WAKEFIELD, Mass.–(BUSINESS WIRE)–Franklin Street Properties Corp. (the “Company”, “FSP”, “we” or “our”) (NYSE American: FSP), a real estate investment trust (REIT), announced its results for the third quarter ended September 30, 2023.
George J. Carter, Chairman and Chief Executive Officer, commented as follows:
“As the fourth quarter of 2023 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 where 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 reduction.
During the third quarter of 2023, on August 9, 2023, we sold our only single-story-flex office property, which contains approximately 64,198 square feet, located in Charlotte, North Carolina and known as Forest Park, for gross proceeds of $9,200,000, or approximately $143 per square foot. Subsequent to the end of the third quarter of 2023, on October 26, 2023, we sold an office property containing approximately 214,110 square feet located in Plano, Texas, known as One Legacy, for gross proceeds of $48,000,000, or approximately $224 per square foot.
As a result of our recent property dispositions and our ongoing operations, as of November 7, 2023, we had cash, or cash equivalents on our balance sheet of approximately $73,500,000. We intend to use these funds primarily for continued debt reduction. We are also currently engaged in discussions with our existing lender group regarding extending or refinancing our remaining debt and anticipate further property dispositions this year, which we estimate will result in additional aggregate gross proceeds ranging between $108,000,000 and $153,000,000. Proceeds from any additional property dispositions are also intended to be used primarily for debt reduction.
We look forward to the remainder of 2023 and beyond with anticipation and optimism.”
Financial Highlights
GAAP net loss was $45.7 million and $51.7 million, or $0.44 and $0.50 per basic and diluted share for the three and nine months ended September 30, 2023, respectively.
Funds From Operations (FFO) was $7.5 million and $23.0 million, or $0.07 and $0.22 per basic and diluted share, for the three and nine months ended September 30, 2023, respectively.
Leasing Highlights
During the nine months ended September 30, 2023, we leased approximately 571,000 square feet, including 206,000 square feet of new leases.
Our directly owned real estate portfolio of 19 owned properties, totaling approximately 6.0 million square feet, was approximately 74.8% leased as of September 30, 2023, compared to approximately 75.6% leased as of December 31, 2022. The decrease in the leased percentage is primarily a result of lease expirations and property dispositions, which was partially offset by leasing completed during the nine months ended September 30, 2023.
The weighted average GAAP base rent per square foot achieved on leasing activity during the nine months ended September 30, 2023, was $29.35, or 7.2% higher than average rents in the respective properties for the year ended December 31, 2022. The average lease term on leases signed during the nine months ended September 30, 2023, was 6.3 years compared to 6.4 years during the year ended December 31, 2022. Overall, the portfolio weighted average rent per occupied square foot was $31.46 as of September 30, 2023, compared to $30.48 as of December 31, 2022.
We are currently tracking more than 900,000 square feet of new prospective tenants, including approximately 500,000 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 remain committed to seeking to sell select properties during 2023 and using proceeds primarily for debt reduction.
Since December 2020, we have completed the sale of properties resulting in gross proceeds of approximately $909 million and reflecting an average price per square foot of approximately $220.
On August 9, 2023, we completed the sale of Forest Park in Charlotte, North Carolina for approximately $9.2 million in gross proceeds. On August 10, 2023, we used the net proceeds from this sale and cash on hand to repay $10 million of the BMO Term Loan.
Subsequent to September 30, 2023, on October 26, 2023, we completed the sale of One Legacy in Plano, Texas for approximately $48 million in gross proceeds. Proceeds are intended to be used primarily for the repayment of debt.
We have entered into purchase and sale agreements with three different (and unrelated) purchasers for the potential sale of three properties that would result in aggregate gross proceeds of approximately $153 million. The transactions remain subject to customary closing conditions, including without limitation, successful completion by one of the purchasers of a due diligence inspection period. If successful, the transactions are expected to close during the fourth quarter of 2023 and the proceeds are intended to be used primarily for the repayment of debt.
Dividends
On October 6, 2023, we announced that our Board of Directors declared a quarterly cash dividend for the three months ended September 30, 2023, of $0.01 per share of common stock that will be paid on November 9, 2023, to stockholders of record on October 20, 2023.
