2023 (and was further extended to September 30, 2023 on June 26, 2023), increased the aggregate principal amount of the loan from $21 million to $24 million, and included certain other modifications. On September 26, 2023, the maturity date was further extended to September 30, 2024. In consideration of our agreement to amend and restate the Sponsored REIT Loan, we obtained from the stockholders of Monument Circle the right to vote their shares in favor of any sale of the property owned by Monument Circle any time on or after January 1, 2023. As a result of our obtaining this right to vote shares, GAAP variable interest entity (VIE) rules required us to consolidate Monument Circle as of January 1, 2023. A gain on consolidation of approximately $0.4 million was recognized in the three months ended March 31, 2023.

Additional information about the consolidation of Monument Circle can be found in Note 1, "Organization, Properties, Basis of Presentation, Financial Instruments, and Recent Accounting Standards – Variable Interest Entities (VIEs)" and Note 2, "Related Party Transactions and Investments in Non-Consolidated Entities - Management fees and interest income from loans", in the Notes to Consolidated Financial Statements included in our Quarterly Report on Form 10-Q for the three months ended March 31, 2024.

Non-GAAP Financial Information

A reconciliation of Net income (loss) to FFO, Adjusted Funds From Operations (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.

2024 Net Income (Loss), FFO and Disposition Guidance

At this time, due primarily to economic conditions and uncertainty surrounding the timing and amount of proceeds received from property dispositions, we are continuing suspension of Net Income (Loss), FFO and property disposition guidance.

Real Estate Update

Supplementary schedules provide property information for the Company’s owned and consolidated properties as of March 31, 2024. 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 1, 2024, at 11:00 a.m. (ET) to discuss the first quarter 2024 results. To access the call, please dial 888-440-4368 and use conference ID 5398803. Internationally, the call may be accessed by dialing 646-960-0856 and using conference ID 5398803. 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 those relating to expectations for future potential leasing activity, expectations for future potential property dispositions, the payment of dividends 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 long-term effects of the COVID-19 pandemic, wars, terrorist attacks or other acts of violence, which may negatively affect the markets in which we and our tenants operate, inflation rates, 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, 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, increases in the level of general and administrative costs as a percentage of revenues as revenues decrease as a result of property dispositions, 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, 2023, which 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)

 

2024

 

2023

 

 

 

 

 

 

 

 

 

Revenue:

 

 

 

 

 

 

 

Rental

 

$

31,225

 

 

$

37,767

 

 

Total revenue

 

 

31,225

 

 

 

37,767

 

 

 

 

 

 

 

 

 

 

Expenses:

 

 

 

 

 

 

 

Real estate operating expenses

 

 

11,019

 

 

 

12,690

 

 

Real estate taxes and insurance

 

 

5,936

 

 

 

6,973

 

 

Depreciation and amortization

 

 

11,625

 

 

 

14,727

 

 

General and administrative

 

 

4,159

 

 

 

3,817

 

 

Interest

 

 

6,846

 

 

 

5,806

 

 

Total expenses

 

 

39,585

 

 

 

44,013

 

 

 

 

 

 

 

 

 

 

Loss on extinguishment of debt

 

 

(137

)

 

 

(67

)

 

Gain on consolidation of Sponsored REIT

 

 

 

 

 

394

 

 

Gain (loss) on sale of properties and impairment of assets held for sale, net

 

 

(5

)

 

 

8,392

 

 

Interest income

 

 

1,008

 

 

 

 

 

Income (loss) before taxes

 

 

(7,494

)

 

 

2,473

 

 

Tax expense

 

 

58

 

 

 

67

 

 

Net income (loss)

 

$

(7,552

)

 

$

2,406

 

 

 

 

 

 

 

 

 

 

Weighted average number of shares outstanding, basic and diluted

 

 

103,430

 

 

 

103,236

 

 

 

 

 

 

 

 

 

 

Net income (loss) per share, basic and diluted

 

$

(0.07

)

 

$

0.02

 

 

 

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)

 

2024

 

 

2023

 

 

Assets:

 

 

 

 

 

 

 

Real estate assets:

 

 

 

 

 

 

 

Land

 

$

110,298

 

