SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
Form 10-K/A-2
Annual Report Pursuant to Section 13 or 15(d) of
the Securities Exchange Act of 1934
For the fiscal year ended December 31, 1994
Commission file number 1-12222
BEDFORD PROPERTY INVESTORS, INC.
(Exact name of Registrant as specified in its charter)
MARYLAND 68-0306514
(State or other jurisdiction (I.R.S. Employer
of incorporation or organization) Identification No.)
270 Lafayette Circle, Lafayette, CA 94549
(Address of principal executive offices)
Registrant's telephone number, including area code (510)283-8910
Securities Registered Pursuant to Section 12(b) of the Act:
Name of each exchange
Title of each class on which registered
Common Stock, par value $0.01 per share New York Stock Exchange
Pacific Stock Exchange
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. []
The aggregate market value of the voting stock held by non-affiliates of
Registrant as of February 17, 1995, was approximately $24,746,000.
The number of shares of Registrant's common stock, par value $0.01 per share,
outstanding as of February 17, 1995, was 5,976,900.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the Registrant's Proxy Statement to be mailed to stockholders
in connection with the Registrant's upcoming annual meeting of stockholders,
are incorporated by reference in Part III of this report. Except as
expressly incorporated by reference, the Registrant's Proxy Statement shall
not be deemed to be part of this report.
<PAGE>
PART I
ITEM 1. BUSINESS
Bedford Property Investors, Inc. (the "Company") is a self-administered and
self-managed equity real estate investment trust ("REIT") with investments in
industrial and suburban office properties concentrated in the western United
States. The Company currently owns seven industrial properties and five subur-
ban office properties with an aggregate of approximately 1.2 million rentable
square feet. Based on rentable square feet, as of February 28, 1995, the
properties were 95% leased. The Company's properties are located in markets
proximate to metropolitan areas in Northern and Southern California, Utah,
Kansas and Mississippi (these markets are collectively referred to as the
"Current Markets").
The Company was formerly a Delaware corporation, incorporated in November 1984
under the name of ICM Property Investors Incorporated. On July 1, 1993, the
Company was reincorporated in the state of Maryland under a new name, Bedford
Property Investors, Inc.
The Company's strategy is to own, manage, acquire and develop industrial and
suburban office properties in the western United States in markets proximate to
metropolitan areas which are experiencing or are expected by the Company to
experience economic growth. The Company believes that employment growth is a
reliable indicator of future demand for both industrial and suburban office
space and that increased industrial production and consumer spending are
reliable indicators of demand for industrial space. In addition, the Company
believes that certain supply-side constraints, such as limited availability of
undeveloped land in a market and of financing for speculative real estate
construction, increase a market's potential for higher average rents over
time. In addition to the Current Markets, the Company is presently targeting
selected markets proximate to major metropolitan areas in Arizona, Oregon and
Washington (these selected markets, together with the Current Markets,
excluding Mississippi, are collectively called the "Target Markets").
Business Objective
The Company's business objective is to increase funds available for distribution
to stockholders. To achieve this objective, the Company will seek to (i)
increase cash flow from the properties, (ii) acquire quality industrial and
suburban office properties and/or portfolios of such properties and (iii)
develop new industrial and suburban office properties on a substantially pre-
leased basis. In order to help achieve the Company's business objective, the
Company has put into place experienced management teams with the strategic
focus of increasing the Company's asset base.
In pursuing its business objective and growth plans, the Company intends to:
Capitalize on its experienced management teams, whose professionals have
on average over 16 years of experience in the ownership, management,
acquisition and/or development of industrial and suburban office properties
in the western United States;
Focus its acquisition efforts in its Target Markets in the western United
States;
Pursue a market driven strategy which is based upon an analysis of the
regional factors which the Company believes impact the supply of, and
demand for, industrial and suburban office properties within its Target
Markets;
Plan for future anticipated expenses associated with tenant turnover by
budgeting for tenant improvements, lease commissions, and lost income due
to vacancy or construction down-time;
Emphasize general purpose, flexible properties which are suitable for a
diverse range of tenants when targeting properties for acquisition;
Utilize its in-house asset and property management personnel in order to
reduce its overhead costs and increase its responsiveness to its tenants'
needs;
Cooperate with local real estate brokers in order to more effectively
attract and retain tenants; and
Maintain a conservative capital structure.
Transactions During 1994
Acquisition Line of Credit: In December 1993, the Company concluded an agree-
ment with Bank of America for a $20 million revolving line of credit for real
estate acquisitions. In August 1994, the maximum commitment amount of the
facility was increased from $20 million to $23 million. The facility, which
matures on January 1, 1997, carries an interest rate option of either prime
plus 0.75% or the InterBank Offering Rate (IBOR) plus 3.00%. The facility
is secured by mortgages on Woodlands Tower II, Mariner Court, Village Green,
Milpitas Town Center, IBM Building, 1000 Town Center Drive, and Dupont
Industrial Center. At December 31, 1994, the Company had outstanding
borrowings of $22.4 million under the credit facility and a letter of credit
issued under the facility in the amount of $600,000.
In October 1994, the Company obtained a commitment from Bank of America to
increase its $23 million revolving line of credit to $60 million. The
availability of the increased commitment is subject to several performance
conditions which the Company believes that it will be able to satisfy. Among
other provisions, the commitment provides for a three year term and a more
competitive interest rate structure.
Sale of Texas Bank North: In December 1993, the Company entered into a contract
to sell the Texas Bank North building for a cash sale price of $8.5 million,
or $56 per square foot. The sale was completed on January 14, 1994.
Purchase of Mariner Court: In January 1994, the Company acquired Mariner Court,
a three-story suburban office building consisting of approximately 105,673
rentable square feet, in Torrance, California, which is located in the South Bay
submarket of Los Angeles approximately 25 miles southwest of downtown Los
Angeles. The Company paid $7.5 million, or approximately $71 per rentable
square foot, for Mariner Court.
