8-K

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM 8-K

CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): May 3, 2022

Franklin Street Properties Corp.

(Exact name of registrant as specified in its charter)

Maryland	001-32470	04-3578653
(State or other jurisdiction of incorporation)	(Commission File Number)	(IRS Employer Identification No.)

401 Edgewater Place, Suite 200, Wakefield, Massachusetts	01880
(Address of principal executive offices)	(Zip Code)

Registrant’s telephone number, including area code: (781) 557-1300

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

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

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

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

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

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

Securities registered pursuant to Section 12(b) of the Act:

Title of each class	Trading Symbol (s)	Name of each exchange on which registered
Common Stock, $.0001 par value per share	FSP	NYSE American

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

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

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Item 2.02.  Results of Operations and Financial Condition.

On May 3, 2022, Franklin Street Properties Corp. (the “Registrant”) announced its financial results for the three months ended March 31, 2022.  The full text of the press release issued in connection with the announcement is furnished as Exhibit 99.1 to this Current Report on Form 8-K.  The press release references certain supplemental operating and financial data that is now available on the Registrant’s website.  A copy of the supplemental operating and financial data is attached hereto as Exhibit 99.2 and is incorporated by reference herein.  

The information in this Form 8-K (including Exhibits 99.1 and 99.2) shall not be deemed "filed" for purposes of Section 18 of the Securities Exchange Act of 1934 (the "Exchange Act") or otherwise subject to the liabilities of that section, nor shall it be deemed incorporated by reference in any filing under the Securities Act of 1933 or the Exchange Act, except as expressly set forth by specific reference in such a filing.

Item 9.01.  Financial Statements and Exhibits.

(d) Exhibits

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Exhibit No.	Description
99.1	Press Release issued by Franklin Street Properties Corp. on May 3, 2022.
99.2	Supplemental Operating and Financial Data for the First Quarter of 2022.
104	Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101).

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SIGNATURES

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

	FRANKLIN STREET PROPERTIES CORP.
Date: May 3, 2022	By:	/s/ George J. Carter
		George J. Carter
		Chief Executive Officer

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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 2022 Results

Wakefield, MA—May 3, 2022—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, 2022.    

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

“As the second quarter of 2022 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. Our objectives for 2022 are twofold: We will seek to increase shareholder value (1) through the potential sale of select properties where we believe that short to intermediate term valuation potential has been reached and (2) by striving to increase occupancy in our continuing portfolio of real estate.  We intend to use proceeds from any potential future property dispositions for debt reduction, repurchases of our common stock, any dividends required to meet REIT requirements, and other general corporate purposes.  

At this time, we are maintaining our previously announced property disposition guidance for full-year 2022 to be in the range of approximately $250 million to $350 million in aggregate gross proceeds.  However, our disposition guidance is subject to change for a variety of reasons, including economic conditions, office market conditions and geopolitical events.  We will update our disposition guidance quarterly in our earnings releases.  

We look forward to the balance of 2022 and beyond with anticipation and optimism.”  

Financial Highlights

● GAAP net loss was $4.2 million, or $0.04 per share for the three months ended March 31, 2022.

● Funds From Operations (FFO) was $11.6 million, or $0.11 per basic and diluted share for the three months ended March 31, 2022.

● Adjusted Funds From Operations (AFFO) was $0.01 per basic and diluted share for the three months ended March 31, 2022.

Leasing Highlights

● During the three months ended March 31, 2022, we leased approximately 131,000 square feet, including 103,000 square feet of new leases.  

● Our directly owned real estate portfolio of 24 owned properties totaling approximately 6.9 million square feet, was approximately 77.3% leased as of March 31, 2022, compared to approximately 78.4% leased as of December 31, 2021.  The decrease in the leased percentage is primarily a result of lease maturities during the first quarter of 2022.  

● Lease expirations for 2022 and 2023 are approximately 295,000 and 353,000 square feet, representing approximately 4.3% and 5.1% of our owned portfolio, respectively.      

● The weighted average GAAP base rent per square foot achieved on leasing activity during the three months ended March 31, 2022 was $33.35, or 2.4% higher than average rents in the respective properties as applicable compared to the year ended December 31, 2021.  The average lease term on leases in the three months ended March 31, 2022, was 8.6 years compared to 7.7 years for the year

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ended December 31, 2021.  Overall the portfolio weighted average rent per occupied square foot was $30.75 as of March 31, 2022 compared to $30.60 as of December 31, 2021, representing an increase of approximately 0.5%.  

● Subsequent to quarter end, we executed approximately 63,000 square feet of new leases, the majority of which are at assets in Dallas and Houston.  In addition, we are currently tracking in excess of 700,000 square feet of new prospective tenants, including approximately 500,000 square feet of prospective tenants that have identified FSP assets 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 in a post-COVID-19 environment.  

Investment Highlights

● Disposition guidance for full-year 2022 continues to be in the range of approximately $250 million to $350 million in aggregate gross proceeds.

● Disposition proceeds intended to be used for debt reduction, any special dividends required to meet REIT requirements, repurchases of our common stock, and other general corporate purposes.    

● Potential disposition properties that are in price discovery include: 380 and 390 Interlocken in Broomfield, Colorado; Eldridge Green and Park Ten in Houston, Texas; and 909 Davis in Evanston, Illinois.        

Stock Repurchases

● During the first quarter of 2022, we repurchased approximately 847,000 shares of our common stock for approximately $4.8 million pursuant to our previously announced stock repurchase plan.

● Up to approximately $26.9 million remains authorized for potential future repurchases of our common stock pursuant to our previously announced stock repurchase plan.

Dividends

● In light of the gains achieved on our dispositions in 2021, on December 3, 2021, we announced that our Board of Directors declared a special dividend of $0.32 per share, which was paid on January 12, 2022 to shareholders of record on December 31, 2021, in order to meet REIT requirements.

● On April 1, 2022, we announced that our Board of Directors declared a regular quarterly cash dividend for the three months ended March 31, 2022 of $0.09 per share of common stock that will be paid on May 5, 2022 to stockholders of record on April 15, 2022.

● If we are able to dispose of properties in 2022 at anticipated pricing levels, we may be required to again declare a special dividend in 2022 in addition to any regular quarterly dividends in order to meet REIT requirements.

Non-GAAP Financial Information

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

2022 Net Income, FFO and Disposition Guidance

At this time, due primarily to uncertainty surrounding the timing and amount of proceeds received from property dispositions, we are continuing suspension of Net Income and FFO guidance.  However, we are maintaining our previously announced disposition guidance for full-year 2022, as we execute on our strategy to dispose of certain properties that we believe have met their short to intermediate term valuation objectives and whose value may not be accurately reflected in our share price. Anticipated dispositions in 2022 are

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estimated to result in aggregate gross proceeds in the range of approximately $250 million to $350 million.  We intend to use the proceeds of any future dispositions for debt reduction, repurchases of our stock, any special distributions required to meet REIT requirements, and other general corporate purposes.  This guidance reflects our current expectations of economic and market conditions and is subject to change.  We will update our disposition guidance quarterly in our earnings releases.  There can be no assurance that the Company’s actual results will not differ materially from the estimates set forth above.  

Real Estate Update

Supplementary schedules provide property information for the Company’s owned and managed real estate portfolio as of March 31, 2022.  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 4, 2022 at 11:00 a.m. (ET) to discuss the first quarter 2022 results. To access the call, please dial 1-844-200-6205 and use access code 683292. Internationally, the call may be accessed by dialing 1-929-526-1599 and using access code 683292. 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 our ability to lease space in the future, expectations for dispositions, potential stock repurchases, the payment of special 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 COVID-19 pandemic and other potential infectious disease outbreaks and terrorist attacks or other acts of violence, which may negatively affect the markets in which we and our tenants operate, increasing interest rates, disruptions in the debt markets, economic conditions in the markets in which we own properties, risks of a lessening of demand for the types of real estate owned by us, adverse changes in energy prices, which if sustained, could negatively impact occupancy and rental rates in the markets in which we own properties, including energy-influenced markets such as Dallas, Denver and Houston, any inability to dispose of real estate properties at pricing levels comparable to recent historical portfolio dispositions,  and any delays in the timing of any such anticipated dispositions, changes in government regulations and regulatory uncertainty, uncertainty about governmental fiscal policy, geopolitical events and expenditures that cannot be anticipated such as utility rate and usage increases, delays in construction schedules, unanticipated increases in construction costs, 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, 2021, as the same may be updated from time to time in subsequent filings with the United States Securities and Exchange Commission.  Although we believe the expectations reflected in the forward-looking statements are reasonable, we cannot guarantee future results, levels of activity, acquisitions, dispositions, performance or achievements.  We will not update any of the forward-looking statements after the date of this press release to conform them to actual results or to changes in our expectations that occur after such date, other than as required by law.    

