SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
(Mark One)
[ X ] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934
For the year ended December 31, 1999
OR
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934
Commission file number 1-14162
GLENBOROUGH PROPERTIES, L.P.
(Exact name of Registrant as specified in its charter)
California 94-3231041
(State or other jurisdiction (I.R.S. Employer
of incorporation or organization) Identification No.)
400 South El Camino Real, 94402-1708
Suite 1100 San Mateo, California - (650) 343-9300 (Zip Code)
(Address of principal executive offices
and telephone number)
Securities registered under Section 12(b) of the Act: None
Securities registered pursuant to Section 12(g) of the Act: None
Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or for such shorter period that the
registrant was required to file such reports), and (2) has been subject to such
filing requirements for the past 90 days. Yes X No ___
Indicate by check mark if disclosure of delinquent filers pursuant to Item
405 of Regulation S-K is not contained herein, and will not be contained, to the
best of registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to this
Form 10-K [ X ]
State the aggregate market value of the voting stock held by non-affiliates of
the Partnership. Not applicable.
DOCUMENTS INCORPORATED BY REFERENCE:
EXHIBITS: The index of exhibits is contained in Part IV herein on page
number 70.
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TABLE OF CONTENTS
Page No.
PART I
Item 1 Business 3
Item 2 Properties 6
Item 3 Legal Proceedings 13
Item 4 Submission of Matters to a Vote of Security Holders 14
PART II
Item 5 Market for Partnership's Common Equity and Related
Partner Matters 14
Item 6 Selected Financial Data 14
Item 7 Management's Discussion and Analysis of Financial Condition
and Results of Operations 17
Item 8 Financial Statements and Supplementary Data 33
Item 9 Changes in and Disagreements with Accountants on Accounting
and Financial Disclosure 33
PART III
Item 10 Directors and Executive Officers of the Company 33
Item 11 Executive Compensation 33
Item 12 Security Ownership of Certain Beneficial Owners and
Management 33
Item 13 Certain Relationships and Related Transactions 33
PART IV
Item 14 Exhibits, Financial Statements, Schedules and Reports on
Form 8-K 34
2
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PART I
Item 1. Business
General Development and Description of Business
Glenborough Properties, L.P., a California Limited Partnership (the "Operating
Partnership"), is engaged primarily in the ownership, operation, management,
leasing, acquisition, expansion and development of various types of
income-producing properties. As of December 31, 1999, the Operating Partnership,
directly and through various subsidiaries, owned and operated 161
income-producing properties (the "Properties," and each a "Property"). The
Properties are comprised of 51 office Properties, 37 office/flex Properties, 24
industrial Properties, 10 retail Properties, 38 multifamily Properties and 1
hotel Property, located in 22 states.
The Operating Partnership was organized in the State of California on August 23,
1995. The Operating Partnership is the primary operating subsidiary of
Glenborough Realty Trust Incorporated (the "Company"), a self-administered and
self-managed real estate investment trust ("REIT"). On December 31, 1995, the
Company completed a consolidation (the "Consolidation") in which eight public
limited partnerships (the "Partnerships," collectively with Glenborough
Corporation (defined below), the "GRT Predecessor Entities"), merged with and
into the Company. The Company (i) issued 5,753,709 shares (the "Shares") of
$.001 par value Common Stock to the Partnerships in exchange for 3,979,376
Operating Partnership units; and (ii) merged with Glenborough Corporation, a
California Corporation, with the Company being the surviving entity. The Company
then transferred certain real estate and related assets to the Operating
Partnership in exchange for a sole general partner interest of 1% and a limited
partnership interest of 85.37% (88.50% limited partnership interest as of
December 31, 1999). The Operating Partnership also acquired interests in certain
warehouse distribution facilities from GPA, Ltd., a California limited
partnership ("GPA"). The Operating Partnership commenced operations on January
1, 1996. The Operating Partnership operates the assets acquired in the
Consolidation and in subsequent acquisitions and intends to continue to invest
in income-producing property directly and through joint ventures.
Effective April 1, 1998, the Company contributed to the Operating Partnership
the majority of its assets, including 100% of its shares of the non-voting
preferred stock of Glenborough Corporation ("GC"), formerly known as Glenborough
Realty Corporation, as well as all of the Company's tangible personal property
including furniture and fixtures, all cash and investments, and a property
management contract. As part of that transaction, the Company also agreed to a
substantial reduction in the asset management fees paid by the Operating
Partnership to the Company. In return, the Operating Partnership canceled
certain obligations of the Company to the Operating Partnership, and issued
2,248,869 units of partnership interest to the Company.
Effective February 15, 1999, the Company contributed to the Operating
Partnership 100% of its shares of the non-voting preferred stock of Glenborough
Hotel Group ("GHG"). In return, the Operating Partnership issued 67,797 units of
partnership interest to the Company.
The contributions of 100% of the shares of non-voting preferred stock in GC and
GHG discussed above have been accounted for as a reorganization of entities
under common control, similar to a pooling of interests. All periods presented
have been restated to give effect to these transactions as if they occurred on
December 31, 1995. As a result of the above transactions, the only assets of the
Company that have not been contributed to the Operating Partnership are (i) its
shares of common stock in twelve qualified REIT subsidiaries, which produce
dividends that are not material to the Company, and (ii) a less than 5% limited
partnership interest in Glenborough Partners.
Since the Consolidation, and consistent with its strategy for growth, the
Operating Partnership has completed the following transactions:
Acquired 20 properties in 1996, 90 properties in 1997, 69 properties
in 1998 and 10 properties in 1999. The total acquired Properties consist of
an aggregate of approximately 16.5 million rentable square feet of office,
office/flex, industrial and retail space, 9,830 multifamily units and 227
3
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hotel suites and aggregate acquisition costs, including third party
expenditures incurred for the purpose of these transactions, of
approximately $1.9 billion.
From January 1, 1996 to the date of this filing, sold 63 properties which
were comprised of nine office properties, 15 office/flex properties, 13
industrial properties, 19 retail properties, two multifamily properties and
five hotel properties, to redeploy capital into properties the Operating
Partnership believes have characteristics more suited to its overall growth
strategy and operating goals.
Issued $150 million of unsecured 7.625% Senior Notes which mature on March
15, 2005. In the second, third and fourth quarters of 1999, $58.9 million
of the Senior Notes were retired at a discount which resulted in a net gain
on early extinguishment of debt of approximately $3.1 million.
Entered into 4 development alliances in 1998 through which two
properties were acquired in 1999. The Operating Partnership currently
has 3 development alliances to which it has made advances of
approximately $33 million and a loan of $36.4 million as of December
31, 1999.
The Associated Companies
Prior to September 30, 1999, the Operating Partnership held 100% of
the non-voting preferred stock of the following associated companies
(the "Associated Companies"):
Glenborough Corporation ("GC") is the general partner of several real
estate limited partnerships and provides asset and property management
services for these partnerships (the "Managed Partnerships"). It also
provides partnership administration, asset management, property
management and development services to a group of unaffiliated
partnerships which include three public partnerships sponsored by
Rancon Financial Corporation, an unaffiliated corporation which has
significant real estate assets in the Inland Empire region of Southern
California (the "Rancon Partnerships").
Glenborough Hotel Group ("GHG") owns an approximate 36% limited
partner interest in a real estate joint venture.
Effective September 30, 1999, GHG merged with GC. In the merger, the Operating
Partnership received preferred stock of GC in exchange for its preferred stock
of GHG. The merger was accounted for as a reorganization of entities under
common control.
Following the merger, the Operating Partnership owns 100% of the 47,500 shares
(representing 95% of total outstanding shares) of non-voting preferred stock of
GC. Six individuals, including Sandra Boyle, Frank Austin and Terri Garnick,
executive officers of the Company, own the 2,500 shares (representing 5% of
total outstanding shares) of voting common stock of GC. The Operating
Partnership and GC intend that the Operating Partnership's interest in GC
complies with REIT qualification standards.
The Operating Partnership, through its ownership of preferred stock of GC, is
entitled to receive cumulative, preferred annual dividends of $1.896 per share,
which GC must pay before it pays any dividends with respect to the common stock
of GC. Once GC pays the required cumulative preferred dividend, it will pay any
additional dividends in equal amounts per share on both the preferred stock and
the common stock at 95% and 5%, respectively. Through the preferred stock, the
Operating Partnership is also entitled to receive a preferred liquidation value
of $169.49 per share plus all cumulative and unpaid dividends. The preferred
stock is subject to redemption at the option of GC after December 31, 2005, for
a redemption price of $169.49 per share. As the holder of preferred stock of GC,
the Operating Partnership has no voting power with respect to the election of
the directors of GC; all power to elect directors of GC is held by the owners of
the common stock of GC.
This structure is intended to provide the Operating Partnership with a
significant portion of the economic benefits of the operations of GC. The
Operating Partnership accounts for the financial results of GC using the equity
method.
4
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Employees
The Operating Partnership has no employees. As of December 31, 1999, the Company
and the Associated Companies had approximately 460 full-time employees.
Competition
For Tenants
The Operating Partnership's Properties compete for tenants with similar
properties located in their markets. Management believes that characteristics
influencing the competitiveness of a real estate project include the geographic
location of the property, the professionalism of the property manager and the
maintenance and appearance of the property, in addition to external factors such
as general economic circumstances, trends, and the existence of new competing
properties in the general area in which the Operating Partnership's properties
are located.
Additional competitive factors with respect to commercial properties include the
ease of access to the property, the adequacy of related facilities, such as
parking, and the ability to provide rent concessions and additional tenant
improvements commensurate with local market conditions. Such competition may
lead to rent concessions that could adversely affect the Operating Partnership's
cash flow. Although the Operating Partnership believes its Properties are
competitive with comparable properties as to those factors within the Operating
Partnership's control, over-building and other external factors could adversely
affect the ability of the Operating Partnership to attract and retain tenants.
For Acquisitions of Real Estate
The Operating Partnership experiences competition when attempting to acquire
equity interests in desirable real estate, including competition from domestic
and foreign financial institutions, other REITs, life insurance companies,
pension funds, trust funds, partnerships and individual investors. In competing
for such acquisitions, the Operating Partnership and the Company have not given
value guarantees in connection with Operating Partnership units or the Company's
stock issued in such acquisitions.
For Capital
The Operating Partnership and the Company compete with other REITs and investors
and owners for debt and equity financing. The Operating Partnership's and the
Company's ability to attract debt and equity capital at favorable rates is
impacted in part by their positioning in the marketplace relative to similar
investments. Factors impacting this include, among other things, the perceived
quality of the Operating Partnership's portfolio and the risk adjustment sources
of capital give to the returns they expect from their investments. In competing
for capital, the Company has not entered into any forward equity commitments or
other arrangements which would subject the Company to risks tied to changes in
the market value of its equity securities.
Working Capital
The Operating Partnership's practice is to maintain cash reserves for normal
repairs, replacements, improvements, working capital and other contingencies
while minimizing interest expense. Available cash is kept to a minimum by using
available funds to reduce the outstanding balance on the Operating Partnership's
unsecured line of credit and drawing on it when necessary.
Other Factors
The Operating Partnership's ability to achieve operational and capital targets
is impacted by economic conditions in the markets in which its Properties are
located and by broader factors such as prevailing interest rates and the general
availability of capital at favorable rates, both debt and equity, for real
estate investments. Local economic downturns may adversely affect the occupancy
and rental rates of the Operating Partnership's Properties. A lack of available
capital may hinder the Operating Partnership's acquisition and development
program or cause it to look to other types of transactions, such as asset
redeployments, to generate needed liquidity.
5
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Compliance with laws and regulations regarding the discharge of materials into
the environment, or otherwise relating to the protection of the environment, is
not expected to have any material effect upon the capital expenditures, earnings
and competitive position of the Operating Partnership.
The Properties have each been subject to Phase I Environmental Assessments and,
where such an assessment indicated it was appropriate, Phase II Environmental
Assessments (collectively, the "Environmental Reports") have been conducted.
These reports have not indicated any significant environmental issues.
In the event that pre-existing environmental conditions not disclosed in the
Environmental Reports which require remediation are subsequently discovered, the
cost of remediation will be borne by the Operating Partnership. Additionally, no
assurances can be given that (i) future laws, ordinances, or regulations will
not impose any material environmental liability, (ii) the current environmental
condition of the Properties has not been or will not be affected by tenants and
occupants of the Properties, by the condition of properties in the vicinity of
the Properties or by third parties unrelated to the Operating Partnership or
(iii) that the Operating Partnership will not otherwise incur significant
liabilities associated with costs of remediation relating to the Properties.
Item 2. Properties
The Location and Type of the Operating Partnership's Properties
The Operating Partnership's 161 Properties are diversified by type (office,
office/flex, industrial, retail, multifamily and hotel) and are located in four
geographic regions and 22 states within the United States comprising 32 local
markets. The following table sets forth the location, type and size of the
Properties (by rentable square feet and/or units) along with average occupancy
for the year ended December 31, 1999.
<TABLE>
<CAPTION>
Office Office/Flex Industrial Retail Multi-family
Square Square Square Square Units Hotel Rooms No. of
Region Footage Footage Footage Footage Properties
- ------------------ ------------ ------------- ------------ ------------- ------------- ------------- -------------
<S> <C> <C> <C> <C> <C> <C> <C>
Northwest 984,737 1,043,163 931,831 162,126 - - 26
Midwest 2,965,165 643,202 1,248,046 377,157 670 - 46
Southeast 2,398,159 1,140,640 581,889 388,714 2,399 - 45
Southwest 511,930 892,014 623,064 - 6,469 227 44
------------ ------------- ------------ ------------- ------------- ------------- -------------
Total 6,859,991 3,719,019 3,384,830 927,997 9,538 227 161
============ ============= ============ ============= ============= ============= =============
No. of Properties 51 37 24 10 38 1
Average Occupancy 91% 88% 99% 90% 93% n/a
</TABLE>
For the years ended December 31, 1999, 1998 and 1997, no tenant contributed 10%
or more of the total rental revenue of the Operating Partnership. The largest
tenant's annual rent was approximately 1.7% of total rental revenues for the
year ended December 31, 1999. A complete listing of Properties owned by the
Operating Partnership at December 31, 1999 is included as part of Schedule III
in Item 14.
Office Properties
The Operating Partnership owns 51 office Properties with total rentable square
footage of 6,859,991. The office Properties range in size from 14,255 square
feet to 570,421 square feet, and have lease terms ranging from one to 31 years.
The office leases generally require the tenant to reimburse the Operating
Partnership for increases in building operating costs over a base amount.
Certain of the leases provide for rent increases that are either fixed or based
on a consumer price index ("CPI"). For the year ended December 31, 1999, the
average occupancy of the office Properties was 91%.
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The following table sets forth, for the periods specified, the total rentable
area, average occupancy, average effective base rent per leased square foot and
total effective annual base rent.
<TABLE>
<CAPTION>
Office Properties
Historical Rent and Occupancy
Average Effective Total Effective
Total Rentable Average Occupancy Base Rent per Annual Base Rent
Year Area (Sq. Ft.) Leased Sq. Ft.(1) ($000s)(2) (3)
(3)
- ------------------ ----------------- -------------------- -------------------- -------------------
<S> <C> <C> <C> <C>
1999 6,859,991 91% $ 16.78 $ 104,751
1998 7,001,109 92 16.04 103,314
1997 2,921,361 93 15.81 42,954
1996 641,923 94 13.19 7,918
1995 106,076 97 11.91 1,228
(1) Total Effective Annual Base Rent divided by Average Occupancy in square feet.
As used herein, "Effective Base Rent" represents base rent less concessions.
(2) Total Effective Annual Base Rent adjusted for any free rent given for the
period.
(3) In any given year, base rents are presented on an annualized basis based on
results since the acquisition for properties that were acquired during the year.
The following table sets forth the contractual lease expirations for leases for
the office Properties as of December 31, 1999.
Office Properties (5)
Lease Expirations
Percentage of Total
Number of Rentable Square Annual Base Rent Annual Base Rent
Expiration Year Expiring Leases Footage Subject to Under Expiring Represented by
Expiring Leases Leases ($000s) Expiring Leases (1)
- ------------------ ----------------- -------------------- -------------------- ----------------------
<C> <C> <C> <C> <C>
2000 (4) 234 977,686 $ 17,976 16.0%
2001 154 923,446 16,060 14.3
2002 139 1,061,241 20,504 18.3
2003 74 417,586 8,082 7.2
2004 83 622,923 11,944 10.6
Thereafter 120 1,973,830 37,603 33.6
================= ==================== ==================== ======================
Total 804 5,976,712(2) $ 112,169(3) 100.0%
================= ==================== ==================== ======================
(1) Annual base rent expiring during each period, divided by total annual base
rent (both adjusted for contractual increases).
(2) This figure is based on square footage actually leased (which excludes
vacant space), which accounts for the difference between this figure and "Total
Rentable Area" in the preceding table (which includes vacant space).
(3) This figure is based on square footage actually leased and incorporates
contractual rent increases arising after 1999, and thus differs from "Total
Effective Annual Base Rent" in the preceding table, which is based on 1999
rents.
(4) Includes leases that have initial terms of less than one year.
(5) Numbers exclude the corporate headquarters building.
</TABLE>
Office/Flex Properties
The Operating Partnership owns 37 office/flex Properties aggregating 3,719,019
square feet. The office/flex Properties are designed for a combination of office
and warehouse uses with greater than 10% of the rentable square footage
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containing office finish. The office/flex Properties range in size from 35,385
square feet to 278,580 square feet, and have lease terms ranging from one to 13
years. Most of the office/flex leases are "triple net" leases whereby the
tenants are required to pay their pro rata share of the Properties' operating
costs, common area maintenance, property taxes, insurance, and non-structural
repairs. Some of the leases are "industrial gross" leases whereby the tenant
pays as additional rent its pro rata share of common area maintenance and repair
costs and its share of the increase in taxes and insurance over a specified base
year cost. Certain of these leases call for fixed or CPI-based rent increases.
For the year ended December 31, 1999, the average occupancy of the office/flex
Properties was 88%.
The following table sets forth, for the periods specified, the total rentable
area, average occupancy, average effective base rent per leased square foot and
total effective annual base rent.
<TABLE>
<CAPTION>
Office/Flex Properties
Historical Rent and Occupancy
Average Effective Total Effective
Total Rentable Average Occupancy Base Rent per Annual Base Rent
Year (4) Area (Sq. Ft.) Leased Sq. Ft. (1) ($000s)(2) (3)
(3)
- ------------------ ----------------- -------------------- -------------------- -------------------
<S> <C> <C> <C> <C>
1999 3,719,019 88% $ 8.30 $ 27,164
1998 4,560,519 90 7.61 31,235
1997 3,523,695 91 7.17 22,991
1996 247,506 96 5.50 1,307
(1) Total Effective Annual Base Rent divided by Average Occupancy in square
feet. As used herein, "Effective Base Rent" represents base rent less
concessions.
(2) Total Effective Annual Base Rent adjusted for any free rent given for the
period.
(3) In any given year, base rents are presented on an annualized basis based on
results since the acquisition for properties that were acquired during the year.
(4) Prior to 1996, Properties currently classified as office/flex Properties
were included in industrial Properties. See industrial Properties table below.
The following table sets forth the contractual lease expirations for leases for
the office/flex Properties as of December 31, 1999.
Office/Flex Properties
Lease Expirations
Percentage of Total
Number of Rentable Square Annual Base Rent Annual Base Rent
Expiration Year Expiring Leases Footage Subject to Under Expiring Represented by
Expiring Leases Leases ($000s) Expiring Leases (1)
- ------------------ ----------------- -------------------- -------------------- ----------------------
<C> <C> <C> <C> <C>
2000 141 687,119 $ 6,046 20.8%
2001 77 485,322 3,640 12.5
2002 68 539,674 4,720 16.2
2003 38 464,493 4,362 15.0
2004 33 373,798 3,278 11.3
Thereafter 23 697,498 7,045 24.2
================= ==================== ==================== ======================
Total 380 3,247,904(2) $ 29,091(3) 100.0%
================= ==================== ==================== ======================
(1) Annual base rent expiring during each period, divided by total annual base
rent (both adjusted for contractual increases).
(2) This figure is based on square footage actually leased (which excludes
vacant space), which accounts for the difference between this figure and "Total
Rentable Area" in the preceding table (which includes vacant space).
(3) This figure is based on square footage actually leased and incorporates
contractual rent increases arising after 1999, and thus differs from "Total
Effective Annual Base Rent" in the preceding table, which is based on 1999
rents.
</TABLE>
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Industrial Properties
The Operating Partnership owns 24 industrial Properties aggregating 3,384,830
square feet. The industrial Properties are designed for warehouse, distribution
and light manufacturing, ranging in size from 32,500 square feet to 474,426
square feet. As of December 31, 1999, 8 of the industrial Properties were leased
to multiple tenants, 16 were leased to single tenants, and all 16 of the
single-tenant Properties are adaptable in design to multi-tenant use. For the
year ended December 31, 1999, the average occupancy of the industrial Properties
was 99%.
The industrial Properties have leases whose terms range from 1 to 15 years. Most
of the leases are "triple net" leases whereby the tenants are required to pay
their pro rata share of the Properties' operating costs, common area
maintenance, property taxes, insurance, and non-structural repairs. Some of the
leases are "industrial gross" leases whereby the tenant pays as additional rent
its pro rata share of common area maintenance and repair costs and its share of
the increase in taxes and insurance over a specified base year cost. Certain of
these leases call for fixed or CPI-based rent increases.
The following table sets forth, for the periods specified, the total rentable
area, average occupancy, average effective base rent per leased square foot and
total effective annual base rent for the industrial Properties.
<TABLE>
<CAPTION>
Industrial Properties
Historical Rent and Occupancy
Average Effective Total Effective
Total Rentable Average Occupancy Base Rent per Annual Base Rent
Year (4) Area (Sq. Ft.) Leased Sq. Ft.(1) ($000s)(2) (3)
(3)
- ------------------ ----------------- -------------------- -------------------- -------------------
<S> <C> <C> <C> <C>
1999 3,384,830 99% $ 4.17 $ 13,974
1998 4,098,080 98 3.91 15,703
1997 3,533,510 97 3.36 11,516
1996 1,778,862 99 2.41 4,244
1995 1,491,827 100 2.29 3,405
(1) Total Effective Annual Base Rent divided by Average Occupancy in square
feet.
(2) Total Effective Annual Base Rent adjusted for any free rent given for
the period.
(3) In any given year, base rents are presented on an annualized
basis based on results since the acquisition for properties that were acquired
during the year.
(4) Prior to 1996, Properties currently classified as office/flex Properties
were included in industrial Properties.
The following table sets forth the contractual lease expirations for leases for
the industrial Properties as of December 31, 1999.
Industrial Properties
Lease Expirations
Percentage of Total
Number of Rentable Square Annual Base Rent Annual Base Rent
Expiration Year Expiring Leases Footage Subject to Under Expiring Represented by
Expiring Leases Leases ($000s) Expiring Leases (1)
- ------------------ ----------------- -------------------- -------------------- ----------------------
<C> <C> <C> <C> <C>
2000 10 195,472 $ 971 6.7%
2001 10 321,069 1,450 9.9
2002 19 580,751 2,820 19.3
2003 4 118,569 511 3.5
2004 12 1,692,910 6,508 44.6
Thereafter 6 293,374 2,329 16.0
================= ==================== ==================== ======================
Total 61 3,202,145(2) $ 14,589(3) 100.0%
================= ==================== ==================== ======================
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(1) Annual base rent expiring during each period, divided by total annual base
rent (both adjusted for contractual increases).
(2) This figure is based on square footage actually leased (which excludes
vacant space), which accounts for the difference between this figure and "Total
Rentable Area" in the preceding table (which includes vacant space).
(3) This figure is based on square footage actually leased (which excludes
vacant space) and incorporates contractual rent increases arising after 1999,
and thus differs from "Total Effective Annual Base Rent" in the preceding table,
which is based on 1999 rents.
</TABLE>
Retail Properties
The Operating Partnership owns 10 retail Properties with total rentable square
footage of 927,997. The leases for the retail Properties have terms ranging from
one to 28 years. Eight of the retail Properties, representing 832,286 square
feet or 90% of the total rentable area, are anchored community shopping centers.
The anchor tenants of these centers are national or regional hardware stores,
supermarkets and drug stores. For the year ended December 31, 1999, the average
occupancy of the retail Properties was 90%.
The leases for the retail Properties generally include fixed or CPI-based rent
increases and some include provisions for the payment of additional rent based
on a percentage of the tenants' gross sales that exceed specified amounts.
Retail tenants also typically pay as additional rent their pro rata share of the
Properties' operating costs including common area maintenance, property taxes,
insurance and non-structural repairs. Some leases contain options to renew at
market rates or specified rates.
The following table sets forth, for the periods specified, the total rentable
area, average occupancy, average effective base rent per leased square foot and
total effective annual base rent for the retail properties.
<TABLE>
<CAPTION>
Retail Properties
Historical Rent and Occupancy
Average Effective Total Effective
Total Rentable Average Occupancy Base Rent per Annual Base Rent
Year Area (Sq. Ft.) Leased Sq. Ft.(1) ($000s)(2) (3)
(3)
- ------------------ ----------------- -------------------- -------------------- -------------------
<S> <C> <C> <C> <C>
1999 927,997 90% $ 9.68 $ 8,085
1998 1,239,165 94 8.75 10,192
1997 979,088 96 7.98 7,501
1996 630,700 96 7.82 (4) 4,726
1995 285,658 95 10.76 2,915
(1) Total Effective Annual Base Rent divided by Average Occupancy in square feet.
(2) Total Effective Annual Base Rent adjusted for any free rent given for the period.
(3) In any given year, base rents are presented on an annualized basis based on results since the acquisition for
properties that were acquired during the year.
(4) Average effective base rent per leased square foot declined in 1996 due to the acquisition of properties with
lower base rents.
The following table sets forth the contractual lease expirations for the retail
Properties as of December 31, 1999.
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<PAGE>
Retail Properties
Lease Expirations
Percentage of Total
Number of Rentable Square Annual Base Rent Annual Base Rent
Expiration Year Expiring Leases Footage Subject to Under Expiring Represented by
Expiring Leases Leases ($000s) Expiring Leases (1)
- ------------------ ----------------- -------------------- -------------------- ----------------------
<C> <C> <C> <C> <C>
2000 42 81,410 $ 1,133 13.1%
2001 42 91,157 1,105 12.8
2002 19 30,875 433 5.0
2003 21 60,426 757 8.8
2004 33 148,628 1,408 16.3
Thereafter 39 417,038 3,801 44.0
================= ==================== ==================== ======================
Total 196 829,534(2) $ 8,637(3) 100.0%
================= ==================== ==================== ======================
(1) Annual base rent expiring during each period, divided by total annual base rent (both adjusted for
contractual increases).