 

$

110,298

 

 

Buildings and improvements

 

 

1,137,496

 

 

 

1,133,971

 

 

Fixtures and equipment

 

 

13,002

 

 

 

12,904

 

 

 

 

 

1,260,796

 

 

 

1,257,173

 

 

Less accumulated depreciation

 

 

376,063

 

 

 

366,349

 

 

Real estate assets, net

 

 

884,733

 

 

 

890,824

 

 

Acquired real estate leases, less accumulated amortization of $19,840 and $20,413, respectively

 

 

5,971

 

 

 

6,694

 

 

Assets held for sale

 

 

38,947

 

 

 

73,318

 

 

Cash, cash equivalents and restricted cash

 

 

37,779

 

 

 

127,880

 

 

Tenant rent receivables

 

 

2,200

 

 

 

2,191

 

 

Straight-line rent receivable

 

 

40,357

 

 

 

40,397

 

 

Prepaid expenses and other assets

 

 

4,140

 

 

 

4,239

 

 

Office computers and furniture, net of accumulated depreciation of $1,036 and $1,020, respectively

 

 

106

 

 

 

123

 

 

Deferred leasing commissions, net of accumulated amortization of $16,914 and $16,008, respectively

 

 

24,730

 

 

 

23,664

 

 

Total assets

 

$

1,038,963

 

 

$

1,169,330

 

 

 

 

 

 

 

 

 

 

Liabilities and Stockholders’ Equity:

 

 

 

 

 

 

 

Liabilities:

 

 

 

 

 

 

 

Bank note payable

 

$

 

 

$

90,000

 

 

Term loans payable, less unamortized financing costs of $4,202 and $293, respectively

 

 

149,169

 

 

 

114,707

 

 

Series A & Series B Senior Notes, less unamortized financing costs of $2,290 and $329, respectively

 

 

147,340

 

 

 

199,670

 

 

Accounts payable and accrued expenses

 

 

30,099

 

 

 

41,879

 

 

Accrued compensation

 

 

1,196

 

 

 

3,644

 

 

Tenant security deposits

 

 

6,268

 

 

 

6,204

 

 

Lease liability

 

 

953

 

 

 

334

 

 

Acquired unfavorable real estate leases, less accumulated amortization of $407 and $396, respectively

 

 

74

 

 

 

87

 

 

Total liabilities

 

 

335,099

 

 

 

456,525

 

 

 

 

 

 

 

 

 

 

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, 103,430,353 and 103,430,353 shares issued and outstanding, respectively

 

 

10

 

 

 

10

 

 

Additional paid-in capital

 

 

1,335,091

 

 

 

1,335,091

 

 

Accumulated other comprehensive income

 

 

 

 

 

355

 

 

Accumulated distributions in excess of accumulated earnings

 

 

(631,237

)

 

 

(622,651

)

 

Total stockholders’ equity

 

 

703,864

 

 

 

712,805

 

 

Total liabilities and stockholders’ equity

 

$

1,038,963

 

 

$

1,169,330

 

 

 

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)

 

2024

 

2023

 

Cash flows from operating activities:

 

 

 

 

 

 

 

Net income (loss)

 

$

(7,552

)

 

$

2,406

 

 

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

 

 

 

 

 

 

 

Depreciation and amortization expense

 

 

12,305

 

 

 

15,316

 

 

Amortization of above and below market leases

 

 

(6

)

 

 

(18

)

 

Amortization of other comprehensive income into interest expense

 

 

(355

)

 

 

(662

)

 

Loss on extinguishment of debt

 

 

137

 

 

 

67

 

 

Gain on consolidation of Sponsored REIT

 

 

 

 

 

(394

)

 

(Gain) loss on sale of properties and impairment of assets held for sale, net

 

 

5

 

 

 

(8,392

)

 

Changes in operating assets and liabilities:

 

 

 

 

 

 

 

Tenant rent receivables

 

 

(9

)

 

 

(1,105

)

 

Straight-line rents

 

 

206

 

 

 

(332

)

 

Lease acquisition costs

 

 

(122

)

 

 

(818

)

 

Prepaid expenses and other assets

 

 

(400

)