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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)	2022		2021
Revenue:
Rental	$	41,797	$	58,623
Related party revenue:
Management fees and interest income from loans		460		410
Other		7		6
Total revenue		42,264		59,039
Expenses:
Real estate operating expenses		12,834		15,939
Real estate taxes and insurance		8,719		12,366
Depreciation and amortization		15,670		24,381
General and administrative		3,784		4,146
Interest		5,366		8,600
Total expenses		46,373		65,432
Loss before taxes		(4,109)		(6,393)
Tax expense		49		67
Net loss	$	(4,158)	$	(6,460)
Weighted average number of shares outstanding, basic and diluted		103,691		107,328
Net loss per share, basic and diluted	$	(0.04)	$	(0.06)

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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)	2022		2021
Assets:
Real estate assets:
Land	$	146,844	$	146,844
Buildings and improvements		1,465,312		1,457,209
Fixtures and equipment		11,819		11,404
		1,623,975		1,615,457
Less accumulated depreciation		436,627		424,487
Real estate assets, net		1,187,348		1,190,970
Acquired real estate leases, less accumulated amortization of $23,346 and $40,423, respectively		13,453		14,934
Cash, cash equivalents and restricted cash		10,983		40,751
Tenant rent receivables		2,041		1,954
Straight-line rent receivable		51,309		49,024
Prepaid expenses and other assets		7,403		4,031
Related party mortgage loan receivables		24,000		24,000
Office computers and furniture, net of accumulated depreciation of $1,065 and $1,198, respectively		204		198
Deferred leasing commissions, net of accumulated amortization of $21,207 and $21,099, respectively		40,379		38,311
Total assets	$	1,337,120	$	1,364,173
Liabilities and Stockholders’ Equity:
Liabilities:
Bank note payable	$	40,000	$	—
Term loans payable, less unamortized financing costs of $598 and $714, respectively		274,402		274,286
Series A & Series B Senior Notes, less unamortized financing costs of $617 and $658, respectively		199,383		199,342
Accounts payable and accrued expenses		44,700		89,493
Accrued compensation		1,206		4,704
Tenant security deposits		5,837		6,219
Lease liability		1,061		1,159
Other liabilities: derivative liabilities		195		5,239
Acquired unfavorable real estate leases, less accumulated amortization of $1,469 and $2,285, respectively		450		528
Total liabilities		567,234		580,970
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, 103,151,781 and 103,998,520 shares issued and outstanding, respectively		10		10
Additional paid-in capital		1,334,383		1,339,226
Accumulated other comprehensive loss		(195)		(5,239)
Accumulated distributions in excess of accumulated earnings		(564,312)		(550,794)
Total stockholders’ equity		769,886		783,203
Total liabilities and stockholders’ equity	$	1,337,120	$	1,364,173

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Franklin Street Properties Corp. Financial Results

Supplementary Schedule C

Condensed Consolidated Statements of Cash Flows

(Unaudited)

	For the
	Year Ended
	March 31,
(in thousands)	2022		2021
Cash flows from operating activities:
Net loss	$	(4,158)	$	(6,460)
Adjustments to reconcile net income (loss) to net cash used in operating activities:
Depreciation and amortization expense		16,195		25,088
Amortization of above and below market leases		(9)		(32)
Changes in operating assets and liabilities:
Tenant rent receivables		(87)		3,319
Straight-line rents		(1,216)		(1,904)
Lease acquisition costs		(1,069)		(50)
Prepaid expenses and other assets		(1,274)		(532)
Accounts payable and accrued expenses		(10,568)		(9,564)
Accrued compensation		(3,498)		(2,528)
Tenant security deposits		(382)		(636)
Payment of deferred leasing commissions		(3,706)		(5,056)
Net cash provided by (used in) operating activities		(9,772)		1,645
Cash flows from investing activities:
Property improvements, fixtures and equipment		(9,952)		(16,022)
Net cash used in investing activities		(9,952)		(16,022)
Cash flows from financing activities:
Distributions to stockholders		(42,640)		(9,660)
Stock repurchases		(4,843)		—
Borrowings under bank note payable		45,000		36,500
Repayments of bank note payable		(5,000)		(12,500)
Deferred financing costs		(2,561)		—
Net cash provided by (used in) financing activities		(10,044)		14,340
Net decrease in cash, cash equivalents and restricted cash		(29,768)		(37)
Cash, cash equivalents and restricted cash, beginning of year		40,751		4,150
Cash, cash equivalents and restricted cash, end of period	$	10,983	$	4,113

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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
2022	295,071	4.3%
2023	353,081	5.1%
2024	738,952	10.7%
2025	488,593	7.1%
2026	532,267	7.7%
Thereafter (2)	4,507,645	65.1%
	6,915,609	100.0%

(1) Percentages are determined based upon total square footage.

(2) Includes 1,567,588 square feet of vacancies at our operating properties as of March 31, 2022.

(dollars & square feet in 000's)	As of March 31, 2022
				% of	Square	% of
State	Properties	Investment		Portfolio	Feet	Portfolio
Colorado	6	$	534,996	45.1%	2,628	38.0%
Texas	9		332,906	28.0%	2,423	35.0%
Georgia	1		39,388	3.3%	160	2.3%
Minnesota	3		124,668	10.5%	758	11.0%
Virginia	1		33,298	2.8%	298	4.3%
Florida	1		68,501	5.8%	213	3.1%
Illinois	2		44,808	3.8%	372	5.4%
North Carolina	1		8,783	0.7%	64	0.9%
Total	24	$	1,187,348	100.0%	6,916	100.0%

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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-22
Tenant improvements	$	1,877
Deferred leasing costs		3,032
Non-investment capex		5,065
	$	9,974

	For the Three Months Ended								Year Ended
	31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21
Tenant improvements	$	4,491	$	4,277	$	3,952	$	1,881	$	14,601
Deferred leasing costs		2,597		1,922		2,371		1,319		8,209
Non-investment capex		5,336		3,793		4,528		4,672		18,329
	$	12,424	$	9,992	$	10,851	$	7,872	$	41,139

Square foot & leased percentages	March 31,	December 31,
	2022	2021
Owned or Operating Properties:
Number of properties	24	24
Square feet	6,915,609	6,911,225
Leased percentage	77.3%	78.4%
Managed Properties - Single Asset REITs (SARs):
Number of properties	2	2
Square feet	348,545	348,545
Total Owned or Operating and Managed Properties:
Number of properties	26	26
Square feet	7,264,154	7,259,770

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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-21	Leased (2)	31-Mar-22	Leased (2)
1	FOREST PARK	Charlotte, NC	64,198	78.4%	78.4%	78.4%	78.4%
2	NORTHWEST POINT	Elk Grove Village, IL	177,095	100.0%	100.0%	100.0%	100.0%
3	PARK TEN	Houston, TX	157,609	72.0%	72.0%	72.0%	72.0%
4	PARK TEN PHASE II	Houston, TX	156,746	95.0%	95.0%	95.0%	95.0%
5	GREENWOOD PLAZA	Englewood, CO	196,236	100.0%	100.0%	100.0%	100.0%
6	ADDISON	Addison, TX	289,333	75.8%	75.8%	72.3%	73.7%
7	COLLINS CROSSING	Richardson, TX	300,887	84.4%	84.4%	96.1%	88.3%
8	INNSBROOK	Glen Allen, VA	298,183	57.2%	57.2%	47.8%	50.9%
9	LIBERTY PLAZA	Addison, TX	217,364	83.4%	78.9%	81.8%	79.2%
10	380 INTERLOCKEN	Broomfield, CO	240,359	60.5%	60.5%	60.5%	60.5%
11	390 INTERLOCKEN	Broomfield, CO	241,512	99.4%	99.4%	99.4%	99.4%
12	BLUE LAGOON	Miami, FL	213,182	73.6%	73.6%	98.5%	98.5%
13	ELDRIDGE GREEN	Houston, TX	248,399	100.0%	100.0%	100.0%	100.0%
14	121 SOUTH EIGHTH ST	Minneapolis, MN	298,121	90.2%	90.2%	89.9%	89.9%
15	801 MARQUETTE AVE	Minneapolis, MN	129,821	91.8%	91.8%	91.8%	91.8%
16	LEGACY TENNYSON CTR	Plano, TX	208,966	41.1%	41.1%	40.7%	40.8%
17	ONE LEGACY	Plano, TX	214,110	57.9%	57.9%	63.7%	59.9%
18	909 DAVIS	Evanston, IL	195,098	93.3%	93.3%	93.3%	93.3%
19	WESTCHASE I & II	Houston, TX	629,025	57.6%	57.6%	56.7%	57.2%
20	1999 BROADWAY	Denver, CO	680,255	67.0%	66.9%	66.2%	66.8%
21	1001 17TH STREET	Denver, CO	657,706	95.2%	95.2%	79.8%	89.9%
22	PLAZA SEVEN	Minneapolis, MN	330,096	83.6%	84.2%	83.6%	83.6%
23	PERSHING PLAZA	Atlanta, GA	160,145	76.6%	76.6%	78.1%	77.1%
24	600 17TH STREET	Denver, CO	611,163	80.7%	82.1%	77.9%	78.9%
	OWNED PORTFOLIO		6,915,609	78.4%	78.5%	77.3%	78.1%

(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.