Consolidation of Sponsored REIT
As of January 1, 2023, we consolidated the operations of our Monument Circle sponsored REIT into our financial statements. On October 29, 2021, we agreed to amend and restate our existing loan to Monument Circle that is secured by a mortgage on real estate owned by Monument Circle, which we refer to as the Sponsored REIT Loan. The amended and restated Sponsored REIT Loan extended the maturity date from December 6, 2022 to June 30, 2023 and was further extended to September 30, 2023 on June 26, 2023), increased the aggregate principal amount of the loan from $21 million to $24 million, and included certain other modifications. On September 26, 2023, the maturity date was further extended to September 30, 2024. In consideration of our agreement to amend and restate the Sponsored REIT Loan, we obtained from the stockholders of Monument Circle the right to vote their shares in favor of any sale of the property owned by Monument Circle any time on or after January 1, 2023. As a result of our obtaining this right to vote shares, GAAP variable interest entity (VIE) rules required us to consolidate Monument Circle as of January 1, 2023. A gain on consolidation of approximately $0.4 million was recognized in the three months ended March 31, 2023.
Additional information about the consolidation of Monument Circle can be found in Note 1, “Organization, Properties, Basis of Presentation, Financial Instruments, and Recent Accounting Standards – Variable Interest Entities (VIEs)” and Note 2, “Related Party Transactions and Investments in Non-Consolidated Entities – Management fees and interest income from loans”, in the Notes to Consolidated Financial Statements included in our Quarterly Report on Form 10-Q for the quarter ended September 30, 2023.
Non-GAAP Financial Information
A reconciliation of Net income 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.
2023 Net Income, 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, FFO and property disposition guidance (other than our expectations for property dispositions for the balance of the year set forth above).
Real Estate Update
Supplementary schedules provide property information for the Company’s owned and consolidated properties as of September 30, 2023. 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 November 8, 2023, at 11:00 a.m. (ET) to discuss the third quarter 2023 results. To access the call, please dial 888-440-4368 and use conference ID 5398803. Internationally, the call may be accessed by dialing 646-960-0856 and using conference ID 5398803. To listen via live audio webcast, please visit the Webcasts & Presentations section in the Investor Relations section of the Company’s website (www.fspreit.com) at least ten minutes prior to the start of the call and follow the posted directions. The webcast will also be available via replay from the above location starting one hour after the call is finished.
About Franklin Street Properties Corp.
Franklin Street Properties Corp., based in Wakefield, Massachusetts, is focused on infill and central business district (CBD) office properties in the U.S. Sunbelt and Mountain West, as well as select opportunistic markets. FSP seeks value-oriented investments with an eye towards long-term growth and appreciation, as well as current income. FSP is a Maryland corporation that operates in a manner intended to qualify as a real estate investment trust (REIT) for federal income tax purposes. To learn more about FSP please visit our website at www.fspreit.com.
Forward-Looking Statements
Statements made in this press release that state FSP’s or management’s intentions, beliefs, expectations, or predictions for the future may be forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. This press release may also contain forward-looking statements, such as those relating to expectations for future potential leasing activity, expectations for future potential property dispositions, the payment of dividends and the repayment of debt in future periods, value creation/enhancement in future periods and expectations for growth and leasing activities in future periods that are based on current judgments and current knowledge of management and are subject to certain risks, trends and uncertainties that could cause actual results to differ materially from those indicated in such forward-looking statements. Accordingly, readers are cautioned not to place undue reliance on forward-looking statements. Investors are cautioned that our forward-looking statements involve risks and uncertainty, including without limitation, adverse changes in general economic or local market conditions, including as a result of the 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, our inability to extend and/or refinance our debt or effect asset sales sufficient to repay such debt prior to the maturity dates thereof, 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, and any delays in the timing of 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, 2022 and “Risk Factors” in Part 1, Item 1A of our Quarterly Report on Form 10-Q for the three months ended September 30, 2023, which may be updated from time to time in subsequent filings with the United States Securities and Exchange Commission. Although we believe the expectations reflected in the forward-looking statements are reasonable, we cannot guarantee future results, levels of activity, acquisitions, dispositions, performance or achievements. We will not update any of the forward-looking statements after the date of this press release to conform them to actual results or to changes in our expectations that occur after such date, other than as required by law.
Franklin Street Properties Corp.