 

 

(513

)

 

Accounts payable and accrued expenses

 

 

(6,677

)

 

 

(3,317

)

 

Accrued compensation

 

 

(2,448

)

 

 

(2,455

)

 

Tenant security deposits

 

 

64

 

 

 

30

 

 

Payment of deferred leasing commissions

 

 

(2,236

)

 

 

(908

)

 

Net cash used in operating activities

 

 

(7,088

)

 

 

(1,095

)

 

Cash flows from investing activities:

 

 

 

 

 

 

 

Property improvements, fixtures and equipment

 

 

(8,759

)

 

 

(11,420

)

 

Consolidation of Sponsored REIT

 

 

 

 

 

3,048

 

 

Proceeds received from sales of properties

 

 

34,329

 

 

 

28,098

 

 

Net cash provided by investing activities

 

 

25,570

 

 

 

19,726

 

 

Cash flows from financing activities:

 

 

 

 

 

 

 

Distributions to stockholders

 

 

(1,034

)

 

 

(1,033

)

 

Proceeds received from termination of interest rate swap

 

 

 

 

 

4,206

 

 

Borrowings under Bank note payable

 

 

 

 

 

57,000

 

 

Repayments of Bank note payable

 

 

(22,667

)

 

 

(30,000

)

 

Repayments of Term loans payable

 

 

(28,963

)

 

 

(40,000

)

 

Repayments of Series A&B Senior Notes

 

 

(50,370

)

 

 

 

 

Deferred financing costs

 

 

(5,549

)

 

 

(2,326

)

 

Net cash used in financing activities

 

 

(108,583

)

 

 

(12,153

)

 

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

 

 

(90,101

)

 

 

6,478

 

 

Cash, cash equivalents and restricted cash, beginning of year

 

 

127,880

 

 

 

6,632

 

 

Cash, cash equivalents and restricted cash, end of period

$

37,779

$

13,110

 

 

Franklin Street Properties Corp. Earnings Release

Supplementary Schedule D

Real Estate Portfolio Summary Information

(Unaudited & Approximated)

 

 

 

 

 

 

Commercial portfolio lease expirations (1)

 

 

 

 

 

 

 

Total

 

% of
Portfolio

 

Year

 

Square Feet

 

 

2024

 

306,956

 

5.6%

 

2025

 

437,707

 

8.0%

 

2026

 

552,224

 

10.1%

 

2027

 

289,852

 

5.3%

 

2028

 

230,432

 

4.2%

 

Thereafter (2)

 

3,661,005

 

66.8%

 

 

 

5,478,176

 

100.0%

 

_________________________

(1)

Percentages are determined based upon total square footage.

(2)

Includes 1,610,263 square feet of vacancies at our owned and consolidated properties as of March 31, 2024.

 

 

 

 

 

 

 

 

 

 

 

 

 

(dollars & square feet in 000's)

 

As of March 31, 2024

 

 

 

 

 

 

 

 

% of

 

Square

 

% of

 

State

 

Properties

 

Investment

 

Portfolio

 

Feet

 

Portfolio

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Colorado

 

4

 

$

448,063

 

50.7%

 

2,140

 

39.1%

 

Texas

 

7

 

 

263,757

 

29.8%

 

1,909

 

34.8%

 

Georgia (a)

 

1

 

 

-

 

0.0%

 

160

 

2.9%

 

Minnesota

 

3

 

 

116,101

 

13.1%

 

757

 

13.8%

 

Virginia

 

1

 

 

37,543

 

4.2%

 

298

 

5.5%

 

Indiana

 

1

 

 

19,269

 

2.2%

 

214

 

3.9%

 

Total

 

17

 

$

884,733

 

100.0%

 

5,478

 

100.0%

 

_________________________

(a)

Includes one property that was classified as an asset held for sale as of March 31, 2024.