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Franklin Street Properties Corp. Earnings Release

Supplementary Schedule G

Largest 20 Tenants – FSP Owned Portfolio

(Unaudited & Estimated)

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

As of March 31, 2022

			% of
	Tenant	Sq Ft	Portfolio
1	CITGO Petroleum Corporation	248,399	3.6%
2	EOG Resources, Inc.	169,167	2.4%
3	US Government	168,573	2.4%
4	The Vail Corporation	164,636	2.4%
5	Lennar Homes, LLC	155,808	2.2%
6	Citicorp Credit Services, Inc	146,260	2.1%
7	Kaiser Foundation Health Plan	120,979	1.8%
8	Argo Data Resource Corporation	114,200	1.7%
9	Swift, Currie, McGhee & Hiers, LLP	101,296	1.5%
10	VMWare, Inc.	100,853	1.5%
11	Deluxe Corporation	98,922	1.4%
12	Ping Identity Corp.	89,856	1.3%
13	Centennial Resource Production, LLC	67,856	1.0%
14	ADS Alliance Data Systems, Inc.	67,274	1.0%
15	PricewaterhouseCoopers LLP	66,304	1.0%
16	DirecTV, Inc.	66,226	0.9%
17	Hall and Evans LLC	65,878	0.9%
18	WPX Energy, Inc.	65,846	0.9%
19	Cyxtera Management, Inc.	61,826	0.9%
20	Houghton Mifflin Co.	60,522	0.9%
	Total	2,200,681	31.8%

-13-

Franklin Street Properties Corp. Earnings Release

Supplementary Schedule H

Reconciliation and Definitions of Funds From Operations (“FFO”) and

Adjusted Funds From Operations (“AFFO”)

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

Reconciliation of Net Income to FFO and AFFO:	Three Months Ended
	March 31,
(In thousands, except per share amounts)	2022		2021
Net loss	$	(4,158)	$	(6,460)
Depreciation & amortization		15,661		24,349
NAREIT FFO		11,503		17,889
Lease Acquisition costs		79		116
Funds From Operations (FFO)	$	11,582	$	18,005
Funds From Operations (FFO)	$	11,582	$	18,005
Amortization of deferred financing costs		526		707
Straight-line rent		(1,216)		(1,904)
Tenant improvements		(1,877)		(4,491)
Leasing commissions		(3,032)		(2,597)
Non-investment capex		(5,065)		(5,336)
Adjusted Funds From Operations (AFFO)	$	918	$	4,384
Per Share Data
EPS	$	(0.04)	$	(0.06)
FFO	$	0.11	$	0.17
AFFO	$	0.01	$	0.04
Weighted average shares (basic and diluted)		103,691		107,328

-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 the periods presented and exclude our redevelopment properties.  We also exclude properties that have been placed in service, but that do not have operating activity for all periods presented, dispositions and significant nonrecurring income such as bankruptcy settlements and lease termination fees.  NOI, as defined by the Company, may not be comparable to NOI reported by other REITs that define NOI differently. NOI should not be considered an alternative to net income or loss as an indication of our performance or to cash flows as a measure of the Company’s liquidity or its ability to make distributions.  The calculations of NOI and Sequential Same Store are shown in the following table:

	Rentable
	Square Feet	Three Months Ended		Three Months Ended		Inc		%
(in thousands)	or RSF	31-Mar-22		31-Dec-21		(Dec)		Change
Region
East	363	$	497	$	584	$	(87)	(14.9)	%
MidWest	1,130		3,897		3,716		181	4.9	%
South	2,796		5,817		5,900		(83)	(1.4)	%
West	2,627		9,681		10,103		(422)	(4.2)	%
Property NOI* from Operating Properties	6,916		19,892		20,303		(411)	(2.0)	%
Dispositions and Redevelopment Properties (a)	-		(311)		654		(965)	(4.6)	%
NOI*	6,916	$	19,581	$	20,957	$	(1,376)	(6.6)	%
Sequential Same Store		$	19,892	$	20,303	$	(411)	(2.0)	%
Less Nonrecurring
Items in NOI* (b)			273		163		110	(0.6)	%
Comparative
Sequential Same Store		$	19,619	$	20,140	$	(521)	(2.6)	%

-16-

	Three Months Ended		Three Months Ended
Reconciliation to Net income	31-Mar-22		31-Dec-21
Net income (loss)	$	(4,158)	$	78,572
Add (deduct):
Loss on extinguishment of debt		—		498
Gain on sale of properties, net		—		(83,876)
Management fee income		(291)		(311)
Depreciation and amortization		15,670		16,165
Amortization of above/below market leases		(9)		4
General and administrative		3,784		4,041
Interest expense		5,366		5,691
Interest income		(451)		(442)
Non-property specific items, net		(330)		615
NOI*	$	19,581	$	20,957

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

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

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

EX-99.2

Exhibit 99.2 

Franklin Street Properties Corp. Supplemental Operating & Financial Data 401 Edgewater Place ~Wakefield, MA 01880 781.557.1300.~ www.fspreit.com

First Quarter 2022
Table of Contents

	Page			Page
Company Information	3	Tenant Analysis and Leasing Activity
		Tenants by Industry		18
Key Financial Data		20 Largest Tenants with Annualized Rent and Remaining Term		19-20
Financial Highlights	4	Leasing Activity		21
Income Statements	5	Lease Expirations by Square Feet		22
Balance Sheets	6	Lease Expirations with Annualized Rent per Square Foot		23
Cash Flow Statements	7	Capital Expenditures		24
Property Net Operating Income (NOI)	8
Reconciliation		Transaction Activity		25
FFO & AFFO	9
EBITDA	10	Loan Portfolio of Secured Real Estate		26
Property NOI	11
		Net Asset Value Components		27
Debt Summary	12
		Appendix: Non-GAAP Financial Measures Definitions
Capital Analysis	13	FFO		28
		EBITDA and NOI		29
Owned and Managed Portfolio Overview	14-17	AFFO		30
All financial information contained in this supplemental information package is unaudited.  In addition, certain statements contained in this supplemental information package may be deemed to be forward-looking statements within the meaning of the federal securities laws.  Although FSP believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved.  Factors that could cause actual results to differ materially from FSP’s current expectations include adverse changes in general economic or local market conditions, including as a result of geopolitical events, increasing  inflation, the COVID-19 pandemic and other potential infectious disease outbreaks and terrorist attacks or other acts of violence, which may negatively affect the markets in which we and our tenants operate, increasing interest rates, disruptions in the debt markets, economic conditions in the markets in which we own properties, risks of a lessening of demand for the types of real estate owned by us, adverse changes in energy prices, which if sustained, could negatively impact occupancy and rental rates in the markets in which we own properties, including energy-influenced markets such as Dallas, Denver and Houston, any inability to dispose of properties on acceptable terms and any delays in the timing of any such anticipated dispositions, changes in government regulations and regulatory uncertainty, uncertainty about governmental fiscal policy, geopolitical events and expenditures that cannot be anticipated such as utility rate and usage increases, delays in construction schedules, unanticipated increases in construction costs, unanticipated repairs, additional staffing, insurance increases and real estate tax valuation reassessments.  FSP assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events.
			801 Marquette, Minneapolis, MN