Earnings Release
Supplementary Information
Table of Contents
Franklin Street Properties Corp. Financial Results
A-C
Real Estate Portfolio Summary Information
D
Portfolio and Other Supplementary Information
E
Percentage of Leased Space
F
Largest 20 Tenants – FSP Owned Portfolio
G
Reconciliation and Definitions of Funds From Operations (FFO) and Adjusted
Funds From Operations (AFFO)
H
Reconciliation and Definition of Sequential Same Store results to Property Net
Operating Income (NOI) and Net Loss
I
Franklin Street Properties Corp. Financial Results
Supplementary Schedule A
Condensed Consolidated Statements of Operations
(Unaudited)
For the
For the
Three Months Ended
Nine Months Ended
September 30,
September 30,
(in thousands, except per share amounts)
2023
2022
2023
2022
Revenue:
Rental
$
36,903
$
40,366
$
110,927
$
122,994
Related party revenue:
Management fees and interest income from loans
—
466
—
1,393
Other
—
4
9
17
Total revenue
36,903
40,836
110,936
124,404
Expenses:
Real estate operating expenses
12,797
13,369
37,627
38,547
Real estate taxes and insurance
7,115
8,951
21,257
26,713
Depreciation and amortization
13,408
15,148
42,780
49,004
General and administrative
3,265
3,232
10,849
10,997
Interest
6,209
6,110
18,099
17,140
Total expenses
42,794
46,810
130,612
142,401
Loss on extinguishment of debt
(39
)
(78
)
(106
)
(78
)
Gain on consolidation of Sponsored REIT
—
—
394
—
Impairment and loan loss reserve
—
(717
)
—
(1,857
)
Gain (loss) on sale of properties and impairment of assets held for sale, net
(39,671
)
24,077
(32,085
)
24,077
Income (loss) before taxes
(45,601
)
17,308
(51,473
)
4,145
Tax expense
70
62
212
167
Net income (loss)
$
(45,671
)
$
17,246
$
(51,685
)
$
3,978
Weighted average number of shares outstanding, basic and diluted
103,430
103,236
103,333
103,372
Net income (loss) per share, basic and diluted
$
(0.44
)
$
0.17
$
(0.50
)
$
0.04
Franklin Street Properties Corp. Financial Results
Supplementary Schedule B
Condensed Consolidated Balance Sheets
(Unaudited)
September 30,
December 31,
(in thousands, except share and par value amounts)
2023
2022
Assets:
Real estate assets:
Land
$
114,298
$
126,645
Buildings and improvements
1,183,744
1,388,869
Fixtures and equipment
10,377
11,151
1,308,419
1,526,665
Less accumulated depreciation
386,838
423,417
Real estate assets, net
921,581
1,103,248
Acquired real estate leases, less accumulated amortization of $19,660 and $20,243, respectively
7,447
10,186
Assets held for sale
132,659
—
Cash, cash equivalents and restricted cash
13,043
6,632
Tenant rent receivables
2,854
2,201
Straight-line rent receivable
43,253
52,739
Prepaid expenses and other assets
5,601
6,676
Related party mortgage loan receivable, less allowance for credit loss of $0 and $4,237, respectively
—
19,763
Other assets: derivative asset
—
4,358
Office computers and furniture, net of accumulated depreciation of $1,166 and $1,115, respectively
109
154
Deferred leasing commissions, net of accumulated amortization of $17,143 and $19,043, respectively
25,226
35,709
Total assets
$
1,151,773
$
1,241,666
Liabilities and Stockholders’ Equity:
Liabilities:
Bank note payable
$
80,000
$
48,000
Term loans payable, less unamortized financing costs of $390 and $250, respectively
114,610
164,750
Series A & Series B Senior Notes, less unamortized financing costs of $371 and $494, respectively
199,629
199,506
Accounts payable and accrued expenses
36,857
50,366
Accrued compensation
3,179
3,644
Tenant security deposits
5,631
5,710
Lease liability
444
759
Acquired unfavorable real estate leases, less accumulated amortization of $384 and $574, respectively
97
195
Total liabilities
440,447
472,930
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 103,235,914 shares issued and outstanding, respectively
10
10
Additional paid-in capital
1,335,091
1,334,776
Accumulated other comprehensive income
1,417
4,358
Accumulated distributions in excess of accumulated earnings
(625,192
)
(570,408
)
Total stockholders’ equity
711,326
768,736
Total liabilities and stockholders’ equity
$
1,151,773
$
1,241,666
Franklin Street Properties Corp. Financial Results
Supplementary Schedule C
Condensed Consolidated Statements of Cash Flows