 

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-24

Tenant improvements

 

$

2,619

Deferred leasing costs

 

 

2,237

Non-investment capex

 

 

1,019

 

 

$

5,875

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(in thousands)

 

For the Three Months Ended

 

Year Ended

 

 

 

31-Mar-23

 

30-Jun-23

 

30-Sep-23

 

31-Dec-23

 

31-Dec-23

 

Tenant improvements

 

$

3,047

 

$

4,381

 

$

3,653

 

$

5,295

 

$

16,376

 

Deferred leasing costs

 

 

908

 

 

3,230

 

 

1,114

 

 

1,649

 

 

6,901

 

Non-investment capex

 

 

2,967

 

 

2,042

 

 

1,775

 

 

5,230

 

 

12,014

 

 

 

$

6,922

 

$

9,653

 

$

6,542

 

$

12,174

 

$

35,291

 

Square foot & leased percentages

 

March 31,

 

December 31,

 

 

 

2024

 

2023

 

Owned Properties:

 

 

 

 

 

Number of properties (a)

 

16

 

17

 

Square feet

 

5,264,416

 

5,565,782

 

Leased percentage

 

73.3%

 

74.0%

 

 

 

 

 

 

 

Consolidated Property - Single Asset REIT (SAR):

 

 

 

 

 

Number of properties

 

1

 

1

 

Square feet

 

213,760

 

213,760

 

Leased percentage

 

4.1%

 

4.1%

 

 

 

 

 

 

 

Total Owned and Consolidated Properties:

 

 

 

 

 

Number of properties

 

17

 

18

 

Square feet

 

5,478,176

 

5,779,542

 

Leased percentage

 

70.6%

 

71.5%

 

(a)

Includes one and two properties that were classified as an asset held for sale as of March 31, 2024 and December 31, 2023, respectively.

 

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-23

 

Fourth Quarter

Average % Leased (2)

 

% Leased (1) as of
31-Mar-24

 

First Quarter Average % Leased (2)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1

 

PARK TEN

 

Houston, TX

 

157,609

 

83.8%

 

83.8%

 

83.8%

 

83.8%

 

2

 

PARK TEN PHASE II

 

Houston, TX

 

156,746

 

95.0%

 

95.0%

 

95.0%

 

95.0%

 

3

 

GREENWOOD PLAZA

 

Englewood, CO

 

196,236

 

66.3%

 

66.3%

 

66.3%

 

66.3%

 

4

 

ADDISON

 

Addison, TX

 

289,333

 

83.0%

 

83.0%

 

79.4%

 

79.4%

 

 

 

COLLINS CROSSING (3)

 

Richardson, TX

 

 

85.5%

 

85.5%

 

(3)

 

(3)

 

5

 

INNSBROOK

 

Glen Allen, VA

 

298,183

 

90.5%

 

87.4%

 

90.5%

 

90.5%

 

6

 

LIBERTY PLAZA

 

Addison, TX

 

217,841

 

80.2%

 

80.8%

 

77.2%

 

78.2%

 

7

 

ELDRIDGE GREEN

 

Houston, TX

 

248,399

 

100.0%

 

100.0%

 

100.0%

 

100.0%

 

8

 

121 SOUTH EIGHTH ST

 

Minneapolis, MN

 

297,541

 

80.5%

 

79.9%

 

77.6%

 

77.5%

 

9

 

801 MARQUETTE AVE

 

Minneapolis, MN

 

129,691

 

91.8%

 

91.8%

 

91.8%

 

91.8%

 

10

 

LEGACY TENNYSON CTR

 

Plano, TX

 

209,562

 

56.6%

 

57.2%

 

53.1%

 

55.3%

 

11

 

WESTCHASE I & II

 

Houston, TX

 

629,025

 

62.7%

 

62.4%

 

65.0%

 

64.2%

 

12

 

1999 BROADWAY

 

Denver, CO

 

682,639

 

51.7%

 

52.9%

 

51.5%

 

51.7%

 

13

 

1001 17TH STREET

 

Denver, CO

 

649,235

 

71.1%

 

71.1%

 

76.5%

 

74.7%

 

14

 

PLAZA SEVEN

 

Minneapolis, MN

 

330,096

 

62.3%

 

61.3%

 

61.6%

 

62.1%

 

15

 

PERSHING PLAZA (4)

 

Atlanta, GA

 

160,145

 

79.8%

 

79.8%

 

79.8%

 

79.8%

 

16

 

600 17TH STREET

 