(2) This figure is based on square footage actually leased (which excludes vacant space), which accounts for the
difference between this figure and "Total Rentable Area" in the preceding table (which includes vacant space).
(3) This figure is based on square footage actually leased (which excludes vacant space) and incorporates
contractual rent increases arising after 1999, and thus differs from "Total Effective Annual Base Rent" in
the preceding table which is based on 1999 rents.
</TABLE>
Tenant Improvements and Leasing Commissions
The following table summarizes by year the capitalized tenant improvement and
leasing commission expenditures incurred in the renewal or re-leasing of
previously occupied space since January 1, 1995.
<TABLE>
<CAPTION>
Capitalized Tenant Improvements and Leasing Commissions
1999 1998 1997 1996 1995
Office Properties
<S> <C> <C> <C> <C> <C>
Square footage renewed or re-leased 1,627,615 579,904 174,354 39,706 79,745
Capitalized tenant improvements and
commissions ($000s) $11,353 $4,263 $ 850 $ 617 $ 468
Average per square foot of renewed or
re-leased space $6.98 $7.35 $ 4.87 $ 15.54 (1) $ 5.87
Office/Flex Properties
Square footage renewed or re-leased 872,066 876,490 138,658 9,000 (2)
Capitalized tenant improvements and
commissions ($000s) $2,675 $3,232 $ 418 $ 23 (2)
Average per square foot of renewed or
re-leased space $3.07 $3.69 $ 3.01 $ 2.56 (2)
continued
11
<PAGE>
Capitalized Tenant Improvements and Leasing Commissions - continued
1999 1998 1997 1996 1995
Industrial Properties
<S> <C> <C> <C> <C> <C>
Square footage renewed or re-leased 457,561 307,896 198,055 60,000 141,523
Capitalized tenant improvements and
commissions ($000s) $840 $370 $ 235 $ 51 $ 114
Average per square foot of renewed or
re-leased space $1.84 $1.20 $ 1.19 $ 0.85 $ 0.81
Retail Properties
Square footage renewed or re-leased 113,858 45,894 12,080 32,998 33,294
Capitalized tenant improvements and
commissions ($000s) $522 $283 $ 42 $ 83 $ 98
Average per square foot of renewed or
re-leased space $4.58 $6.16 $ 3.51 $ 2.53 $ 2.94
All Properties
Square footage renewed or re-leased 3,071,100 1,810,184 523,147 141,704 254,562
Capitalized tenant improvements and
commissions ($000s) $15,390 $8,148 $1,545 $774 $ 680
Average per square foot of renewed or
re-leased space $5.01 $4.50 $ 2.95 $5.46 $ 2.67
(1) The significant cost of capitalized tenant improvements and commissions per
square foot renewed or re-leased in 1996 relative to the other years presented
is primarily the result of tenant improvements provided in connection with a
lease extension of space for the principal tenant of one property. The lease was
extended 10 years and expires in 2010.
(2) Prior to 1996, Properties currently classified as office/flex Properties
were included in industrial Properties.
</TABLE>
Multifamily Properties
The Operating Partnership owns 38 multifamily Properties, aggregating 9,538
units. All of the units are rented to residential tenants on either a
month-to-month basis or for terms of one year or less. For the year ended
December 31, 1999, the multifamily Properties were approximately 93% leased.
The following table sets forth, for the periods specified, total units, average
occupancy, monthly average effective base rent per unit and total effective
annual base rent for the multifamily Properties.
<TABLE>
<CAPTION>
Multifamily Properties
Historical Rent and Occupancy
Average Effective Total Effective
Average Occupancy Base Rent per Annual Base Rent
Year Total Units Leased Unit (1) (3) ($000s)(2) (3)
- ------------------ ----------------- -------------------- -------------------- -------------------
<S> <C> <C> <C> <C>
1999 9,538 93% $ 640 $ 68,124
1998 9,353 93 618 64,507
1997 2,251 95 619 15,884
1996 642 94 598 (4) 4,328
1995 104 94 630 739
(1) Total Effective Annual Base Rent divided by average occupied unit.
</TABLE>
12
<PAGE>
(2) Total Effective Annual Base Rent adjusted for any free rent given for
the period.
(3) In any given year, base rents are presented on an annualized basis based
on results since the acquisition for properties that were acquired during
the year.
(4) Average effective monthly base rent per unit declined in 1996 due to the
acquisition of properties with lower base rents.
Hotel Properties
Through June 1998, the Operating Partnership leased to GHG six Country Suites by
Carlson hotels that it owned. In 1998, three of the hotels were sold and the
other three hotels were leased to two other hotel operators. In 1999, two of the
hotels were sold to one of the hotel operators. The leases terminated upon the
sales of the properties. Currently, the Operating Partnership owns one 227 room
hotel located in Scottsdale, Arizona.
Item 3. Legal Proceedings
Blumberg. On July 24, 1999, the Supreme Court of the United States denied a
petition for a writ of certiorari to review the Company's settlement of a class
action complaint originally filed on February 21, 1995 in connection with the
Consolidation. No further appeals are possible in this case, and the settlement
amount was paid in full in 1995. Under the settlement, the Company agreed to pay
$855,000 to settle certain claims by Anthony E. Blumberg, and others (the
"Blumberg Action"), that the Company and others had, among other things,
breached their fiduciary duty and duty of good faith and fair dealing to
investors in the Partnerships involved in the Consolidation. Certain parties
objected to the settlement, but the settlement was approved (or review denied)
by the Superior Court of the State of California in and for San Mateo County,
the California state court of appeals, the California Supreme Court and the
Supreme Court of the United States.
BEJ Equity Partners. On December 1, 1995, a second class action complaint
relating to the Consolidation was filed in Federal District Court for the
Northern District of California (the "BEJ Action"). The plaintiffs in the BEJ
Action voluntarily stayed the action pending resolution of the Blumberg Action.
Following the resolution of the Blumberg Action, the Company filed a motion to
dismiss the BEJ Action in January 2000. As of the date of this report, the
plaintiffs had failed to file a timely responsive pleading, so the defendants
intend to move for final dismissal.
The plaintiffs in the BEJ Action are BEJ Equity Partners and others, who as a
group held limited partner interests in certain of the Partnerships included in
the Consolidation, on behalf of themselves and all others similarly situated.
The defendants are the Company and other Glenborough entities involved in the
Consolidation, as well as Robert Batinovich and Andrew Batinovich. The
Partnerships are named as nominal defendants.
This action alleges certain disclosure violations and substantially the same
breaches of fiduciary duty as were alleged in the Blumberg Action. The complaint
sought injunctive relief, which was denied at a hearing on December 22, 1995. At
that hearing, the court also deferred all further proceedings in this case until
after the scheduled January 17, 1996 hearing in the Blumberg Action. Following
several stipulated extensions of time for the Company to respond to the
complaint, the Company filed a motion to dismiss the case. Plaintiffs in the BEJ
Action voluntarily stayed the action pending resolution of the Blumberg Action;
such plaintiffs can revive their lawsuit.
It is management's position that the BEJ Action is without merit, and management
intends to pursue a vigorous defense. However, given the inherent uncertainties
of litigation, there can be no assurance that the ultimate outcome in the BEJ
Action will be in the Company's favor.
Certain other claims and lawsuits have arisen against the Operating Partnership
and the Company in their normal course of business. The Operating Partnership
and the Company believe that such other claims and lawsuits will not have a
material adverse effect on the Operating Partnership's or the Company's
financial position, cash flow or results of operations.
13
<PAGE>
Item 4. Submission of Matters to a Vote of Security Holders
The Company did not submit any matters to a vote of security holders in the
fourth quarter of the year ended December 31, 1999.
PART II
Item 5. Market for Partnership's Equity and Related Partner Matters
(a) Market Information
There is no established trading market for the Units issued by the Operating
Partnership.
Holders
As of December 31, 1999, there were 89 holders of Operating Partnership Units.
Distributions
Since its organization, the Operating Partnership has paid regular quarterly
distributions to holders of its Units. During the years ended December 31, 1998
and 1999, the Operating Partnership paid the following quarterly distributions:
Distributions Total
Quarterly Period Per Unit Distributions
- ------------------------ ---------------- ---------------------
1998
First Quarter $ 0.42 $ 17,122,000 (1)
Second Quarter $ 0.42 $ 20,130,000 (2)
Third Quarter $ 0.42 $ 20,650,000 (2)
Fourth Quarter $ 0.42 $ 20,607,000 (2)
1999
First Quarter $ 0.42 $ 20,697,000 (2)
Second Quarter $ 0.42 $ 20,597,000 (2)
Third Quarter $ 0.42 $ 20,182,000 (2)
Fourth Quarter $ 0.42 $ 19,951,000 (3)
(1) Total distributions include a preferred partner interest distribution paid
to the Company of $3,910,000.
(2) Total distributions include a preferred partner interest distribution paid
to the Company of $5,570,000.
(3) Total distributions include a preferred partner interest distribution paid
to the Company of $5,488,000.
The Operating Partnership intends to pay regular quarterly distributions to its
Unit holders. Future distributions by the Operating Partnership will be at the
discretion of management and will depend upon the actual operations of the
Operating Partnership, its financial condition, capital requirements, applicable
legal restrictions and such other factors as management deems relevant. The
Operating Partnership intends to continue its policy of paying quarterly
distributions, but there can be no assurance that distributions will continue or
be paid at any specific level.
Item 6. Selected Financial Data
Set forth below are selected financial data for:
Glenborough Properties, L.P.: Consolidated balance sheet data is
presented as of December 31, 1999, 1998, 1997, 1996 and 1995.
Consolidated operating data is presented for the years ended
December 31, 1999, 1998, 1997 and 1996, and As Adjusted consolidated
14
<PAGE>
operating data is presented for the year ended December 31, 1995. The
As Adjusted data assumes the Consolidation and related transactions
occurred on January 1, 1995, in order to present the operations of
the Operating Partnership for that period as if the Consolidation
had been in effect for that period. As Adjusted data is presented
to provide amounts which are comparable to the consolidated results
of operations of the Operating Partnership for the years ended
December 31, 1999, 1998, 1997 and 1996.
The GRT Predecessor Entities: Combined operating data is presented
for the year ended December 31, 1995.
This selected financial data should be read in conjunction with the financial
statements of Glenborough Properties, L.P., including the notes thereto,
included in Item 14.
<TABLE>
<CAPTION>
Historical Historical Historical Historical As Adjusted Historical
1999 1998 1997 1996 1995 1995
------------ ----------- ----------- ------------- ------------- -----------
Operating Data:
<S> <C> <C> <C> <C> <C> <C>
Rental Revenue......... $ 255,339 $ 227,956 $ 61,393 $ 17,943 $ 13,495 $ 15,454
Fees and reimbursements 3,312 2,802 719 311 -- 16,019
Interest and other income 6,404 4,557 1,627 1,070 982 2,698
Equity in earnings of
Associated Companies 1,222 1,314 2,743 1,598 -- --
Equity in loss of joint ventures (310) -- -- -- -- --
Total Revenues(1)...... 274,980 241,425 67,973 21,243 14,477 34,171
Property operating expenses 88,037 75,426 20,904 5,735 4,624 8,576
General and administrative 9,672 10,682 4,002 1,490 983 15,947
Interest expense....... 64,782 53,289 9,668 3,913 2,767 2,129
Depreciation and
Amortization......... 58,295 50,169 14,829 4,583 3,654 4,762
Income (loss) from
operations
before extraordinary
item and Preferred
Partner Interest
Distributions........ 52,965 47,536 18,570 (1,715) 1,586 524
Net income (loss) before
Preferred Partner
Interest Distributions (2) 53,949 46,136 17,727 (1,901) 1,586 524
Net income (loss) available
to general and limited partners 31,669 25,516 17,727 (1,901) 1,586 524
Per Unit (3):
Net income (loss) before
extraordinary item.... 0.87 0.77 0.97 (0.24) 0.40 --
Net income (loss) available
to general and limited partners 0.89 0.73 0.93 (0.27) 0.40 --
Balance Sheet Data:
Rental properties, net $1,647,366 $1,742,439 $ 825,218 $ 161,945 -- $ 77,574
Mortgage loans receivable,
net.................. 37,582 42,420 3,692 9,905 -- 7,216
Total assets........... 1,795,247 1,878,253 866,879 184,839 -- 101,432
Total debt............. 897,358 922,097 228,299 75,891 -- 33,685
Partners' equity....... 867,264 927,235 626,313 105,632 -- 63,223
Other Data:
Distributions per unit
(excluding Preferred
Partner Interest
Distributions) (4)... 1.68 1.68 1.38 1.22 1.20 --
Preferred Partner
Interest Distributions 22,280 20,620 -- -- -- --
EBIDA(5)............... 168,258 150,521 41,576 13,697 -- 9,291
Cash flow provided by (used
for):
Operating activities. 92,004 88,129 19,851 5,477 -- (10,608)
Investing activities. 82,871 (613,840) (569,242) (61,833) -- 8,656
Financing activities. (172,531) 526,060 552,276 57,003 -- (17,390)
continued
</TABLE>
15
<PAGE>
<TABLE>
<CAPTION>
Historical Historical Historical Historical As Adjusted Historical
1999 1998 1997 1996 1995 1995
------------ ----------- ----------- ------------- ------------- -----------
Ratios:
<S> <C> <C> <C> <C> <C> <C>
Ratio of Earnings to Fixed
Charges (6) 1.75 1.85 2.92 0.56 -- 1.41
Ratio of Earnings to Fixed
Charges and Preferred
Partner Interest 1.31 1.34 2.92 0.56 -- 1.41
Distributions(7)
Annual Service Charge
Coverage(8) 2.49 2.77 4.30 1.65 -- --
Debt to Total Assets(9) 49.2% 48.9% 26.7% 37.7% -- --
Secured Debt to Total 37.2% 36.4% 16.5% 36.1% -- --
Assets(10)
Total Unencumbered Assets
to Unsecured Debt (11) 281.6% 283.8% 632.9% -- -- --
(1) Certain revenues which are included in the historical combined amounts for
1995 are not included on an adjusted basis. These revenues are included in the
financial statements of the unconsolidated Associated Companies, on an as
adjusted basis, from which the Operating Partnership receives lease payments and
the Company and the Operating Partnership receive dividends.
(2) Historical 1996 net loss reflects $7,237 of Consolidation and litigation
costs incurred in connection with the Consolidation. The Consolidation and
litigation costs were expensed on January 1, 1996, the Operating Partnership's
first day of operations.
(3) As adjusted net income per unit is based upon as adjusted weighted average
units outstanding of 3,979,376 for 1995.
(4) Historical distributions per unit for the years ended December 31, 1999,
1998, 1997 and 1996 consist of distributions declared for the periods then
ended. As adjusted distributions per unit for the year ended December 31, 1995
are based on $0.30 per unit per quarter.
(5) EBIDA is computed as income (loss) before extraordinary items plus interest
expense, depreciation and amortization, gains (losses) on disposal of properties
and loss provisions. In 1996, consolidation and litigation costs were also added
back to net income to determine EBIDA. The Operating Partnership believes that
in addition to net income and cash flows, EBIDA is a useful measure of financial
performance because, together with net income and cash flows, EBIDA provides
investors with an additional basis to evaluate its ability to incur and service
debt and to fund acquisitions, developments and other capital expenditures. To
evaluate EBIDA and the trends it depicts, the components of EBIDA, such as
rental revenues, rental expenses, real estate taxes and general and
administrative expenses, should be considered. See "Management's Discussion and
Analysis of Financial Condition and Results of Operations." Excluded from EBIDA
are financing costs such as interest as well as depreciation and amortization,
each of which can significantly affect the Operating Partnership's results of
operations and liquidity and should be considered in evaluating the Operating
Partnership's operating performance. Further, EBIDA does not represent net
income or cash flows from operating, financing and investing activities as
defined by generally accepted accounting principles and does not necessarily
indicate that cash flows will be sufficient to fund all of the Operating
Partnership's cash needs. It should not be considered as an alternative to net
income, as an indicator of the Operating Partnership's operating performance or
as an alternative to cash flows as a measure of liquidity. Further, EBIDA as
disclosed by other similar companies may not be comparable to the Operating
Partnership's calculation of EBIDA. The following table reconciles net income
(loss) of the Operating Partnership to EBIDA for the periods presented (in
thousands):
</TABLE>
<TABLE>
<CAPTION>
GRT
Predecessor
The Operating Partnership Entities
----------------------------------------------- -------------
For the Year Ended December 31,
----------------------------------------------------------------
Historical Historical Historical Historical Historical
1999 1998 1997 1996 1995
----------- ----------- ----------- ----------- -------------
<S> <C> <C> <C> <C> <C>
Net income (loss) before $ 53,949 $ 46,136 $ 17,727 $ (1,901) $ 524
Preferred Partner
Interest Distributions
Extraordinary item...... (984) 1,400 843 186 --
Interest expense........ 64,782 53,289 9,668 3,913 2,129
Depreciation and 58,295 50,169 14,829 4,583 4,762
amortization
Net (gain) loss on sales of
real estate assets... (9,013) (4,796) (1,491) (321) --
Loss on sale of mortgage
loan receivable 1,229 -- -- -- --
Loss on interest rate
protection agreement. -- 4,323 -- -- --
Consolidation and -- -- -- 7,237 --
litigation costs
Loss provisions......... -- -- -- -- 1,876
=========== =========== =========== =========== =============
EBIDA................... $ 168,258 $ 150,521 $ 41,576 $ 13,697 $ 9,291
=========== =========== =========== =========== =============
</TABLE>
16
<PAGE>
(6) The ratio of earnings to fixed charges is computed as net income (loss)
from operations, before extraordinary items, plus fixed charges (excluding
capitalized interest) divided by fixed charges. Fixed charges consist of
interest costs including amortization of deferred financing costs.
(7) The ratio of earnings to fixed charges and Preferred Partner Interest
Distributions is computed as net income (loss) from operations, before
extraordinary items, plus fixed charges (excluding capitalized interest)
divided by fixed charges plus Preferred Partner Interest Distributions.
Fixed charges consist of interest costs including amortization of deferred
financing costs.
(8) The annual service charge coverage is computed as EBIDA divided by annual
service charge. Annual Service Charge for any period means the aggregate
interest expense for such period and the amortization during such period of
any original issue discount of, debt of the Operating Partnership and its
subsidiaries.
(9) Debt to total assets is computed as debt divided by total assets.
(10) Secured debt to total assets is computed as secured debt divided by total
assets.
(11) Total unencumbered assets to unsecured debt is computed as total
unencumbered assets divided by unsecured debt.
Item 7. Management's Discussion and Analysis of Financial Condition and Results
of Operations
The following discussion and analysis of the financial condition and results of
operations of the Operating Partnership should be read in conjunction with the
selected financial data in Item 6 and the Consolidated Financial Statements of
Glenborough Properties, L.P., including the notes thereto, included in Item 14.
Results of Operations
Comparison of the year ended December 31, 1999 to the year ended December 31,
1998.
Following is a table of net operating income by property type, for comparative
purposes, presenting the results for the years ended December 31, 1999 and 1998.
<TABLE>
<CAPTION>
Results of Operations by Property Type
For the Years Ended December 31, 1999 and 1998
(in thousands)
Office/ Multi- Hotel and Property Eliminating Total
Office Flex Industrial Retail family Other Total Entry(1) Reported
1999
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Rental Revenue $120,135 $35,772 $18,694 $11,182 $68,144 $1,412 $255,339 - $255,339
Operating Expenses 46,840 10,184 4,445 3,640 30,570 420 96,099 ($8,062) 88,037
Net Operating Income 73,295 25,588 14,249 7,542 37,574 992 159,240 8,062 167,302
Percentage of
Total NOI 46% 16% 9% 5% 23% 1% 100%
1998
Rental Revenue $117,746 $36,987 $16,104 $12,072 $40,865 $4,182 $227,956 - $227,956
Operating Expenses 44,775 10,898 3,609 3,840 17,235 967 81,324 ($5,898) 75,426
Net Operating Income 72,971 26,089 12,495 8,232 23,630 3,215 146,632 5,898 152,530
Percentage of
Total NOI 50% 18% 8% 6% 16% 2% 100%
(1) Eliminating entry represents internal market level property management fees
included in operating expenses to provide comparison to industry performance.
Rental Revenue. Rental revenue increased $27,383,000, or 12%, to $255,339,000
for the year ended December 31, 1999, from $227,956,000 for the year ended
December 31, 1998. The increase included growth in revenue from the office,
</TABLE>
17
<PAGE>
industrial, and multifamily Properties of $2,389,000, $2,590,000 and
$27,279,000, respectively. These increases were partially offset by decreases in
revenue from the office/flex, retail and hotel Properties of $1,215,000,
$890,000 and $2,770,000, respectively, due to the 1998 and 1999 sales of 13
office/flex, three retail and five hotel properties. Excluding properties that
have been sold, rental revenue for the year ended December 31, 1999, included
$16,504,000 generated from the 1996 Acquisitions, $86,695,000 generated from the
1997 Acquisitions, $132,370,000 generated from the 1998 Acquisitions and
$6,958,000 generated from the 1999 Acquisitions. In addition, $12,812,000 of
rental revenue was generated from 36 properties that were sold in 1999.
Fees and Reimbursements from Affiliates. Fees and reimbursements from affiliates
consist primarily of property management fees, asset management fees and lease
commissions paid to the Operating Partnership under property and asset
management agreements with the Managed Partnerships. This revenue increased
$510,000, or 18%, to $3,312,000 for the year ended December 31, 1999, from
$2,802,000 for the year ended December 31, 1998. The change consists primarily
of increased transaction fees from GC, which were generated from the disposition
of a property and development fees paid by an affiliated entity, and fees earned
for the management of two properties in which the Operating Partnership owns a
10% interest. These management fees did not occur in 1998.
Interest and Other Income. Interest and other income increased $1,847,000 or
41%, to $6,404,000 for the year ended December 31, 1999, from $4,557,000 for the
year ended December 31, 1998. The increase primarily consisted of interest
income on a mortgage loan receivable secured by land located in Aurora, Colorado
which originated on June 30, 1998, and interest earned on lender impound
accounts and invested cash balances.
Equity in Earnings of Associated Companies. Equity in earnings of Associated
Companies decreased $92,000, or 7%, to $1,222,000 for the year ended December
31, 1999, from $1,314,000 for the year ended December 31, 1998. The decrease is
primarily due to a decrease in earnings from GC resulting from a provision to
reduce the carrying value of management contracts with certain of the Managed
Partnerships. This decrease is also due to a decrease in earnings from GHG
resulting from the cancellation of GHG's hotel leases with the Operating
Partnership.
Net Gain on Sales of Real Estate Assets and Repayment of Notes Receivable. The
net gain on sales of real estate assets and repayment of notes receivable of
$9,013,000 during the year ended December 31, 1999, resulted from the sales of
eight office properties, 13 office/flex properties, three retail properties,
seven industrial properties, one multifamily property, two hotel properties, a
small interest in real estate securities from the Operating Partnership's
portfolio, and a reduction in the purchase price of a hotel sold in 1998 for
which the Operating Partnership received full payment on all seller financing in
1999. The net gain on sales of real estate assets and repayment of notes
receivable of $4,796,000 during the year ended December 31, 1998, resulted from
the sales of one office property, two office/flex properties, four industrial
properties, one multifamily property and three hotel properties from the
Operating Partnership's portfolio.
Property Operating Expenses. Property operating expenses increased $12,611,000,
or 17%, to $88,037,000 for the year ended December 31, 1999, from $75,426,000
for the year ended December 31, 1998. This increase represents increases in
property operating expenses attributable to the 1998 Acquisitions and the 1999
Acquisitions offset by decreases in property operating expenses due to the 1998
and 1999 sales of properties.
General and Administrative Expenses. General and administrative expenses
decreased $1,010,000, or 9%, to $9,672,000 for the year ended December 31, 1999,
from $10,682,000 for the year ended December 31, 1998. The decrease is primarily
due to a reduction in staff and overhead expenses in response to a decrease in
acquisition and marketing activities since mid-1998 and a reduction in the
number of properties owned. As a percentage of rental revenue, general and
administrative expenses decreased from 4.7% for the year ended December 31, 1998
to 3.8% for the year ended December 31, 1999.
Depreciation and Amortization. Depreciation and amortization increased
$8,126,000, or 16%, to $58,295,000 for the year ended December 31, 1999, from
$50,169,000 for the year ended December 31, 1998. The increase is primarily due
to depreciation and amortization associated with the 1998 Acquisitions and 1999
Acquisitions.
Interest Expense. Interest expense increased $11,493,000, or 22%, to $64,782,000
for the year ended December 31, 1999, from $53,289,000 for the year ended
December 31, 1998. Substantially all of the increase was the result of higher
18
<PAGE>
average borrowings during the year ended December 31, 1999, as compared to the
year ended December 31, 1998, due to new debt and the assumption of debt related
to the 1998 Acquisitions and 1999 Acquisitions.
Loss on Sale of Mortgage Loan Receivable. During 1999, a note secured by an
office property in Phoenix, Arizona was sold to a third-party at a discount of
$1,229,000. The proceeds of the sale were invested in the repurchase of
preferred stock.
Net Gain (Loss) on Early Extinguishment of Debt. Net gain on early
extinguishment of debt of $984,000 during the year ended December 31, 1999,
consists of $3,115,000 of net gains on retirement of Senior Notes at a discount,
offset by $2,026,000 of losses due to prepayment penalties and $105,000 of
losses due to the write-off of unamortized loan fees upon the early payoff of
four loans. These loans were paid-off early when more favorable terms were
obtained through new financing (discussed below) and upon the sale of the
properties securing the loans. Net loss on early extinguishment of debt of
$1,400,000 during the year ended December 31, 1998, consisted of prepayment
penalties and the write-off of unamortized loan fees upon the early payoff of
debt. Various loans were paid-off early when more favorable terms were obtained
through new financing and upon the sale of one of the hotels.
Comparison of the year ended December 31, 1998 to the year ended December 31,
1997.
Following is a table of net operating income by property type, for comparative
purposes, presenting the results for the years ended December 31, 1998 and 1997.