March 31, 2022| Page 2

Company Information

Overview		Snapshot (as of March 31, 2022)
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. FSP’s real estate operations include property acquisitions and dispositions, short-term financing, leasing, development and asset management.		Corporate Headquarters	Wakefield, MA
		Fiscal Year-End	31-Dec
		Total Properties	24
		Total Square Feet	6.9 Million
		Trading Symbol	FSP
		Exchange	NYSE American
		Common Shares Outstanding	103,151,781
		Quarterly Dividend	$0.09
Our Business		Dividend Yield	6.1%
As of March 31, 2022, the Company owned and operated a portfolio of real estate consisting of 24 operating  properties and two managed Sponsored REITs.  From time-to-time, the Company may acquire, develop or redevelop real estate, make additional secured loans or acquire one of its Sponsored REITs. The Company may also pursue, on a selective basis, the sale of its properties in order to take advantage of the value creation and demand for its properties, or for geographic or property specific reasons.		Total Market Capitalization	$1.1 Billion (1)
		Insider Holdings	5.06%
Management Team
George J. Carter	Jeffrey B. Carter
Chief Executive Officer and	President and Chief Investment
Chairman of the Board	Officer
John G. Demeritt	Scott H. Carter
Executive Vice President, Chief	Executive Vice President, General
Financial Officer and Treasurer	Counsel and Secretary
John F. Donahue	Eriel Anchondo
Executive Vice President	Executive Vice President and Chief Operating Officer	1999 Broadway, Denver, CO
Inquiries
Inquiries should be directed to: Georgia Touma
877.686.9496 or InvestorRelations@fspreit.com (1) Total Market Capitalization is the closing share price multiplied by the number of shares outstanding plus total debt outstanding.

March 31, 2022| Page 3

Summary of Financial Highlights

(in thousands except per share amounts, SF & number of properties)
	31-Mar-22		31-Dec-21		30-Sep-21		30-Jun-21		31-Mar-21
Income Items:
Rental revenue	$	41,797	$	42,910	$	50,326	$	55,722	$	58,623
Total revenue		42,264		43,372		50,802		56,145		59,039
Net income (loss)		(4,158)		78,572		4,456		16,149		(6,460)
Adjusted EBITDA*		16,918		17,518		22,900		24,930		26,556
FFO*		11,582		10,955		14,797		14,722		18,005
AFFO*		918		3,241		4,555		4,880		4,384
Per Share Data:
EPS	$	(0.04)	$	0.75	$	0.04	$	0.15	$	(0.06)
FFO*	$	0.11	$	0.10	$	0.14	$	0.14	$	0.17
AFFO*	$	0.01	$	0.03	$	0.04	$	0.05	$	0.04
Weighted Average Shares (diluted)		103,691		105,098		106,905		107,359		107,328
Closing share price	$	5.90	$	5.95	$	4.64	$	5.26	$	5.45
Dividend declared	$	0.09	$	0.41	$	0.09	$	0.09	$	0.09
Balance Sheet Items:
Real estate, net	$	1,187,348	$	1,190,970	$	1,344,692	$	1,413,547	$	1,601,613
Other assets, net		149,772		173,203		161,837		187,068		187,820
Total assets, net		1,337,120		1,364,173		1,506,529		1,600,615		1,789,433
Total liabilities, net		567,234		580,970		751,456		833,930		1,033,849
Shareholders' equity		769,886		783,203		755,073		766,685		755,584
Market Capitalization and Debt:
Total Market Capitalization (a)	$	1,123,596	$	1,093,791	$	1,165,136	$	1,329,896	$	1,532,439
Total debt outstanding (excluding unamortized financing costs)	$	515,000	$	475,000	$	675,000	$	765,000	$	947,500
Debt to Total Market Capitalization		45.8%		43.4%		57.9%		57.5%		61.8%
Net Debt to Adjusted EBITDA ratio*		7.4		6.2		7.3		7.4		8.9
Operating Properties Leasing Statistics (b):
Operating properties assets		24		24		26		29		33
Operating properties total SF		6,915,609		6,911,225		7,671,275		8,228,148		9,548,810
Operating properties % leased		77.3%		78.4%		80.0%		79.5%		81.9%

(a) Total Market Capitalization is the closing share price multiplied by the number of shares outstanding plus total debt outstanding on that date.

(b) Excludes redevelopment properties.

* See pages 9 & 10 for reconciliations of Net income or loss to FFO, AFFO and Adjusted EBITDA, respectively, and the Appendix for Non-GAAP Financial Measures Definitions beginning on page 28.

March 31, 2022| Page 4

Condensed Consolidated Income Statements ($ in thousands, except per share amounts)

											For the
	For the Three Months Ended		For the Three Months Ended								Year Ended
	31-Mar-22		31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21
Revenue:
Rental	$	41,797	$	58,623	$	55,722	$	50,326	$	42,910	$	207,581
Related party revenue:
Management fees and interest income from loans		460		410		417		419		454		1,700
Other		7		6		6		57		8		77
Total revenue		42,264		59,039		56,145		50,802		43,372		209,358
Expenses:
Real estate operating expenses		12,834		15,939		15,352		14,373		15,217		60,881
Real estate taxes and insurance		8,719		12,366		11,895		10,200		6,600		41,061
Depreciation and amortization		15,670		24,381		19,136		18,862		16,165		78,544
General and administrative		3,784		4,146		3,962		3,749		4,041		15,898
Interest		5,366		8,600		10,054		7,928		5,691		32,273
Total expenses		46,373		65,432		60,399		55,112		47,714		228,657
Loss on extinguishment of debt		—		—		(167)		(236)		(498)		(901)
Gain on sale of properties, net		—		—		20,626		8,632		83,876		113,134
Income (loss) before taxes on income and equity in income of non-consolidated REITs		(4,109)		(6,393)		16,205		4,086		79,036		92,934
Tax expense on income		49		67		56		51		464		638
Equity in income of non-consolidated REITs		—		—		—		421		—		421
Net income (loss)	$	(4,158)	$	(6,460)	$	16,149	$	4,456	$	78,572	$	92,717
Weighted average number of shares outstanding, basic and diluted		103,691		107,328		107,359		106,905		105,098		106,667
Net income (loss) per share, basic and diluted	$	(0.04)	$	(0.06)	$	0.15	$	0.04	$	0.75	$	0.87

March 31, 2022| Page 5

	$ in thousands, except per share amounts)
	Condensed Consolidated Balance Sheets (in thousands)

	March 31,		March 31,		June 30,		September 30,		December 31,
	2022		2021		2021		2021		2021
Assets:
Real estate assets:
Land	$	146,844	$	189,155	$	170,377	$	161,767	$	146,844
Buildings and improvements		1,465,312		1,954,838		1,731,690		1,630,729		1,457,209
Fixtures and equipment		11,819		13,308		11,643		11,727		11,404
		1,623,975		2,157,301		1,913,710		1,804,223		1,615,457
Less accumulated depreciation		436,627		555,688		500,163		459,531		424,487
Real estate assets, net		1,187,348		1,601,613		1,413,547		1,344,692		1,190,970
Acquired real estate leases, net		13,453		25,836		21,932		19,864		14,934
Cash, cash equivalents and restricted cash		10,983		4,113		24,180		9,731		40,751
Tenant rent receivables, net		2,041		4,337		3,116		2,681		1,954
Straight-line rent receivable, net		51,309		69,743		61,475		58,132		49,024
Prepaid expenses and other assets		7,403		5,873		5,405		5,547		4,031
Related party mortgage loan receivable		24,000		21,000		21,000		21,000		24,000
Office computers and furniture, net of accumulated depreciation		204		147		167		153		198
Deferred leasing commissions, net		40,379		56,771		49,793		44,729		38,311
Total assets	$	1,337,120	$	1,789,433	$	1,600,615	$	1,506,529	$	1,364,173
Liabilities and Stockholders’ Equity:
Liabilities:
Bank note payable	$	40,000	$	27,500	$	—	$	—	$	—
Term loan payable, net of unamortized financing costs		274,402		717,668		563,151		473,648		274,286
Series A & Series B Senior Notes		199,383		199,219		199,260		199,301		199,342
Accounts payable and accrued expenses		44,700		63,456		50,799		59,309		89,493
Accrued compensation		1,206		1,390		2,309		3,482		4,704
Tenant security deposits		5,837		8,041		6,807		6,169		6,219
Lease liability		1,061		1,444		1,350		1,256		1,159
Other liabilities: derivative liabilities		195		13,698		9,425		7,583		5,239
Acquired unfavorable real estate leases, net		450		1,433		829		708		528
Total liabilities		567,234		1,033,849		833,930		751,456		580,970
Commitments and contingencies
Stockholders’ Equity:
Preferred stock		—		—		—		—		—
Common stock		10		11		11		11		10
Additional paid-in capital		1,334,383		1,357,131		1,357,469		1,349,225		1,339,226
Accumulated other comprehensive loss		(195)		(13,698)		(9,425)		(7,583)		(5,239)
Accumulated distributions in excess of accumulated earnings		(564,312)		(587,860)		(581,370)		(586,580)		(550,794)
Total stockholders’ equity		769,886		755,584		766,685		755,073		783,203
Total liabilities and stockholders’ equity	$	1,337,120	$	1,789,433	$	1,600,615	$	1,506,529	$	1,364,173

