EX-99.1 2 fsp-20240430xex99d1.htm EX-99.1

Exhibit 99.1

PRESS RELEASE

Franklin Street Properties Corp.

401 Edgewater Place Suite 200 Wakefield, Massachusetts 01880 (781) 557-1300 www.fspreit.com

Contact: Georgia Touma (877) 686-9496

For Immediate Release

Franklin Street Properties Corp. Announces

First Quarter 2024 Results

Graphic

Wakefield, MA—April 30, 2024—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.

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.  


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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.


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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.


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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.    


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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


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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


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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


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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


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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

 

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.


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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.


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Franklin Street Properties Corp. Earnings Release

Supplementary Schedule F

Percentage of Leased Space

(Unaudited & Estimated)

Fourth

First

% Leased (1)

Quarter

% Leased (1)

Quarter

as of

Average %

as of

Average %

    

Property Name

    

Location

    

Square Feet

    

31-Dec-23

    

Leased (2)

    

31-Mar-24

    

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.


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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

    

Tenant

    

Sq Ft

    

Portfolio

 

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%


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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


-14-

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.  


-15-

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

    

31-Mar-24

    

31-Dec-23

    

(Dec)

    

Change

 

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

%


-16-

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.