<TABLE>
<CAPTION>
Results of Operations by Property Type
For the Years Ended December 31, 1998 and 1997
(in thousands)
Office/ Multi- Hotel and Property Eliminating Total
Office Flex Industrial Retail family Other Total Entry(1) Reported
1998
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C>
Rental Revenue $117,746 $36,987 $16,104 $12,072 $40,865 $4,182 $227,956 - $227,956
Operating Expenses 44,775 10,898 3,609 3,840 17,235 967 81,324 ($5,898) 75,426
Net Operating Income 72,971 26,089 12,495 8,232 23,630 3,215 146,632 5,898 152,530
Percentage of
Total NOI 50% 18% 8% 6% 16% 2% 100%
1997
Rental Revenue $25,071 $10,354 $7,320 $7,224 $5,536 $5,980 $61,485 ($92) $61,393
Operating Expenses 9,986 3,062 1,459 2,183 2,309 1,894 20,893 11 20,904
Net Operating Income 15,085 7,292 5,861 5,041 3,227 4,086 40,592 (103) 40,489
Percentage of
Total NOI 37% 18% 15% 12% 8% 10% 100%
(1) Eliminating entry represents internal market level property management fees
included in operating expenses to provide comparison to industry performance.
</TABLE>
Rental Revenue. Rental revenue increased $166,563,000, or 271%, to $227,956,000
for the year ended December 31, 1998, from $61,393,000 for the year ended
December 31, 1997. The increase included growth in revenue from the office,
office/flex, industrial, retail and multifamily Properties of $92,675,000,
$26,633,000, $8,784,000, $4,848,000 and $35,329,000, respectively. These
increases were partially offset by a $1,798,000 decrease in revenue from the
hotel Properties due to the 1998 sales of two hotels. Rental revenue for the
year ended December 31, 1998, included $17,404,000 of rental revenue generated
from the acquisition of 20 properties in 1996, $96,130,000 of rental revenue
generated from the acquisition of 90 properties in 1997 and $104,254,000 of
rental revenue generated from the acquisition of 69 properties in 1998.
19
<PAGE>
Fees and Reimbursements from Affiliates. Fees and reimbursements from affiliates
consist primarily of property management fees, asset management fees and lease
commissions paid to the Operating Partnership under property and asset
management agreements with the Managed Partnerships. This revenue increased
$2,083,000, or 290%, to $2,802,000 for the year ended December 31, 1998, from
$719,000 for the year ended December 31, 1997. The change consisted primarily of
increased lease commissions from an affiliated entity and fees resulting from
the sale of managed properties.
Interest and Other Income. Interest and other income increased $2,930,000, or
180%, to $4,557,000 for the year ended December 31, 1998, from $1,627,000 for
the year ended December 31, 1997. This increase was primarily due to $1,749,000
of interest income on a mortgage loan receivable secured by Gateway Center which
originated on June 30, 1998. In addition, in 1998, the Operating Partnership
invested approximately $20 million in the securities of a private REIT which was
accounted for using the equity method. In 1998, the Operating Partnership
recognized approximately $990,000 as equity in the earnings of this private
REIT.
Equity in Earnings of Associated Companies. Equity in earnings of Associated
Companies decreased $1,429,000, or 52%, to $1,314,000 for the year ended
December 31, 1998, from $2,743,000 for the year ended December 31, 1997. The
decrease was primarily due to a decrease in earnings from GHG resulting from the
June 30, 1998 cancellation of GHG's hotel leases with the Operating Partnership.
The Operating Partnership cancelled the leases with GHG when it sold two of its
hotels and leased the other four hotels to other operators. In December 1998,
one of the remaining four hotels was sold to one of the operators and two other
hotels were in contract to be sold to another operator in 1999. This decrease
was partially offset by transaction fees earned by GC related to the disposition
of several properties under its management.
Net Gain on Sales of Real Estate Assets and Repayment of Notes Receivable. The
net gain on sales of real estate assets and repayment of notes receivable of
$4,796,000 during the year ended December 31, 1998, resulted from the sales of
one office property, two office/flex properties, four industrial properties, one
multifamily property and three hotel properties from the Operating Partnership's
portfolio. This net gain was partially offset by a $3.1 million loss on the sale
of the Operating Partnership's investment in the securities of a private REIT.
The net gain on sales of real estate assets and repayment of notes receivable of
$1,491,000 during the year ended December 31, 1997, resulted from the sales of
16 retail properties from the Operating Partnership's portfolio, which resulted
in a net gain of $839,000, and the collection of a mortgage loan receivable
which had a net carrying value of $6,700,000. The payoff amount totaled
$6,863,000, plus a $500,000 note receivable, which, net of legal costs, resulted
in a gain of $652,000.
Property Operating Expenses. Property operating expenses increased $54,522,000,
or 261%, to $75,426,000 for the year ended December 31, 1998, from $20,904,000
for the year ended December 31, 1997. This increase primarily consisted of
$22,750,000 attributable to the 1997 Acquisitions and $31,997,000 attributable
to the 1998 Acquisitions.
General and Administrative Expenses. General and administrative expenses
increased $6,680,000, or 167%, to $10,682,000 for the year ended December 31,
1998, from $4,002,000 for the year ended December 31, 1997. The increase was
primarily due to increased salary and overhead costs resulting from the 1997
Acquisitions and 1998 Acquisitions. As a percentage of rental revenue, general
and administrative expenses actually decreased from 6.5% for the year ended
December 31, 1997 to 4.7% for the year ended December 31, 1998.
Depreciation and Amortization. Depreciation and amortization increased
$35,340,000, or 238%, to $50,169,000 for the year ended December 31, 1998, from
$14,829,000 for the year ended December 31, 1997. The increase was primarily due
to depreciation and amortization associated with the 1997 Acquisitions and 1998
Acquisitions.
Interest Expense. Interest expense increased $43,621,000, or 451%, to
$53,289,000 for the year ended December 31, 1998, from $9,668,000 for the year
ended December 31, 1997. Substantially all of the increase was the result of
higher average borrowings during the year ended December 31, 1998, as compared
to the year ended December 31, 1997, due to new debt and the assumption of debt
related to the 1997 Acquisitions and 1998 Acquisitions.
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Loss on Interest Rate Protection Agreement. During 1998, the Operating
Partnership entered into a forward interest rate agreement to lock in the
risk-free interest component of a portion of a secured mortgage to be issued in
October 1998. The 10-year Treasury rates decreased during the term of the hedge.
During the fourth quarter of 1998, the Operating Partnership recorded an expense
for its payment of $4,323,000 to terminate a portion of the forward interest
rate agreement in connection with a reduction in the amount of the mortgage to
be issued. The Operating Partnership's payment of $6,244,000 in settlement of
the remaining portion of the forward interest rate agreement has offset the
reduced financing costs of the $248.8 million mortgage issued in October 1998.
Net Loss on Early Extinguishment of Debt. Net loss on early extinguishment of
debt of $1,400,000 during the year ended December 31, 1998, consisted of
prepayment penalties and the write-off of unamortized loan fees upon the early
payoff of debt. Various loans were paid-off early when more favorable terms were
obtained through new financing (discussed below) and upon the sale of one of the
hotels. Net loss on early extinguishment of debt of $843,000 during the year
ended December 31, 1997, resulted from the write-off of unamortized loan fees
related to a $50 million secured line of credit which was replaced with a $250
million unsecured line of credit (the "Credit Facility") from a commercial bank.
Liquidity and Capital Resources
Cash Flows
For the year ended December 31, 1999, cash provided by operating activities
increased by $3,875,000 to $92,004,000 as compared to $88,129,000 in 1998. The
increase is primarily due to an increase in net income (before depreciation and
amortization, net gain on sales of real estate assets, loss on sale of mortgage
loan receivable and net gain on early extinguishment of debt) of $10,567,000 due
to the 1998 Acquisitions and 1999 Acquisitions, offset by an increase in cash
used for other assets and liabilities. Cash from investing activities increased
by $696,711,000 to $82,871,000 for the year ended December 31, 1999, as compared
to $613,840,000 of cash used for investing activities for the same period in
1998. The change is primarily due to decreased property acquisitions and
increased property dispositions from 1998 to 1999. During the year ended
December 31, 1998, the Operating Partnership acquired 69 properties as compared
to ten properties during the year ended December 31, 1999 and disposed of 34
properties in 1999 as compared to 11 in 1998. In addition, cash used for
investments in development and mortgage loans receivable decreased significantly
during the year ended December 31, 1999 as compared to the same period in 1998.
Cash from financing activities decreased by $698,591,000 to $172,531,000 of cash
used for financing activities for the year ended December 31, 1999, as compared
to $526,060,000 of cash provided by financing activities for the same period in
1998. This change was primarily due to a decrease in contributions from the
Company of the net proceeds from the issuance of stock, a decrease in the
proceeds from new debt and an increase in cash used for the retirement of Senior
Notes, partner distributions and redemption of units, offset by a decrease in
the repayment of other debt. Subsequent to its original formation, the Company
issued additional equity in the form of common and preferred shares. The
proceeds from these offerings were contributed to the Operating Partnership. As
a result of a preferred stock offering in 1998, the Company holds a preferred
partner interest which has been accounted for as additional paid in capital in
the accompanying financial statements. No additional units were issued in
exchange for this contribution, however it entitles the Company to a preferred
partner interest distribution sufficient to pay the Company's preferred stock
distributions, which are paid at a rate of $1.94 per share. There have been no
such offerings in 1999. In addition, in 1998, the Operating Partnership issued
$150,000,000 of unsecured Senior Notes.
The Operating Partnership expects to meets its short-term liquidity requirements
generally through its working capital, its Credit Facility (as defined below)
and cash generated by operations. The Operating Partnership believes that its
cash generated by operations will be adequate to meet operating requirements and
to make distributions in both the short and the long-term. In addition to cash
generated by operations, the Credit Facility provides for working capital
advances. However, there can be no assurance that the Operating Partnership's
results of operations will not fluctuate in the future and at times affect (i)
its ability to meet its operating requirements and (ii) the amount of its
distributions.
The Operating Partnership's principal sources of funding for acquisitions,
development, expansion and renovation of properties include the unsecured Credit
Facility, permanent secured debt financing, public unsecured debt financing,
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contributions from the Company, privately placed financing, the issuance of
Operating Partnership units, proceeds from property sales and cash flow provided
by operations.
Mortgage Loans Receivable
Mortgage loans receivable decreased from $42,420,000 at December 31, 1998, to
$37,582,000 at December 31, 1999. This decrease was primarily due to the payoff
of two loans totaling $4.3 million and a $1.6 million decrease in a loan secured
by a hotel property resulting from a subsequent adjustment to the sales price,
offset by a $1,141,000 loan made by the Operating Partnership to the buyer of
one of the hotel properties and accrued interest on a loan made by the Operating
Partnership under a development alliance.
Secured and Unsecured Financing
Mortgage loans payable decreased from $708,578,000 at December 31, 1998, to
$701,715,000 at December 31, 1999. This decrease resulted from the payoff of
approximately $167,438,000 of mortgage loans in connection with 1999 sales of
properties and refinancing of debt, and scheduled principal payments of
approximately $9,500,000. This decrease is partially offset by $39,275,000 of
new mortgage loans in connection with 1999 Acquisitions and new financing of
$130,800,000 (as discussed below).
In March 1999, the Operating Partnership obtained a $26 million loan from a
commercial bank. The loan was non-recourse and was secured by seven properties
and had a maturity date of December 22, 1999, with an option to extend for six
months. The proceeds were used to pay off a loan which was previously secured by
these same properties and to reduce other debt. This loan was paid off in June
1999 with proceeds generated from the sales of four properties.
In August 1999, the Operating Partnership closed a $97.6 million secured
financing with a commercial bank ("Secured Financing"). The proceeds from this
financing, combined with proceeds from a new $7.2 million mortgage and a draw on
the Credit Facility, were used to retire a $113.2 million mortgage which would
have matured in December of 1999. The new financing is a revolving line of
credit maturing in five years with a five-year extension option, and bears
interest at a floating rate equal to 75 basis points over the rate for 90-day
mortgage backed securities credit-enhanced by FNMA. The December 31, 1999
interest rate on this loan was 6.53%.
In connection with the Secured Financing, the Operating Partnership entered into
an interest rate cap agreement to hedge increases in interest rates above a
specified level of 11.21%. The agreement is for a term concurrent with the
Secured Financing instrument, is indexed to a 90-day LIBOR rate, and is for a
notional amount equal to the maximum amount available on the Secured Financing
loan. As of December 31, 1999, the 90-day LIBOR rate was 6.00125%. The Operating
Partnership paid a fee at the inception of the cap agreement, which is being
amortized as additional interest expense over the life of the agreement.
In November 1999, through the acquisition of a property through one of the
Operating Partnership's development alliances, the Operating Partnership assumed
a $10 million loan from a commercial bank. This loan is secured by one office
property, has a maturity date of June 30, 2000 and bears interest at a floating
rate of LIBOR plus 2.50% (the December 31, 1999 interest rate on this loan was
8.32%).
In December 1999, the Operating Partnership obtained an unsecured term loan from
a commercial bank whereby, until December 9, 2000, the Operating Partnership can
borrow the lesser of $125 million or the then Loan Availability (as defined).
Any unborrowed amounts from the loan at December 9, 2000 will be cancelled. At
December 31, 1999, $33,865,000 was outstanding on the loan. This loan has a
maturity date of June 10, 2002 and bears interest at a floating rate of LIBOR
plus 1.75%. The December 31, 1999 interest rate on this loan was 8.25%.
In the second, third and fourth quarters of 1999, the Operating Partnership
retired approximately $58.9 million of unsecured Senior Notes at a discount. As
a result of these transactions, a net gain on early extinguishment of debt of
approximately $3.1 million was recorded which is included in the net gain on
early extinguishment of debt on the accompanying consolidated statement of
income for the year ended December 31, 1999.
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In connection with the loan payoffs discussed above and the payoff of other
mortgage debt, the Operating Partnership recorded a net gain on early
extinguishment of debt of $984,000 for the year ended December 31, 1999. This
gain consists of $3,115,000 of net gains on retirement of Senior Notes (as
discussed above) offset by $2,026,000 of losses due to prepayment penalties and
$105,000 of losses due to the write-off of unamortized loan fees upon the early
payoff of four loans. These loans were paid-off early when more favorable terms
were obtained through new financing (discussed above) and upon the sale of the
properties securing the loans.
The Operating Partnership has an unsecured line of credit provided by a group of
commercial banks (the "Credit Facility"). Outstanding borrowings under the
Credit Facility increased from $63,519,000 at December 31, 1998, to $70,628,000
at December 31, 1999. The increase was due to draws of $177,683,000 for
acquisitions, stock repurchases, purchases of the Operating Partnership's Senior
Notes, and debt refinancing, offset by pay downs of $170,574,000 generated from
proceeds from the sales of properties and cash from operations. In June 1999, in
order to increase the Operating Partnership's financial flexibility, the Credit
Facility was modified to increase the commitment from $100 million to $142.5
million. The interest rate, monthly payments and maturity date of December 2000,
remained unchanged. Subsequent to December 31, 1999, the maturity date was
extended to June 2002.
At December 31, 1999, the Operating Partnership's total indebtedness included
fixed-rate debt of $646,763,000 and floating-rate indebtedness of $250,595,000.
Approximately 65% of the Operating Partnership's total assets, comprising 102
properties, is encumbered by debt at December 31, 1999.
It is the Operating Partnership's policy to manage its exposure to fluctuations
in market interest rates through the use of fixed rate debt instruments to the
extent possible. At December 31, 1999, approximately 28% of the Operating
Partnership's outstanding debt, including amounts borrowed under the Credit
Facility, were subject to variable rates. The Operating Partnership may, from
time to time, enter into interest rate protection agreements intended to hedge
the cost of new borrowings that are reasonably assured of completion. It is not
the Operating Partnership's policy to engage in hedging activities for
previously outstanding debt instruments or for speculative purposes. At December
31, 1999, the Operating Partnership was not a party to any open interest rate
protection agreements other than the interest rate cap contract associated with
the Secured Financing discussed above.
Equity and Debt Offerings
In January 1999, the Operating Partnership and the Company filed a shelf
registration statement with the SEC (the "January 1999 Shelf Registration
Statement") to register $300 million of debt securities of the Operating
Partnership and to carry forward the remaining $801.2 million in equity
securities of the Company from a November 1997 shelf registration statement
(declared effective by the SEC on December 18, 1997). The January 1999 Shelf
Registration Statement was declared effective by the SEC on January 25, 1999.
Therefore, the Operating Partnership and the Company have the capacity pursuant
to the January 1999 Shelf Registration Statement to issue up to $300 million in
debt securities and $801.2 million in equity securities, respectively. The
Operating Partnership and the Company currently have no plans to issue equity or
debt under these shelf registrations.
Development Alliances
The Operating Partnership currently has 3 development alliances for the
development of approximately 885,000 square feet of office, office/flex and
distribution properties and 1,614 multifamily units in Colorado, Texas, New
Jersey, Kansas and Michigan. As of December 31, 1999, the Operating Partnership
has an investment in these development projects of approximately $33 million.
Under these development alliances, the Operating Partnership has certain rights
to purchase the properties upon completion of development over the next five
years. In addition, the Operating Partnership has loaned approximately $36.4
million (including accrued interest) under another development alliance to
continue the build-out of a 1,200 acre master-planned development in Denver,
Colorado.
Inflation
Substantially all of the leases at the office/flex, industrial and retail
Properties provide for pass-through to tenants of certain operating costs,
including real estate taxes, common area maintenance expenses, and insurance.
Leases at the multifamily properties generally provide for an initial term of
one month or one year and allow for rent adjustments at the time of renewal.
Leases at the office Properties typically provide for rent adjustment and
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pass-through of certain operating expenses during the term of the lease. All of
these provisions may permit the Operating Partnership to increase rental rates
or other charges to tenants in response to rising prices and therefore, serve to
reduce the Operating Partnership's exposure to the adverse effects of inflation.
Forward Looking Statements; Factors That May Affect Operating Results
This Report on Form 10-K contains forward looking statements within the meaning
of Section 27A of the Securities Act of 1933 and Section 21E of the Securities
and Exchange Act of 1934, including statements regarding the Operating
Partnership's expectations, hopes, intentions, beliefs and strategies regarding
the future. Forward looking statements include statements regarding potential
acquisitions, the anticipated performance of future acquisitions, recently
completed acquisitions and existing properties, and statements regarding the
Operating Partnership's financing activities. All forward looking statements
included in this document are based on information available to the Operating
Partnership on the date hereof. It is important to note that the Operating
Partnership's actual results could differ materially from those stated or
implied in such forward looking statements. Some of the factors that could cause
actual results to differ materially are set forth below.
The Limited Availability of and Competition for Real Estate Acquisitions May
Restrict the Operating Partnership's Ability to Grow
The Operating Partnership's growth depends, in part, upon acquisitions. The
Operating Partnership cannot be sure that properties will be available for
acquisition or, if available, that it will be able to purchase those properties
on favorable terms. The unavailability of such acquisitions could limit the
Operating Partnership's growth. Furthermore, the Operating Partnership faces
competition from several other businesses, individuals, fiduciary accounts and
plans and entities in the acquisition, operation and sale of properties. Some of
the Operating Partnership's competitors are larger than it is and have greater
financial resources than it does. This competition could cause the cost of
properties it wishes to purchase to rise. If the Operating Partnership is unable
to continue to grow through acquisitions, then its results of operations and
financial condition could be negatively impacted.
Competition for Tenants Could Adversely Affect the Operating Partnership's
Operations
When space becomes available at the Operating Partnership's properties, the
leases may not be renewed, the space may not be leased or re-leased, or the
terms of the renewal or re-lease (including the cost of required renovations or
concessions to tenants) may be less favorable to it than the prior lease. The
Operating Partnership has established annual property budgets that include
estimates of costs for renovation and re-leasing expenses. The Operating
Partnership believes that these estimates are reasonable in light of each
property's situation; however, no assurance can be given that these estimates
will sufficiently cover these expenses. If the Operating Partnership cannot
lease all or substantially all of the space at its properties promptly, if the
rental rates are significantly lower than expected, or if the Operating
Partnership's reserves for these purposes prove inadequate, then the Operating
Partnership's results of operations and financial condition could be negatively
impacted.
Tenants' Defaults Could Adversely Affect the Operating Partnership's Operations
The Operating Partnership's ability to manage its assets is subject to federal
bankruptcy laws and state laws that limit creditors' rights and remedies
available to real property owners to collect delinquent rents. If a tenant
becomes insolvent or bankrupt, the Operating Partnership cannot be sure that it
could recover the premises from the tenant promptly or from a trustee or
debtor-in-possession in any bankruptcy proceeding relating to that tenant. The
Operating Partnership also cannot be sure that it would receive rent in the
proceeding sufficient to cover its expenses with respect to the premises. If a
tenant becomes bankrupt, the federal bankruptcy code will apply, which in some
instances may restrict the amount and recoverability of the Operating
Partnership's claims against the tenant. A tenant's default on its obligations
to the Operating Partnership could adversely affect its results of operations
and financial condition.
Cash Flow May Be Insufficient for Debt Service Requirements
The Operating Partnership intends to incur indebtedness in the future, including
through borrowings under its Credit Facility, to finance property acquisitions,
retirement of debt and stock repurchases. As a result, the Operating Partnership
expects to be subject to the following risks associated with debt financing
including:
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that interest rates may increase;
that the Operating Partnership's cash flow may be insufficient to meet
required payments on its debt;
and
that the Operating Partnership may be unable to refinance or repay the
debt as it comes due.
Debt Restrictions May Affect Operations and Negatively Affect the Operating
Partnership's Ability to Repay Indebtedness at Maturity
The Operating Partnership's current $142.5 million unsecured Credit Facility
contains provisions that restrict the amount of distributions it can make. These
provisions provide that distributions may not exceed 90% of funds from
operations for any fiscal quarter. If the Operating Partnership cannot obtain
acceptable financing to repay indebtedness at maturity, it may have to sell
properties to repay indebtedness or properties may be foreclosed upon, which
could adversely affect its results of operations, financial condition and
ability to service debt. Also, as of December 31, 1999, approximately $470.4
million of the Operating Partnership's total indebtedness included secured
mortgages with cross-collateralization provisions. In the event of a default,
the holders of this indebtedness may seek to foreclose upon properties which are
not the primary collateral for their loan. This may, in turn, accelerate other
indebtedness secured by these properties. Foreclosure of properties would cause
a loss to the Operating Partnership of income and asset value.
Fluctuations in Interest Rates May Adversely Affect the Operating Partnership's
Operations
As of December 31, 1999, the Operating Partnership had approximately $250.6
million of variable interest rate indebtedness. Accordingly, an increase in
interest rates will adversely affect the Operating Partnership's net income and
results of operations.
Management of Newly Acquired Properties Could Be Difficult
Since the Consolidation on December 31, 1995, and through December 31, 1999, the
Operating Partnership acquired approximately $1.9 billion in properties. To
manage these new properties effectively, the Operating Partnership has sought to
successfully apply its experience managing its existing portfolio to expanded
markets and to an increased number of properties. The assimilation of these
properties is a continuing process whose success cannot be assured indefinitely.
Should the Operating Partnership encounter future difficulties in managing these
newly acquired properties, this could adversely affect its results of operations
and financial condition.
Acquisitions Could Adversely Affect Operations
Consistent with the Operating Partnership's growth strategy, the Operating
Partnership is continually pursuing and evaluating potential acquisition
opportunities. From time to time the Operating Partnership is actively
considering the possible acquisition of specific properties, which may include
properties managed by GC or owned by affiliated parties. It is possible that one
or more of such possible future acquisitions, if completed, could adversely
affect the Operating Partnership's results of operations and financial
condition.
Potential Adverse Consequences of Transactions Involving Conflicts of Interest
The Operating Partnership has acquired, and from time to time may acquire,
properties from partnerships that Robert Batinovich, the Company's Chairman and
Chief Executive Officer, and Andrew Batinovich, the Company's President and
Chief Operating Officer, control, and in which they and members of their
families have substantial interests. These transactions involve or will involve
conflicts of interest. These transactions also may provide substantial economic
benefits to those individuals such as:
payments or issuances of partnership units in the Operating Partnership,
relief or deferral of tax liabilities,
relief of primary or secondary liability for debt, and
reduction in exposure to other property-related liabilities.
The Operating Partnership's policy provides that interested directors may not
vote with regard to transactions in which they have a substantial interest.
These transactions may only be completed if they are approved by a majority of
the disinterested directors, with the interested directors abstaining. Despite
this policy and the presence of appraisals or fairness opinions or review by
parties who have no interest in the transactions, the transactions will not be
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the product of arm's-length negotiation. These transactions may not be as
favorable to the Operating Partnership as transactions that it negotiates with
unrelated parties and they could result in undue benefit to Robert and Andrew
Batinovich and members of their families. None of these parties has guaranteed
that any properties acquired from entities they control or in which they have a
significant interest will be as profitable as other investments made by the
Operating Partnership or will not result in losses.
Dependence on Executive Officers
The Operating Partnership depends on the efforts of Robert Batinovich, its Chief
Executive Officer and Andrew Batinovich, its President and Chief Operating
Officer, and of its other executive officers. The loss of the services of any of
them could have an adverse effect on the Operating Partnership's results of
operations and financial condition. Both Robert and Andrew Batinovich have
entered into employment agreements with the Company.
Potential Liability Due to Environmental Matters
Under federal, state and local laws relating to protection of the environment
("Environmental Laws"), a current or previous owner or operator of real estate
may be liable for contamination resulting from the presence or discharge of
petroleum products or other hazardous or toxic substances on the property. These
owners may be required to investigate and clean-up the contamination on the
property as well as the contamination which has migrated from the property.
Environmental Laws typically impose liability and clean-up responsibility
without regard to whether the owner or operator knew of, or was responsible for,
the presence of the contamination. This liability may be joint and several
unless the harm is divisible and there is a reasonable basis for allocation of
responsibility. In addition, the owner or operator of a property may be subject
to claims by third parties based on personal injury, property damage and/or
other costs, including investigation and clean-up costs, resulting from
environmental contamination. Environmental Laws may also impose restrictions on
the manner in which a property may be used or transferred or in which businesses
may be operated. These restrictions may require expenditures. Under the
Environmental Laws, any person who arranges for the transportation, disposal or
treatment of hazardous or toxic substances may also be liable for the costs of
investigation or clean-up of those substances at the disposal or treatment
facility, whether or not the facility is or ever was owned or operated by that
person.