March 31, 2022| Page 6

Condensed Consolidated Statements of Cash Flows (in thousands)

		Three Months Ended March 31,
		2022		2021
Cash flows from operating activities:
Net loss	$	(4,158)	$	(6,460)
Adjustments to reconcile net income (loss) to net cash used in operating activities:
Depreciation and amortization expense		16,195		25,088
Amortization of above and below market leases		(9)		(32)
Changes in operating assets and liabilities:
Tenant rent receivables		(87)		3,319
Straight-line rents		(1,216)		(1,904)
Lease acquisition costs		(1,069)		(50)
Prepaid expenses and other assets		(1,274)		(532)
Accounts payable and accrued expenses		(10,568)		(9,564)
Accrued compensation		(3,498)		(2,528)
Tenant security deposits		(382)		(636)
Payment of deferred leasing commissions		(3,706)		(5,056)
Net cash provided by (used in) operating activities		(9,772)		1,645
Cash flows from investing activities:
Property improvements, fixtures and equipment		(9,952)		(16,022)
Net cash used in investing activities		(9,952)		(16,022)
Cash flows from financing activities:
Distributions to stockholders		(42,640)		(9,660)
Stock repurchases		(4,843)		—
Borrowings under bank note payable		45,000		36,500
Repayments of bank note payable		(5,000)		(12,500)
Deferred Financing Costs		(2,561)		—
Net cash provided by (used in) financing activities		(10,044)		14,340
Net decrease in cash, cash equivalents and restricted cash		(29,768)		(37)
Cash, cash equivalents and restricted cash, beginning of period		40,751		4,150
Cash, cash equivalents and restricted cash, end of period	$	10,983	$	4,113

March 31, 2022| Page 7

Property Net Operating Income (NOI)* with Same Store Comparison (in thousands)

	Rentable											Year
	Square Feet	Three Months Ended		Three Months Ended								Ended		Inc		%
(in thousands)	or RSF	31-Mar-22		31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21		(Dec)		Change
Region
East	363	$	497	$	505	$	522	$	612	$	584	$	2,223	$	(8)	(1.6)	%
MidWest	1,130		3,897		3,217		3,243		3,158		3,716		13,334		680	21.1	%
South	2,796		5,817		7,095		7,070		6,162		5,900		26,227		(1,278)	(18.0)	%
West	2,627		9,681		10,369		9,902		10,144		10,103		40,518		(688)	(6.6)	%
Property NOI* from Operating Properties	6,916		19,892		21,186		20,737		20,076		20,303		82,302		(1,294)	(6.1)	%
Dispositions and Redevelopment Properties (a)	-		(311)		8,574		7,263		5,287		654		21,778		(8,885)	(28.1)	%
Property NOI*	6,916	$	19,581	$	29,760	$	28,000	$	25,363	$	20,957	$	104,080	$	(10,179)	(34.2)	%
Same Store		$	19,892	$	21,186	$	20,737	$	20,076	$	20,303	$	82,302	$	(1,294)	(6.1)	%
Less Nonrecurring
Items in NOI* (b)			273		32		34		281		163		510		241	(1.2)	%
Comparative
Same Store		$	19,619	$	21,154	$	20,703	$	19,795	$	20,140	$	81,792	$	(1,535)	(7.3)	%

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

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

* See Appendix for Non-GAAP Financial Measures Definitions beginning on page 28.

March 31, 2022| Page 8

FFO* & AFFO* Reconciliation (in thousands, except per share amounts)

											Year
	Three Months Ended		Three Months Ended								Ended
	31-Mar-22		31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21
Net income (loss)	$	(4,158)	$	(6,460)	$	16,149	$	4,456	$	78,572	$	92,717
Gain on sale of properties, net		—		—		(20,626)		(8,632)		(83,876)		(113,134)
Equity in income from non-consolidated REITs		—		—		—		(421)		—		(421)
FFO from non-consolidated REITs		—		—		—		421		—		421
Depreciation & amortization		15,661		24,349		19,130		18,861		16,169		78,509
NAREIT FFO*		11,503		17,889		14,653		14,685		10,865		58,092
Lease Acquisition costs		79		116		69		112		90		387
Funds From Operations (FFO)*	$	11,582	$	18,005	$	14,722	$	14,797	$	10,955	$	58,479
Adjusted Funds From Operations (AFFO)*
Funds From Operations (FFO)*	$	11,582	$	18,005	$	14,722	$	14,797	$	10,955	$	58,479
Loss on extinguishment of debt		—		—		167		236		498		901
Reverse FFO from non-consolidated REITs		—		—		—		(421)		—		(421)
Distributions from non-consolidated REITs		—		—		—		421		—		421
Amortization of deferred financing costs		526		707		686		618		487		2,498
Shares issued as compensation		—		—		338		—		—		338
Straight-line rent		(1,216)		(1,904)		(1,041)		(245)		(827)		(4,017)
Tenant improvements		(1,877)		(4,491)		(4,277)		(3,952)		(1,881)		(14,601)
Leasing commissions		(3,032)		(2,597)		(1,922)		(2,371)		(1,319)		(8,209)
Non-investment capex		(5,065)		(5,336)		(3,793)		(4,528)		(4,672)		(18,329)
Adjusted Funds From Operations (AFFO)*	$	918	$	4,384	$	4,880	$	4,555	$	3,241	$	17,060
Per Share Data:
EPS	$	(0.04)	$	(0.06)	$	0.15	$	0.04	$	0.75	$	0.87
FFO*		0.11		0.17		0.14		0.14		0.10		0.55
AFFO*		0.01		0.04		0.05		0.04		0.03		0.16
Weighted Average Shares (basic and diluted)		103,691		107,328		107,359		106,905		105,098		106,667

* See Appendix for Non-GAAP Financial Measures Definitions beginning on page 28.

March 31, 2022| Page 9

EBITDA* & Adjusted EBITDA* Reconciliation (in thousands, except ratio amounts)

											Year
	Three Months Ended		Three Months Ended								Ended
	31-Mar-22		31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21
Net income (loss)	$	(4,158)	$	(6,460)	$	16,149	$	4,456	$	78,572	$	92,717
Interest expense		5,366		8,600		10,054		7,928		5,691		32,273
Depreciation and amortization		15,661		24,349		19,130		18,861		16,169		78,509
Income taxes		49		67		56		51		464		638
EBITDA*	$	16,918	$	26,556	$	45,389	$	31,296	$	100,896	$	204,137
Loss on extinguishment of debt		—		—		167		236		498		901
Gain on sale of properties, net		—		—		(20,626)		(8,632)		(83,876)		(113,134)
Adjusted EBITDA*	$	16,918	$	26,556	$	24,930	$	22,900	$	17,518	$	91,904
Interest expense	$	5,366	$	8,600	$	10,054	$	7,928	$	5,691	$	32,273
Scheduled principal payments		—		—		—		—		—		—
Interest and scheduled principal payments	$	5,366	$	8,600	$	10,054	$	7,928	$	5,691	$	32,273
Interest coverage ratio		3.15		3.09		2.48		2.89		3.08		2.85
Debt service coverage ratio		3.15		3.09		2.48		2.89		3.08		2.85
Debt excluding unamortized financing costs	$	515,000	$	947,500	$	765,000	$	675,000	$	475,000
Cash, cash equivalents and restricted cash		10,983		4,113		24,180		9,731		40,751
Net Debt (Debt less Cash, cash equivalents and restricted cash)	$	504,017	$	943,387	$	740,820	$	665,269	$	434,249
Adjusted EBITDA*	$	16,918	$	26,556	$	24,930	$	22,900	$	17,518
Annualized	$	67,672	$	106,224	$	99,720	$	91,600	$	70,072
Net Debt-to-Adjusted EBITDA ratio*		7.4		8.9		7.4		7.3		6.2

* See Appendix for Non-GAAP Financial Measures Definitions beginning on page 28. Amounts in the EBITDA and Adjusted EBITDA reconciliation do not reflect our proportionate share of interest expense, depreciation, amortization, income taxes, gains or losses on sales and debt from our investments in non-consolidated REITs, which are accounted for under the equity method.