Purchase of Dupont Industrial Center: In May 1994, the Company acquired Dupont
Industrial Center, a three-building bulk warehouse distribution facility
consisting of approximately 451,542 rentable square feet, in Ontario, Califor-
nia, which is located in the Inland Empire West submarket of Los Angeles
approximately 80 miles southeast of downtown Los Angeles. The Company paid
$9.75 million, or approximately $22 per rentable square foot, for Dupont
Industrial Center.
Purchase of Village Green: In July 1994, the Company acquired Village Green,
a three-building suburban office property consisting of approximately 16,895
rentable square feet, in Lafayette, California, which is located in the
Lafayette/Orinda/Moraga submarket of Contra Costa County approximately 15 miles
east of downtown San Francisco. The Company paid $1.79 million, or
approximately $106 per rentable square foot, for Village Green. In April of
1995, the Company intends to relocate its headquarters to this property upon
the expiration of its current lease.
Purchase of Milpitas Town Center: In August 1994, the Company acquired Milpitas
Town Center, a two-building industrial property consisting of approximately
102,620 rentable square feet, in Milpitas, California, which is located in the
Silicon Valley submarket of San Francisco approximately 45 miles south of
downtown San Francisco. The property includes approximately 3.1 acres of
entitled land available for future development. The Company paid $6.32 million,
or approximately $62 per rentable square foot, for Milpitas Town Center.
Acquisition Analysis
Each acquisition opportunity is reviewed by the Company's management to evaluate
whether it meets the following criteria: (i) potential for higher occupancy
levels and/or rents as well as for lower turnover and/or operating expenses;
(ii) potential for generating returns in excess of the Company's weighted
average cost of capital, taking into account the estimated costs associated
with tenant turnover (i.e. tenant improvements, leasing commissions and the
loss of income due to vacancy); and (iii) availability for purchase at a
price at or below estimated replacement cost.
Following completion of the initial review, the Company may make a purchase
offer, contingent upon satisfactory completion of its due diligence process.
The due diligence process enables the Company to refine its original estimate
of a property's potential performance, and is generally conducted with the
assistance of independent third-party consultants. The process typically
includes a complete review and analysis of the property's physical structure,
systems, environmental status, and projected financial performance as well as
an evaluation of the local market, competitive properties, and relevant
economic and demographic information.
Since February 1993, all of the Company's activities relating to debt and equity
financings and the acquisition of new properties have been handled through a
separate division within the Company referred to as BPI Acquisitions ("BPI
Acquisitions"). Due to the Company's limited financial resources, BPI
Acquisitions operates under an arrangement with Peter B. Bedford, Chairman of
the Board and Chief Executive Officer of the Company ("Mr. Bedford"), whereby he
provides acquisition and financing personnel, allocable overhead costs, and the
costs of all due diligence conducted prior to an acquisition. Upon the
completion of a financing or the acquisition of a property, Mr. Bedford is paid
a fee by the Company equal to 1-1/2% of the gross amount raised or the
purchase price of the property, as the case may be. However, because Mr.
Bedford is a related party and in order to insure that such fees were
reasonable, the Board of Directors has limited the maximum amount
of fees that can be paid to Mr. Bedford. The agreement specifies that
aggregate fees paid to Mr. Bedford for such services cannot exceed the
total costs incurred by Mr. Bedford in maintaining a staff of personnel
skilled in such activities.
The Company believes that since the fees charged (1) are comparable to
those charged by other sponsors of real estate investment entities or
other third party service providers, and (2) are charged only for
services on acquired properties or completed financings, such fees
are properly includable in direct acquisition costs and are capitalized
as part of the asset or financing activities.
Anticipated Expenses Associated with Tenant Turnover
The cash flow of a real estate asset can vary significantly from year to year
depending on tenant turnover. When a lease expires and a tenant renews or
vacates its space, costs associated with tenant improvements, lease commissions
and lost income due to vacancy or construction down-time can significantly
reduce the cash flow from a property. Due to the capital intensive nature of
suburban office properties and, to a lesser degree, industrial properties,
management believes that planning and budgeting for future costs associated
with tenant turnover is a prudent component of managing the cash flow of
properties. For its existing portfolio, the Company estimates the future
costs for tenant improvements, lease commissions and lost income due to
vacancy and construction down-time on a property by property basis. Although
these future costs are not accrued for financial reporting purposes, the
Company incorporates these estimates in its annual cash budgets and long-term
cash forecasts. The Company believes that its ability to fund tenant
improvements and pay lease commissions helps to retain and attract tenants.
Dividends
The Company made regular quarterly dividend distributions during 1994 totalling
35.5 cents per share. All dividend distributions made in 1994 were classified
as a return of capital for tax purposes since no taxable earnings and profits
were reported for 1994. As a REIT, the Company is required to distribute at
least 95% of its taxable income excluding gains on the sale of real estate
assets. Additionally, all dividend distributions represent a return of
capital under generally accepted accounting principles since the Company has
accumulated losses. Decisions on future distributions will be made on the
basis of the Company's capital needs, cash flows, taxable income and other
relevant factors.
Tenants
The Company's real estate investments are leased to tenants for terms ranging
from one to ten years with the exception of a few month-to-month tenancies. At
December 31, 1994, the Company leased space directly to 102 tenants, including
72 office tenants and 30 industrial tenants.
Financing
The Company expects cash flow from operations to be sufficient to pay operating
expenses, real estate taxes, general and administrative expenses, and interest
on indebtedness and to make distributions to stockholders required to maintain
the Company's REIT qualification.
The Company expects to fund the cost of acquisitions, capital expenditures,
costs associated with lease renewals and reletting of space, repayment of
indebtedness, and development of properties from (i) cash flow from
operations, (ii) borrowings under the credit facility and, if available,
other indebtedness (which may include indebtedness assumed in acquisitions),
(iii) the sale of real estate investments, and (iv) the sale of equity
securities and, possibly, the issuance of equity securities in connection
with acquisitions.