Tenants of the Operating Partnership's properties generally are required by
their leases to operate in compliance with all applicable Environmental Laws,
and to indemnify the Operating Partnership against any environmental liability
arising from their activities on the properties. However, the Operating
Partnership could be subject to environmental liability relating to its
management of the properties or strict liability by virtue of its ownership
interest in the properties. Also tenants may not satisfy their indemnification
obligations under the leases. The Operating Partnership is also subject to the
risk that:
any environmental assessments of its properties, properties being
considered for acquisition, or the properties owned by the partnerships
managed by GC may not have revealed all potential environmental
liabilities,
any prior owner or prior or current operator of such properties may
have created an environmental condition not known to the Operating
Partnership, or
an environmental condition may otherwise exist as to any one or more of
such properties.
Any one of these conditions could have an adverse effect on the Operating
Partnership's results of operations and financial condition or ability to
service debt, either directly (with respect to its properties), or indirectly
(with respect to properties owned by partnerships managed by GC). Any condition
adversely affecting the financial condition of GC could adversely affect the
Operating Partnership by diminishing the value of its interest in GC. Moreover,
future environmental laws, ordinances or regulations may have an adverse effect
on the Operating Partnership's results of operations, financial condition and
ability to service debt. Also, the current environmental condition of those
properties may be affected by tenants and occupants of the properties, by the
condition of land or operations in the vicinity of the properties (such as the
presence of underground storage tanks), or by third parties unrelated to the
Operating Partnership.
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Environmental Assessments and Potential Liability Due to Asbestos-Containing
Materials
Environmental Laws also govern the presence, maintenance and removal of
asbestos-containing building materials. These laws require that
asbestos-containing building materials be properly managed and maintained and
that those who may come into contact with asbestos-containing building materials
be adequately informed and trained. They also require that special precautions,
including removal or other abatement, be undertaken in the event
asbestos-containing building materials is disturbed during renovation or
demolition of a building. These laws may impose fines and penalties on building
owners or operators for failure to comply with these requirements. They also may
allow third parties to seek recovery from owners or operators for personal
injury associated with exposure to asbestos fibers.
All of the properties that the Operating Partnership presently owns have been
subject to Phase I environmental assessments by independent environmental
consultants. Some of the Phase I environmental assessments recommended further
investigations in the form of Phase II environmental assessments, including soil
and groundwater sampling. The Operating Partnership has completed all of these
investigations or is in the process of completing them. Certain of the Operating
Partnership's properties have been found to contain asbestos-containing building
materials. The Operating Partnership believes that these materials have been
adequately contained and it has implemented an asbestos-containing building
materials operations and maintenance program for the properties found to contain
asbestos-containing building materials.
Some, but not all, of the properties owned by partnerships managed by GC have
been subject to Phase I environmental assessments by independent environmental
consultants. GC determines on a case-by-case basis whether to obtain Phase I
environmental assessments on these properties and whether to undertake further
investigation or remediation. Certain of these properties contain
asbestos-containing building materials. In each case GC believes that these
materials have been adequately contained and has implemented an
asbestos-containing building materials operations and maintenance program has
been implemented for the properties found to contain asbestos-containing
building materials.
Potential Environmental Liability Resulting From Underground Storage Tanks
Some of the Operating Partnership's properties, as well as properties that it
has previously owned, are leased or have been leased to owners or operators of
businesses that use, store or otherwise handle petroleum products or other
hazardous or toxic substances. These businesses include dry cleaners that
operate on-site dry cleaning plants and auto care centers. Some of these
properties contain, or may have contained, underground storage tanks for the
storage of petroleum products and other hazardous or toxic substances. These
operations create a potential for the release of those substances. Some of the
Operating Partnership's properties are adjacent to or near other properties that
have contained or currently contain underground storage tanks used to store
petroleum products or other hazardous or toxic substances. Several of the
Operating Partnership's properties have been contaminated with these substances
from on-site operations or operations on adjacent or nearby properties. In
addition, certain of the Operating Partnership's properties are on, or are
adjacent to or near other properties upon which others, including former owners
or tenants of the properties, have engaged or may engage in activities that may
release petroleum products or other hazardous or toxic substances.
Environmental Liabilities May Adversely Affect Operating Costs and Ability to
Borrow
The obligation to pay for the cost of complying with existing Environmental Laws
as well as the cost of complying with future legislation may affect the
Operating Partnership's operating costs. In addition, the presence of petroleum
products or other hazardous or toxic substances at any of the Operating
Partnership's properties, or the failure to remediate those properties properly,
may adversely affect its ability to borrow by using those properties as
collateral. The cost of defending against claims of liability and the cost of
complying with Environmental Laws, including investigation or clean-up of
contaminated property, could materially adversely affect the Operating
Partnership's results of operations and financial condition.
General Risks of Ownership of Real Estate
The Operating Partnership is subject to risks generally incidental to the
ownership of real estate. These risks include:
27
<PAGE>
- changes in general economic or local conditions;
- changes in supply of or demand for similar or competing properties in an
area;
- the impact of environmental protection laws;
- changes in interest rates and availability of financing which may
render the sale or financing of a property difficult or unattractive;
- changes in tax, real estate and zoning laws; and
- the creation of mechanics' liens or similar encumbrances placed on
the property by a lessee or other parties without the Operating
Partnership's knowledge and consent.
Should any of these events occur, the Operating Partnership's results of
operations and financial condition could be adversely affected.
General Risks Associated With Management, Leasing and Brokerage Contracts
The Operating Partnership is subject to the risks generally associated with the
property management, leasing and brokerage businesses. These risks include the
risk that:
- management contracts or service agreements may be terminated;
- contracts will not be renewed upon expiration or will not be renewed on
terms consistent with current terms; and
- leasing and brokerage activity generally may decline.
In addition, the Operating Partnership's acquisition of properties from
partnerships managed by GC or another subsidiary could result in a decrease in
revenues to such subsidiary and a corresponding decrease in dividends received
by the Operating Partnership from such subsidiary. Each of these developments
could have an adverse effect on the Operating Partnership's results of
operations and financial condition.
Uninsured Losses May Adversely Affect Operations
The Operating Partnership, or in certain instances, tenants of the properties,
carry comprehensive liability, fire and extended coverage with respect to the
properties. This coverage has policy specification and insured limits
customarily carried for similar properties. However, certain types of losses
(such as from earthquakes and floods) may be either uninsurable or not
economically insurable. Further, certain of the properties are located in areas
that are subject to earthquake activity and floods. Should a property sustain
damage as a result of an earthquake or flood, the Operating Partnership may
incur losses due to insurance deductibles, co-payments on insured losses or
uninsured losses. Should an uninsured loss occur, the Operating Partnership
could lose some or all of its capital investment, cash flow and anticipated
profits related to one or more properties. This could have an adverse effect on
the Operating Partnership's results of operations and financial condition.
Illiquidity of Real Estate May Limit Our Ability to Vary the Operating
Partnership's Portfolio
Real estate investments are relatively illiquid and, therefore, will tend to
limit the Operating Partnership's ability to vary its portfolio promptly in
response to changes in economic or other conditions. In addition, the Internal
Revenue Code of 1986, as amended (the "Code"), and individual agreements with
sellers of properties place limits on the Operating Partnership's ability to
sell properties. Fifty-five of the Operating Partnership's properties were
acquired on terms and conditions under which they can be disposed of only in a
like-kind exchange or other non-taxable transaction. The agreed upon time
periods for these restrictions on dispositions vary from transaction to
transaction.
Potential Liability Under the Americans With Disabilities Act
As of January 26, 1992, all of the Operating Partnership's properties were
required to be in compliance with the Americans With Disabilities Act. The
Americans With Disabilities Act generally requires that places of public
accommodation be made accessible to people with disabilities to the extent
readily achievable. Compliance with the Americans With Disabilities Act
requirements could require removal of access barriers. Non-compliance could
result in imposition of fines by the federal government, an award of damages to
28
<PAGE>
private litigants and/or a court order to remove access barriers. Because of the
limited history of the Americans With Disabilities Act, the impact of its
application to the Operating Partnership's properties, including the extent and
timing of required renovations, is uncertain. Pursuant to lease agreements with
tenants in certain of the "single-tenant" properties, the tenants are obligated
to comply with the Americans With Disabilities Act provisions. If the Operating
Partnership's costs are greater than anticipated or tenants are unable to meet
their obligations, the Operating Partnership's results of operations and
financial condition could be adversely affected.
Development Alliances May Adversely Affect Operations
The Operating Partnership may, from time to time, enter into alliances with
selected developers for the purpose of developing new projects in which these
developers have, in the opinion of management, significant expertise or
experience. These projects generally require various governmental and other
approvals, the receipt of which cannot be assured. These development activities
also may entail certain risks, including the risk that:
- management may expend funds on and devote time to projects which may not
come to fruition;
- construction costs of a project may exceed original estimates,
possibly making the project uneconomical;
- occupancy rates and rents at a completed project may be less than
anticipated; and
- expenses at a completed development may be higher than anticipated.
In addition, the partners in development alliances may have significant control
over the operation of the alliance project. Therefore, these investments may,
under certain circumstances, involve risks such as the possibility that the
partner might:
- become bankrupt;
- have economic or business interests or goals that are inconsistent
with the Operating Partnership's business interest or goals; or
- be in a position to take action contrary to the Operating Partnership's
instructions or requests or contrary to its policies or objectives.
Consequently, actions by a partner in a development alliance might subject
property owned by the alliance to additional risk. Although the Operating
Partnership will seek to maintain sufficient control of any alliance to permit
its objectives to be achieved, the Operating Partnership may be unable to take
action without the approval of its development alliance partners. Conversely,
the Operating Partnership's development alliance partners could take actions
binding on the alliance without the Operating Partnership's consent. In
addition, should a partner in a development alliance become bankrupt the
Operating Partnership could become liable for the partner's share of the
project's liabilities. These risks may result in a development project adversely
affecting the Operating Partnership's results of operations and financial
condition.
Material Tax Risks
Since 1996, the Company has operated as a REIT under the Code. However, the
Company may not be able to maintain its status as a REIT. To qualify as a REIT
the Company must satisfy numerous requirements (some on an annual and quarterly
basis) established under highly technical and complex Code provisions. Only
limited judicial or administrative interpretation exists for these provisions
and involves the determination of various factual matters and circumstances not
entirely within the Company's control. The Company receives nonqualifying
management fee income and owns nonqualifying preferred stock in certain
subsidiaries. As a result, the Company may approach the income and asset test
limits imposed by the Code. There is a risk that the Company may not satisfy
these tests. In order to avoid exceeding the asset test limit, for example, the
Company may have to reduce its interest in its subsidiaries. The Company is
relying on the opinion of its tax counsel regarding its ability to qualify as a
REIT. This legal opinion, however, is not binding on the Internal Revenue
Service ("IRS").
Consequences of Failure to Qualify as a REIT
If the Company fails to qualify as a REIT in any taxable year, the Company would
be subject to federal income tax on its taxable income at corporate rates. In
addition, the Company also may be disqualified from treatment as a REIT for the
four taxable years following the year in which the Company failed to qualify.
29
<PAGE>
This would reduce the Company's net earnings available for investment or
distribution to stockholders because of the additional tax liability. In
addition, the Company would no longer be required to make distributions to
stockholders.
Even if the Company continues to qualify as a REIT, it will be subject to
certain federal, state and local taxes on its income and property.
Possible Changes in Tax Laws; Effect on the Market Value of Real Estate
Investments
Income tax treatment of REITs may be modified by legislative, judicial or
administrative action at any time. These changes may be applied to past as well
as future operations. Legislation, regulations, administrative interpretations
or court decisions may significantly change the tax laws with respect to (1) the
qualification as a REIT or (2) the federal income tax consequences of this
qualification. In addition, the changes might also indirectly affect the market
value of all real estate investments, and consequently the Company's ability to
realize its investment objectives.
Additional Capital Requirements; Possible Adverse Effects on Holders of Equity
The Operating Partnership's ability to continue its growth pattern established
in 1996-1999, which was funded largely through the raising of equity capital,
depends in large part upon its ability to raise additional capital in the future
on satisfactory terms. If the Company raises additional capital through the
issuance of additional equity securities, or securities convertible into or
exercisable for equity securities, the interests of holders of the Company's
shares of Common Stock could be diluted. Likewise, the Company's Board of
Directors is authorized to issue Preferred Stock and to determine the rights of
the Preferred Stock. Accordingly, the Board of Directors may authorize the
issuance of Preferred Stock with rights which may dilute or otherwise adversely
affect the interests of holders of the Company's shares of Common Stock. If the
Operating Partnership raises additional capital through debt financing, it will
be subject to the risks described below, among others.
The Operating Partnership's Indebtedness Restrictions May Adversely Affect its
Ability to Incur Indebtedness
The Company's organizational documents limit its ability to incur additional
debt if the total debt, including the additional debt, would exceed 50% of the
"Borrowing Base." This debt limitation in the Company's Charter can only be
amended by an affirmative vote of the majority of all outstanding stock entitled
to vote on such amendment. The term "Borrowing Base" is defined as the greater
of Fair Market Value or Total Market Capitalization. Fair Market Value is based
upon the value of the Operating Partnership's assets as determined by an
independent appraiser. Total Market Capitalization is the sum of the market
value of the Company's outstanding capital stock, including shares issuable on
exercise of redemption options by holders of units of the limited partnership,
plus debt. An exception is made for refinancings and borrowings required to make
distributions to maintain the Company's status as a REIT. In light of these debt
restrictions, it should be noted that a change in the value of the Company's
common stock could affect the Borrowing Base, and therefore the Operating
Partnership's ability to incur additional indebtedness, even though such change
in the common stock's value is unrelated to the Operating Partnership's
liquidity.
Limitation on Ownership of Common Stock And Stockholder's Rights Plan May
Preclude Acquisition of Control
Provisions of the Company's Charter are designed to assist the Company in
maintaining its qualification as a REIT under the Code by preventing
concentrated ownership of the Company which might jeopardize REIT qualification.
Among other things, these provisions provide that:
- any transfer or acquisition of the Company's common or preferred
stock that would result in its disqualification as a REIT under the Code
will be void; and
- if any person attempts to acquire shares of the Company's common or
preferred stock that after the acquisition would cause the person to own
an amount of common stock and preferred stock in excess of a
predetermined limit, such acquisitions would be void.
30
<PAGE>
Ownership is determined by operation of certain attribution rules set out in the
Code. Pursuant to Board action, the limit currently is 9.9% of the value of the
outstanding shares of common stock and preferred stock (the "Ownership
Limitation"). The common stock or preferred stock the transfer of which would
cause any person to violate the Ownership Limitation, is referred to as the
"Excess Shares." A transfer that would violate the Ownership Limitation will be
void and the common stock or preferred stock subject to the transfer will
automatically be transferred to an unaffiliated trustee for the benefit of a
charitable organization designated by the Board of Directors until sold by the
trustee to a third party or purchased by the Company. This limitation on the
ownership of common stock and preferred stock may preclude the acquisition of
control of the Company by a third party without the consent of the Board of
Directors. If the Board of Directors waives the Ownership Limitation for any
person, the Ownership Limitation will be proportionally and automatically
reduced with regard to all other persons such that no five persons may own more
than 50% of the value of the common stock and preferred stock. Certain other
provisions contained in the Company's Charter and Bylaws may also have the
effect of discouraging a third party from making an acquisition proposal for the
Company and may thereby inhibit a change in control in the Company even if a
change in control would be in the best interests of the stockholders.
In addition, in July 1998, the Board of Directors adopted a stockholder rights
plan. Under the plan, the Company declared a dividend of rights on its common
stock. The rights issued under the plan will be triggered, with certain
exceptions, if and when any person or group acquires, or commences a tender
offer to acquire, 15% or more of the Company's shares. The rights plan is
intended to prevent abusive hostile takeover attempts by requiring a potential
acquirer to negotiate the terms of an acquisition with the Board of Directors.
However, it could have the effect of deterring or preventing an acquisition of
the Company, even if a majority of the Company's stockholders would be in favor
of such acquisition, and could also have the effect of making it more difficult
for a person or group to gain control of the Company or to change existing
management.
Losses Relating to Consolidation
The Company was created through the merger of eight partnerships and a
corporation (the "Consolidation"). Prior to the completion of the Consolidation,
two lawsuits were filed in 1995 contesting the fairness of the Consolidation,
one in California State court and one in federal court. The complaints in both
actions alleged, among other things, breaches by the defendants of fiduciary
duties and inadequate disclosures. The State court action was settled over the
objection of certain parties, and the settlement was approved (or review denied)
by the Superior Court of the State of California in and for San Mateo County,
the California state court of appeals, the California Supreme Court and the
Supreme Court of the United States. In the federal action, the court in December
of 1995 deferred all further proceedings pending a ruling in the State court
action. Following the final resolution of the State court action, the defendants
in January 2000 filed a motion to dismiss the federal court action. As of the
date of this report, the plaintiffs had failed to file a timely responsive
pleading, so the defendants intend to move for final dismissal. The Company
believes that it is very unlikely that this litigation would result in a
liability that would exceed the accrued liability by a material amount. However,
given the inherent uncertainties of litigation, there can be no assurance that
the ultimate outcomes of these actions will be favorable to the Company.
From time to time the Operating Partnership and the Company are involved in
other litigation arising out of their business activities. Certain other claims
and lawsuits have arisen against the Operating Partnership and the Company in
their normal course of business. It is possible that this litigation and the
other litigation previously described could result in significant losses in
excess of amounts reserved, which could have an adverse effect on their results
of operations and financial condition.
Uncertainty Due to the Board of Directors' Ability to Change Investment Policies
The Board of Directors may change the Company's investment policies without a
vote of the stockholders. If the Company's investment policies change, the risks
and potential rewards of an investment in the shares may also change. In
addition, the methods of implementing the Company's investment policies may vary
as new investment techniques are developed.
Effect of Market Interest Rates on Price of Common Stock
The annual yield on the price paid for shares of the Company's common stock from
distributions by the Company may influence the market price of the shares of its
31
<PAGE>
common stock in public markets. An increase in market interest rates may lead
prospective purchasers of the Company's common stock to seek a higher annual
yield from their investments. This may adversely affect the market price of the
Company's common stock.
Shares Available for Future Sale
The Company cannot predict the effect, if any, that future sales of shares of
its common stock or future conversions or exercises of securities for future
sales will have on the market price of its common stock. Sales of substantial
amounts of the Company's common stock, or the perception that such sales could
occur, may adversely affect the prevailing market price for the Company's common
stock.
Item 7A. Qualitative and Quantitative Information About Market Risk
Interest Rates
The Operating Partnership's primary market risk exposure is to changes in
interest rates obtainable on its mortgage loans receivable and its secured and
unsecured borrowings. The Operating Partnership does not believe that changes in
market interest rates will have a material impact on the performance or fair
value of its portfolio of mortgage loans receivable.
It is the Operating Partnership's policy to manage its exposure to fluctuations
in market interest rates for its borrowings through the use of fixed rate debt
instruments to the extent that reasonably favorable rates are obtainable with
such arrangements. In order to maximize financial flexibility when selling
properties and minimize potential prepayment penalties on fixed rate loans, the
Operating Partnership has also entered into variable rate debt arrangements.
Approximately 28% and 20% of the Operating Partnership's outstanding debt,
including amounts borrowed under the Credit Facility, were subject to variable
rates at December 31, 1999 and 1998, respectively. In addition, the average
interest rate on the Operating Partnership's debt increased from 7.08% at
December 31, 1998 to 7.16% at December 31, 1999. The Operating Partnership
reviews interest rate exposure in the portfolio quarterly in an effort to
minimize the risk of interest rate fluctuations. The Operating Partnership does
not have any other material market-sensitive financial instruments. It is not
the Operating Partnership's policy to engage in hedging activities for
previously outstanding debt instruments or for speculative or trading purposes.
The Operating Partnership may enter into forward interest rate, or similar,
agreements to hedge specific anticipated debt issuances where management
believes the risk of adverse changes in market rates is significant. Under a
forward interest rate agreement, if the referenced interest rate increases, the
Operating Partnership is entitled to a receipt in settlement of the agreement
that economically would offset the higher financing cost of the debt issued. If
the referenced interest rate decreases, the Operating Partnership makes payment
in settlement of the agreement, creating an expense that economically would
offset the reduced financing cost of the debt issued. At December 31, 1999, the
Operating Partnership was not a party to any forward interest rate or similar
agreements other than the interest rate cap contract associated with the Secured
Financing loan discussed above.
The table below provides information about the Operating Partnership's financial
instruments that are sensitive to changes in interest rates. For debt
obligations, the table presents principal cash flows and related weighted
average interest rates by expected maturity dates. Weighted average variable
rates are based on rates in effect at the reporting date.
32
<PAGE>
<TABLE>
<CAPTION>
Expected Maturity Date
-------------------------------------------------------------------------
Fair
2000 2001 2002 2003 2004 Thereafter Total Value
(in thousands)
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Secured Fixed $ 61,441 $ 15,435 $ 14,301 $ 37,849 $ 27,791 $ 398,796 $ 555,613 $ 555,613
Average interest rate 6.83% 7.93% 7.46% 7.64% 7.38% 6.80% 6.94%
Secured Variable $ 41,402 $ 7,100 $ - $ - $ 97,600 $ - $ 146,102 $ 146,102
Average interest rate 8.41% 8.50% - - 6.53% - 7.16%
Unsecured Fixed $ - $ - $ - $ - $ - $ 91,150 $ 91,150 $ 91,150
Average interest rate - - - - - 7.63% 7.63%
Unsecured Variable $ 70,628 $ - $ 33,865 $ - $ - $ - $ 104,493 $ 104,493
Average interest rate 7.75% - 8.25% - - - 7.91%
</TABLE>
The Operating Partnership believes that the interest rates given in the table
for fixed rate borrowings approximate the rates the Operating Partnership could
currently obtain for instruments of similar terms and maturities and that the
fair values of such instruments approximate carrying value at December 31, 1999.
A change of 1/8% in the index rate to which the Operating Partnership's variable
rate debt is tied would change the annual interest incurred by the Operating
Partnership by $313,000, based upon the balances outstanding on variable rate
instruments at December 31, 1999.
Item 8. Financial Statements and Supplementary Data
The response to this item is submitted as a separate section of this Form 10-K.
See Item 14.
Item 9. Changes in and Disagreements with Accountants on Accounting and
Financial Disclosure
None.
PART III
Item 10. Directors and Executive Officers of the Company
The information required by Item 10 is incorporated by reference from the
Company's definitive proxy statement for its annual stockholders' meeting to be
held on May 5, 2000.
Item 11. Executive Compensation
The information required by Item 11 is incorporated by reference from the
Company's definitive proxy statement for its annual stockholders' meeting to be
held on May 5, 2000.
Item 12. Security Ownership of Certain Beneficial Owners and Management
The information required by Item 12 is incorporated by reference from the
Company's definitive proxy statement for its annual stockholders' meeting to be
held on May 5, 2000.
Item 13. Certain Relationships and Related Transactions
The information required by Item 13 is incorporated by reference from the
Company's definitive proxy statement for its annual stockholders' meeting to be
held on May 5, 2000.
33
<PAGE>
<TABLE>
<CAPTION>
PART IV
Item 14. Exhibits, Financial Statements, Schedules and Reports on Form 8-K
Page No.
<S> <C> <C> <C>
(a) (1) Financial Statements
Report of Independent Public Accountants 35
Consolidated Balance Sheets at December 31, 1999 and 1998 36
Consolidated Statements of Income for the years ended December 31, 1999, 1998 and 1997 37
Consolidated Statements of Partners' Equity for the years ended December 31, 1999,
1998 and 1997 38
Consolidated Statements of Cash Flows for the years ended December 31, 1999, 1998 and 1997 39
Notes to Consolidated Financial Statements 41
(2) Financial Statement Schedules
Schedule III - Real Estate and Accumulated Depreciation 59
Schedule IV - Mortgage Loans Receivable, Secured by Real Estate 67
(3) Exhibits to Financial Statements
The Exhibit Index attached hereto is hereby incorporated by reference to this Item. 70
(b) Reports on Form 8-K (incorporated herein by reference)
On October 26, 1999, the Company filed a report on Form 8-K
with respect to Supplemental Information for the quarter ended September
30, 1999.
On January 26, 2000, the Company filed a report on Form 8-K
with respect to Supplemental Information for the quarter ended December
31, 1999.
</TABLE>
34
<PAGE>
REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
To the Partners of GLENBOROUGH PROPERTIES, L.P.:
We have audited the accompanying consolidated balance sheets of GLENBOROUGH
PROPERTIES, L.P., as of December 31, 1999 and 1998, and the related consolidated
statements of income, partners' equity and cash flows for the years ended
December 31, 1999, 1998 and 1997. These consolidated financial statements and
the schedules referred to below are the responsibility of the Operating
Partnership's management. Our responsibility is to express an opinion on these
consolidated financial statements and schedules based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the consolidated financial statements referred to above present
fairly, in all material respects, the consolidated financial position of
GLENBOROUGH PROPERTIES, L.P., as of December 31, 1999 and 1998, and the
consolidated results of its operations and its cash flows for the years ended
December 31, 1999, 1998 and 1997, in conformity with generally accepted
accounting principles.
Our audits were made for the purpose of forming an opinion on the basic
consolidated financial statements taken as a whole. The accompanying schedules
listed in the index to financial statements and schedules are presented for the
purpose of complying with the Securities and Exchange Commission's rules and are
not a required part of the basic consolidated financial statements. These
schedules have been subjected to the auditing procedures applied in our audits
of the basic consolidated financial statements and, in our opinion, are fairly
stated in all material respects in relation to the basic consolidated financial
statements taken as a whole.