March 31, 2022| Page 10

Reconciliation of Net Income (Loss) to Property NOI* (in thousands)

											Year
	Three Months Ended		Three Months Ended								Ended
	31-Mar-22		31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21
Net income (loss)	$	(4,158)	$	(6,460)	$	16,149	$	4,456	$	78,572	$	92,717
Add (deduct):
Loss on extinguishment of debt		—		—		167		236		498		901
Gain on sale of properties, net		—		—		(20,626)		(8,632)		(83,876)		(113,134)
Management fee income		(291)		(465)		(403)		(380)		(311)		(1,559)
Depreciation and amortization		15,670		24,381		19,136		18,862		16,165		78,544
Amortization of above/below market leases		(9)		(32)		(6)		—		4		(34)
General and administrative		3,784		4,146		3,962		3,749		4,041		15,898
Interest expense		5,366		8,600		10,054		7,928		5,691		32,273
Interest income		(451)		(394)		(399)		(404)		(442)		(1,639)
Equity in income of non-consolidated REITs		—		—		—		(421)		—		(421)
Non-property specific items, net		(330)		(16)		(34)		(31)		615		534
Property NOI*	$	19,581	$	29,760	$	28,000	$	25,363	$	20,957	$	104,080

* See Appendix for Non-GAAP Financial Measures Definitions beginning on page 28.

March 31, 2022| Page 11

Debt Summary (in thousands)

		Maximum		Amount		Interest			Interest
	Maturity	Amount		Drawn at		Rate (a)			Rate at	Facility
	Date	of Loan		31-Mar-22		Components			31-Mar-22	Fee
BofA Revolver	12-Jan-24	$	237,500	$	40,000	SOFR	+	1.65%	2.06%	0.30%
BofA Term Loan	12-Jan-23		400,000		110,000	Libor	+	1.75%	2.20%
BMO Term Loan Tranche B	31-Jan-24		165,000		165,000	2.39%	+	1.65%	4.04%
Series A Senior Notes	20-Dec-24		116,000		116,000				4.49%
Series B Senior Notes	20-Dec-27		84,000		84,000				4.76%
		$	1,002,500	$	515,000				3.71%

● The table above is a summary of our debt as of March 31, 2022.  Additional information on our debt can be found in our Annual Report on Form 10-K for the year ended December 31, 2021, as updated in our Quarterly Reports on Form 10-Q, on file with the U.S. Securities and Exchange Commission.  

● On January 10, 2022, we entered into a new BofA Revolver for borrowings of up to $217.5 million, which is a SOFR based loan.  The new BofA Revolver matures on January 12, 2024.  On February 10, 2022, we increased our BofA Revolver availability by $20.0 million to $237.5 million as part of an accordion feature that is available to increase borrowing capacity up to an amount not exceeding $750 million in the aggregate.    

● The BofA Revolver is subject to a 30 basis point facility fee, which translates into approximately $0.7 million annually.        

● We incurred financing costs, some of which are deferred and amortized into interest expense during the terms of the loans we execute.  We estimate the future annualized amount of the amortization included in interest expense will be approximately $1.9 million.    

● On September 30, 2021 and October 25, 2021, we repaid $90 million and $200 million, respectively, of the BofA Term Loan, which had $400 million outstanding prior to such repayments.    

(a) Interest rate excludes amortization of deferred financing costs and facility fees, which is discussed in the notes above.

March 31, 2022| Page 12

Capital Analysis (in thousands, except per share amounts)

	31-Mar-22		31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21
Market Data:
Shares Outstanding		103,152		107,328		107,395		105,633		103,999
Closing market price per share	$	5.90	$	5.45	$	5.26	$	4.64	$	5.95
Market capitalization	$	608,596	$	584,939	$	564,896	$	490,136	$	618,791
Total debt outstanding excluding unamortized financing costs		515,000		947,500		765,000		675,000		475,000
Total Market Capitalization	$	1,123,596	$	1,532,439	$	1,329,896	$	1,165,136	$	1,093,791
Dividend Data:
Total dividends declared for the quarter	$	9,360	$	9,660	$	9,659	$	9,666	$	9,506
Common dividend declared per share	$	0.09	$	0.09	$	0.09	$	0.09	$	0.41
Declared dividend as a % of Net income (loss) per share		(224)%		(150)%		60%		216%		55%
Declared dividend as a % of AFFO* per share		1017%		220%		198%		211%		1330%
Liquidity:
Cash, cash equivalents and restricted cash	$	10,983	$	4,113	$	24,180	$	9,731	$	40,751
Revolver:
Gross potential available under the BofA Revolver		237,500		600,000		600,000		600,000		600,000
Less:
Outstanding balance		(40,000)		(27,500)		—		—		—
Total Liquidity	$	208,483	$	576,613	$	624,180	$	609,731	$	640,751

* See page 9 for a reconciliation of Net Income (Loss) to AFFO and the Appendix for Non-GAAP Financial Measures Definitions beginning on page 28.

March 31, 2022| Page 13

Owned Portfolio Overview

	As of the Quarter Ended
	31-Mar-22	31-Dec-21	30-Sep-21	30-Jun-21	31-Mar-21
Operating Properties:
Number of properties	24	24	26	29	33
Square feet	6,915,609	6,911,225	7,671,275	8,228,148	9,548,810
Leased percentage	77.3%	78.4%	80.0%	79.5%	81.9%
Redevelopment Properties (a):
Number of properties	—	—	1	1	1
Square feet	—	—	111,469	111,469	111,469
Leased percentage	0.0%	0.0%	0.0%	0.0%	0.0%
Total Owned Properties:
Number of properties	24	24	27	30	34
Square feet	6,915,609	6,911,225	7,782,744	8,339,617	9,660,279
Leased percentage	77.3%	78.4%	78.8%	78.5%	81.0%
Managed Properties - Single Asset REITs (SARs):
Number of properties	2	2	2	2	2
Square feet	348,545	348,545	348,545	348,545	348,545
Total Operating, Redevelopment and Managed Properties:
Number of properties	26	26	29	32	36
Square feet	7,264,154	7,259,770	8,131,289	8,688,162	10,008,824

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

March 31, 2022| Page 14

Owned Portfolio Overview

				Percent	Wtd Occupied	GAAP						Percent	Wtd Occupied	GAAP
MSA / Property Name	City	State	Square Feet	Leased	Percentage (a)	Rent (b)		MSA / Property Name	City	State	Square Feet	Leased	Percentage (a)	Rent (b)
Owned Properties:
East Region								Midwest Region
Richmond, VA								Chicago
Innsbrook	Glen Allen	VA	298,183	47.8%	50.9%	$	18.98	Northwest Point	Elk Grove Village	IL	177,095	100.0%	100.0%	$	32.47
								909 Davis Street	Evanston	IL	195,098	93.3%	93.3%	$	43.02
Charlotte, NC
Forest Park	Charlotte	NC	64,198	78.4%	78.4%	$	23.52	Minneapolis
								121 South 8th Street	Minneapolis	MN	298,121	89.9%	89.4%	$	25.39
								801 Marquette Ave	Minneapolis	MN	129,821	91.8%	91.8%	$	21.78
								Plaza Seven	Minneapolis	MN	330,096	83.6%	83.5%	$	35.02
East Region Total			362,381	53.2%	55.8%	$	20.11	Midwest Region Total			1,130,231	90.4%	90.3%	$	31.94

(a) Weighted Occupied Percentage for the three months ended March 31, 2022.

(b) Weighted Average GAAP Rent per Occupied Square Foot.

