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  Title	Franklin Street Properties Corp. Announces Third Quarter 2024 Results
  ID	4407452
  External ID	7258270633
  Author	Unknown
  Published Date	Oct. 29, 2024, 3:38 p.m.
  Summary	October 29, 2024 at 16:33 PM EDT Franklin Street Properties Corp. (the “Company”, “FSP”, “we” or “our”) (NYSE American: FSP), a real estate investment trust (REIT), announced its results for the thir
  Tags	press-release
  URL	http://business.thepilotnews.com/thepilotnews/article/bizwire-2024-10-29-franklin-street-properties-corp-announces-third-quarter-2024-results
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  Content ID	2624927
  Key	d81452bf-bddd-4d75-a10f-c5f8c3097424
  Content	October 29, 2024 at 16:33 PM EDT Franklin Street Properties Corp. (the “Company”, “FSP”, “we” or “our”) (NYSE American: FSP), a real estate investment trust (REIT), announced its results for the third quarter ended September 30, 2024. George J. Carter, Chairman and Chief Executive Officer, commented as follows: “As the fourth 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 leasing of vacant space. We intend to use proceeds from property dispositions primarily for debt reductions. During the third quarter of 2024, we leased a total of approximately 92,000 square feet of office space within our approximately 5.0 million square foot directly–owned property portfolio. During the third quarter of 2024, we completed the sale of our last property in the Commonwealth of Virginia on July 8, 2024. The property, located in Glen Allen and known as Innsbrook, sold for a gross selling price of $31 million. On July 10, 2024, we repaid approximately $25.3 million of our debt with a portion of the net proceeds of the Innsbrook disposition. On October 23, 2024, we completed the sale of our last property in Atlanta, Georgia. The property, known as Pershing Park Plaza, sold for a gross selling price of $34 million. On October 25, 2024, we repaid approximately $27.4 million of our debt with a portion of the net proceeds from the Pershing Park Plaza disposition. As of October 25, 2024, our total indebtedness was approximately $250.3 million, equivalent to approximately $52 per square foot on our remaining approximately 4.8 million square foot directly-owned property portfolio. We look forward to the remainder of 2024 and beyond with anticipation and optimism.” Financial Highlights Leasing Highlights Investment Highlights Dividends 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 extended to September 30, 2024 and on September 27, 2024, was further extended to September 30, 2025. 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 and nine months ended September 30, 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 September 30, 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 October 30, 2024, at 11:00 a.m. (ET) to discuss the third 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 is focused on 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, 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 For the Three Months Ended Nine Months Ended September 30, September 30, (in thousands, except per share amounts) Revenue: Rental Other — Total revenue Expenses: Real estate operating expenses Real estate taxes and insurance Depreciation and amortization General and administrative Interest Total expenses Loss on extinguishment of debt Gain on consolidation of Sponsored REIT — — — Loss on sale of properties and impairment of assets held for sale, net Interest income — — Loss before taxes Tax expense Net loss Weighted average number of shares outstanding, basic and diluted Net loss per share, basic and diluted Franklin Street Properties Corp. Financial Results Supplementary Schedule B Condensed Consolidated Balance Sheets (Unaudited) September 30, December 31, (in thousands, except share and par value amounts) Assets: Real estate assets: Land Buildings and improvements Fixtures and equipment Less accumulated depreciation Real estate assets, net Acquired real estate leases, less accumulated amortization of $16,465 and $20,413, respectively Assets held for sale Cash, cash equivalents and restricted cash Tenant rent receivables Straight-line rent receivable Prepaid expenses and other assets Office computers and furniture, net of accumulated depreciation of $1,063 and $1,020, respectively Deferred leasing commissions, net of accumulated amortization of $14,724 and $16,008, respectively Total assets Liabilities and Stockholders' Equity: Liabilities: Bank note payable — Term loans payable, less unamortized financing costs of $2,956 and $293, respectively Series A & Series B Senior Notes, less unamortized financing costs of $1,585 and $329, respectively Accounts payable and accrued expenses Accrued compensation Tenant security deposits Lease liability Acquired unfavorable real estate leases, less accumulated amortization of $310 and $396, respectively Total liabilities 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, 103,566,715 and 103,430,353 shares issued and outstanding, respectively Additional paid-in capital Accumulated other comprehensive income — Accumulated distributions in excess of accumulated earnings Total stockholders' equity Total liabilities and stockholders' equity Franklin Street Properties Corp. Financial Results Supplementary Schedule C Condensed Consolidated Statements of Cash Flows (Unaudited) For the Nine Months Ended September 30, (in thousands) Cash flows from operating activities: Net loss Adjustments to reconcile net income (loss) to net cash provided by operating activities: Depreciation and amortization expense Amortization of above and below market leases Amortization of other comprehensive income into interest expense Shares issued as compensation Loss on extinguishment of debt Gain on consolidation of Sponsored REIT — Loss on sale of properties and impairment of assets held for sale, net Changes in operating assets and liabilities: Tenant rent receivables Straight-line rents Lease acquisition costs Prepaid expenses and other assets Accounts payable and accrued expenses Accrued compensation Tenant security deposits Payment of deferred leasing commissions Net cash provided by operating activities Cash flows from investing activities: Property improvements, fixtures and equipment Consolidation of Sponsored REIT — Proceeds received from sales of properties Net cash provided by investing activities Cash flows from financing activities: Distributions to stockholders Proceeds received from termination of interest rate swap — Borrowings under Bank note payable — Repayments of Bank note payable Repayments of Term loans payable Repayments of Series A&B Senior Notes — Deferred financing costs Net cash used in financing activities Net increase (decrease) in cash, cash equivalents and restricted cash Cash, cash equivalents and restricted cash , beginning of year Cash, cash equivalents and restricted cash , end of period 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 Thereafter (2) Percentages are determined based upon total square footage. Includes 1,674,459 square feet of vacancies at our owned and consolidated properties as of September 30, 2024. (dollars & square feet in 000's) As of September 30, 2024 % of Square % of State Properties Investment Portfolio Feet Portfolio Colorado Texas Georgia (a) Minnesota Indiana Total Includes one property that was classified as an asset held for sale as of September 30, 2024. Franklin Street Properties Corp. Earnings Release Supplementary Schedule E Portfolio and Other Supplementary Information (Unaudited & Approximated) Recurring Capital Expenditures For the Nine (in thousands) For the Three Months Ended Months Ended 31-Mar-24 30-Jun-24 30-Sep-24 30-Sep-24 Tenant improvements Deferred leasing costs Non-investment capex (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 Deferred leasing costs Non-investment capex Square foot & leased percentages September 30, December 31, Owned Properties: Number of properties (a) Square feet Leased percentage Consolidated Property - Single Asset REIT (SAR): Number of properties Square feet Leased percentage Total Owned and Consolidated Properties: Number of properties Square feet Leased percentage Includes one property that was classified as an asset held for sale as of September 30, 2024 and two properties that were classified as assets held for sale as of December 31, 2023. Franklin Street Properties Corp. Earnings Release Supplementary Schedule F Percentage of Leased Space (Unaudited & Estimated) Second Third % Leased (1) Quarter % Leased (1) Quarter as of Average % as of Average % Property Name Location Square Feet 30-Jun-24 Leased (2) 30-Sep-24 Leased (2) PARK TEN Houston, TX PARK TEN PHASE II Houston, TX GREENWOOD PLAZA Englewood, CO ADDISON Addison, TX INNSBROOK (3) Glen Allen, VA — LIBERTY PLAZA Addison, TX ELDRIDGE GREEN Houston, TX 121 SOUTH EIGHTH ST Minneapolis, MN 801 MARQUETTE AVE Minneapolis, MN LEGACY TENNYSON CTR Plano, TX WESTCHASE I & II Houston, TX 1999 BROADWAY Denver, CO 1001 17TH STREET Denver, CO PLAZA SEVEN Minneapolis, MN PERSHING PLAZA (4) Atlanta, GA 600 17TH STREET Denver, CO OWNED PORTFOLIO MONUMENT CIRCLE (5) Indianapolis, IN OWNED & CONSOLIDATED PORTFOLIO % Leased as of month's end includes all leases that expire on the last day of the quarter. Average quarterly percentage is the average of the end of the month leased percentage for each of the three months during the quarter. Property was sold on July 8, 2024. Property was classified as an asset held for sale as of September 30, 2024. 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 September 30, 2024 % of Tenant Sq Ft Portfolio CITGO Petroleum Corporation EOG Resources, Inc. US Government Kaiser Foundation Health Plan, Inc. Swift, Currie, McGhee & Hiers, LLP Deluxe Corporation Ping Identity Corp. Permian Resources Operating, LLC Hall and Evans LLC Cyxtera Management, Inc. Precision Drilling (US) Corporation PwC US Group Olin Corporation Coresite, LLC Schwegman, Lundberg & Woessner, P.A. Invenergy, LLC. Ark-La-Tex Financial Services, LLC. Chevron U.S.A., Inc. Caerus Operating, LLC. CarOffer, LLC. Total 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 Nine Months Ended September 30, September 30, (In thousands, except per share amounts) Net loss Gain on consolidation of Sponsored REIT — — — Loss on sale of properties and impairment of asset held for sale, net Depreciation & amortization NAREIT FFO Lease Acquisition costs Funds From Operations (FFO) Funds From Operations (FFO) Loss on extinguishment of debt Amortization of deferred financing costs Shares issued as compensation — — Straight-line rent Tenant improvements Leasing commissions Non-investment capex Adjusted Funds From Operations (AFFO) Per Share Data EPS FFO AFFO �� Weighted average shares (basic and diluted) 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 Three Months Ended Three Months Ended Inc (in thousands) or RSF 30-Sep-24 30-Jun-24 (Dec) Change Region MidWest South West Property NOI* from Owned Properties Disposition and Acquisition Properties (a) NOI* Sequential Same Store Less Nonrecurring Items in NOI* (b) Comparative Sequential Same Store Reconciliation to Three Months Ended Three Months Ended Net loss 30-Sep-24 30-Jun-24 Net loss Add (deduct): Loss on extinguishment of debt — Loss on sale of properties and impairment of assets held for sale, net Management fee income Depreciation and amortization Amortization of above/below market leases General and administrative Interest expense Interest income Non-property specific items, net NOI* We define Disposition and Acquisition Properties as properties that were sold acquired or consolidated and do not have operating activity for all periods presented. 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/20241029766764/en/ Contacts Georgia Touma (877) 686-9496
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