ARTHUR ANDERSEN LLP
San Francisco, California
March 1, 2000
35
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
CONSOLIDATED BALANCE SHEETS
As of December 31, 1999 and 1998
(in thousands, except share amounts)
1999 1998
-------------- ---------------
ASSETS
<S> <C> <C>
Rental properties, gross $ 1,761,536 $ 1,793,530
Accumulated depreciation (114,170) (72,951)
-------------- ---------------
Rental properties, net 1,647,366 1,720,579
Rental properties held for sale, gross - 31,778
Accumulated depreciation - (9,918)
-------------- ---------------
Rental properties held for sale, net - 21,860
Investments in Development 33,298 35,131
Investments in Associated Companies 9,404 8,807
Mortgage loans receivable 37,582 42,420
Cash and cash equivalents 6,363 4,019
Other assets 61,234 45,437
-------------- ---------------
TOTAL ASSETS $ 1,795,247 $ 1,878,253
============== ===============
LIABILITIES AND PARTNERS' EQUITY
Liabilities:
Mortgage loans $ 701,715 $ 708,578
Unsecured term debt 125,015 150,000
Unsecured bank line 70,628 63,519
Other liabilities 30,625 28,921
-------------- ---------------
Total liabilities 927,983 951,018
-------------- ---------------
Commitments and contingencies - -
Partners' Equity:
General partner, 344,358 and 359,777 units issued and outstanding at
December 31, 1999 and 1998, respectively 8,245 9,066
Limited partners, 34,091,414 and 35,617,954 issued
and outstanding at December 31, 1999 and 1998, respectively
859,019 918,169
-------------- ---------------
Total partners' equity 867,264 927,235
-------------- ---------------
TOTAL LIABILITIES AND PARTNERS'
EQUITY $ 1,795,247 $ 1,878,253
============== ===============
See accompanying notes to consolidated financial statements
</TABLE>
36
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
CONSOLIDATED STATEMENTS OF INCOME
For the years ended December 31, 1999, 1998 and 1997
(in thousands, except per share amounts)
1999 1998 1997
---------------- ---------------- ----------------
REVENUE
<S> <C> <C> <C>
Rental revenue $ 255,339 $ 227,956 $ 61,393
Fees and reimbursements from affiliates 3,312 2,802 719
Interest and other income 6,404 4,557 1,627
Equity in earnings of Associated Companies 1,222 1,314 2,743
Equity in loss of joint ventures (310) - -
Net gain on sales of real estate assets and repayment
of notes receivable 9,013 4,796 1,491
---------------- ---------------- ----------------
Total revenue 274,980 241,425 67,973
---------------- ---------------- ----------------
EXPENSES
Property operating expenses 88,037 75,426 20,904
General and administrative 9,672 10,682 4,002
Depreciation and amortization 58,295 50,169 14,829
Interest expense 64,782 53,289 9,668
Loss on sale of mortgage loan receivable 1,229 - -
Loss on interest rate protection agreement - 4,323 -
---------------- ---------------- ----------------
Total expenses 222,015 193,889 49,403
---------------- ---------------- ----------------
Income from operations before extraordinary item 52,965 47,536 18,570
Extraordinary item:
Net gain (loss) on early extinguishment of debt 984 (1,400) (843)
---------------- ---------------- ----------------
Net income 53,949 46,136 17,727
Preferred partner interest distributions (22,280) (20,620) -
================ ================ ================
Net income available to general and limited partners $ 31,669 $ 25,516 $ 17,727
================ ================ ================
Per Partnership Unit Data:
Net income before extraordinary item $ 0.87 $ 0.77 $ 0.97
Extraordinary item 0.02 (0.04) (0.04)
---------------- ---------------- ----------------
Net income available to general and limited partners $ 0.89 $ 0.73 $ 0.93
================ ================ ================
Weighted average number of partnership units outstanding
35,427,601 35,036,393 19,093,111
================ ================ ================
See accompanying notes to consolidated financial statements
</TABLE>
37
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
CONSOLIDATED STATEMENTS OF PARTNERS' EQUITY
For the years ended December 31, 1999, 1998 and 1997
(in thousands)
General Limited Partners
Partner Total
------------------- ------------------- ------------------
<S> <C> <C> <C>
Balance at December 31, 1996 $ 1,056 $ 104,576 $ 105,632
Contributions 5,283 523,010 528,293
Distributions (253) (25,086) (25,339)
Net income 177 17,550 17,727
------------------- ------------------- ------------------
Balance at December 31, 1997 6,263 620,050 626,313
Contributions 3,316 328,241 331,557
Distributions (767) (75,970) (76,737)
Unrealized loss on marketable securities (1) (33) (34)
Net income 255 45,881 46,136
------------------- ------------------- ------------------
Balance at December 31, 1998 9,066 918,169 927,235
Contributions 28 2,711 2,739
Distributions (821) (81,284) (82,105)
Redemption of units (296) (29,339) (29,635)
Acquisition of Operating Partnership units (50) (4,903) (4,953)
Unrealized gain on marketable securities 1 33 34
Net income 317 53,632 53,949
------------------- ------------------- ------------------
Balance at December 31, 1999 $ 8,245 $ 859,019 $ 867,264
=================== =================== ==================
See accompanying notes to consolidated financial statements
</TABLE>
38
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
CONSOLIDATED STATEMENTS OF CASH FLOWS
For the years ended December 31, 1999, 1998 and 1997
(in thousands)
1999 1998 1997
--------------- --------------- --------------
Cash flows from operating activities:
<S> <C> <C> <C>
Net income $ 53,949 $ 46,136 $ 17,727
Adjustments to reconcile net income to
net cash provided by operating activities:
Depreciation and amortization 58,295 50,169 14,829
Amortization of loan fees, included in
interest expense 2,035 1,563 221
Equity in earnings of Associated Companies (1,222) (1,314) (2,743)
Net gain on sales of real estate assets and
repayment of notes receivable (9,013) (4,796) (1,491)
Loss on sale of mortgage loan receivable 1,229 - -
(Gain) loss on early extinguishment of debt (984) 1,400 843
Changes in certain assets and liabilities, net (12,285) (5,029) (9,535)
--------------- --------------- --------------
Net cash provided by operating activities 92,004 88,129 19,851
--------------- --------------- --------------
Cash flows from investing activities:
Net proceeds from sales of real estate assets 144,846 73,339 12,950
Additions to real estate assets (51,824) (626,161) (586,965)
Investments in development (9,606) (25,745) -
Investments in joint ventures (5,679) - -
Additions to mortgage loans receivable (2,795) (39,613) (1,855)
Principal receipts on mortgage loans receivable 4,255 885 8,068
Reductions in principal on mortgage loans receivable 2,149 - -
Payments from affiliates 900 - -
Investments in Associated Companies - - (3,700)
Distributions from Associated Companies 625 3,455 2,260
--------------- --------------- --------------
Net cash provided by (used for) investing
activities 82,871 (613,840) (569,242)
--------------- --------------- --------------
Cash flows from financing activities:
Proceeds from borrowings 342,348 696,618 467,689
Repayment of borrowings (347,427) (511,696) (375,909)
Payments into lender impound accounts, net (690) (11,061) (281)
Proceeds from issuance of Senior Notes - 150,000 -
Retirement of Senior Notes (less gain on retirement of
$3,115 in 1999) (55,735) - -
Prepayment penalties on loan payoffs (2,026) - -
Partner contributions 2,739 278,936 486,116
Partner distributions (82,105) (76,737) (25,339)
Redemption of units (29,635) - -
--------------- --------------- --------------
Net cash provided by (used for) financing
activities (172,531) 526,060 552,276
--------------- --------------- --------------
continued
See accompanying notes to consolidated financial statements
</TABLE>
39
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
CONSOLIDATED STATEMENTS OF CASH FLOWS - continued
For the years ended December 31, 1999, 1998 and 1997
(in thousands)
1999 1998 1997
--------------- --------------- --------------
<S> <C> <C> <C>
Net increase in cash and cash equivalents $ 2,344 $ 349 $ 2,885
Cash and cash equivalents at beginning of year 4,019 3,670 785
--------------- --------------- --------------
Cash and cash equivalents at end of year $ 6,363 $ 4,019 $ 3,670
=============== =============== ==============
Supplemental disclosure of cash flow information:
Cash paid for interest (net of capitalized interest of
$2,675 and $1,108 in 1999 and 1998, respectively) $ 63,316 $ 46,608 $ 9,373
=============== =============== ==============
Supplemental disclosure of Non-Cash Investing and Financing
Activities:
Acquisition of real estate through assumption of first
trust deed notes payable $ 39,275 $ 358,876 $ 60,628
=============== =============== ==============
Acquisition of real estate through issuance of
Operating Partnership units $ - $ 52,621 $ 42,177
=============== =============== ==============
See accompanying notes to consolidated financial statements
</TABLE>
40
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
Note 1. ORGANIZATION
Glenborough Properties, L.P., a California Limited Partnership (the "Operating
Partnership") was organized in the State of California on August 23, 1995. The
Operating Partnership is the primary operating subsidiary of Glenborough Realty
Trust Incorporated (the "Company"), a self-administered and self-managed real
estate investment trust ("REIT"). On December 31, 1995, the Company completed a
consolidation (the "Consolidation") in which eight public limited partnerships
(the "Partnerships," collectively with Glenborough Corporation (defined below),
the "GRT Predecessor Entities"), merged with and into the Company. The Company
(i) issued 5,753,709 shares (the "Shares") of $.001 par value Common Stock to
the Partnerships in exchange for 3,979,376 Operating Partnership units; and (ii)
merged with Glenborough Corporation, a California Corporation, with the Company
being the surviving entity. The Company then transferred certain real estate and
related assets to the Operating Partnership in exchange for a sole general
partner interest of 1% and a limited partnership interest of 85.37% (88.50%
limited partnership interest as of December 31, 1999). The Operating Partnership
also acquired interests in certain warehouse distribution facilities from GPA,
Ltd., a California limited partnership ("GPA"). The Operating Partnership
commenced operations on January 1, 1996.
Subsequent to its original formation, the Company issued additional equity in
the form of common and preferred shares. The proceeds from these offerings were
contributed to the Operating Partnership. As a result of its preferred stock
offering, the Company holds a preferred partner interest which has been
accounted for as additional paid in capital in the accompanying financial
statements. No additional units were issued in exchange for this contribution,
however it entitles the Company to a preferred partner interest distribution
sufficient to pay the Company's preferred stock distributions, which are paid at
a rate of $1.94 per share.
The Operating Partnership, directly and through subsidiary entities, is engaged
primarily in the ownership, operation, management, leasing, acquisition,
expansion and development of various types of income-producing properties. As of
December 31, 1999, the Operating Partnership, directly and through the
subsidiaries in which it and the Company own 100% of the ownership interests,
controls a portfolio of 161 real estate projects, including office, office/flex,
industrial, multifamily, retail and hotel properties, located in 22 states.
Effective April 1, 1998, the Company contributed to the Operating Partnership
the majority of its assets, including 100% of its shares of the non-voting
preferred stock of Glenborough Corporation ("GC"), formerly known as Glenborough
Realty Corporation, as well as all of the Company's tangible personal property
including furniture and fixtures, all cash and investments, and a property
management contract. As part of that transaction, the Company also agreed to a
substantial reduction in the asset management fees paid by the Operating
Partnership to the Company. In return, the Operating Partnership canceled
certain obligations of the Company to the Operating Partnership, and issued
2,248,869 units of partnership interest to the Company.
Effective February 15, 1999, the Company contributed to the Operating
Partnership 100% of its shares of the non-voting preferred stock of Glenborough
Hotel Group ("GHG"). In return, the Operating Partnership issued 67,797 units of
partnership interest to the Company.
The contributions of 100% of the shares of non-voting preferred stock in GC and
GHG discussed above have been accounted for as a reorganization of entities
under common control, similar to a pooling of interests. All periods presented
have been restated to give effect to these transactions as if they occurred on
December 31, 1995. As a result of the above transactions, the only assets of the
Company that have not been contributed to the Operating Partnership are (i) its
shares of common stock in twelve qualified REIT subsidiaries, which produce
dividends that are not material to the Company, and (ii) a less than 5% limited
partnership interest in Glenborough Partners.
Prior to September 30, 1999, the Operating Partnership held 100% of the
non-voting preferred stock of the following associated companies (the
"Associated Companies"):
Glenborough Corporation ("GC") is the general partner of several real
estate limited partnerships and provides asset and property management
services for these partnerships (the "Managed Partnerships"). It also
provides partnership administration, asset management, property
management and development services to a group of unaffiliated
41
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
partnerships, which include three public partnerships sponsored by Rancon
Financial Corporation, an unaffiliated corporation which has significant
real estate assets in the Inland Empire region of Southern California (the
"Rancon Partnerships").
Glenborough Hotel Group ("GHG") owns an approximate 36% limited
partner interest in a real estate joint venture.
Effective September 30, 1999, GHG merged with GC. In the merger, the Operating
Partnership received preferred stock of GC in exchange for its preferred stock
of GHG. The merger was accounted for as a reorganization of entities under
common control.
Following the merger, the Operating Partnership owns 100% of the 47,500 shares
(representing 95% of total outstanding shares) of non-voting preferred stock of
GC. Six individuals, including Sandra Boyle, Frank Austin and Terri Garnick,
executive officers of the Company, own the 2,500 shares (representing 5% of
total outstanding shares) of voting common stock of GC. The Operating
Partnership and GC intend that the Operating Partnership's interest in GC
complies with REIT qualification standards.
The Operating Partnership, through its ownership of preferred stock of GC, is
entitled to receive cumulative, preferred annual dividends of $1.896 per share,
which GC must pay before it pays any dividends with respect to the common stock
of GC. Once GC pays the required cumulative preferred dividend, it will pay any
additional dividends in equal amounts per share on both the preferred stock and
the common stock at 95% and 5%, respectively. Through the preferred stock, the
Operating Partnership is also entitled to receive a preferred liquidation value
of $169.49 per share plus all cumulative and unpaid dividends. The preferred
stock is subject to redemption at the option of GC after December 31, 2005, for
a redemption price of $169.49 per share. As the holder of preferred stock of GC,
the Operating Partnership has no voting power with respect to the election of
the directors of GC; all power to elect directors of GC is held by the owners of
the common stock of GC.
This structure is intended to provide the Operating Partnership with a
significant portion of the economic benefits of the operations of GC. The
Operating Partnership accounts for the financial results of GC using the equity
method.
Note 2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Basis of Presentation
The accompanying financial statements present the consolidated financial
position of the Operating Partnership as of December 31, 1999 and 1998, and the
consolidated results of operations and cash flows of the Operating Partnership
for the years ended December 31, 1999, 1998 and 1997. All intercompany
transactions, receivables and payables have been eliminated in consolidation.
Reclassification
Certain prior year balances have been reclassified to conform with the current
year presentation.
Use of Estimates
The preparation of financial statements in conformity with generally accepted
accounting principles requires management to make estimates and assumptions that
affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the results of operations during the reporting period. Actual results could
differ from those estimates.
New Accounting Pronouncements
Statement of Financial Accounting Standards (SFAS) No. 133, "Accounting for
Derivative Instruments and Hedging Activities" was issued in June 1998. SFAS No.
133 was originally effective for fiscal years beginning after June 15, 1999,
with early adoption permitted. In June 1999, SFAS No. 137, "Accounting for
Derivative Instruments and Hedging Activities - Deferral of the Effective Date
of FASB Statement No. 133 - an amendment of FASB Statement No. 133" was issued
which, among other things, deferred the final implementation to fiscal years
42
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
beginning after June 15, 2000. SFAS No. 133 provides comprehensive guidelines
for the recognition and measurement of derivatives and hedging activities and
specifically requires all derivatives to be recorded on the balance sheet at
fair value. Management is evaluating the effects, if any, that this
pronouncement will have on the Operating Partnership's consolidated financial
position, results of operations and financial statement position.
Rental Properties
Rental properties are stated at cost unless circumstances indicate that cost
cannot be recovered, in which case, the carrying value of the property is
reduced to estimated fair value. Estimated fair value: (i) is based upon the
Operating Partnership's plans for the continued operation of each property; and
(ii) is computed using estimated sales price, as determined by prevailing market
values for comparable properties and/or the use of capitalization rates
multiplied by annualized rental income based upon the age, construction and use
of the building. The fulfillment of the Operating Partnership's plans related to
each of its properties is dependent upon, among other things, the presence of
economic conditions which will enable the Operating Partnership to continue to
hold and operate the properties prior to their eventual sale. Due to
uncertainties inherent in the valuation process and in the economy, it is
reasonably possible that the actual results of operating and disposing of the
Operating Partnership's properties could be materially different than current
expectations.
Depreciation is provided using the straight line method over the useful lives of
the respective assets.
The useful lives are as follow:
Buildings and Improvements 10 to 40 years
Tenant Improvements Term of the related lease
Furniture and Equipment 5 to 7 years
Real Estate Held for Sale
Real estate held for sale consists of rental properties that are under contract
to be disposed of. The fulfillment of the Operating Partnership's plans to
dispose of property is dependent upon, among other things, the presence of
economic conditions which will enable the Operating Partnership to hold the
property for eventual sale. The Operating Partnership discontinues depreciation
of rental property once it is classified as held for sale.
Investments in Development
The Operating Partnership, through mezzanine loans and equity contributions,
invests in various development alliances with projects currently under
development. The interest on advances and other direct project costs incurred by
the Operating Partnership are capitalized to the investment during the period in
which the projects are under development. See Note 6 for further discussion.
Investments in Associated Companies
The Operating Partnership's investments in the Associated Companies are
accounted for using the equity method, as discussed further in Note 4.
Mortgage Loans Receivable
The Operating Partnership monitors the recoverability of its loans and notes
receivable through ongoing contact with the borrowers to ensure timely receipt
of interest and principal payments, and where appropriate, obtains financial
information concerning the operation of the properties. Interest on mortgage
loans is recognized as revenue as it accrues during the period the loan is
outstanding. Mortgage loans receivable will be evaluated for impairment if it
becomes evident that the borrower is unable to meet its debt service obligations
in a timely manner and cannot satisfy its payments using sources other than the
operations of the property securing the loan. If it is concluded that such
circumstances exist, then such loan will be considered to be impaired and its
recorded amount will be reduced to the fair value of the collateral securing it.
Interest income will also cease to accrue under such circumstances. Due to
uncertainties inherent in the valuation process, it is reasonably possible that
the amount ultimately realized from the Operating Partnership's collection on
these receivables will be different than the recorded amounts.
43
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
Cash Equivalents
The Operating Partnership considers short-term investments (including
certificates of deposit) with a maturity of three months or less at the time of
investment to be cash equivalents.
Marketable Securities
The Operating Partnership records its marketable securities at fair value.
Unrealized gains and losses on securities are reported as a separate component
of partners' equity and realized gains and losses are included in net income. As
of December 31, 1999, the Operating Partnership did not hold any marketable
securities. As of December 31, 1998, marketable securities with a fair value of
approximately $2,639,000 were included in other assets on the accompanying
consolidated balance sheet.
Fair Value of Financial Instruments
Statement of Financial Accounting Standards No. 107 requires disclosure about
fair value for all financial instruments. Based on the borrowing rates currently
available to the Operating Partnership, the carrying amount of debt approximates
fair value. Certain assumed debt instruments have been recorded at a premium
based upon the stated rate on the instrument and the then available borrowing
rates for the Operating Partnership. Cash and cash equivalents consist of demand
deposits and certificates of deposit with financial institutions. The carrying
amount of cash and cash equivalents as well as the mortgage loans receivable
described above, approximates fair value.
Derivative Financial Instruments
The Operating Partnership may use derivative financial instruments in the event
that it believes such instruments will be an effective hedge against
fluctuations in interest rates on a specific anticipated borrowing. Derivative
financial instruments such as forward rate agreements or interest rate swaps may
be used in this capacity. To the extent such instruments do not qualify as
hedges, they will be accounted for on a mark-to-market basis and recorded in
earnings each period as appropriate. The cost of terminated instruments not
qualifying as hedges will be recorded in earnings in the period they are
terminated. Instruments which qualify as hedges upon obtaining the related debt
will be recorded as a premium or discount on the related debt principal and
amortized into earnings over the life of the debt instrument. If the hedged
instrument is retired early, the unamortized discount or premium will be
included as a component of the calculation of gain or loss on retirement.
At December 31, 1999 and 1998, the Operating Partnership was not a party to any
open interest rate protection agreements other than the interest rate cap
contract entered into in August 1999 as discussed in Note 7 below.
Deferred Financing and Other Fees
Fees paid in connection with the financing and leasing of the Operating
Partnership's properties are amortized over the term of the related notes
payable or leases and are included in other assets.
Revenues
All leases are classified as operating leases. Rental revenue is recognized as
earned over the terms of the related leases.
For the years ended December 31, 1999, 1998 and 1997, no tenants represented 10%
or more of rental revenue of the Operating Partnership.
Fees and reimbursements revenue consists of property management fees, overhead
administration fees, and transaction fees from the acquisition, disposition,
refinancing, leasing and construction supervision of real estate for
unconsolidated affiliates.
Revenues are recognized only after the Operating Partnership is contractually
entitled to receive payment, after the services for which the fee is received
have been provided, and after the ability and timing of payments are reasonably
assured and predictable.
44
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
Scheduled rent increases are based primarily on the Consumer Price Index or a
similar factor. Material incentives paid, if any, by the Operating Partnership
to a tenant are amortized as a reduction of rental income over the life of the
related lease.
The Operating Partnership's portfolio of leases turns over continuously, with
the number and value of expiring leases varying from year to year. The Operating
Partnership's ability to release the space to existing or new tenants at rates
equal to or greater than those realized historically is impacted by, among other
things, the economic conditions of the market in which a property is located,
the availability of competing space, and the level of improvements which may be
required at the property. No assurance can be given that the rental rates that
the Operating Partnership will obtain in the future will be equal to or greater
than those obtained under existing contractual commitments.
Income Taxes
As a partnership, the allocated share of income of the Operating Partnership is
included in the income tax returns of the partners. Accordingly, no accounting
for income taxes is required in the accompanying consolidated financial
statements. State and local taxes are not material. Taxable income of the
Operating Partnership for the years ended December 31, 1998 and 1997 was
$58,266,000 and $23,795,000, respectively. Estimated taxable income for the year
ended December 31, 1999 is $62,143,000. Reconciling differences between book
income and tax income primarily result from timing differences in depreciation
expense.
The Operating Partnership declared distributions per unit of $1.68, $1.68 and
$1.38 for the years ended December 31, 1999, 1998 and 1997, respectively. The
following is a summary of distributions per unit which represent a return of
capital measured using generally accepted accounting principles:
Distribution Per Unit 1999 1998 1997
------------------------------- ----------- ------------ ---------
From book net income $ 1.28 $ 1.31 $ 1.38
Representing return of capital 0.40 0.37 0.00
Total Distributions $ 1.68 $ 1.68 $ 1.38
For the years ended December 31, 1999, 1998 and 1997, respectively, 24%, 22% and
0% of the distributions paid represented a return of capital for federal income
tax purposes
Net Income Per Partnership Unit
Net income per partnership unit is calculated using the weighted average number
of partnership units outstanding during the period. No effect on per unit
amounts has been attributed to a potential conversion of the Preferred Partner
Interest into limited partner units as the impact is anti-dilutive. No other
potentially dilutive securities of the Operating Partnership exist.
Note 3. RENTAL PROPERTY
The cost and accumulated depreciation of rental property as of December 31, 1999
and 1998 are as follows (in thousands):
45
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
Buildings
and Net Recorded
Improve-ments Accumulated Value
1999: Land Total Cost Depreciation
------------- --------------- --------------- --------------- ---------------
<S> <C> <C> <C> <C> <C>
Office properties $ 101,974 $ 763,922 $ 865,896 $ (54,886) $ 811,010
Office/Flex properties 48,205 222,838 271,043 (17,295) 253,748
Industrial properties 25,652 96,810 122,462 (10,625) 111,837
Retail properties 15,188 62,440 77,628 (7,130) 70,498
Multifamily properties 47,299 369,859 417,158 (22,420) 394,738
Hotel properties and other
- 7,349 7,349 (1,814) 5,535
------------- --------------- --------------- --------------- ---------------
Total $ 238,318 $ 1,523,218 $ 1,761,536 $ (114,170) $ 1,647,366
============= =============== =============== =============== ===============
Buildings
and Net Recorded
Improve-ments Accumulated Value
1998: Land Total Cost Depreciation
------------- --------------- --------------- --------------- ---------------
Office properties $ 92,166 $ 773,018 $ 865,184 $ (35,318) $ 829,866
Office/Flex properties 54,167 251,714 305,881 (11,443) 294,438
Industrial properties 21,329 115,451 136,780 (10,217) 126,563
Retail properties 20,524 72,654 93,178 (8,369) 84,809
Multifamily properties 46,590 350,011 396,601 (8,796) 387,805
Hotel properties 2,756 24,928 27,684 (8,726) 18,958
============= =============== =============== =============== ===============
Total $ 237,532 $ 1,587,776 $ 1,825,308 $ (82,869) $ 1,742,439
============= =============== =============== =============== ===============
</TABLE>
Acquisitions
In the fourth quarter of 1999, through one of its development alliances, the
Operating Partnership acquired Chase Monroe Phase II, a 96-unit addition to the
Operating Partnership's existing 120-unit multifamily complex in the Charlotte,
North Carolina area. The total acquisition cost, including third party
expenditures incurred for the purpose of this transaction, was approximately $5
million in cash, including a $4.4 million advance under the Credit Facility. The
development pipeline also produced Bridgewater II, an 84,000 square foot office
building in Northern New Jersey. The acquisition was structured through an
exchange of interests in other development projects with the same development
alliance and involved the assumption of $10 million in debt. There was no cash
involved in the transaction.
In the third quarter of 1999, the Operating Partnership acquired all of the real
estate assets of Prudential-Bache/Equitec Real Estate Partnership, a California
limited partnership (the "Pru Bache Portfolio") in which the managing general
partner was Prudential-Bache Properties, Inc., and in which GC and Robert
Batinovich, Chief Executive Officer of the Company served as co-general partners
since March 1994. Neither GC nor Robert Batinovich held a material equity or
economic interest in the Pru-Bache Portfolio. The acquisition was unanimously
approved by the Company's independent directors, with Robert Batinovich and
Andrew Batinovich abstaining. The total acquisition cost, including third party
expenditures incurred for the purpose of the transaction, was approximately
$49.1 million, which consisted of (i) approximately $15.2 million of assumed
debt and (ii) the balance in cash, including approximately $21.4 million of
proceeds from the sales of real estate assets and an $11.2 million advance under
the Credit Facility. The Pru-Bache Portfolio consists of four office buildings
and one office/flex property, aggregating 550,592 total square feet and located
in Rockville, Maryland, Memphis, Tennessee, Sacramento, California and Seattle,
Washington.