The Company does not anticipate that cash flow from operations will be
sufficient to enable it to repay amounts outstanding under the credit
facility when they become due in 1997. The Company expects to make such
payment by refinancing or extending the credit facility or by raising funds
through the sale of equity securities or properties.
Insurance
The Company carries commercial general liability coverage with primary limits of
$1 million per occurrence and $2 million in the aggregate, as well as a $10
million umbrella liability policy. This coverage protects the Company against
liability claims as well as the cost of defense. The Company carries property
insurance on a replacement value basis covering both the cost of direct physical
damage and the loss of rental income. Separate flood and earthquake insurance
is provided with an annual aggregate limit of $10 million subject to a
deductible of 7.5% of total insurable value per building with respect to the
earthquake coverage. The Company also carries director and officer liability
insurance with an aggregate limit of $10 million. This coverage protects the
Company's directors and officers against liability claims as well as the cost
of defense.
Competition, Regulation, and Other Factors
The success of the Company depends upon, among other factors, general economic
conditions and trends, including real estate trends, interest rates, government
regulations and legislation, income tax laws and zoning laws.
The Company's real estate investments are located in markets in which they face
significant competition for the rental revenues they generate. Many of the
Company's investments, particularly the office buildings, are located in markets
which have a significant supply of available space, resulting in intense
competition for tenants and low rents.
Government Regulations
The properties are subject to various federal, state and local regulatory
requirements such as local building codes and other similar regulations. The
Company believes that the properties are currently in substantial compliance
with all applicable regulatory requirements, although expenditures at
properties owned by the Company may be required to comply with changes in
these laws. No material expenditures are contemplated at this time in order
to comply with any such laws or regulations.
Under various federal, state and local laws, ordinances and regulations, an
owner or operator of real estate is liable for the costs of removal or
remediation of certain hazardous or toxic substances released on, above,
under, or in such property. Such laws often impose such liability without
regard to whether the owner knew of, or was responsible for, the presence of
such hazardous or toxic substances. The costs of such removal or remediation
could be substantial. Additionally, the presence of such substances or the
failure to properly remediate such substances may adversely affect the
owner's ability to borrow using such real estate as collateral. All of the
Company's properties have had Phase I environmental site assessments (which
involve inspection without soil sampling or groundwater analysis) by
independent environmental consultants and have been inspected for hazardous
materials as part of the Company's acquisition inspections. None of these
Phase I assessments has revealed any environmental conditions requiring
material expenditures for remediation. The Phase I assessment for Milpitas
Town Center indicates that the ground water under the property either has
been or may in the future be impacted by the migration of
contaminants originating off-site. According to information available to the
Company, the responsible party for this off-site source has been identified and
has begun remediation pursuant to a clean-up program mandated by a California
environmental authority and the clean-up program is backed by an insurance
policy from CIGNA up to $10 million. The Company does not believe that this
environmental matter will impair the future value of Milpitas Town Center in any
significant respect.
The Company believes that it is in compliance in all material respects with all
federal, state and local laws regarding hazardous or toxic substances, and the
Company has not been notified by any governmental authority of any non-
compliance or other claim in connection with any of its present or former
properties. The Company does not anticipate that compliance with federal,
state and local environmental protection regulations will have any material
adverse impact on the financial position, results of operations or liquidity
of the Company.
Other Information
The Company currently employs eleven people. The Company's current business
constitutes a single business segment. The Company is not dependent upon a
single tenant or a limited number of tenants. The Company's operations are not
impacted by seasonal changes. The Company's business is not subject to
government contracts. The Company does not have any expenditures for research
and development. The Company has no foreign operations or export sales.
<PAGE>
ITEM 2. PROPERTIES
Real Estate Summary
As of December 31, 1994, the Company's real estate investments (net of
accumulated depreciation) were diversified by property type as follows:
Number of Investment
Properties Amount % of Total
Office Bldgs. 5 $29,651,000 54
Industrial Bldgs 7 25,402,000 46
Total 12 $55,053,000 100
As of December 31, 1994, the Company's real estate investments (net of
accumulated depreciation) were diversified by geographic region as follows:
Number of Investment
Properties Amount % of Total
San Francisco Bay
Area, California 5 $13,886,000 25
Greater Los Angeles
Area, California 3 23,491,000 43
Salt Lake City, Utah 1 6,810,000 12
Greater Kansas City
Area, Kansas 2 3,813,000 7
Jackson, Mississippi
(offered for sale) 1 7,053,000 13
Total 12 $55,053,000 100
Percentage Leased and 10% Tenants
The following table sets forth the occupancy rates for each of the last five
years, the number of tenants occupying 10% or more of the developed square
feet at the property as of the end of the year and the principal business of
the tenants in the Company's properties at December 31, 1994:
Percentage Occupied/Number of Tenants Occupying 10% or more
Principal Business
1990 1991 1992 1993 1994 at December 31,
Property % # % # % # % # % # 1994
IBM Bldg.
79% 2 90% 2 100% 3 100% 3 100% 3 General office,
storage, sales
of office prod.
and household
appliances.
Woodlands Tower II
N/A N/A N/A 96% 2 98% 2 Insurance services
and healthcare
staffing
1000 Town
Center Drive
N/A N/A N/A 42% 1 98% 2 Law office,
photocopying and
printing services
Mariner Court
N/A N/A N/A N/A 96% 2 Insurance services
and servicing
computer related
products
Village Green
N/A N/A N/A N/A 82% 3 Software develop-
ment and
industrial equip.
leasing
Building 3
Contra Costa
Diablo
100% 1 100% 1 100% 1 100% 1 100% 1 Designing and
assembly of
drafting
equipment
Building 8
Contra Costa
Diablo
100% 1 100% 1 100% 1 100% 1 100% 1 Check printing
Building 18
Mason Industrial
Park 78% 2 87% 2 83% 2 100% 2 90% 2 Storage and
distribution
of construc.
related prod.