March 31, 2022| Page 15

Owned Portfolio Overview

				Percent	Wtd Occupied	GAAP						Percent	Wtd Occupied	GAAP
MSA / Property Name	City	State	Square Feet	Leased	Percentage (a)	Rent (b)		MSA / Property Name	City	State	Square Feet	Leased	Percentage (a)	Rent (b)
South Region								West Region
Dallas-Fort Worth								Denver
Legacy Tennyson Center	Plano	TX	208,966	40.7%	40.8%	$	28.24	380 Interlocken	Broomfield	CO	240,359	60.5%	60.5%	$	33.18
One Legacy Circle	Plano	TX	214,110	63.7%	57.9%	$	34.53	1999 Broadway	Denver	CO	680,255	66.2%	66.8%	$	33.21
Addison Circle	Addison	TX	289,333	72.3%	67.8%	$	33.19	Greenwood Plaza	Englewood	CO	196,236	100.0%	100.0%	$	28.25
Collins Crossing	Richardson	TX	300,887	96.1%	85.1%	$	25.19	390 Interlocken	Broomfield	CO	241,512	99.4%	99.4%	$	34.10
Liberty Plaza	Addison	TX	217,364	81.8%	67.1%	$	23.70	1001 17th Street	Denver	CO	657,706	79.8%	89.8%	$	35.20
								600 17th Street	Denver	CO	611,163	77.9%	78.6%	$	33.93
Houston								West Region Total			2,627,231	77.4%	80.2%	$	33.57
Park Ten	Houston	TX	157,609	72.0%	72.0%	$	28.89
Eldridge Green	Houston	TX	248,399	100.0%	100.0%	$	26.40	Total Owned Properties			6,915,609	77.3%	74.6%	$	30.75
Park Ten Phase II	Houston	TX	156,746	95.0%	95.0%	$	28.39
Westchase I & II	Houston	TX	629,025	56.7%	53.3%	$	28.07
Miami-Ft. Lauderdale-West Palm Beach
Blue Lagoon Drive	Miami	FL	213,182	98.5%	73.6%	$	26.03
Atlanta
Pershing Plaza	Atlanta	GA	160,145	78.1%	12.4%	$	29.99
South Region Total			2,795,766	75.1%	65.5%	$	28.01

(a) Weighted Occupied Percentage for the three months ended March 31, 2022.

(b) Weighted Average GAAP Rent per Occupied Square Foot.

March 31, 2022| Page 16

Managed Portfolio Overview

MSA / Property Name	City	State	Square Feet	MSA / Property Name	City	State	Square Feet
Southeast Region				Midwest Region
Atlanta				Indianapolis
Satellite Place	Duluth	GA	134,785	Monument Circle	Indianapolis	IN	213,760
Southeast Region Total			134,785	Midwest Region Total			213,760
				Total Managed			348,545
				Total Owned & Managed			7,264,154

March 31, 2022| Page 17

Tenants by Industry (By Square Feet)

March 31, 2022| Page 18

20 Largest Tenants with Annualized Rent and Remaining Term

			Remaining	Aggregate				% of Aggregate
	Tenant	Number of	Lease Term	Leased	% of Total	Annualized		Leased
	Name	Leases	in Months	Square Feet	Square Feet	Rent (a)		Annualized Rent
1	CITGO Petroleum Corporation	1	132	248,399	3.6%	$	2,849,137	1.9%
2	EOG Resources, Inc.	1	57	169,167	2.4%		6,062,945	4.0%
3	US Government (b)	2	46, 106	168,573	2.4%		6,218,446	4.1%
4	The Vail Corporation	1	96	164,636	2.4%		5,763,607	3.8%
5	Lennar Homes, LLC	1	180	155,808	2.2%		4,128,912	2.7%
6	Citicorp Credit Services, Inc	1	65	146,260	2.1%		4,947,976	3.3%
7	Kaiser Foundation Health Plan	1	26	120,979	1.8%		3,878,868	2.6%
8	Argo Data Resource Corporation (c)	1	17, 101	114,200	1.7%		3,358,622	2.2%
9	Swift, Currie, McGhee & Hiers, LLP (d)	1	132	101,296	1.5%		—	0.0%
10	VMWare, Inc.	1	50	100,853	1.5%		3,511,702	2.3%
11	Deluxe Corporation (e)	1	184	98,922	1.4%		—	0.0%
12	Ping Identity Corp.	1	51	89,856	1.3%		3,543,022	2.3%
13	Centennial Resource Production, LLC (f)	1	115	67,856	1.0%		—	0.0%
14	ADS Alliance Data Systems, Inc.	1	51	67,274	1.0%		2,724,597	1.8%
15	PricewaterhouseCoopers LLP	1	82	66,304	1.0%		2,329,953	1.5%
16	DirecTV, Inc.	1	2	66,226	0.9%		2,339,765	1.6%
17	Hall and Evans LLC	1	89	65,878	0.9%		2,447,972	1.6%
18	WPX Energy, Inc.	1	1	65,846	0.9%		2,335,558	1.5%
19	Cyxtera Management, Inc.	1	94	61,826	0.9%		2,191,403	1.5%
20	Houghton Mifflin Co.	1	60	60,522	0.9%		2,573,374	1.7%
			Total	2,200,681	31.8%	$	61,205,859	40.4%

Footnotes on next page

March 31, 2022| Page 19

20 Largest Tenants with Annualized Rent and Remaining Term

Footnotes:

(a) Annualized rent represents the monthly rent charged, including tenant reimbursements, for each lease in effect at March 31, 2022 multiplied by 12. Tenant reimbursements generally include payment of real estate taxes, operating expenses and common area maintenance and utility charges.

(b) Includes 43,573 square feet expiring in 2026. The remaining 125,000 square feet expire in 2031.

(c) Includes 28,550 square feet expiring in 2023. The remaining 85,650 square feet expire in 2030.

(d) Lease commences October 1, 2022 and rent commences on October 1, 2023.

(e) Lease commenced on July 1, 2021 and rent commences on August 1, 2022.

(f) Lease commenced on March 1, 2022 and rent commences on July 1, 2022.

March 31, 2022| Page 20

Leasing Activity (Owned Portfolio)

					Year		Year
	Three Months Ended				Ended		Ended
Leasing Activity (a)		31-Mar-22		31-Mar-21		31-Dec-21		31-Dec-20
(in Square Feet - SF)
New leasing		103,000		7,000		370,000		368,000
Renewals and expansions		28,000		370,000		665,000		762,000
		131,000		377,000		1,035,000		1,130,000
Other information per SF
(Activity on a year-to-date basis)
GAAP Rents on leasing	$	33.35	$	28.46	$	30.86	$	28.47
Weighted average lease term		8.6 Years		9.3 Years		7.7 Years		8.3 Years
Increase over average GAAP rents in prior year (b)		2.4%		(1.7)%		2.5%		7.7%
Average free rent		8 Months		9 Months		7 Months		5 Months
Tenant Improvements	$	52.16	$	18.67	$	25.89	$	34.07
Leasing Costs	$	18.10	$	10.23	$	11.45	$	11.36

(a)  Leasing activity includes leasing at redevelopment properties. We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized.

(b)  The increase or decrease percentage is calculated by comparing average GAAP rents at properties that had leasing activity in the current year to average GAAP rents at the same properties in the prior year.

March 31, 2022| Page 21

Lease Expirations by Square Feet (Owned Portfolio)

March 31, 2022| Page 22

Lease Expirations with Annualized Rent per Square Foot (Owned Portfolio)

			Rentable				Annualized		Percentage
	Number of		Square				Rent		of Total
Year of	Leases		Footage		Annualized		Per Square		Annualized
Lease	Expiring		Subject to		Rent Under		Foot Under		Rent Under
Expiration	Within the		Expiring		Expiring		Expiring		Expiring	Cumulative
December 31,	Year (a)		Leases		Leases (b)		Leases		Leases	Total
2022	35	(c)	295,071		$	10,094,610	$	34.21	6.7%	6.7%
2023	46		353,081			11,872,705		33.63	7.8%	14.5%
2024	50		738,952			23,270,949		31.49	15.4%	29.9%
2025	53		488,593			15,160,623		31.03	10.0%	39.9%
2026	31		532,267			18,941,278		35.59	12.5%	52.4%
2027	26		714,070			23,331,068		32.67	15.4%	67.8%
2028	15		273,175			8,030,735		29.40	5.3%	73.1%
2029	13		338,222			8,958,934		26.49	5.9%	79.0%
2030	9		434,583			14,018,119		32.26	9.3%	88.3%
2031	8		290,886			7,935,324		27.28	5.3%	93.6%
2032 and thereafter	39		889,121	(d)		9,754,978		10.97	6.4%	100.0%
Leased total	325		5,348,021		$	151,369,323	$	28.30	100.0%
Vacancies as of 3/31/22			1,567,588
Total Portfolio Square Footage			6,915,609

(a) The number of leases approximates the number of tenants. Tenants with lease maturities in different years are included in annual totals for each lease. Tenants may have multiple leases in the same year. Includes annualized rent from redevelopment properties. We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized.

(b) Annualized rent represents the monthly rent charged, including tenant reimbursements, for each lease in effect at March 31, 2022 multiplied by 12. Tenant reimbursements generally include payment of real estate taxes, operating expenses and common area maintenance and utility charges.

(c) Includes 3 leases that are month-to-month.

(d) Includes 91,958 square feet that are non-revenue producing building amenities.