(Unaudited)
For the
Nine Months Ended
September 30,
(in thousands)
2023
2022
Cash flows from operating activities:
Net income (loss)
$
(51,685
)
$
3,978
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization expense
44,705
50,472
Amortization of above and below market leases
(39
)
(88
)
Amortization of other comprehensive income into interest expense
(2,789
)
—
Shares issued as compensation
315
394
Loss on extinguishment of debt
106
78
Gain on consolidation of Sponsored REIT
(394
)
—
Impairment and loan loss reserve
—
1,857
(Gain) loss on sale of properties and impairment of assets held for sale, net
32,085
(24,077
)
Changes in operating assets and liabilities:
Tenant rent receivables
(653
)
645
Straight-line rents
427
(4,064
)
Lease acquisition costs
(903
)
(2,659
)
Prepaid expenses and other assets
(644
)
(1,670
)
Accounts payable and accrued expenses
(2,516
)
(6,388
)
Accrued compensation
(465
)
(1,545
)
Tenant security deposits
(79
)
(493
)
Payment of deferred leasing commissions
(5,926
)
(7,086
)
Net cash provided by operating activities
11,545
9,354
Cash flows from investing activities:
Property improvements, fixtures and equipment
(26,024
)
(38,035
)
Consolidation of Sponsored REIT
3,048
—
Proceeds received from sales of properties
37,062
102,007
Net cash provided by investing activities
14,086
63,972
Cash flows from financing activities:
Distributions to stockholders
(3,099
)
(52,956
)
Proceeds received from termination of interest rate swap
4,206
—
Stock repurchases
—
(4,843
)
Borrowings under bank note payable
67,000
80,000
Repayments of bank note payable
(35,000
)
(15,000
)
Repayments of term loans payable
(50,000
)
(110,000
)
Deferred financing costs
(2,327
)
(2,561
)
Net cash used in financing activities
(19,220
)
(105,360
)
Net increase (decrease) in cash, cash equivalents and restricted cash
6,411
(32,034
)
Cash, cash equivalents and restricted cash, beginning of year
6,632
40,751
Cash, cash equivalents and restricted cash, end of period
$
13,043
$
8,717
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
2023
89,611
1.4
%
2024
557,694
9.0
%
2025
442,352
7.1
%
2026
637,257
10.3
%
2027
339,790
5.5
%
Thereafter (2)
4,139,756
66.7
%
6,206,460
100.0
%
___________________
(1)
Percentages are determined based upon total square footage.
(2)
Includes 1,714,644 square feet of vacancies at our owned and consolidated properties as of September 30, 2023.
(dollars & square feet in 000’s)
As of September 30, 2023
% of
Square
% of
State
Properties
Investment
Portfolio
Feet
Portfolio
Colorado
4
$
454,322
49.3
%
2,140
34.5
%
Texas (a)
9
296,879
32.2
%
2,423
39.1
%
Georgia (a)
1
–
0.0
%
160
2.6
%
Minnesota
3
118,218
12.8
%
758
12.2
%
Virginia
1
32,723
3.6
%
298
4.8
%
Florida (a)
1
–
0.0
%
213
3.4
%
Indiana
1
19,439
2.1
%
214
3.4
%
Total
20
$
921,581
100.0
%
6,206
100.0
%
________________________
(a)
Each state has one property that was classified as an asset held for sale as of September 30, 2023.
Franklin Street Properties Corp. Earnings Release
Supplementary Schedule E
Portfolio and Other Supplementary Information
(Unaudited & Approximated)
Recurring Capital Expenditures
Nine Months
(in thousands)
For the Three Months Ended
Ended
31-Mar-23
30-Jun-23
30-Sep-23
30-Sep-23
Tenant improvements
$
3,047
$
4,381
$
3,653
$
11,081
Deferred leasing costs
908
3,230
1,114
5,252
Non-investment capex
2,967
2,042
1,775
6,784
$
6,922
$
9,653
$
6,542
$
23,117
(in thousands)
For the Three Months Ended
Year Ended
31-Mar-22
30-Jun-22
30-Sep-22
31-Dec-22
31-Dec-22
Tenant improvements
$
1,877
$
5,453
$
6,813
$
7,508
$
21,651
Deferred leasing costs
3,032
1,327
2,053
1,152
7,564
Non-investment capex
5,065
6,736
9,289
9,074
30,164
$
9,974
$
13,516
$
18,155
$
17,734
$
59,379
Square foot & leased percentages
September 30,
December 31,
2023
2022
Owned Properties:
Number of properties (a)
19
21
Square feet
5,992,700
6,239,530
Leased percentage
74.8
%
75.6
%
Consolidated Property – Single Asset REIT (SAR):
Number of properties
1
—
Square feet
213,760
—
Leased percentage
4.1
%
Total Owned and Consolidated Properties:
Number of properties
20
21
Square feet
6,206,460
6,239,530
Leased percentage
72.4
%
75.6
%
Contacts
Georgia Touma (877) 686-9496