& robotics
Building 6
Cody Street
Park
100% 3 100% 3 85% 3 100% 3 100% 3 Distribution of
optical,
janitorial and
flooring prod.
Building 3
Ninety-Ninth
Street 100% 2 100% 2 100% 2 100% 2 100% 2 Freight and
distribution
of medical prod.
Dupont
Industrial
Center
N/A N/A N/A N/A 91% 1 Warehousing
and distribution
of consumer goods
Milpitas
Town Center
N/A N/A N/A N/A 100% 4 Manufacturing of
scanners, glucose
meters, outside
equipment and
micro pumps.
Lease Expirations - Real Estate Portfolio
The following table sets forth for all of the Company's properties for each
of the next ten years (i) the number of leases that expire in each year,
(ii) the square feet covered by such leases expiring, (iii) the annual rental
represented by such leases and (iv) the percentage of total gross annual
rental income expiring.
Number Percentage
of of
Leases Total Annualized Annualized
Year Expiring Sq. Ft. Rent Rent
1995 34 242,326 2,201,885 20%
1996 17 256,901 1,330,209 12%
1997 24 243,007 2,895,078 27%
1998 13 163,375 1,583,699 15%
1999 9 74,998 598,262 6%
2000 5 73,564 1,156,806 11%
2001 1 18,921 677,780 6%
2002 1 3,925 64,762 1%
2003 1 7,390 162,284 2%
2004 and
thereafter 1 2,770 27,172 0%
Total 106 1,087,177 10,697,937 100%
Lease Expirations - Significant Properties
The following tables show, as of December 31, 1994, tenant lease expirations
for the next ten years at properties representing approximately 10% or more
of the total 1994 rental income of the Company's properties or approximately
10% or more of the total gross land and building assets of the Company's
properties.
The tables set forth for the property specified below for each of the next
ten years (i) the number of leases that expire in that year, (ii) the
square feet covered by such leases expiring, (iii) the annual rental
represented by such leases, and (iv) percentage of total gross annual rental
income expiring based on December 31, 1994 rents.
IBM Building
Number of
Leases Total Annualized Percentage of
Year Expiring Sq. Ft. Rent Annualized Rent
1995 0 0 $ 0 0%
1996 0 0 0 0%
1997 4 59,754 817,713 69%
1998 2 15,456 240,272 20%
1999 1 9,113 127,582 11%
2000 0 0 0 0%
2001 0 0 0 0%
2002 0 0 0 0%
2003 0 0 0 0%
2004 and
thereafter 0 0 0 0%
Total 7 84,323 $1,185,567 100%
Woodlands Tower II
Number of
Leases Total Annualized Percentage of
Year Expiring Sq.Ft. Rent Annualized Rent
1995 1 8,740 $ 122,988 8%
1996 1 3,641 50,974 3%
1997 5 59,710 813,859 50%
1998 3 32,609 490,000 30%
1999 1 3,984 75,036 5%
2000 0 0 0 0%
2001 0 0 0 0%
2002 1 3,925 64,762 4%
2003 0 0 0 0%
2004 and
thereafter 0 0 0 0%
Total 12 112,609 $1,617,619 100%
1000 Town Center Drive
Number of
Leases Total Annualized Percentage of
Year Expiring Sq.Ft. Rent Annualized Rent
1995 1 5,867 $ 70,404 3%
1996 3 7,500 185,689 9%
1997 0 0 0 0%
1998 1 4,344 66,076 3%
1999 1 7,277 122,856 6%
2000 1 29,837 765,227 37%
2001 1 18,921 677,780 33%
2002 0 0 0 0%
2003 1 7,390 162,284 8%
2004 and
thereafter 1 2,770 27,172 1%
Total 10 83,906 $2,077,488 100%
Mariner Court
Number of
Leases Total Annualized Percentage of
Year Expiring Sq.Ft. Rent Annualized Rent
1995 13 33,417 $ 710,141 36%
1996 5 10,564 170,945 9%
1997 8 29,215 664,338 34%
1998 2 9,717 166,601 8%
1999 4 7,536 122,106 6%
2000 2 6,377 128,714 7%
2001 0 0 0 0%
2002 0 0 0 0%
2003 0 0 0 0%
2004 and
thereafter 0 0 0 0%
Total 34 96,826 $1,962,845 100%
Dupont Industrial Center
Number of
Leases Total Annualized Percentage of
Year Expiring Sq.Ft. Rent Annualized Rent
1995 7 92,401 $ 366,775 23%
1996 4 221,946 831,714 51%
1997 2 33,976 132,128 8%
1998 1 18,833 74,579 5%
1999 2 47,088 150,682 9%
2000 1 13,920 72,660 4%
2001 0 0 0 0%
2002 0 0 0 0%
2003 0 0 0 0%
2004 and
thereafter 0 0 0 0%
Total 17 428,164 $1,628,538 100%
Milpitas Town Center
Number of
Leases Total Annualized Percentage of
Year Expiring Sq.Ft. Rent Annualized Rent
1995 0 0 $ 0 0%
1996 0 0 0 0%
1997 2 48,350 386,686 48%
1998 1 30,840 236,851 29%
1999 0 0 0 0%
2000 1 23,430 190,205 23%
2001 0 0 0 0%
2002 0 0 0 0%
2003 0 0 0 0%
2004 and
thereafter 0 0 0 0%
Total 4 102,620 $ 813,742 100%
Principal Provisions of Leases - Significant Properties
The following table sets forth the principal provisions of leases which
represent more than 10% of the gross leasable area (GLA) of the property
and the realty tax rate for each property for 1994.