March 31, 2022| Page 23

Capital Expenditures

(in thousands)
	For the Three Months Ended
	31-Mar-22
Tenant improvements	$	1,877
Deferred leasing costs		3,032
Non-investment capex		5,065
Total Capital Expenditures	$	9,974

	For the Three Months Ended								Year Ended
	31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21
Tenant improvements	$	4,491	$	4,277	$	3,952	$	1,881	$	14,601
Deferred leasing costs		2,597		1,922		2,371		1,319		8,209
Non-investment capex		5,336		3,793		4,528		4,672		18,329
Total Capital Expenditures	$	12,424	$	9,992	$	10,851	$	7,872	$	41,139

First generation leasing and investment capital was $2.7 million for three months ended March 31, 2022 and $32.0 million for the year ended December 31, 2021.

March 31, 2022| Page 24

Transaction Activity (in thousands except for Square Feet)

Recent Acquisitions:	City	State	Square Feet	Date Acquired	Purchase Price
2016
Plaza Seven	Minneapolis	MN	325,796	6/6/16	$	82,000
Pershing Plaza	Atlanta	GA	160,145	8/10/16		45,450
600 17th Street	Denver	CO	613,527	12/1/16		154,260

Recent Dispositions:					Gross Sale		Gain (loss)
	City	State	Square Feet	Date Sold	Proceeds		on Sale
2021
One Ravinia	Atlanta	GA	386,602	5/27/21	$	74,879	$	29,075
Two Ravinia	Atlanta	GA	411,047	5/27/21		71,771		29
One Overton Park	Atlanta	GA	387,267	5/27/21		72,850		(6,336)
Loudoun Tech Center	Dulles	VA	136,658	6/29/21		17,250		(2,148)
River Crossing	Indianapolis	IN	205,729	8/31/21		35,050		(1,657)
Timberlake	Chesterfield	MO	234,496	9/23/21		44,667		6,184
Timberlake East	Chesterfield	MO	117,036	9/23/21		22,333		4,111
999 Peachtree	Atlanta	GA	621,946	10/22/21		223,900		86,766
Meadow Point	Chantilly	VA	138,537	11/16/21		25,500		1,878
Stonecroft	Chantilly	VA	111,469	11/16/21		14,500		(4,768)
2020
Emperor Boulevard	Durham	NC	259,531	12/23/20	$	89,700	$	41,928
2017
Hillview	Milpitas	CA	36,288	1/6/17	$	6,342	$	2,289
East Baltimore	Baltimore	MD	325,445	10/20/17		32,547		(20,770)
2016
Lakeside I	Maryland Heights	MO	127,778	4/5/16	$	20,189	$	4,154
Federal Way	Federal Way	WA	117,010	12/16/16		7,500		(7,092)

March 31, 2022| Page 25

Loan Portfolio of Secured Real Estate (in thousands)

(dollars in thousands, except footnotes)			Maximum		Amount		Interest
		Maturity	Amount		Outstanding		Rate at
Sponsored REIT	Location	Date	of Loan		31-Mar-22		31-Mar-22
Mortgage loan secured by property
FSP Monument Circle LLC (1)	Indianapolis, IN	30-Jun-23	$	24,000	$	24,000	7.51%
			$	24,000	$	24,000

(1) Includes an origination fee of $164,000 and an exit fee of $38,000 when repaid by the borrower.

March 31, 2022| Page 26

Net Asset Value Components

(in thousands except per share data)
	As of		Assets:			Other information:
	31-Mar-22		Loans outstanding on secured RE	$	24,000	Leased SF to be FFO producing
Total Market Capitalization Values			Investments in SARs (book basis)		—	during 2022 (in 000's)		262
Shares outstanding		103,151.8	Straight-line rent receivable		51,309
Closing price	$	5.90	Asset held for sale		—	Straight-line rental revenue current quarter	$	1,216
Market capitalization	$	608,596	Cash, cash equivalents and restricted cash		10,983
Debt		515,000	Tenant rent receivables		2,041	Management fee income current quarter	$	9
Total Market Capitalization	$	1,123,596	Prepaid expenses		4,143	Interest income from secured loans		451
			Office computers and furniture		204	Management fees and interest income from loans	$	460
			Other assets:
	3 Months		Deferred financing costs, net		3,483
	Ended		Other assets: Derivative Market Value		—
NOI Components	31-Mar-22		Other assets - Right-to-Use Asset		992
				$	97,155
Same Store NOI (1)	$	19,892
Acquisitions (1) (2)		—	Liabilities:			Footnotes to the components
Property NOI (1)		19,892	Debt (excluding contra for unamortized financing costs)	$	515,000
Full quarter adjustment (3)		—	Accounts payable & accrued expenses		45,906	(1) See pages 11 & 30 for definitions and reconciliations.
Stabilized portfolio	$	19,892	Tenant security deposits		5,837
			Other liabilities: lease liability		1,061	(2) Includes NOI from acquisitions not in Same Store.
			Other liabilities: derivative liability		195
Financial Statement Reconciliation:				$	567,999	(3) Adjustment to reflect property NOI for a full quarter in the quarter acquired, if necessary.
Rental Revenue	$	41,797
Rental operating expenses		(12,834)				(4) HB3 Tax in Texas is classified as an income tax, though we treat it as a real estate tax in Property NOI.
Real estate taxes and insurance		(8,719)
NOI from dispositions & redevelopment properties		311				(5) Management & other fees are eliminated in consolidation but included in Property NOI.
Taxes (4)		(49)
Management & other fees (5)		(614)
Property NOI (1)	$	19,892

March 31, 2022| Page 27

Appendix: Non-GAAP Financial Measure Definitions

Definition of 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 definition as of May 17, 2016 in the table on page 9 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.

March 31, 2022| Page 28

Appendix: Non-GAAP Financial Measure Definitions

Definition of Earnings before Interest, Taxes, Depreciation and Amortization (EBITDA)
and Adjusted EBITDA

EBITDA is defined as net income or loss plus interest expense, income tax expense and depreciation and amortization expense. Adjusted EBITDA is defined as EBITDA excluding hedge ineffectiveness, gains or losses on extinguishment of debt, gains and losses on sales of properties or shares of equity investments or provisions for losses on assets held for sale or equity investments. EBITDA and Adjusted EBITDA are not intended to represent cash flow for the period, are not presented as an alternative to operating income as an indicator of operating performance, should not be considered in isolation or as a substitute for measures of performance prepared in accordance with GAAP and are not indicative of operating income or cash provided by operating activities as determined under GAAP. EBITDA and Adjusted EBITDA are presented solely as a supplemental disclosure with respect to liquidity because the Company believes it provides useful information regarding the Company's ability to service or incur debt. Because all companies do not calculate EBITDA or Adjusted EBITDA the same way, this presentation may not be comparable to similarly titled measures of other companies. The Company believes that net income or loss is the financial measure calculated and presented in accordance with GAAP that is most directly comparable to EBITDA and Adjusted EBITDA.

Definition of Property Net Operating Income (Property 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 Same Store. The comparative Same Store results include properties held for the periods presented and exclude properties that are redevelopment properties.  We also exclude properties that have been placed in service, but that do not have operating activity for all periods presented, dispositions and significant nonrecurring income such as bankruptcy settlements and lease termination fees.  We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized.  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.

March 31, 2022| Page 29

Appendix: Non-GAAP Financial Measure Definitions

Definition of 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.  

March 31, 2022| Page 30

Investor Relations Contact Georgia Touma ~ 877.686.9496 InvestorRelations@fspreit.com Franklin Street Properties Corp. Supplemental Operating & Financial Data 401 Edgewater Place ~Wakefield, MA 01880 781.557.1300 ~ www.fspreit.com

March 31, 2022| Page 31

XML

Document and Entity Information	May 03, 2022
Document and Entity Information [Abstract]
Document Type	8-K
Document Period End Date	May 03, 2022
Entity File Number	001-32470
Entity Registrant Name	Franklin Street Properties Corp.
Entity Incorporation, State or Country Code	MD
Entity Tax Identification Number	04-3578653
Entity Address, Address Line One	401 Edgewater Place
Entity Address, Adress Line Two	Suite 200
Entity Address, State or Province	MA
Entity Address, City or Town	Wakefield
Entity Address, Postal Zip Code	01880
City Area Code	781
Local Phone Number	557-1300
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Title of 12(b) Security	Common Stock, $.0001 par value per share
Trading Symbol	FSP
Security Exchange Name	NYSEAMER
Entity Emerging Growth Company	false
Entity Central Index Key	0001031316
Amendment Flag	false