Denver, CO

 

612,135

 

81.7%

 

81.4%

 

78.8%

 

78.4%

 

 

 

OWNED PORTFOLIO

 

 

 

5,264,416

 

74.0%

 

74.5%

 

73.3%

 

73.1%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

17

 

MONUMENT CIRCLE (5)

 

Indianapolis, IN

 

213,760

 

4.1%

 

4.1%

 

4.1%

 

4.1%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

OWNED & CONSOLIDATED PORTFOLIO

 

 

 

5,478,176

 

71.5%

 

72.0%

 

70.6%

 

70.4%

 

_________________________

(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)

Property was sold on January 26, 2024.

(4)

Property was classified as an asset held for sale as of March 31, 2024.

(5)

Consolidated property as of January 1, 2023, which was previously a managed property.

 

Franklin Street Properties Corp. Earnings Release

Supplementary Schedule G

Largest 20 Tenants – FSP Owned and Consolidated Portfolio

(Unaudited & Estimated)

 

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

 

As of March 31, 2024

 

 

 

 

 

 

 

 

 

 

 

 

 

 

%
of Portfolio

 

 

 

Tenant

 

Sq Ft

 

 

1

 

CITGO Petroleum Corporation

 

248,399

 

4.5%

 

2

 

EOG Resources, Inc.

 

169,167

 

3.1%

 

3

 

US Government

 

168,573

 

3.1%

 

4

 

Commonwealth of Virginia

 

127,500

 

2.3%

 

5

 

Kaiser Foundation Health Plan, Inc.

 

120,979

 

2.2%

 

6

 

Swift, Currie, McGhee & Hiers, LLP

 

101,296

 

1.9%

 

7

 

Deluxe Corporation

 

98,922

 

1.8%

 

8

 

Ping Identity Corp.

 

89,856

 

1.7%

 

9

 

Permian Resources Operating, LLC

 

67,856

 

1.2%

 

10

 

PwC US Group

 

66,304

 

1.2%

 

11

 

Hall and Evans LLC

 

65,878

 

1.2%

 

12

 

Cyxtera Management, Inc.

 

61,826

 

1.1%

 

13

 

Precision Drilling (US) Corporation

 

59,569

 

1.1%

 

14

 

Olin Corporation

 

54,080

 

1.0%

 

15

 

ChemTreat Inc.

 

49,548

 

0.9%

 

16

 

Coresite, LLC

 

49,518

 

0.9%

 

17

 

GE Vernova International LLC

 

47,559

 

0.9%

 

18

 

Schwegman, Lundberg & Woessner, P.A.

 

46,269

 

0.8%

 

19

 

Hargrove and Associates, Inc.

 

44,139

 

0.8%

 

20

 

Invenergy, LLC.

 

42,505

 

0.8%

 

 

 

Total

 

1,779,743

 

32.5%

 

 

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 (loss) 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 Loss to FFO and AFFO:

 

Three Months Ended

 

 

 

March 31,

 

(In thousands, except per share amounts)

 

2024

 

2023

 

 

 

 

 

 

 

 

 

Net income (loss)

 

$

(7,552

)

 

$

2,406

 

 

Gain on consolidation of Sponsored REIT

 

 

 

 

 

(394

)

 

(Gain) loss on sale of property

 

 

5

 

 

 

(8,392

)

 

Depreciation & amortization

 

 

11,619

 

 

 

14,709

 

 

NAREIT FFO

 

 

4,072

 

 

 

8,329

 

 

Lease Acquisition costs

 

 

121

 

 

 

78

 

 

Funds From Operations (FFO)

 

$

4,193

 

 

$

8,407

 

 

 

 

 

 

 

 

 

 

Funds From Operations (FFO)

 

$

4,193

 

 

$

8,407

 

 

Loss on extinguishment of debt

 

 

137

 

 

 

67

 

 

Amortization of deferred financing costs

 

 

680

 

 

 

589

 

 

Straight-line rent

 

 

206

 

 

 

(331

)

 

Tenant improvements

 

 

(2,619

)

 

 

(3,047

)

 

Leasing commissions

 

 

(2,237

)

 

 

(908

)

 

Non-investment capex

 