# of
Tenants
With
10%
Or Sq.Ft. Dec.31,
Annual More of 1994
Realty of Project Each Contract Lease Renewal
Property Taxes/Rate GLA Sq.Ft. Tenant Rent Expiration Options
Bldg. 3,
Contra Costa
Diablo $28,173 1 21,840 21,840 $10.44 Mar. 95 None
$1.04/100
Bldg. 8,
Contra Costa
Diablo $43,469 1 31,800 31,800 $7.81 Feb. 95 None
$1.04/100
Bldg. 18,
Mason Ind.
Park $18,545 2 28,836 12,050 $7.28 Jan. 95 None
$1.04/100 4,800 $7.20 Nov. 95 None
Bldg. 6,
Cody Street $32,681 3 37,856 18,528 $5.37 Feb. 98 None
$11.40/100 8,228 $4.15 Sep. 97 None
11,100 $4.25 Sep. 96 1-3 Yr.
Bldg. 3,
Ninety-Ninth
Street $65,860 2 50,000 18,750 $6.66 Dec. 95 None
$13.02/100 31,250 $5.38 May 98 None
Dupont Ind.
Center $209,112 1 451,542 183,594 $5.29 Dec. 96 None
$1.01/100
Milpitas
Town Center $82,404 4 102,620 23,924 $7.32 Sep. 07 None
$1.05/100 24,426 $8.19 Apr. 97 None
30,840 $7.20 Jul. 98 1-5 Yr.
23,430 $5.63 Jan. 00 1-5 Yr.
IBM Bldg. $151,633 3 87,949 9,113 $12.50 Feb. 99 1-5 Yr.
$15.95/100 45,653 $13.15 Mar. 97 1-5 Yr.
11,243 $15.75 Jun. 98 1-5 Yr.
Woodlands II $121,777 2 114,352 42,590 $16.27 Feb. 97 None
$1.75/100 22,599 $12.97 Jan. 98 None
1000 Town
Center Drive $159,505 2 107,698 29,837 $23.71 May 00 2-5 Yr.
$1.05/100 50,986 $14.66 Aug. 01 1-5 Yr.
Mariner Court $95,929 2 105,673 11,677 $22.20 Feb. 95 None
$1.01/100 13,615 $23.64 Oct. 97 1-5 Yr.
Village
Green $23,221 3 16,895 1,798 $18.00 Apr. 98 1-5 Yr.
$1.06/100 2,119 $18.60 Aug. 95 None
3,675 $24.60 Feb. 95 None
Average Effective Rent
The following Table sets forth for each of the Company's properties the
average rent at the end of each year for the last five years.
Net Effective Rent
($/Sq/Yr)
Properties At End of Year
Bldg. 3, Contra Costa Diablo
1990 $7.67
1991 $7.95
1992 $8.35
1993 $8.35
1994 $8.35
Bldg. 8, Contra Costa Diablo
1990 $7.08
1991 $7.08
1992 $7.08
1993 $7.43
1994 $7.81
Bldg. 18, Mason Industrial Park
1990 $7.24
1991 $7.47
1992 $6.28
1993 $7.03
1994 $6.95
Bldg. 6, Cody Street
1990 $4.86
1991 $4.86
1992 $4.99
1993 $4.78
1994 $4.78
Bldg. 3, Ninety-Ninth Street
1990 $5.86
1991 $5.86
1992 $5.86
1993 $5.86
1994 $5.86
Dupont Industrial Center
1990 N/A
1991 N/A
1992 N/A
1993 N/A
1994 $3.07
Milpitas Town Center
1990 N/A
1991 N/A
1992 N/A
1993 N/A
1994 $7.11
IBM Building
1990 $16.75
1991 $15.20
1992 $13.65
1993 $13.82
1994 $13.85
Woodlands Tower II
1990 N/A
1991 N/A
1992 N/A
1993 $13.02
1994 $14.47
1000 Town Center Drive
1990 N/A
1991 N/A
1992 N/A
1993 $20.84
1994 $17.11
Mariner Court
1990 N/A
1991 N/A
1992 N/A
1993 N/A
1994 $19.32
Village Green
1990 N/A
1991 N/A
1992 N/A
1993 N/A
1994 $20.85
Tax Information
The following table sets forth for each of the Company's properties the tax
information as follows: (i) Federal tax basis, (ii) rate of depreciation,
(iii) method of depreciation, and (iv) life claimed, with respect to each
property or component thereof for purposes of depreciation.
Federal Life
Property Tax Basis Depreciation Method In Years
Bldg. 3, Contra Costa Diablo
Building and Improvements $1,116,128 3.18% Straight Line 31.5
Bldg. 8, Contra Costa Diablo
Building and Improvements 1,461,739 3.18% Straight Line 31.5
Bldg. 18, Mason Industrial Park
Building and Improvements 1,210,962 3.18% Straight Line 31.5
Building and Improvements 1,221 2.56% Straight Line 39
Total Depreciable Assets 1,212,183
Bldg. 6, Cody Street
Building and Improvements 1,213,491 3.18% Straight Line 31.5
Building and Improvements 7,800 2.56% Straight Line 39
Total Depreciable Assets 1,221,291
Bldg. 3 Ninety-Ninth Street
Building and Improvements 2,131,840 3.18% Straight Line 31.5
Building and Improvements 4,200 2.56% Straight Line 39
Total Depreciable Assets 2,136,040
Dupont Industrial Park
Building and Improvements 6,020,113 2.56% Straight Line 39
Milpitas Town Center
Building and Improvements 4,504,839 2.56% Straight Line 39
IBM Building
Building and Improvements 9,368,469 3.18% Straight Line 31.5
Building and Improvements 40,059 2.56% Straight Line 39
Total Depreciable Assets 9,408,528
Woodlands Tower II
Building and Improvements 6,040,367 2.56% Straight Line 39
1000 Town Center Drive
Building and Improvements 4,637,886 2.56% Straight Line 39
Mariner Court
Building and Improvements 4,399,714 2.56% Straight Line 39
Village Green
Building and Improvements 1,331,451 2.56% Straight Line 39
Total Depreciable Assets $43,490,279
For additional information on the Company's real estate portfolio, see Note 2
to the Consolidated Financial Statements.