In the second quarter of 1999, the Operating Partnership expanded its existing
holdings near Los Angeles International Airport by purchasing a 41,709 square
foot industrial building plus additional land which is the second phase of the
project purchased in the first quarter (see below). This second phase has been
46
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
leased on a long term triple net basis to the tenant currently occupying phase
one of the project. The total acquisition cost, including third party
expenditures incurred for the purpose of the transaction, was approximately $5.6
million.
In the first quarter of 1999, the Operating Partnership acquired a 285 unit
multifamily property ("Springs of Indian Creek") located in Carrolton, Texas.
The property is the first phase of a two-phase project comprising a total of 519
units. The 234 unit second phase of the project is currently under construction
through one of the Operating Partnership's development alliances and is expected
to be completed in the first quarter of the year 2000. The total acquisition
cost, including third party expenditures incurred for the purpose of the
transaction, was approximately $20.8 million comprising: (i) approximately $14.1
million in assumption of debt and (ii) the balance in cash. In addition, the
Operating Partnership acquired a 1.45-acre parcel containing 34,500 square feet
of industrial buildings in Los Angeles, California, near the Los Angeles
International Airport. This property is the first phase of a two-phase project.
The total acquisition cost, including third party expenditures incurred for the
purpose of the transaction, was approximately $3.1 million, which was paid
entirely in cash. The property has been leased to a single tenant under a
15-year triple-net lease.
Dispositions
In the fourth quarter of 1999, the Operating Partnership sold eight properties,
including one office, two office/flex, five industrial and one building from an
office/flex property. The assets were sold for an aggregate sales price of
approximately $28,697,000 and generated an aggregate net gain of approximately
$2,291,000.
In the third quarter of 1999, the Operating Partnership sold five properties,
including two office, two office/flex and one hotel. The assets were sold for an
aggregate sales price of approximately $19,865,000 and generated an aggregate
net loss of approximately $371,000.
In the second quarter of 1999, the Operating Partnership sold fourteen
properties, including five office, four office/flex, one retail, two industrial,
one multifamily and one hotel. The assets were sold for an aggregate sales price
of approximately $109,135,000 and generated an aggregate net gain of
approximately $5,742,000.
In the first quarter of 1999, the Operating Partnership sold seven properties,
including five office/flex properties and two retail properties, and a partial
interest in a REIT. These assets were sold for an aggregate sales price of
approximately $27.3 million and generated an aggregate net gain of approximately
$1,351,000.
These transactions are reflected as the net gain on sales of real estate assets
on the accompanying consolidated statement of income for the year ended December
31, 1999.
The Operating Partnership leases its commercial and industrial property under
non-cancelable operating lease agreements. Future minimum rents to be received
as of December 31, 1999 are as follows (in thousands):
Year Ending
December 31,
2000 $ 173,142
2001 134,000
2002 110,945
2003 89,334
2004 66,933
Thereafter 211,580
$ 785,934
Note 4. INVESTMENTS IN ASSOCIATED COMPANIES
The Operating Partnership accounts for its investment in GC (as defined in Note
1) using the equity method as a substantial portion of the economic benefits
flow to the Operating Partnership by virtue of its 100% non-voting preferred
stock interest in GC, which interest constitutes substantially all of GC's
47
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
capitalization. Three of the holders of the voting common stock of GC are
officers of the Company; however, the Operating Partnership has no direct voting
or management control of GC. The Operating Partnership records earnings on its
investment in GC equal to its cash flow preference, to the extent of earnings,
plus its pro rata share of remaining earnings, based on cash flow allocation
percentages. Distributions received from GC are recorded as a reduction of the
Operating Partnership's investments.
As of December 31, 1999 and 1998, the Operating Partnership had the following
investments in the Associated Companies (in thousands):
GC (1)
Investment at December 31, 1997 $ 10,948
Distributions (3,455)
Equity in earnings 1,314
Investment at December 31, 1998 8,807
Distributions (625)
Equity in earnings (loss) 1,222
Investment at December 31, 1999 $ 9,404
Summary condensed balance sheet information as of December 31, 1999 and 1998,
and the condensed statements of income for the years then ended are as follows
(in thousands):
<TABLE>
<CAPTION>
Balance Sheets
GC (1)
As of December 31,
1999 1998
------------ ------------
<S> <C> <C>
Investments in management contracts, net $ 3,468 $ 6,332
Investment in real estate joint venture 4,512 4,050
Other assets 8,011 2,647
============ ============
Total assets $ 15,991 $ 13,029
============ ============
Notes payable $ 6,025 $ 3,525
Other liabilities 287 453
------------ ------------
Total liabilities 6,312 3,978
Common stockholders 275 244
Preferred stockholder 9,404 8,807
------------ ------------
Stockholders' equity 9,679 9,051
============ ============
Total liabilities and stockholders' equity $ 15,991 $ 13,029
============ ============
Statements of Income
GC (1)
For the year ended
December 31,
1999 1998
------------ ------------
<S> <C> <C>
Revenue $ 8,528 $ 19,942
Expenses 7,247 18,550
============ ============
Net income (loss) $ 1,281 $ 1,392
============ ============
============ ============
Net income allocable to the Operating
Partnership $ 1,222 $ 1,314
============ ============
(1) All amounts presented for GC represent combined amounts for GC and GHG due
to the September 30, 1999 merger, as previously discussed in Note 1.
</TABLE>
48
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
Note 5. MORTGAGE LOANS RECEIVABLE
The Operating Partnership's mortgage loans receivable consist of the following
as of December 31, 1999 and 1998 (dollars in thousands):
<TABLE>
<CAPTION>
1999 1998
--------------- ---------------
<S> <C> <C>
Note secured by an office property in Phoenix, AZ, with a fixed interest rate
of 7% (until May 31, 2000, at which time the rate shall change to a fixed
rate of 9%) and a maturity date of May 2001. This note was sold in November
1999 (see below for further discussion). $ - $ 3,484
Note secured by a hotel property in Dallas, TX, with a fixed interest rate of
9%, monthly interest-only payments and a maturity date of March 2000. The
principal amount of this loan was reduced in September 1999 and it was paid
off in December 1999 (see below for further discussion). - 3,600
Note secured by a hotel property in Arlington, TX, with a fixed interest rate
of 9%, monthly interest-only payments and a maturity date of March 2000.
(see below for further discussion). 1,141 -
Note secured by Gateway Park land located in Aurora, CO, with a stated fixed
interest rate of 13%, quarterly interest-only payments and a maturity date of
July 2005 (see below for further discussion). 36,441 35,336
--------------- ---------------
Total $ 37,582 $ 42,420
=============== ===============
</TABLE>
In November 1999, a note secured by an office property in Phoenix, Arizona was
sold to a third party at a discount of $1,229,000 and the proceeds of the sale
were invested in the repurchase of preferred stock. This discount is recorded as
a loss on sale of mortgage loan receivable on the accompanying consolidated
statement of income for the year ended December 31, 1999.
In September 1999, the Operating Partnership sold a hotel property in Arlington,
Texas, to a third party for a sale price of $2.1 million, of which $1.14 million
was represented by a note receivable secured by the hotel property. This note
was paid off in January 2000.
In 1998, the Operating Partnership sold a hotel property in Dallas, Texas, to a
third party for a sale price of $4.2 million, of which $3.6 million was
represented by a note receivable secured by the hotel property. In September
1999, the loan agreement was modified to reduce the sale price of the hotel by
$1.6 million and, thus, the principal amount of the note receivable was also
reduced by $1.6 million. In addition, the maturity date of the note was extended
to March 2000. This note was paid off in December 1999.
In 1998, the Operating Partnership entered into a development alliance with The
Pauls Corporation (see Note 6). In addition to this development alliance, the
Operating Partnership loaned approximately $34 million ($36.4 million, including
accrued interest, at December 31, 1999), secured by a First Mortgage, to
continue the build-out of Gateway Park. In this arrangement, the Operating
Partnership has rights under certain conditions and subject to certain
contingencies to purchase the properties upon completion of development and,
thus, through this arrangement, the Operating Partnership could acquire up to
2.2 million square feet of office, office/flex and industrial space and 1,600
multifamily units over the next ten years.
Contractually due principal payments of the mortgage loans receivable are as
follows (in thousands):
49
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
Year Ending
December 31,
2000 $ 1,141
2001 -
2002 -
2003 -
2004 -
Thereafter 36,441
Total $ 37,582
Note 6. INVESTMENTS IN DEVELOPMENT AND OTHER ASSETS
The Operating Partnership currently has 3 alliances for the development of
approximately 885,000 square feet of office, office/flex and distribution
properties and 1,614 multifamily units in Colorado, Texas, New Jersey, Kansas
and Michigan. As of December 31, 1999, the Operating Partnership has an
investment of approximately $33 million. Under these development alliances, the
Operating Partnership has certain rights to purchase the properties upon
completion of development over the next five years.
In June 1999, the Operating Partnership entered into a joint venture in which it
sold a 90% interest in Rockwall I & II, a 340,252 square foot office complex
located in Rockville, Maryland. The Operating Partnership maintains a 10%
interest in the asset along with a contract for property management and asset
management services under which the Operating Partnership is entitled to receive
property management fees of 3% of cash receipts and an annual asset management
fee of $350,000. The proceeds from the sale were used to paydown the Credit
Facility (discussed below), to reduce other secured debt and to repurchase the
Company's stock. The value of this 10% interest is approximately $1.4 million
and is included in Other Assets on the accompanying consolidated balance sheet
as of December 31, 1999. This investment is accounted for using the equity
method.
In April 1999, the Operating Partnership also purchased a 10% interest in a
joint venture holding the fee simple title to the land under Rincon Center I &
II in San Francisco, California. The land was purchased from the United States
Post Office for a purchase price of $80.5 million. The land has a triple net
ground lease with a remaining term of 51 years with minimum 30% rental increases
every six years. In October 1999, the joint venture purchased the leasehold
improvements comprising Rincon Center I & II. Occupying a full city block near
the waterfront in the Financial District, Rincon Center I & II contains
approximately 700,000 square feet which includes commercial office and retail
space, 320 multifamily units and 381 subterranean parking spaces. The Operating
Partnership took over management and leasing of the project on November 1, 1999
and is now entitled to receive property management fees of 1.75% of cash
receipts. The book value of this 10% interest is approximately $4.2 million and
is included in Other Assets on the accompanying consolidated balance sheet as of
December 31, 1999. This investment is accounted for using the equity method.
As of December 31, 1999 and 1998, other assets on the consolidated balance
sheets consists of the following (in thousands):
1999 1998
------------ ------------
Accounts receivable $ 3,863 $ 1,968
Prepaid expenses 8,164 8,157
Impound accounts 12,970 12,280
Lease commissions and loan fees 20,867 13,120
Investment in joint ventures 5,679 -
Corporate office fixed assets 4,726 4,259
Marketable securities - 2,639
Related party receivable (Note 9) 1,847 -
Other 3,118 3,014
------------ ------------
Total other assets $ 61,234 $ 45,437
============ ============
50
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
Note 7. SECURED AND UNSECURED LIABILITIES
The Operating Partnership had the following mortgage loans, bank lines, and
notes payable outstanding as of December 31, 1999 and 1998 (in thousands):
<TABLE>
<CAPTION>
1999 1998
<S> <C> <C>
Secured loans with various lenders, net of unamortized discount of
$5,515 and $6,140 at December 31, 1999 and 1998, respectively, with
a fixed interest rate of 6.125%, monthly principal and interest
payments ranging between $296 and $458, and a maturity date of
November 10, 2008. These loans are secured by 35 properties with an
aggregate net carrying value of $400,980 and $408,439 at December
31, 1999 and 1998, respectively. $232,735 $234,871
Secured loan with an investment bank with a fixed interest rate of
7.57% and a maturity date of January 1, 2006. This loan was paid
off in March 1999 with the proceeds from a $26 million loan
discussed below. - 13,220
Secured loans with various lenders, bearing interest at fixed rates
between 6.95% and 9.25% (approximately $52,602 of these loans
include an unamortized premium of approximately $285 which reduces
the effective interest rate on those instruments to 6.75%), with
monthly principal and interest payments ranging between $8 and $371
and maturing at various dates through December 1, 2030. These loans
are secured by properties with an aggregate net carrying value of
$547,264 and $576,633 at December 31, 1999 and 1998, respectively. 322,878 335,257
Secured loans with various banks bearing interest at variable rates
ranging between 6.53% and 8.52% at December 31, 1999 and 7.25% and
8.18% at December 31, 1998, monthly principal and interest payments
ranging between $4 and $790 and maturing at various dates through
August 30, 2004. These loans are secured by properties with an
aggregate net carrying value of $224,526 and $179,438 at December
31, 1999 and 1998, respectively. 146,102 125,230
Unsecured $142,500 line of credit with a bank ("Credit Facility")
with a variable interest rate of LIBOR plus 1.625% (7.753% and
7.401% at December 31, 1999 and 1998, respectively), monthly
interest only payments and a maturity date of December 22, 2000,
with one option to extend for 10 years. 70,628 63,519
Unsecured $125,000 term loan with a bank with a variable interest
rate of LIBOR plus 1.75% (8.25% at December 31, 1999), monthly
interest only payments and a maturity date of June 10, 2002. See
below for further discussion. 33,865 -
Unsecured Senior Notes with a fixed interest rate of 7.625%,
interest payable semiannually on March 15 and September 15, and a
maturity date of March 15, 2005. Approximately $58,850 of the notes
were retired in 1999 as discussed below. 91,150 150,000
Total $897,358 $922,097
</TABLE>
51
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
In March 1999, the Operating Partnership obtained a $26 million loan from a
commercial bank. The loan was non-recourse and was secured by seven properties
and had a maturity date of December 22, 1999, with an option to extend for six
months. The proceeds were used to pay off a loan which was previously secured by
these same properties and to reduce other debt. This loan was paid off in June
1999 with proceeds generated from the sales of four properties.
In June 1999, in order to increase the Operating Partnership's financial
flexibility, the Credit Facility was modified to increase the commitment from
$100 million to $142.5 million. The interest rate, monthly payments and maturity
date remained unchanged. Subsequent to December 31, 1999, the maturity date was
extended to June 2002.
In August 1999, the Operating Partnership closed a $97.6 million secured
financing with a commercial bank ("Secured Financing"). The proceeds from this
financing, combined with proceeds from a new $7.2 million mortgage and a draw on
the Credit Facility, were used to retire a $113.2 million mortgage which would
have matured in December of 1999. The new financing is a revolving line of
credit maturing in five years with a five-year extension option, and bears
interest at a floating rate equal to 75 basis points over the rate for 90-day
mortgage backed securities credit-enhanced by FNMA. The December 31, 1999
interest rate on this loan was 6.53%.
In connection with the Secured Financing, the Operating Partnership entered into
an interest rate cap agreement to hedge increases in interest rates above a
specified level of 11.21%. The agreement is for a term concurrent with the
Secured Financing instrument, is indexed to a 90-day LIBOR rate, and is for a
notional amount equal to the maximum amount available on the Secured Financing
loan. As of December 31, 1999, the 90-day LIBOR rate was 6.00125%. The Operating
Partnership paid a premium fee at the inception of the cap agreement, which is
being amortized as additional interest expense over the life of the agreement.
In November 1999, through the acquisition of a property through one of the
Operating Partnership's development alliances (as discussed above), the
Operating Partnership assumed a $10 million loan from a commercial bank. This
loan is secured by one office property, has a maturity date of June 30, 2000 and
bears interest at a floating rate of LIBOR plus 2.50%. The December 31, 1999
interest rate on this loan was 8.32%.
In December 1999, the Operating Partnership obtained an unsecured term loan from
a commercial bank whereby, until December 9, 2000, the Operating Partnership can
borrow the lesser of $125 million or the then Loan Availability (as defined).
Any unborrowed amounts from the loan at December 9, 2000 will be cancelled. At
December 31, 1999, $33,865,000 was outstanding on the loan. This loan has a
maturity date of June 10, 2002 and bears interest at a floating rate of LIBOR
plus 1.75%. The December 31, 1999 interest rate on this loan was 8.25%.
In the second, third and fourth quarters of 1999, the Operating Partnership
retired approximately $58.9 million of unsecured Senior Notes at a discount. As
a result of these transactions, a net gain on early extinguishment of debt of
approximately $3.1 million was recorded which is included in the net gain on
early extinguishment of debt on the accompanying consolidated statement of
income for the year ended December 31, 1999, as discussed in Note 8 below.
Some of the Operating Partnership's properties are held in limited partnerships
and limited liability companies in order to facilitate financing. Such limited
partnerships and limited liability companies are included in the consolidated
financial statements of the Operating Partnership in accordance with Generally
Accepted Accounting Principles ("GAAP").
The required principal payments on the Operating Partnership's debt for the next
five years and thereafter, as of December 31, 1999, are as follows (in
thousands):
52
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
Year Ending
December 31,
2000 $ 102,843 (1)
2001 22,535
2002 118,794 (1)
2003 37,849
2004 125,391
Thereafter 489,946
Total $ 897,358
(1) Subsequent to December 31, 1999, the maturity date on the Credit Facility
was extended from December 2000 to June 2002. The payment schedule
has been updated for this subsequent event and reflects a June 2002 payoff.
Note 8. NET GAIN (LOSS) ON EARLY EXTINGUISHMENT OF DEBT
In connection with the loan payoffs discussed above and the payoff of other
mortgage debt, the Operating Partnership recorded a net gain on early
extinguishment of debt of $984,000 for the year ended December 31, 1999. This
gain consists of $3,115,000 of gains on retirement of Senior Notes (as discussed
above) offset by $2,026,000 of losses due to prepayment penalties and $105,000
of losses due to the writeoff of unamortized loan fees upon the early payoff of
four loans. These loans were paid-off early when more favorable terms were
obtained through new financing (discussed above) and upon the sale of the
properties securing the loans. Net loss on early extinguishment of debt of
$1,400,000 during the year ended December 31, 1998, consisted of prepayment
penalties and the write-off of unamortized loan fees upon the early payoff of
debt. Various loans were paid-off early when more favorable terms were obtained
through new financing and upon the sale of one of the hotels. Net loss on early
extinguishment of debt of $843,000 during the year ended December 31, 1997,
resulted from the write-off of unamortized loan fees related to a $50 million
secured line of credit which was replaced with a $250 million unsecured line of
credit (the "Credit Facility") from a commercial bank.
Note 9. RELATED PARTY TRANSACTIONS
Fee and reimbursement income earned by the Operating Partnership from related
entities totaled $3,312,000, $2,802,000 and $719,000 for the years ended
December 31, 1999, 1998 and 1997, respectively, and consisted of property
management fees, asset management fees and other fee income. In addition, the
Operating Partnership paid GC property management fees and salary reimbursements
totaling $1,572,000 and $1,273,000 for the years ended December 31, 1999 and
1998, respectively, for management of a portfolio of residential properties
owned by the Company, which is included in property operating expenses and
general and administrative expenses on the accompanying consolidated statements
of income.
In 1998, the Operating Partnership acquired from a Managed Partnership an option
to purchase all of its rights under a Lease with Option to Purchase Agreement,
for certain undeveloped land located in Burlingame, California. Upon expiration
of the option period, the independent members of the Company's Board of
Directors concluded that proceeding with the development of the property would
have required that the Operating Partnership incur substantial debt.
Accordingly, on February 1, 1999, the Operating Partnership elected not to
proceed with the development and not to exercise the option in return for the
Managed Partnership's agreement to reimburse the Operating Partnership for
$2,309,000 of predevelopment costs, $462,000 to be paid in cash with the balance
of $1,847,000 in a promissory note bearing interest at 10% and due on the
earlier of sale, refinance or March 31, 2002. The note also contains a
participation in profits realized by the Managed Partnership from the
development and sale of the property. The principal balance of the note is
included in Other Assets on the accompanying consolidated balance sheet as of
December 31, 1999.
The Operating Partnership has no employees and reimburses, at cost, the Company
for all employee-related costs included in the accompanying consolidated
financial statements.
53
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
Note 10. COMMITMENTS AND CONTINGENCIES
Environmental Matters. The Operating Partnership follows a policy of monitoring
its properties for the presence of hazardous or toxic substances. The Operating
Partnership is not aware of any environmental liability with respect to the
properties that would have a material adverse effect on the Operating
Partnership's business, assets or results of operations. There can be no
assurance that such a material environmental liability does not exist. The
existence of any such material environmental liability could have an adverse
effect on the Operating Partnership's results of operations and cash flow.
General Uninsured Losses. The Operating Partnership carries comprehensive
liability, fire, flood, extended coverage and rental loss insurance with policy
specifications, limits and deductibles customarily carried for similar
properties. There are, however, certain types of extraordinary losses which may
be either uninsurable, or not economically insurable. Further, certain of the
properties are located in areas that are subject to earthquake activity. Should
a property sustain damage as a result of an earthquake, the Operating
Partnership may incur losses due to insurance deductibles, co-payments on
insured losses or uninsured losses. Should an uninsured loss occur, the
Operating Partnership could lose its investment in, and anticipated profits and
cash flows from, a property.
Litigation. Prior to the completion of the Consolidation, two lawsuits were
filed in 1995 contesting the fairness of the Consolidation, one in California
State court and one in federal court. The complaints in both actions alleged,
among other things, breaches by the defendants of fiduciary duties and
inadequate disclosures. The State court action was settled over the objection of
certain parties, and the settlement was approved (or review denied) by the
Superior Court of the State of California in and for San Mateo County, the
California state court of appeals, the California Supreme Court and the Supreme
Court of the United States. In the federal action, the court in December of 1995
deferred all further proceedings pending a ruling in the State court action.
Following the final resolution of the State court action, the defendants in
January 2000 filed a motion to dismiss the federal court action. As of the date
of this report, the plaintiffs had failed to file a timely responsive pleading,
so the defendants intend to move for final dismissal. The Operating Partnership
and the Company believe that it is very unlikely that this litigation would
result in a liability that would exceed the accrued liability by a material
amount. However, given the inherent uncertainties of litigation, there can be no
assurance that the ultimate outcomes of these actions will be favorable to the
Operating Partnership and the Company.
Certain other claims and lawsuits have arisen against the Operating Partnership
and the Company in their normal course of business. The Operating Partnership
and the Company believe that such other claims and lawsuits will not have a
material adverse effect on their financial position, cash flow or results of
operations.
Note 11. SEGMENT INFORMATION
The Operating Partnership owns a diverse portfolio of properties comprising six
product types: office, office/flex, industrial, retail, multifamily and hotels.
Each of these product types represents a reportable segment with distinct uses
and tenant types which require the Operating Partnership to employ different
management strategies. Each segment contains properties located in various
regions and markets within the United States. The office portfolio consists
primarily of suburban office buildings. The office/flex portfolio consists of
properties designed for a combination of office and warehouse uses. The
industrial portfolio consists of properties designed for warehouse, distribution
and light manufacturing for single-tenant or multi-tenant use. The retail
portfolio consists primarily of community shopping centers anchored with
national or regional supermarkets or drug stores. The properties in the
multifamily portfolio are apartment buildings with units rented to residential
tenants on either a month-by-month basis or for terms of one year or less. The
Operating Partnership's hotel operations are from three limited service
"all-suite" properties leased to and operated by third parties. As of December
31, 1999, two of these hotel properties have been sold with only one remaining
in the Operating Partnership's portfolio.
The accounting policies of the segments are the same as those described in the
summary of significant accounting policies. The Operating Partnership evaluates
performance of its property types based on net operating income derived by
subtracting rental expenses and real estate taxes (operating expenses) from
54
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
rental revenues. Significant information used by the Operating Partnership for
its reportable segments as of and for the years ended December 31, 1999 and 1998
is as follows (in thousands):
<TABLE>
<CAPTION>
Multi-family Hotel and
1999 Office Office/Flex Industrial Retail Other Total
----------- ------------- ----------- ----------- ------------ ------------ -------------
<S> <C> <C> <C> <C> <C> <C> <C>
Rental revenue $ 120,135 $ 35,772 $ 18,694 $ 11,182 $ 68,144 $ 1,412 $ 255,339
Property operating expenses 46,840 10,184 4,445 3,640 30,570 420 96,099
=========== ============= =========== =========== ============ ============ =============
Net operating income (NOI) $ 73,295 $ 25,588 $ 14,249 $ 7,542 $ 37,574 $ 992 $ 159,240
=========== ============= =========== =========== ============ ============ =============
Real estate assets, net $ 811,010 $ 253,748 $ 111,837 $ 70,498 $ 394,738 $ 5,535 $1,647,366
=========== ============= =========== =========== ============ ============ =============
1998
Rental revenue $ 117,746 $ 36,987 $ 16,104 $ 12,072 $ 40,865 $ 4,182 $ 227,956
Property operating expenses 44,775 10,898 3,609 3,840 17,235 967 81,324
=========== ============= =========== =========== ============ ============ =============
Net operating income (NOI) $ 72,971 $ 26,089 $ 12,495 $ 8,232 $ 23,630 $ 3,215 $ 146,632
=========== ============= =========== =========== ============ ============ =============
Real estate assets, net $ 829,866 $ 294,438 $ 126,563 $ 84,809 $ 387,805 $ 18,958 $1,742,439
=========== ============= =========== =========== ============ ============ =============
</TABLE>
The following is a reconciliation of segment revenues, income and assets to
consolidated revenues, income and assets for the periods presented above (in
thousands):
<TABLE>
<CAPTION>
1999 1998
---------------- ----------------
Revenues
<S> <C> <C>
Total revenue for reportable segments $ 255,339 $ 227,956
Other revenue (1) 19,641 13,469
================ ================
Total consolidated revenues $ 274,980 $ 241,425
================ ================
Net Income
NOI for reportable segments $ 159,240 $ 146,632
Elimination of internal property management fees 8,062 5,898
Unallocated amounts:
Other revenue (1) 19,641 13,469
General and administrative expenses (9,672) (10,682)
Depreciation and amortization (58,295) (50,169)
Interest expense (64,782) (53,289)
Loss on sale of mortgage loan receivable (1,229) -
Loss on interest rate protection agreement - (4,323)
================ ================
Income from operations before extraordinary item $ 52,965 $ 47,536
================ ================
Assets
Total assets for reportable segments $ 1,647,366 $ 1,742,439
Investments in Development 33,298 35,131
Investments in Associated Companies 9,404 8,807
Mortgage loans receivable 37,582 42,420
Cash and cash equivalents 6,363 4,019
Other assets 61,234 45,437
================ ================
Total consolidated assets $ 1,795,247 $ 1,878,253
================ ================
(1) Other revenue includes fee income, interest and other income, equity in
earnings of Associated Companies, equity in earnings of joint ventures
and net gains on sales of real estate assets.