 

(1,019

)

 

 

(2,967

)

 

Adjusted Funds From Operations (AFFO)

 

$

(659

)

 

$

1,810

 

 

 

 

 

 

 

 

 

 

Per Share Data

 

 

 

 

 

 

 

EPS

 

$

(0.07

)

 

$

0.02

 

 

FFO

 

$

0.04

 

 

$

0.08

 

 

AFFO

 

$

(0.01

)

 

$

0.02

 

 

 

 

 

 

 

 

 

 

Weighted average shares (basic and diluted)

 

 

103,430

 

 

 

103,236

 

 

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 loss on extinguishment of debt that is non-cash, (3) excluding our proportionate share of FFO and including distributions received, from non-consolidated REITs, (4) excluding the effect of straight-line rent, (5) plus the amortization of deferred financing costs, (6) plus the value of shares issued as compensation and (7) 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 extinguishment of debt, 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 all periods presented. We 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

or RSF

 

Three Months Ended

 

Three Months Ended

 

Inc
(Dec)

 

%
Change

 

(in thousands)

 

 

31-Mar-24

 

31-Dec-23

 

 

 

Region

 

 

 

 

 

 

 

 

 

 

 

 

 

 

East

 

298

 

$

709

 

 

$

285

 

 

$

424

 

 

148.8

%

MidWest

 

757

 

 

1,640

 

 

 

1,656

 

 

 

(16

)

 

(1.0)

%

South

 

2,069

 

 

5,266

 

 

 

5,482

 

 

 

(216

)

 

(3.9)

%

West

 

2,140

 

 

6,204

 

 

 

5,994

 

 

 

210

 

 

3.5

%

Property NOI* from Owned Properties

 

5,264

 

 

13,819

 

 

 

13,417

 

 

 

402

 

 

3.0

%

Disposition and Acquisition Properties (a)

 

214

 

 

89

 

 

 

1,662

 

 

 

(1,573

)

 

(10.8)

%

NOI*

 

5,478

 

$

13,908

 

 

$

15,079

 

 

$

(1,171

)

 

(7.8)

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Sequential Same Store

 

 

 

$

13,819

 

 

$

13,417

 

 

$

402

 

 

3.0

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Less Nonrecurring

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Items in NOI* (b)

 

 

 

 

246

 

 

 

217

 

 

 

29

 

 

(0.2)

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Comparative

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Sequential Same Store

 

 

 

$

13,573

 

 

$

13,200

 

 

$

373

 

 

2.8

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Reconciliation to

 

 

 

Three Months Ended

 

Three Months Ended

 

 

 

 

 

 

Net income (loss)

 

 

 

31-Mar-24

 

31-Dec-23

 

 

 

 

 

 

Net income (loss)

 

 

 

$

(7,552

)

 

$

3,575

 

 

 

 

 

 

 

Add (deduct):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Loss on extinguishment of debt

 

 

 

 

137

 

 

 

 

 

 

 

 

 

 

Gain on sale of properties, net

 

 

 

 

5

 

 

 

(8,701

)

 

 

 

 

 

 

Management fee income

 

 

 

 

(462

)

 

 

(446

)

 

 

 

 

 

 

Depreciation and amortization

 

 

 

 

11,625

 

 

 

11,957

 

 

 

 

 

 

 

Amortization of above/below market leases

 

 

 

 

(6

)

 

 

(6

)

 

 

 

 

 

 

General and administrative

 

 

 

 

4,159

 

 

 

3,171

 

 

 

 

 

 

 

Interest expense

 

 

 

 

6,846

 

 

 

6,219

 

 

 

 

 

 

 

Interest income

 

 

 

 

(1,008

)

 

 

(567

)

 

 

 

 

 

 

Non-property specific items, net

 

 

 

 

164

 

 

 

(123

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NOI*

 

 

 

$

13,908

 

 

$

15,079

 

 

 

 

 

 

 

(a)

We define Disposition and Acquisition Properties as properties that were sold or acquired or consolidated and 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.

 

View source version on businesswire.com: https://www.businesswire.com/news/home/20240430859723/en/

Contacts

Georgia Touma (877) 686-9496