ITEM 3. LEGAL PROCEEDINGS
The Company is not a party to any material pending legal proceedings other than
routine litigation incidental to its business.
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
No matters were submitted to a vote of the Company's security holders during the
fourth quarter of 1994.
PART II
ITEM 5. MARKET FOR REGISTRANT'S COMMON EQUITY AND RELATED
STOCKHOLDER MATTERS
The Common Stock of Bedford Property Investors, Inc. is listed for trading on
the New York Stock Exchange and the Pacific Stock Exchange under the symbol
"BED". Prior to July 1, 1993, the Company's stock was traded on the same
exchanges under the symbol "ICM". As of February 17, 1995 the Company had
475 stockholders of record. A significant number of these stockholders are
also nominees holding stock in street name for individuals. The following
table shows the high and low share prices as traded on the New York Stock
Exchange for each quarter for the past two years.
High Low Dividend
Per Share
1993
First Quarter $4.625 $3.375 -
Second Quarter $5.000 $4.000 $0.05
Third Quarter $5.000 $4.625 $0.06
Fourth Quarter $5.000 $4.750 $0.07
1994
First Quarter $7.250 $5.000 $0.08
Second Quarter $7.000 $5.750 $0.09
Third Quarter $7.000 $5.750 $0.09
Fourth Quarter $6.000 $4.875 $0.095
<PAGE>
ITEM 6. SELECTED FINANCIAL DATA
Following is a table of selected financial data of the Company for the last
five years (which should be read in conjunction with the discussion under
"Management's Discussion and Analysis of Financial Condition and Results of
Operations" and the Consolidated Financial Statements and Notes thereto
contained herein):
(in thousands of dollars, except per share data)
1994 1993 1992 1991 1990
Operating Data:
Rental income $9,154 $7,207 $9,056 $8,675 $10,229
Income (loss) before
extraordinary item $3,609 $3,147 $(21,943) $(5,454) $(12,278)
Net income (loss) $3,609 $3,147 $(18,125) $(5,454) $(12,278)
Income (loss) before
extraordinary item
per common share $0.59 $0.53 $(3.67) $(0.91) $(2.23)
Net income (loss)
per common share $0.59 $0.53 $(3.03) $(0.91) $(2.23)
Balance Sheet Data:
Real estate
investments $55,053 $35,962 $45,553 $76,310 $80,575
Mortgage loans
payable - - $5,113 $18,413 $18,413
Bank loan payable $22,400 $3,621 $4,400 $3,000 $2,892
Total assets $62,294 $43,007 $47,509 $78,324 $82,544
Stockholders' equity $36,932 $35,441 $33,370 $51,495 $57,666
Other Data:
Net cash provided by
operating
activities $ 2,716 $1,220 $198 $1,795 $2,312
Net cash provided
(used) by investing
activities $(19,720) $10,085 $(1,750) $(1,190) $24,038
Net cash provided
(used) by financing
activities $16,807 $(6,550) $1,400 $(609) $(27,235)
<F1>
Funds from operations $3,879 $2,063 $879 $836 $1,698
Dividends declared per
share $0.355 $0.18 - $0.12 $0.48
<F1> Management considers Funds From Operations to be one measure of
the performance of an equity REIT. Funds From Operations generally is
defined by NAREIT as net income (loss) (computed in accordance
with generally accepted accounting principles), excluding gains (losses) from
debt restructurings and sales of property, plus depreciation and amortization,
and after adjustments for unconsolidated partnerships and joint ventures. Funds
From Operations was computed by the Company in accordance with this
definition. Funds From Operations does not represent cash generated by
operating activities in accordance with the generally accepted accounting
principles; it is not necessarily indicative of cash available to fund cash
needs and should not be considered as an alternative to net income (loss) as an
indicator of the Company's operating performance or as an alternative to cash
flow as a measure of liquidity.
ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
AND RESULTS OF OPERATIONS
Management's Discussion and Analysis of Financial Condition and Results of
Operations should be read in conjunction with the Selected Financial Data set
forth above and the Consolidated Financial Statements and Notes thereto
contained herein.
Results of Operations - 1994 Compared to 1993
Income
Income from property operations (defined as rental income less rental expenses)
increased $3,027,000, or 190%, in 1994 compared with 1993. This was due to an
increase of rental income of $1,947,000 combined with a decrease in rental
expenses of $1,080,000. The increase in rental income is primarily attributable
to acquisitions of real estate investments. The major acquisitions occuring
in late 1993 and in 1994 were Woodlands II, 1000 Town Center Drive, Dupont
Industrial Center, Mariner Court, and Milpitas Town Center. These acquisitions
increased 1994 rental income by approximately $4,000,000. This increase
was partially offset by the sales of Point West Place and University Tower
in 1993, generating a reduction in 1994 rental income of approximately
$2,500,000.
The decrease in rental expenses (which include operating expenses, real
estate taxes, and depreciation and amortization) is primarily attributable to
the decrease in the amortization of leasing commissions and tenant
improvements. The newly acquired buildings have not yet incurred significant
leasing commissions and tenant improvement costs.
Since leasing commissions and tenant improvement costs are amortized over
the life of the lease (generally three to five years), the impact of having
the portfolio consisting primarily of newly acquired buildings has been a
significant reduction in amortization expense.
Expenses
Interest expense, which includes amortization of loan fees, increased $239,000,
or 33%, in 1994 compared with 1993. The increase is attributable to the
Company's higher level of borrowing on its credit facility combined with the
increase in interest rates and amortization expense of loan fees. The higher
level of borrowing was attributable to the acquisition of real estate in
late 1993 and 1994. General and administrative expenses remained relatively
unchanged in 1994 compared with 1993.
Gains on Sales
In 1992, management and the board of directors decided to revise the
investment strategy and geographic focus of investments from a
continental-wide basis to a western United States focus. This was
done because of the value growth advantage perceived in the western
United States, new management's knowledge and experience in
real estate in the western United States and, in part, because greater
management effectiveness and cost efficiencies can be achieved by
operating in a smaller geographic region.