</TABLE>
55
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
Note 12. SUBSEQUENT EVENTS
On February 18, 2000, the Operating Partnership formed a limited liability
company (the "LLC") with an independent third party and contributed its interest
in the office property known as 2000 Corporate Ridge, located in McLean,
Virginia. The Operating Partnership retains a 10% interest in the LLC.
Consideration received for this contribution included $20.6 million in debt
assumption by the LLC and $14.7 million in cash, which approximates the carrying
value of the portion of the property now held by a third party. Cash proceeds to
the Operating Partnership were funded by the capital contributions of the third
party to the LLC. The LLC agreement provides for, among other things, a 3%
annual management fee to the Operating Partnership for property management
services, certain asset management fees and certain additional distributions in
excess of its 10% interest, if available, upon the ultimate sale of the property
by the LLC. The Operating Partnership will account for its interest in the LLC
under the equity method.
In February 2000, the Operating Partnership entered into sale negotiations and
on February 24, 2000, sold its interest in the office/flex property known as
Columbia Warehouse, located in Columbia, Maryland, to an independent third party
for all cash consideration of $1,640,000. This resulted in a loss on sale, to be
recognized in the first quarter of 2000, of approximately $430,000.
Note 13. UNAUDITED QUARTERLY RESULTS OF OPERATIONS
The following represents an unaudited summary of quarterly results of operations
for the years ended December 31, 1999 and 1998 (in thousands, except for
weighted average units and per unit amounts):
56
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
<TABLE>
<CAPTION>
Quarter Ended
--------------------------------------------------------------------
March 31, June 30, 1999 Sept 30, Dec 31,
1999 1999 1999
--------------- --------------- --------------- ---------------
REVENUE
<S> <C> <C> <C> <C>
Rental revenue $ 64,641 $ 64,552 $ 62,934 $ 63,212
Fees and reimbursements from affiliates 1,131 743 618 820
Interest and other income 1,659 1,721 1,677 1,347
Equity in earnings (loss) of Associated
Companies 309 (874) 1,777 10
Equity in earnings (loss) of joint ventures - 57 102 (469)
Net gain (loss) on sales of real estate assets 1,351 5,742 (371) 2,291
--------------- --------------- --------------- ---------------
Total revenue 69,091 71,941 66,737 67,211
--------------- --------------- --------------- ---------------
EXPENSES
Property operating expenses 22,001 21,860 22,145 22,031
General and administrative 2,215 2,545 2,280 2,632
Depreciation and amortization 15,092 14,220 14,266 14,717
Interest expense 16,540 16,418 15,720 16,104
Loss on sale of mortgage loan receivable - - - 1,229
--------------- --------------- --------------- ---------------
Total expenses 55,848 55,043 54,411 56,713
--------------- --------------- --------------- ---------------
Income from operations before extraordinary item 13,243 16,898 12,326 10,498
Extraordinary item:
Gain (loss) on early extinguishment of debt (1,991) 1,688 740 547
--------------- --------------- --------------- ---------------
Net income 11,252 18,586 13,066 11,045
Preferred partner interest distributions (5,570) (5,570) (5,570) (5,570)
=============== =============== =============== ===============
Net income available to general and limited partners $ 5,682 $ 13,016 $ 7,496 $ 5,475
=============== =============== =============== ===============
Per Partnership Unit Data:
Net income after preferred partner interest
distributions and before extraordinary item $ 0.21 $ 0.31 $ 0.19 $ 0.14
Extraordinary item (0.05) 0.05 0.02 0.02
--------------- --------------- --------------- ---------------
Net income available to general and limited partners $ 0.16 $ 0.36 $ 0.21 $ 0.16
=============== =============== =============== ===============
Weighted average number of partnership units
outstanding 35,949,321 35,875,015 35,188,560 34,680,551
=============== =============== =============== ===============
Per unit amounts do not necessarily sum to per unit amounts for the year as weighted average units outstanding
are measured for each period presented, rather than solely for the entire year.
</TABLE>
57
<PAGE>
GLENBOROUGH PROPERTIES, L.P.
Notes to Consolidated Financial Statements
December 31, 1999 and 1998
<TABLE>
<CAPTION>
Quarter Ended
--------------------------------------------------------------------
March 31, June 30, 1998 Sept 30, Dec 31,
1998 1998 1998
--------------- --------------- --------------- ---------------
REVENUE
<S> <C> <C> <C> <C>
Rental revenue $ 45,963 $ 51,619 $ 65,321 $ 65,053
Fees and reimbursements from affiliates 473 759 1,220 350
Interest and other income 307 246 1,416 2,588
Equity in earnings (loss) of Associated
Companies 352 709 629 (376)
Net gain (reduction in prior quarter gain) on
sales of real estate assets 1,446 693 (250) 2,907
--------------- --------------- --------------- ---------------
Total revenue 48,541 54,026 68,336 70,522
--------------- --------------- --------------- ---------------
EXPENSES
Property operating expenses 15,671 16,265 22,446 21,044
General and administrative 1,866 2,603 3,372 2,841
Depreciation and amortization 9,984 10,934 14,309 14,942
Interest expense 9,145 9,707 17,064 17,373
Loss on interest rate protection agreement - - - 4,323
--------------- --------------- --------------- ---------------
Total expenses 36,666 39,509 57,191 60,523
--------------- --------------- --------------- ---------------
Income from operations before extraordinary item 11,875 14,517 11,145 9,999
Extraordinary item:
Loss on early extinguishment of debt - - - (1,400)
--------------- --------------- --------------- ---------------
Net income 11,875 14,517 11,145 8,599
Preferred partner interest distributions (3,910) (5,570) (5,570) (5,570)
=============== =============== =============== ===============
Net income available to general and limited partners $ 7,965 $ 8,947 $ 5,575 $ 3,029
=============== =============== =============== ===============
Per Partnership Unit Data:
Net income after preferred partner interest
distributions and before extraordinary item $ 0.24 $ 0.26 $ 0.16 $ 0.12
Extraordinary item - - - (0.04)
--------------- --------------- --------------- ---------------
Net income available to general and limited partners $ 0.24 $ 0.26 $ 0.16 $ 0.08
=============== =============== =============== ===============
Weighted average number of partnership units
outstanding 33,771,067 34,432,922 35,932,666 35,974,851
=============== =============== =============== ===============
Per unit amounts do not necessarily sum to per unit amounts for the year as weighted average units outstanding
are measured for each period presented, rather than solely for the entire year.
</TABLE>
58
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN B COLUMN C COLUMN D
Costs Capitalized (Reduced)
Initial Cost to Subsequent to
Company (1) Acquisition (4)
Buildings
and
Description Encumbrances Land Improvements Improvements
- ----------------------------------------------------------------------------------------------------
Office Properties:
<S> <C> <C> <C> <C>
Tradewinds Financial, AZ $ - $ 304 $ 1,214 $ 47
Vintage Pointe, AZ 2,044 738 2,950 248
400 South El Camino Real, CA (8) 4,000 30,549 3,996
Centerstone Plaza, CA (6) 6,077 24,265 315
Gateway Professional Center, CA - 459 4,339 26
Park Plaza, CA - 971 6,226 149
University Tech Center, CA (2) - 2,086 8,046 539
Warner Village Medical, CA - 558 2,232 338
One Gateway Center, CO (9) 470 9,498 (25)
Buschwood III, FL (8) 1,479 5,890 470
Park Place, FL (8) 1,895 12,982 585
Temple Terrace Bus. Center, FL - 1,788 6,949 27
Ashford Perimeter, GA 20,923 1,174 42,227 398
Powers Ferry Landing East, GA 18,548 2,744 40,600 1,532
Capitol Center, IA (8) - 11,981 650
Columbia Center II, IL - 208 20,329 345
Embassy Plaza, IL - 436 15,680 1,343
Oak Brook International, IL (8) 757 11,126 560
Oakbrook Terrace, IL 19,095 552 37,635 275
Crosspoint Four, IN - 394 2,847 58
Meridian Park, IN - 1,296 5,906 860
The Osram Building, IN - 264 4,515 20
Leawood Office Building, KS 4,222 1,124 10,300 138
Blue Ridge Office Building, MA 2,862 734 5,877 296
Bronx Park I, MA - 916 9,104 370
Marlborough Corporate Place, MA - 5,655 55,908 1,064
The Hartwood Building, MA 2,518 527 5,426 121
Westford Corporate Center, MA (6) 2,091 8,310 305
(continued)
</TABLE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN E COLUMN F COLUMN G COLUMN H
Gross Amount Carried
at December 31, 1999
Buildings (1) Life
and (3) Accumulated Date Depreciated
Description Land Improvements Total Depreciation Acquired Over
- ----------------------------------------------------------------------------------------------------------------------
Office Properties:
<S> <C> <C> <C> <C> <C> <C>
Tradewinds Financial, AZ $ 304 $ 1,261 $ 1,565 $ 158 11/96 1-30 yrs.
Vintage Pointe, AZ 738 3,198 3,936 456 11/96 1-30 yrs.
400 South El Camino Real, CA 4,000 34,545 38,545 3,182 3/98 1-30 yrs.
Centerstone Plaza, CA 6,077 24,580 30,657 2,094 7/97 1-30 yrs.
Gateway Professional Center, CA 459 4,365 4,824 61 7/99 1-30 yrs.
Park Plaza, CA 971 6,375 7,346 94 7/99 1-30 yrs.
University Tech Center, CA (2) 2,086 8,585 10,671 778 6/97 1-30 yrs.
Warner Village Medical, CA 558 2,570 3,128 341 10/96 1-30 yrs.
One Gateway Center, CO 470 9,473 9,943 500 7/98 1-30 yrs.
Buschwood III, FL 1,479 6,360 7,839 541 9/97 1-30 yrs.
Park Place, FL 1,895 13,567 15,462 985 1/98 1-30 yrs.
Temple Terrace Bus. Center, FL 1,788 6,976 8,764 523 12/97 1-30 yrs.
Ashford Perimeter, GA 1,174 42,625 43,799 2,871 1/98 1-30 yrs.
Powers Ferry Landing East, GA 2,744 42,132 44,876 2,852 1/98 1-30 yrs.
Capitol Center, IA 500 12,131 12,631 810 2/98 1-30 yrs.
Columbia Center II, IL 208 20,674 20,882 1,458 1/98 1-30 yrs.
Embassy Plaza, IL 436 17,023 17,459 1,141 1/98 1-30 yrs.
Oak Brook International, IL 757 11,686 12,443 830 1/98 1-30 yrs.
Oakbrook Terrace, IL 552 37,910 38,462 2,529 1/98 1-30 yrs.
Crosspoint Four, IN 394 2,905 3,299 169 4/98 1-30 yrs.
Meridian Park, IN 1,296 6,766 8,062 428 4/98 1-30 yrs.
The Osram Building, IN 264 4,535 4,799 264 4/98 1-30 yrs.
Leawood Office Building, KS 1,124 10,438 11,562 674 3/98 1-30 yrs.
Blue Ridge Office Building, MA 734 6,173 6,907 279 3/98 1-30 yrs.
Bronx Park I, MA 916 9,474 10,390 688 3/98 1-30 yrs.
Marlborough Corporate Place, MA 5,655 56,972 62,627 3,834 1/98 1-30 yrs.
The Hartwood Building, MA 527 5,547 6,074 369 3/98 1-30 yrs.
Westford Corporate Center, MA 2,091 8,615 10,706 786 4/97 1-30 yrs.
(continued)
</TABLE>
59
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN B COLUMN C COLUMN D
Cost Capitalized (Reduced)
Initial Cost to Subsequent to
Company (1 ) Acquisition (4)
Buildings
and
Description Encumbrances Land Improvements Improvements
- -----------------------------------------------------------------------------------------------------
Office Properties continued:
<S> <C> <C> <C> <C>
Montgomery Exec. Center, MD $ (8) $1,928 $ 7,676 $ 524
Montrose Office Park, MD 15,175 3,871 20,360 72
Riverview Office Tower, MN (6) 4,095 16,333 1,467
University Club Tower, MO - 4,087 14,519 2,735
Woodlands Plaza, MO (6) 1,114 4,426 527
Edinburgh Center, NC (8) 984 14,232 520
One & Three Pacific Place, NE (8) 1,985 18,014 640
25 Independence Blvd., NJ (8) 4,547 18,141 313
Bridgewater II, NJ 10,000 7,309 12,570 -
Bridgewater Exec. Quarters, NJ 4,370 2,075 7,337 21
Executive Place, NJ - 944 11,347 39
Frontier Exec. Quarters I, NJ (8) 4,200 33,892 257
Frontier Exec. Quarters II, NJ (8) 631 5,091 92
Gatehall, NJ - 1,865 7,427 682
Morristown Medical Offices, NJ - 518 1,832 6
Vreeland Business Ctr., NJ - 1,863 8,714 49
Citibank Park, NV (8) 4,628 18,442 1,121
Poplar Towers, TN - 1,688 3,787 181
Thousand Oaks, TN - 9,741 40,355 1,789
2000 Corporate Ridge, VA 20,605 909 41,096 362
700 South Washington, VA (6) 1,981 7,894 581
Cameron Run, VA 10,034 414 18,964 279
Globe Building, WA - 375 1,501 279
- -----------------------------------------------------------------------------------------------------
Office Total 101,449 736,861 27,586
- -----------------------------------------------------------------------------------------------------
(continued)
</TABLE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN E COLUMN F COLUMN G COLUMN H
Gross Amount Carried
at December 31, 1999
Buildings (1) Life
and (3) Accumulated Date Depreciated
Description Land Improvements Total Depreciation Acquired Over
- ----------------------------------------------------------------------------------------------------------------------
Office Properties continued:
<S> <C> <C> <C> <C> <C> <C>
Montgomery Exec. Center, MD $ 1,928 $ 8,200 $ 10,128 $ 760 9/97 1-30 yrs.
Montrose Office Park, MD 3,871 20,432 24,303 340 7/99 1-30 yrs.
Riverview Office Tower, MN 4,095 17,800 21,895 1,726 4/97 1-30 yrs.
University Club Tower, MO 4,087 17,254 21,341 2,324 7/96 1-40 yrs.
Woodlands Plaza, MO 1,114 4,953 6,067 548 4/97 1-30 yrs.
Edinburgh Center, NC 984 14,752 15,736 1,077 1/98 1-30 yrs.
One & Three Pacific Place, NE 1,985 18,654 20,639 1,106 5/98 1-30 yrs.
25 Independence Blvd., NJ 4,547 18,454 23,001 1,528 9/97 1-30 yrs.
Bridgewater II, NJ 7,309 12,570 19,879 131 12/99 1-30 yrs.
Bridgewater Exec. Quarters, NJ 2,075 7,358 9,433 614 9/97 1-30 yrs.
Executive Place, NJ 944 11,386 12,330 569 8/98 1-30 yrs.
Frontier Exec. Quarters I, NJ 4,200 34,149 38,349 2,861 9/97 1-30 yrs.
Frontier Exec. Quarters II, NJ 631 5,183 5,814 435 9/97 1-30 yrs.
Gatehall, NJ 1,865 8,109 9,974 697 9/97 1-30 yrs.
Morristown Medical Offices, NJ 518 1,838 2,356 154 9/97 1-30 yrs.
Vreeland Business Ctr., NJ 1,863 8,763 10,626 511 6/98 1-30 yrs.
Citibank Park, NV 4,628 19,563 24,191 1,549 9/97 1-30 yrs.
Poplar Towers, TN 1,688 3,968 5,656 61 7/99 1-30 yrs.
Thousand Oaks, TN 9,741 42,144 51,885 3,103 12/97 1-30 yrs.
2000 Corporate Ridge, VA 909 41,458 42,367 2,783 1/98 1-30 yrs.
700 South Washington, VA 1,981 8,475 10,456 754 4/97 1-30 yrs.
Cameron Run, VA 439 19,218 19,657 1,311 1/98 1-30 yrs.
Globe Building, WA 375 1,780 2,155 249 10/96 1-30 yrs.
- ----------------------------------------------------------------------------------------------------------------------
Office Total 101,974 763,922 865,896 54,886
- ----------------------------------------------------------------------------------------------------------------------
(continued)
</TABLE>
60
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN B COLUMN C COLUMN D
Cost Capitalized (Reduced)
Initial Cost to Subsequent to
Company (1) Acquisition (4)
Buildings
and
Description Encumbrances Land Improvements Improvements
- --------------------------------------------------------------------------------------------------------
Office/Flex Properties:
<S> <C> <C> <C> <C>
Baseline Business Park, AZ $ - $ 886 $ 3,527 $ 388
Hoover Industrial, AZ - 322 1,290 170
Magnolia Industrial, AZ - 322 1,241 229
Scripps Terrace, CA - 678 2,685 104
Tierrasanta Research Park, CA (8) 1,303 5,189 773
Gateway Eight, CO (9) 442 3,870 30
Gateway Four, CO (10) 523 3,517 (106)
Gateway One, CO 2,376 402 3,608 32
Gateway Six, CO (10) 568 5,040 310
Northglenn Bus. Center, CO - 1,335 3,354 156
Fingerhut Business Center, FL - 1,188 3,282 10
Grand Regency Business Ctr., FL - 1,120 4,302 1,082
Lake Point Business Park, FL (6) 1,344 5,343 340
Primeco Business Center, FL - 950 3,418 12
Oakbrook Corners, GA (8) 1,057 4,209 176
The Business Park, GA (8) 1,485 5,912 599
Covance Business Center, IN - 1,405 15,109 -
Park 100 - Building 42, IN (5) - 712 3,286 (488)
Canton Business Center, MA 3,291 796 6,758 73
Fisher-Pierce, MA (6) 718 2,860 123
Columbia Warehouse, MD - 393 1,565 22
Germantown Business Center, MD (8) 1,442 5,753 23
Bryant Lake Business Center, MN (8) 1,907 7,531 878
Winnetka Industrial Center, MN - 1,189 4,737 188
Woodlands Tech Center, MO (6) 949 3,773 364
Fairfield Business Quarters, NJ 2,675 817 3,479 67
Fox Hollow Bus. Quarters, NJ - 1,576 2,358 126
(continued)
</TABLE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN E COLUMN F COLUMN G COLUMN H
Gross Amount Carried
at December 31, 1999
Buildings (1) Life
and (3) Accumulated Date Depreciated
Description Land Improvements Total Depreciation Acquired Over
- --------------------------------------------------------------------------------------------------------------------
Office/Flex Properties:
<S> <C> <C> <C> <C> <C> <C>
Baseline Business Park, AZ $ 886 $ 3,915 $ 4,801 $ 358 9/97 1-30 yrs.
Hoover Industrial, AZ 322 1,460 1,782 175 10/96 1-30 yrs.
Magnolia Industrial, AZ 322 1,470 1,792 162 6/97 1-30 yrs.
Scripps Terrace, CA 678 2,789 3,467 242 9/97 1-30 yrs.
Tierrasanta Research Park, CA 1,303 5,962 7,265 625 9/97 1-30 yrs.
Gateway Eight, CO 442 3,900 4,342 195 7/98 1-30 yrs.
Gateway Four, CO 523 3,411 3,934 174 7/98 1-30 yrs.
Gateway One, CO 402 3,640 4,042 182 7/98 1-30 yrs.
Gateway Six, CO 568 5,350 5,918 329 7/98 1-30 yrs.
Northglenn Bus. Center, CO 1,335 3,510 4,845 256 12/97 1-30 yrs.
Fingerhut Business Center, FL 1,188 3,292 4,480 247 12/97 1-30 yrs.
Grand Regency Business Ctr., FL 1,120 5,384 6,504 537 12/97 1-30 yrs.
Lake Point Business Park, FL 1,344 5,683 7,027 577 4/97 1-30 yrs.
Primeco Business Center, FL 950 3,430 4,380 257 12/97 1-30 yrs.
Oakbrook Corners, GA 1,057 4,385 5,442 384 9/97 1-30 yrs.
The Business Park, GA 1,485 6,511 7,996 596 9/97 1-30 yrs.
Covance Business Center, IN 1,405 15,109 16,514 797 7/98 1-30 yrs.
Park 100 - Building 42, IN (5) 712 2,798 3,510 901 10/86 5-25 yrs.
Canton Business Center, MA 796 6,831 7,627 460 3/98 1-30 yrs.
Fisher-Pierce, MA 718 2,983 3,701 269 4/97 1-30 yrs.
Columbia Warehouse, MD 393 1,587 1,980 119 10/97 1-30 yrs.
Germantown Business Center, MD 1,442 5,776 7,218 481 9/97 1-30 yrs.
Bryant Lake Business Center, MN 1,907 8,409 10,316 664 11/97 1-30 yrs.
Winnetka Industrial Center, MN 1,189 4,925 6,114 411 9/97 1-30 yrs.
Woodlands Tech Center, MO 949 4,137 5,086 481 4/97 1-30 yrs.
Fairfield Business Quarters, NJ 817 3,546 4,363 295 9/97 1-30 yrs.
Fox Hollow Bus. Quarters, NJ 1,576 2,484 4,060 228 9/97 1-30 yrs.
(continued)
</TABLE>
61
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN B COLUMN C COLUMN D
Cost Capitalized (Reduced)
Initial Cost to Subsequent to
Company (1) Acquisition (4)
Buildings
and
Description Encumbrances Land Improvements Improvements
- ------------------------------------------------------------------------------------------------------
Office/Flex Properties continued:
<S> <C> <C> <C> <C>
Palms Business Center III, NV $ (8) $ 3,984 $ 10,207 $ 109
Palms Business Center IV, NV (8) 627 3,272 20
Palms Business Center North, NV (8) 2,492 7,067 192
Palms Business Center South, NV (8) 4,134 9,610 368
Post Palms Business Center, NV - 2,522 9,453 136
Clark Avenue, PA - 649 2,584 59
Lehigh Valley Exec. Campus, PA - 1,748 12,826 415
Valley Forge Corporate Center, PA - 2,614 34,805 (1,376)
Kent Business Park, WA (8) 1,211 4,822 89
Totem Valley Business Center, WA - 2,504 5,262 132
- ------------------------------------------------------------------------------------------------------
Office/Flex Total 48,314 216,904 5,825
- ------------------------------------------------------------------------------------------------------
Industrial Properties:
Fairmont Commerce Center, AZ - 735 2,928 177
Fifth Street Industrial, AZ - 654 2,522 183
Bellanca Airport Park I, CA - 8,687 - -
Coronado Industrial, CA (8) 711 2,831 46
East Anaheim Industrial, CA (8) 1,480 3,282 36
Springdale Commerce Center, CA (8) 1,030 4,101 89
Gateway Nine, CO 4,694 612 4,941 11
Gateway Seven, CO (10) 638 5,143 213
Gateway Ten, CO (9) 524 4,762 36
Gateway Three, CO (10) 508 4,704 39
Gateway Two, CO 3,831 561 4,425 (202)
Atlantic Industrial, GA - 634 3,866 (1,091)
Navistar International, IL (5) - 793 10,941 (4,122)
(continued)
</TABLE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN E COLUMN F COLUMN G COLUMN H
Gross Amount Carried
at December 31, 1999
Buildings (1) Life
and (3) Accumulated Date Depreciated
Description Land Improvements Total Depreciation Acquired Over
- ------------------------------------------------------------------------------------------------------------------------
Office/Flex Properties continued:
<S> <C> <C> <C> <C> <C> <C>
Palms Business Center III, NV $ 3,984 $ 10,316 $ 14,300 $ 780 10/97 1-30 yrs.
Palms Business Center IV, NV 627 3,292 3,919 247 10/97 1-30 yrs.
Palms Business Center North, NV 2,492 7,259 9,751 553 10/97 1-30 yrs.
Palms Business Center South, NV 4,134 9,978 14,112 764 10/97 1-30 yrs.
Post Palms Business Center, NV 2,522 9,589 12,111 731 10/97 1-30 yrs.
Clark Avenue, PA 649 2,643 3,292 223 9/97 1-30 yrs.
Lehigh Valley Exec. Campus, PA 1,748 13,241 14,989 906 1/98 1-30 yrs.
Valley Forge Corporate Center, PA 2,505 33,538 36,043 2,180 1/98 1-30 yrs.
Kent Business Park, WA 1,211 4,911 6,122 417 9/97 1-30 yrs.
Totem Valley Business Center, WA 2,504 5,394 7,898 92 7/99 1-30 yrs.
- ------------------------------------------------------------------------------------------------------------------------
Office/Flex Total 48,205 222,838 271,043 17,295
- ------------------------------------------------------------------------------------------------------------------------
Industrial Properties:
Fairmont Commerce Center, AZ 735 3,105 3,840 244 10/97 1-30 yrs.
Fifth Street Industrial, AZ 654 2,705 3,359 248 6/97 1-30 yrs.
Bellanca Airport Park I, CA 8,687 - 8,687 - 2/99 n/a
Coronado Industrial, CA 711 2,877 3,588 244 9/97 1-30 yrs.
East Anaheim Industrial, CA 1,480 3,318 4,798 251 10/97 1-30 yrs.
Springdale Commerce Center, CA 1,030 4,190 5,220 360 9/97 1-30 yrs.
Gateway Nine, CO 612 4,952 5,564 323 7/98 1-30 yrs.
Gateway Seven, CO 638 5,356 5,994 290 7/98 1-30 yrs.
Gateway Ten, CO 524 4,798 5,322 240 7/98 1-30 yrs.
Gateway Three, CO 508 4,743 5,251 237 7/98 1-30 yrs.
Gateway Two, CO 561 4,223 4,784 217 7/98 1-30 yrs.
Atlantic Industrial, GA 634 2,775 3,409 276 9/97 1-30 yrs.
Navistar International, IL (5) 793 6,819 7,612 2,188 3/84 40 yrs.