Certain properties in the real estate portfolio were identified for
disposition. Those properties were individually evaluated and written
down to management's best estimate of net realizable value. Such
properties continued to be depreciated during the holding period
prior to disposition.
In writing down the properties, the Company relied on studies performed
by outside appraisers and consultants. The three methods used, discounted
cash flows, NOI capitalization and comparable sales, indicated that current
market values of these properties were below their book value.
On May 1, 1993, the Company sold its interest in the Edison Square partnerships,
which were unconsolidated joint ventures, and recorded a gain of $2,686,000;
this gain was due primarily to the book value of those partnerships having been
reduced to negative $2,686,000 as the result of partnership losses. In August
1993, the Company sold its investment in University Tower for $15,200,000 and
recorded a gain of $407,000. In October 1993, the Company sold its investment
in Point West Place for $7,180,000 and recorded a gain of $493,000. On January
14, 1994, the Company sold its investment in the Texas Bank North Building for
$8,500,000 and recorded a gain of $1,193,000.
The gains on the sales of University Tower and Point West Place related
primarily to the depreciation of those properties during the holding period.
The gain from the sale of Texas Bank North was due to improvements in 1993 in
the local real estate market.
The significant number of property sales occuring in 1993 and 1994 were
attributable to management's decision to refocus the real estate portfolio
on suburban office and industrial buildings located in the western United
States. The Company does not expect this level of property sales to occur
in the future.
At December 31, 1994, the Company is offering for sale the IBM Building
located in Jackson, Mississippi. This property was first offered for sale
in 1991, at which time the Company's investment in the property was written
down by $2,113,000. The Company continues to depreciate this property
during the holding period prior to disposition.
The Company will adopt the provisions of Statement of Financial Accounting
Standards No. 121, Accounting for the Impairment of Long-Lived Assets and
for Long-Lived Assets to be Disposed Of, commencing January 1, 1996. Under
the provisions of SFAS 121, depreciation will not be recorded on properties
being held for sale.
Dividends
Dividends declared for the four quarters of 1994 totaled $0.355 per share.
Consistent with the Company's policy, the dividend declared for the last quarter
of 1994 was paid in 1995; as a result, the Company's statement of cash flows for
the year ended December 31, 1994 reflects dividends declared for the fourth
quarter of 1993 and the first three quarters of 1994. The dividends
declared for the fourth quarter of 1994 and 1993 were $0.095 and $0.07 per
share respectively.
Government Regulations
As more fully discussed in Item 1 above, the Phase I environmental assessment
for Milpitas Town Center indicates that the groundwater under the property
either has been or may in the future be impacted by the migration of
contaminants originating off-site. The Company does not believe that this
environmental matter will impair the future value of Milpitas Town Center in
any significant respect.
Results of Operations - 1993 Compared to 1992
Income
Income from property operations for the year ended December 31, 1993 increased
$163,000, or 11.4%, over the year ended December 31, 1992. The increase
occurred despite a decrease in rental income in 1993 of $1,849,000 from the
prior year, which was primarily due to the Company's ceasing to record the
operations of Columbia Business Center as of March 31, 1992, resulting in
a $400,000 decrease in rental income, (see "Gains on Sales and
Extraordinary Item" below); the sales of University Tower and Point West Place
in 1993, resulting in a $1,500,000 decrease in rental income; and the fact
that in 1992 the Company recorded 15 months of rental income for the Texas
Bank North Building. The Texas North Bank Building was previously accounted
for by the Company as an unconsolidated joint venture with a September 30
fiscal year-end; as a result, the Company's 1991 financial statements
included results from this property for the 12 months ended September
30, 1991. The Company fully consolidated this property in its 1992 year-end
financial statements and, accordingly, the 1992 financial statements included
results from this property for the last quarter of 1991 (which had not
previously been reflected in the Company's financial statements) and for the
year ended December 31, 1992. This resulted in an increase in 1992 rental
income of approximately $300,000.
The decreases in 1993 rental income were offset by a $500,000 increase in
rental income from Woodlands Tower II, which was purchased in August 1993.
Correspondingly, rental expenses decreased by $2,012,000 from the prior year.
The decrease primarily resulted from Columbia Business Center ($300,000),
University Tower and Point West Place ($1,200,000), and Texas Bank North
($600,000).
Interest income increased by $131,000, a result of investing the remaining cash
proceeds from the sales of University Tower and Point West Place after acquiring
Woodlands Tower II and repaying bank and mortgage loans.
Equity in joint venture partnership operations produced a loss of $153,000 for
1993, compared with a loss of $702,000 in 1992. The $549,000 reduction in the
loss was attributable primarily to the sale of the Edison Square joint venture
partnerships during 1993. Only three months of joint venture partnership
operations were recorded in 1993.
Expenses
Interest expense in 1993 decreased by $475,000 from the prior year which was
primarily attributable to the Company's ceasing to record the operations of
Columbia Business Center as of March 31, 1992 and the repayment of the
$6,000,000 term loan from Bank of America on August 18, 1993 and $5,113,000
in mortgage loans on November 1, 1993 with the proceeds from the sales of
Point West Place and University Tower. General and administrative expenses
decreased by $1,265,000 (49.3%) from 1992 to 1993, primarily as a result of
reduced expenses due to the termination of most outside property managers and
the advisory agreement with Kingswood Realty Advisors, Inc., implemented cost
savings associated with a reduction in the number of personnel, and the
fact that results for 1992 included certain non-recurring expenses related to
state tax liabilities and employee severance payments.
In 1992, the Company wrote down its investment in Columbia Business Center,
University Tower, Point West Place and the Texas Bank North Building by an
aggregate amount of $18,921,000. The write-downs in 1992 occured as a result
of management's decision to refocus the real estate portfolio on suburban
office and industrial buildings in the western United States. This
decision was made in 1992, with actual property sales occuring in 1993.