(continued)
</TABLE>
62
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN B COLUMN C COLUMN D
Cost Capitalized (Reduced)
Initial Cost to Subsequent to
Company (1) Acquisition (4)
Buildings
and
Description Encumbrances Land Improvements Improvements
- -------------------------------------------------------------------------------------------------------
Industrial Properties continued:
<S> <C> <C> <C> <C>
Park 100 - Building 46, IN (5) $ - $ - $ - $ 212
J.I. Case Equip. Corp., KS (5) - 236 3,264 (1,241)
Flanders Industrial Park, MA - 738 5,634 209
Forest Street Business Center, MA - 227 1,801 39
Southworth-Milton, MA (6) 1,922 7,652 80
Navistar International, MD (5) - 356 4,911 (1,879)
Cottontail Distribution Center, NJ 8,407 1,616 16,278 74
Eatontown Industrial, NJ - 765 1,963 30
One Taft Industrial, NJ (8) 1,326 4,975 56
J.I. Case Equip. Corp., TN (5) - 187 2,583 (988)
Sea Tac II, WA (5) - 712 1,474 (178)
- -------------------------------------------------------------------------------------------------------
Industrial Total 25,652 104,981 (8,171)
- -------------------------------------------------------------------------------------------------------
Retail Properties:
Sonora Plaza, CA 4,811 1,948 7,781 176
Piedmont Plaza, FL - 1,317 5,233 85
River Run Shopping Ctr., FL - 1,428 5,687 203
Westwood Plaza, FL (5) - 2,599 5,110 2,755
Westbrook Commons, IL (8) 3,067 12,213 718
Broad Ripple Retail Center, IN - 542 3,876 128
Cross Creek Retail Center, IN 4,973 1,516 4,351 201
Geist Retail Centre, IN 4,316 1,012 4,828 194
Woodfield Centre, IN - 765 4,685 232
Goshen Plaza, MD - 994 3,958 26
- -------------------------------------------------------------------------------------------------------
Retail Total 15,188 57,722 4,718
- -------------------------------------------------------------------------------------------------------
(continued)
</TABLE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN E COLUMN F COLUMN G COLUMN H
Gross Amount Carried
at December 31, 1999
Buildings (1) Life
and (3) Accumulated Date Depreciated
Description Land Improvements Total Depreciation Acquired Over
- ------------------------------------------------------------------------------------------------------------------------
Industrial Properties continued:
<S> <C> <C> <C> <C> <C> <C>
Park 100 - Building 46, IN (5) $ - $ 212 $ 212 $ 174 10/86 5-25 yrs.
J.I. Case Equip. Corp., KS (5) 236 2,023 2,259 639 3/84 40 yrs.
Flanders Industrial Park, MA 738 5,843 6,581 399 3/98 1-30 yrs.
Forest Street Business Center, MA 227 1,840 2,067 117 3/98 1-30 yrs.
Southworth-Milton, MA 1,922 7,732 9,654 708 4/97 1-30 yrs.
Navistar International, MD (5) 356 3,032 3,388 960 3/84 40 yrs.
Cottontail Distribution Center, NJ 1,616 16,352 17,968 954 6/98 1-30 yrs.
Eatontown Industrial, NJ 765 1,993 2,758 167 9/97 1-30 yrs.
One Taft Industrial, NJ 1,326 5,031 6,357 419 9/97 1-30 yrs.
J.I. Case Equip. Corp., TN (5) 187 1,595 1,782 506 3/84 40 yrs.
Sea Tac II, WA (5) 712 1,296 2,008 464 2/86 5-25 yrs.
- ------------------------------------------------------------------------------------------------------------------------
Industrial Total 25,652 96,810 122,462 10,625
- ------------------------------------------------------------------------------------------------------------------------
Retail Properties:
Sonora Plaza, CA 1,948 7,957 9,905 927 11/96 1-30 yrs.
Piedmont Plaza, FL 1,317 5,318 6,635 356 4/97 1-30 yrs.
River Run Shopping Ctr., FL 1,428 5,890 7,318 338 9/97 1-30 yrs.
Westwood Plaza, FL (5) 2,599 7,865 10,464 3,032 1/88 1-30 yrs.
Westbrook Commons, IL 3,067 12,931 15,998 1,070 9/97 1-30 yrs.
Broad Ripple Retail Center, IN 542 4,004 4,546 231 4/98 1-30 yrs.
Cross Creek Retail Center, IN 1,516 4,552 6,068 266 4/98 1-30 yrs.
Geist Retail Centre, IN 1,012 5,022 6,034 291 4/98 1-30 yrs.
Woodfield Centre, IN 765 4,917 5,682 286 4/98 1-30 yrs.
Goshen Plaza, MD 994 3,984 4,978 333 9/97 1-30 yrs.
- ------------------------------------------------------------------------------------------------------------------------
Retail Total 15,188 62,440 77,628 7,130
- ------------------------------------------------------------------------------------------------------------------------
(continued)
</TABLE>
63
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN B COLUMN C COLUMN D
Cost Capitalized (Reduced)
Initial Cost to Subsequent to
Company (1) Acquisition (4)
Buildings
and
Description Encumbrances Land Improvements Improvements
- ------------------------------------------------------------------------------------------------------
Multifamily Properties:
<S> <C> <C> <C> <C>
Overlook Apartments, AZ $ (6) $ 2,274 $ 9,036 $ 295
Stone Ridge at Vinings, GA (11) 1,881 16,942 855
Woodmere Trace, GA 7,183 1,002 9,029 73
Crosscreek Apartments, IN 6,215 701 9,042 99
Harcourt Club Apartments, IN 3,756 437 5,389 191
Island Club Apartments, IN 11,958 713 15,596 219
Arrowood Crossing I & II, NC (8) 1,837 7,222 413
The Chase (Commonwealth), NC 3,143 784 3,083 43
The Chase (Monroe), NC (8) 1,033 4,062 264
The Chase Monroe II, NC 380 4,689 22
Sabal Point I, II & III, NC (8) 3,714 14,602 757
Sharonridge I & II, NC 1,731 527 2,071 (22)
The Courtyard, NC 1,572 438 1,723 35
The Landing on Farmhurst, NC 3,085 841 3,306 30
The Oaks, NC 2,272 644 2,649 (51)
Wendover Glen, NC 2,461 597 2,346 35
Willow Glen, NC (8) 823 3,236 160
Sahara Gardens, NV (8) 1,872 7,500 766
Villas De Mission, NV (8) 1,924 7,695 375
Player's Club of Brentwood, TN (8) 800 7,205 285
Bandera Crossing, TX (11) 675 6,077 207
Bear Creek Crossing, TX (11) 627 5,650 80
Cypress Creek Apartments, TX (11) 732 6,591 361
The Hollows, TX (11) 1,390 12,518 187
Hunterwood, TX (11) 563 5,067 73
Hunter's Chase, TX (11) 2,094 18,857 287
Jefferson Creek, TX (7) 1,889 17,017 171
Jefferson Place, TX (7) 2,620 23,598 226
La Costa, TX (7) 2,826 25,453 201
(continued)
</TABLE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN E COLUMN F COLUMN G COLUMN H
Gross Amount Carried
at December 31, 1999
Buildings (1) Life
and (3) Accumulated Date Depreciated
Description Land Improvements Total Depreciation Acquired Over
- ----------------------------------------------------------------------------------------------------------------------
Multifamily Properties:
<S> <C> <C> <C> <C> <C> <C>
Overlook Apartments, AZ $ 2,274 $ 9,331 $ 11,605 $ 875 4/97 1-30 yrs.
Stone Ridge at Vinings, GA 1,881 17,797 19,678 954 6/98 1-30 yrs.
Woodmere Trace, GA 1,002 9,102 10,104 499 6/98 1-30 yrs.
Crosscreek Apartments, IN 701 9,141 9,842 567 4/98 1-30 yrs.
Harcourt Club Apartments, IN 437 5,580 6,017 349 4/98 1-30 yrs.
Island Club Apartments, IN 713 15,815 16,528 981 4/98 1-30 yrs.
Arrowood Crossing I & II, NC 1,837 7,635 9,472 621 12/97 1-30 yrs.
The Chase (Commonwealth), NC 753 3,157 3,910 271 12/97 1-30 yrs.
The Chase (Monroe), NC 1,033 4,326 5,359 354 12/97 1-30 yrs.
The Chase Monroe II, NC 380 4,711 5,091 39 10/99 1-30 yrs.
Sabal Point I, II & III, NC 3,714 15,359 19,073 1,225 12/97 1-30 yrs.
Sharonridge I & II, NC 494 2,082 2,576 176 12/97 1-30 yrs.
The Courtyard, NC 422 1,774 2,196 148 12/97 1-30 yrs.
The Landing on Farmhurst, NC 819 3,358 4,177 263 12/97 1-30 yrs.
The Oaks, NC 600 2,642 3,242 221 12/97 1-30 yrs.
Wendover Glen, NC 561 2,417 2,978 210 12/97 1-30 yrs.
Willow Glen, NC 823 3,396 4,219 282 12/97 1-30 yrs.
Sahara Gardens, NV 1,872 8,266 10,138 933 10/96 1-30 yrs.
Villas De Mission, NV 1,924 8,070 9,994 976 10/96 1-30 yrs.
Player's Club of Brentwood, TN 800 7,490 8,290 419 6/98 1-30 yrs.
Bandera Crossing, TX 675 6,284 6,959 338 6/98 1-30 yrs.
Bear Creek Crossing, TX 627 5,730 6,357 331 6/98 1-30 yrs.
Cypress Creek Apartments, TX 732 6,952 7,684 401 6/98 1-30 yrs.
The Hollows, TX 1,390 12,705 14,095 715 6/98 1-30 yrs.
Hunterwood, TX 563 5,140 5,703 280 6/98 1-30 yrs.
Hunter's Chase, TX 2,094 19,144 21,238 1,042 6/98 1-30 yrs.
Jefferson Creek, TX 1,889 17,188 19,077 912 6/98 1-30 yrs.
Jefferson Place, TX 2,620 23,824 26,444 1,280 6/98 1-30 yrs.
La Costa, TX 2,826 25,654 28,480 1,383 6/98 1-30 yrs.
(continued)
</TABLE>
64
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN B COLUMN C COLUMN D
Cost Capitalized (Reduced)
Initial Cost to Subsequent to
Company (1) Acquisition (4)
Buildings
and
Description Encumbrances Land Improvements Improvements
- ---------------------------------------------------------------------------------------------------
Multifamily Properties continued:
<S> <C> <C> <C> <C>
Longspur, TX $ (11) $ 1,240 $ 11,165 $ 157
North Park Crossing, TX (11) 1,147 10,332 286
Silver Vale Crossing, TX (11) 1,111 10,006 349
Springs of Indian Creek, TX 14,100 1,493 19,359 11
The Park at Woodlake, TX (8) 1,676 15,100 636
Vista Crossing, TX (11) 737 6,643 115
Walnut Creek Crossing, TX (11) 1,286 11,586 140
Willow Brook Crossing, TX (11) 716 6,448 200
Wind River Crossing, TX (11) 1,437 12,939 317
- ---------------------------------------------------------------------------------------------------
Multifamily Total 47,481 360,829 8,848
- ---------------------------------------------------------------------------------------------------
Hotel Properties and Other:
Country Inn & Suites by Carlson:
Scottsdale, AZ 4,035 - 12,117 185
Miscellaneous Investments - - - (4,953)
- ---------------------------------------------------------------------------------------------------
Hotel and Other Total - 12,117 (4,768)
- ---------------------------------------------------------------------------------------------------
Combined Total $ 231,281 $ 238,084 $ 1,489,414 $ 34,038
===================================================================================================
(1) Initial cost and date acquired by GRT Predecessor Entities, where applicable.
(2) The Operating Partnership holds a participating first mortgage interest in the property.
In accordance with GAAP, the Operating Partnership is accounting for the property as though it holds fee title.
(3) The aggregate cost for Federal income tax purposes is $1,634,765.
(4) Bracketed amounts represent reductions to carrying value.
(5) Initial Cost represents original book value carried forward from the financial statements of the GRT Predecessor Entities.
(6) Cross collateralized loan secured by ten properties - $58,059.
(7) Cross collateralized loan secured by three properties - $52,602.
(8) Cross collateralized loans secured by 35 properties - $232,735.
(9) Cross collateralized loan secured by three properties - $15,361.
(10) Cross collateralized loan secured by four properties - $14,077.
(11) Cross collateralized loan secured by 14 properties - $97,600.
</TABLE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
COLUMN A COLUMN E COLUMN F COLUMN G COLUMN H
Gross Amount Carried
at December 31, 1999
Buildings (1) Life
and (3) Accumulated Date Depreciated
Description Land Improvements Total Depreciation Acquired Over
- -------------------------------------------------------------------------------------------------------------------------
Multifamily Properties continued:
<S> <C> <C> <C> <C> <C> <C>
Longspur, TX $ 1,240 $ 11,322 $ 12,562 $ 625 6/98 1-30 yrs.
North Park Crossing, TX 1,147 10,618 11,765 592 6/98 1-30 yrs.
Silver Vale Crossing, TX 1,111 10,355 11,466 564 6/98 1-30 yrs.
Springs of Indian Creek, TX 1,493 19,370 20,863 592 2/99 1-30 yrs.
The Park at Woodlake, TX 1,676 15,736 17,412 876 6/98 1-30 yrs.
Vista Crossing, TX 737 6,758 7,495 377 6/98 1-30 yrs.
Walnut Creek Crossing, TX 1,286 11,726 13,012 646 6/98 1-30 yrs.
Willow Brook Crossing, TX 716 6,648 7,364 373 6/98 1-30 yrs.
Wind River Crossing, TX 1,437 13,256 14,693 730 6/98 1-30 yrs.
- -------------------------------------------------------------------------------------------------------------------------
Multifamily Total 47,299 369,859 417,158 22,420
- -------------------------------------------------------------------------------------------------------------------------
Hotel Properties and Other:
Country Inn & Suites by Carlson:
Scottsdale, AZ - 12,302 12,302 1,814 2/97 3-30 yrs.
Miscellaneous Investments - (4,953) (4,953) -
- -------------------------------------------------------------------------------------------------------------------------
Hotel and Other Total - 7,349 7,349 1,814
- -------------------------------------------------------------------------------------------------------------------------
Combined Total $ 238,318 $ 1,523,218 $ 1,761,536 $ 114,170
=========================================================================================================================
(1) Initial cost and date acquired by GRT Predecessor Entities, where applicable.
(2) The Operating Partnership holds a participating first mortgage interest in the property.
In accordance with GAAP, the Operating Partnership is accounting for the property as though it holds fee title.
(3) The aggregate cost for Federal income tax purposes is $1,634,765.
(4) Bracketed amounts represent reductions to carrying value.
(5) Initial Cost represents original book value carried forward from the financial statements of the GRT Predecessor Entities.
(6) Cross collateralized loan secured by ten properties - $58,059.
(7) Cross collateralized loan secured by three properties - $52,602.
(8) Cross collateralized loans secured by 35 properties - $232,735.
(9) Cross collateralized loan secured by three properties - $15,361.
(10) Cross collateralized loan secured by four properties - $14,077.
(11) Cross collateralized loan secured by 14 properties - $97,600.
</TABLE>
65
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1999
(in thousands)
Reconciliation of gross amount at which real estate was carried for the years ended December 31:
1999 1998 1997
----------------- ---------------- -----------------
Rental Property:
<S> <C> <C> <C>
Balance at beginning of year $ 1,825,308 $ 866,431 $ 190,729
Additions during year:
Property acquisitions and
additions 124,726 1,013,170 690,214
Retirements/sales (183,545) (54,293) (14,512)
Miscellaneous (4,953) - -
----------------- ---------------- -----------------
Balance at end of year $ 1,761,536 $ 1,825,308 $ 866,431
================= ================ =================
Accumulated Depreciation:
Balance at beginning of year $ 82,869 $ 41,213 $ 28,784
Additions during year:
Depreciation 56,004 49,450 14,496
Acquisitions - - 443
Retirements/sales (24,703) (7,794) (2,510)
----------------- ---------------- -----------------
Balance at end of year $ 114,170 $ 82,869 $ 41,213
================= ================ =================
</TABLE>
66
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE IV - MORTGAGE LOANS RECEIVABLE, SECURED BY REAL ESTATE
December 31, 1999
(in thousands)
COLUMN A COLUMN B COLUMN C COLUMN D
Description of Loan and
Securing Property Current Periodic
Interest Rate Maturity Date Payment Terms
<S> <C> <C> <C>
First Mortgage Loan Quarterly
Secured by land located interest-only
in Aurora, Colorado 13% 7/1/05 payments
First Mortgage Loan Monthly
secured by land located interest-only
in Arlington, Texas 9% 3/31/00 payments
</TABLE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE IV - MORTGAGE LOANS RECEIVABLE, SECURED BY REAL ESTATE
December 31, 1999
(in thousands)
COLUMN A COLUMN E COLUMN F COLUMN G COLUMN H
Carrying
Amount, Principal Amount of
Description of Loan and including Loans Subject to
Securing Property Face Amount accrued Delinquent
Prior Liens interest Principal or Interest
<S> <C> <C> <C> <C>
First Mortgage Loan
Secured by land located
in Aurora, Colorado None $ 34,349 $ 36,441 None
First Mortgage Loan
secured by land located
in Arlington, Texas None $ 1,141 $ 1,141 None
--------------- ---------------
Total $ 35,490 $ 37,582
=============== ===============
</TABLE>
67
<PAGE>
<TABLE>
<CAPTION>
GLENBOROUGH PROPERTIES, L.P.
SCHEDULE IV - MORTGAGE LOANS RECEIVABLE, SECURED BY REAL ESTATE
December 31, 1999
(in thousands)
The following is a summary of changes in the carrying amount of mortgage loans for the years ended December 31, 1999, 1998 and 1997:
1999 1998 1997
------------------- ------------------ ------------------
<S> <C> <C> <C>
Balance at beginning of year $ 42,420 $ 3,692 $ 9,905
Additions during year:
New mortgage loans 1,141 39,613 1,855
Interest accruals 1,296
Deductions during year:
Collections of principal (4,396) (885) (8,068)
Reduction in principal (1,600) - -
Loss on sale (1,229) - -
------------------- ------------------ ------------------
Balance at end of year $ 37,582 $ 42,420 $ 3,692
=================== ================== ==================
</TABLE>
68
<PAGE>
SIGNATURES
Pursuant to the requirements of Section l3 or l5(d) of the Securities Exchange
Act of l934, the Registrant has duly caused this report to be signed on its
behalf by the undersigned, thereunto duly authorized.
GLENBOROUGH PROPERTIES, L.P.,
a California Limited Partnership
By: Glenborough Realty Trust Incorporated,
its General Partner
Date: March 14, 2000 /s/ Andrew Batinovich
Andrew Batinovich
Director, President and
Chief Operating Officer
Date: March 14, 2000 /s/ Stephen Saul
Stephen Saul
Chief Financial Officer
(Principal Financial Officer)
Date: March 14, 2000 /s/ Terri Garnick
Terri Garnick
Senior Vice President,
Chief Accounting Officer,
Treasurer
(Principal Accounting Officer)
69
<PAGE>
EXHIBIT INDEX
Exhibit
Number Exhibit Title
3.01 Articles of Amendment and Restatement of Articles of Incorporation of the
Company are incorporated herein by reference to Exhibit 3.1 to the
Company's Quarterly Report on Form 10-Q for the quarter ended March 31,
1998.
3.02 Amended Bylaws of the Company are incorporated herein by reference to
Exhibit 3.1 to the Company's Quarterly Report on Form 10-Q for the quarter
ended June 30, 1998.
3.03 The Company's Form of Articles Supplementary relating to the 7-3/4% Series
A Convertible Preferred Stock is incorporated herein by reference to
Exhibit 3.03 to the Company's Annual Report on Form 10-K for the year ended
December 31, 1997.
3.04 Articles Supplementary of the Series B Preferred Stock (relating to the
Rights Plan) are incorporated herein by reference to Exhibit 3.2 to the
Company's Quarterly Report on Form 10-Q for the quarter ended June 30,
1998.
4.01 Form of Common Stock Certificate of the Company is incorporated herein by
reference to Exhibit 4.02 to the Company's Registration Statement on Form
S-4 (Registration No. 33-83506), which became effective October 26, 1995.
4.02 Form of 7-3/4% Series A Convertible Preferred Stock Certificate of the
Company is incorporated herein by reference to Exhibit 4.1 to the Company's
Registration Statement on Form 8-A which was filed on January 22, 1998.
10.01 Form of Indemnification Agreement for existing Officers and Directors
of the Company is incorporated herein by reference to Exhibit 10.02 to
the Company's Registration Statement on Form S-4 (Registration No.
33-83506), which became effective October 26, 1995.
10.02* Stock Incentive Plan of the Company (amended and restated as of March 20,
1997) is incorporated herein by reference to Exhibit 4.0 to the Company's
Quarterly Report on Form 10-Q for the quarter ended June 30, 1997.
10.03* Employment Agreement between the Company and Robert Batinovich is
incorporated herein by reference to Exhibit 10.1 to the Company's Quarterly
Report on Form 10-Q for the quarter ended March 31, 1998.
10.04* Employment Agreement between the Company and Andrew Batinovich is
incorporated herein by reference to Exhibit 10.2 to the Company's Quarterly
Report on Form 10-Q for the quarter ended March 31, 1998.
10.05 Rights Agreement, dated as of July 20, 1998, between the Company and
the Registrar and Transfer Company, together with Exhibit A Form of
Rights Certificate; Exhibit B Summary of Rights to Purchase Preferred
Stock; and Exhibit C Form of Articles Supplementary of the Series B
Preferred Stock are incorporated herein by reference to Exhibit 1 to
the Company's Form 8-A, filed on July 16, 1998.
10.06 Registration Agreement between the Company and GPA, Ltd. is incorporated
herein by reference to Exhibit 10.27 to the Company's Annual Report on Form
10-K for the year ended December 31, 1995.
10.07 Indemnification Agreement for Glenborough Realty Corporation and the
Company, with Robert Batinovich as indemnitor is incorporated herein by
reference to Exhibit 10.31 to the Company's Annual Report on Form 10-K for
the year ended December 31, 1995.
70
<PAGE>
EXHIBIT INDEX - continued
Exhibit
Number Exhibit Title
12.01 Computation of Ratio of Earnings to Fixed Charges and Ratio of Earnings
to Fixed Charges and Preferred Partner Interest Distributions
23.01 Consent of Arthur Andersen LLP, independent public accountants
27.01 Financial Data Schedule
* Indicates management contract or compensatory plan or arrangement.
71
<PAGE>
Exhibit 12.01
GLENBOROUGH PROPERTIES, L.P.
Computation of Ratio of Earnings to Fixed Charges and Ratio of Earnings to Fixed
Charges and Preferred Partner Interest Distributions
For the five years ended December 31, 1999 (dollars in thousands)
<TABLE>
<CAPTION>
GRT
Predecessor
Entities,
Combined The Operating Partnership
-------------- --------------------------------------------------------
Twelve Months Ended December 31,
------------------------------------------------------------------------
1995 1996 1997 1998 1999
-------------- ----------- ----------- ------------ -----------
EARNINGS, AS DEFINED
Net Income (Loss) before Preferred Partner
<S> <C> <C> <C> <C> <C>
Interest Distributions(2) $ 524 $ (1,901) $ 17,727 $ 46,136 $ 53,949
Extraordinary items - 186 843 1,400 (984)
Federal & State income taxes 357 - - - -
Fixed Charges 2,129 3,913 9,668 53,289 64,782
-------------- ----------- ----------- ------------ -----------
$ 3,010 $ 2,198 $ 28,238 $100,825 $117,747
-------------- ----------- ----------- ------------ -----------
FIXED CHARGES AND PREFERRED PARTNER INTEREST
DISTRIBUTIONS, AS DEFINED
Interest Expense $ 2,129 $ 3,913 $ 9,668 $ 53,289 $ 64,782
Capitalized Interest - - - 1,108 2,675
Preferred Partner Interest Distributions - - - 20,620 22,280
-------------- ----------- ----------- ------------ -----------
$ 2,129 $ 3,913 $ 9,668 $ 75,017 $ 89,737
RATIO OF EARNINGS TO FIXED CHARGES (3)
1.41 0.56 (1) 2.92 1.85 1.75
-------------- ----------- ----------- ------------ -----------
RATIO OF EARNINGS TO FIXED CHARGES AND PREFERRED
PARTNER INTEREST DISTRIBUTIONS (3)
1.41 0.56 (1) 2.92 1.34 1.31
-------------- ----------- ----------- ------------ -----------
(1) For the twelve months ended December 31, 1996, earnings were insufficient to cover fixed charges by $1,715.
(2) Net Income (Loss) before Preferred Partner Interest Distributions includes
depreciation and amortization expense as a deduction.
(3) Ratio of Earnings to Fixed Charges and Ratio of Earnings to Fixed Charges
and Preferred Partner Interest Distributions includes depreciation and
amortization expense as a deduction from earnings.
</TABLE>
72
<PAGE>
Exhibit 23.01
CONSENT OF INDEPENDENT PUBLIC ACCOUNTANTS
As independent public accountants, we hereby consent to the incorporation of our
report dated March 1, 2000 on the financial statements of Glenborough
Properties, L.P. included in this Form 10-K, into the Operating Partnership's
previously filed Registration Statement File Nos. 333-70463 and 333-08806. It
should be noted that we have not audited any financial statements of the
Operating Partnership subsequent to December 31, 1999 or performed any audit
procedures subsequent to the date of our report.
/s/ ARTHUR ANDERSEN LLP
ARTHUR ANDERSEN LLP
San Francisco, California
March 14, 2000
73
<PAGE>
<TABLE> <S> <C>
<ARTICLE> 5
<MULTIPLIER> 1,000
<CURRENCY> U.S. DOLLARS
<S> <C>
<PERIOD-TYPE> YEAR
<FISCAL-YEAR-END> DEC-31-1999
<PERIOD-START> JAN-01-1999
<PERIOD-END> DEC-31-1999
<EXCHANGE-RATE> 1.000
<CASH> 6,363
<SECURITIES> 0
<RECEIVABLES> 3,863
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 10,226
<PP&E> 1,761,536
<DEPRECIATION> 114,170
<TOTAL-ASSETS> 1,795,247
<CURRENT-LIABILITIES> 23,673
<BONDS> 0
0
0
<COMMON> 0
<OTHER-SE> 867,264
<TOTAL-LIABILITY-AND-EQUITY> 1,795,247
<SALES> 0
<TOTAL-REVENUES> 274,980
<CGS> 0
<TOTAL-COSTS> 88,037
<OTHER-EXPENSES> 67,967
<LOSS-PROVISION> 1,229
<INTEREST-EXPENSE> 64,782
<INCOME-PRETAX> 52,965
<INCOME-TAX> 0
<INCOME-CONTINUING> 52,965
<DISCONTINUED> 0
<EXTRAORDINARY> 984
<CHANGES> 0
<NET-INCOME> 53,949
<EPS-BASIC> 0.89
<EPS-DILUTED> 0.89
</TABLE>