No corresponding write-down was taken in 1993.
Gains on Sales and Extraordinary Item
On May 31, 1993, the Company sold its interest in the Edison Square
partnerships, which were unconsolidated joint ventures, and recorded a gain
of $2,686,000; this gain was due primarily to the book value of those
partnerships having been reduced to negative $2,686,000 as the result of
partnership losses. In August 1993, the Company sold its investment in
University Tower for $15,200,000 and recorded a gain of $407,000. In October
1993, the Company sold its investment in Point West Place for $7,180,000 and
recorded a gain of $493,000. The gains on the sales of University Tower and
Point West Place primarily reflected the write-down of those assets in 1992
referred to above. There were no comparable sales in 1992.
In accordance with a settlement agreement between the Company and the holder of
the first mortgage on Columbia Business Center, the Company transferred Columbia
Business Center to the mortgage holder in June 1992. As a result, in 1992 the
Company recorded an extraordinary gain of $3,818,000 attributable to the
extinguishment of the first mortgage debt on the property. The Company had
previously written down its investment in Columbia Business Center as part of
the $18,921,000 write-down taken in 1992 and referred to above.
Dividends
Dividends declared for the last three quarters of 1993 totaled $0.18 per share.
Consistent with the Company's policy, the dividend for the last quarter of 1993
was paid in 1994 and, accordingly, is not reflected in the Company's statement
of cash flows for the year ended December 31, 1993. No dividends were declared
during 1992 or for the first quarter of 1993.
Financial Condition
Total assets of the Company at December 31, 1994 increased by $19,287,000
compared with December 31, 1993, primarily as a result of an increase in real
estate investments (net of depreciation) of $16,978,000. During 1994, the
Company sold its investment in the Texas Bank North Building and acquired four
properties (Mariner Court, Dupont Industrial Center, Village Green and Milpitas
Town Center). Total liabilities at December 31, 1994 increased by $17,796,000
compared with December 31, 1993, primarily as a result of increased borrowings
under the credit facility in order to finance the purchase of Mariner Court,
Dupont Industrial Center, Village Green and Milpitas Town Center.
Liquidity and Capital Resources
During the year ended December 31, 1994, the Company's operating activities
provided net cash flow of $2,716,000. Its investing activities provided cash
flow of $8,289,000 from the sale of the Texas Bank North Building and
utilized $28,009,000 of cash to acquire real estate investments, for a net
use of cash from investing activities of $19,720,000. The financing
activities provided bank loan proceeds of $36,138,000 and utilized
$17,359,000 to pay down the credit facility and $1,972,000 for distributions
to shareholders, for a net cash provided by financing activities of
$16,807,000.
In December 1993, the Company secured a $20 million revolving credit facility
with Bank of America. In August 1994, the maximum commitment amount of the
facility was increased from $20 million to $23 million. The facility was used,
in part, to finance the acquisitions of Mariner Court, Dupont Industrial Center,
Village Green, and Milpitas Town Center during 1994. To minimize interest
expense, the Company utilized a portion of its available cash resources to
reduce the outstanding borrowings under the line of credit. The Company may re-
borrow such amounts at its discretion. At December 31, 1994, the Company was in
compliance with the covenants and requirements of its $23 million revolving
credit facility with Bank of America which was fully drawn.
The Company does not anticipate that cash flow from operations will be
sufficient to enable it to repay amounts outstanding under the credit
facility when they become due in 1997. The Company expects to make such
payment by refinancing or extending the credit facility or by raising
funds through the sale of equity securities or properties.
In October 1994, the Company obtained a commitment from Bank of America to
increase its $23 million revolving line of credit to $60 million. The
availability of the increased commitment is subject to several performance
conditions which the Company believes it will be able to satisfy. Among other
provisions, the commitment provides for a three year term and a more competitive
interest rate structure. The commitment expires on March 31, 1995; however, the
Company has requested a six month extension from Bank of America and expects
their approval in April.
The Company anticipates that the cash flow generated by its real estate
investments will be sufficient to meet its short-term liquidity requirements.
The Company expects to fund the cost of acquisitions, capital expenditures,
costs associated with lease renewals and reletting of space, repayment of
indebtedness, and development of properties from (i) cash flow from
operations, (ii) borrowings under the credit facility and, if available,
other indebtedness (which may include indebtedness assumed in acquisitions),
(iii) the sale of real estate investments, and (iv) the sale of equity
securities and, possibly, the issuance of equity securities in connection
with acquisitions.
The ability to obtain mortgage loans on income-producing property is dependent
upon the ability to attract and retain tenants and the economics of the various
markets in which the properties are located, as well as the willingness of
mortgage lending institutions to make loans secured by real property. The
ability to sell real estate investments is partially dependent upon the ability
of purchasers to obtain financing.
Potential Factors Affecting Future Operating Results
For the years ended December 31, 1992, 1993 and 1994, net income has been
positively affected by provisions for possible loss on real estate investments,
gains on sales of real estate investments and joint venture partnerships, and an
extraordinary gain on extinguishment of debt. The Company does not anticipate
that its 1995 net income will be materially impacted by such provision for
possible loss or gains on sales.
At the present time, borrowings under the Company's credit facility bear
interest at a floating rate. The Company anticipates that its results from
operations in 1995 will be impacted by recent increases in interest rates and
substantial borrowings to finance property acquisitions.
While the Company has historically been successful in renewing and releasing
space, the Company will be subject to the risk that certain leases expiring in
1995 may not be renewed or the terms of renewal may be less favorable than
current lease terms. In 1995, both Contra Costa Diablo Building 3 and Building
8 will experience significant vacancies. However, the Company expects to
release the vacant spaces without any material adverse impact on 1995
operations. In addition, the Company expects to incur costs in making
improvements or repairs to its portfolio of properties required by new or
renewing tenants and expenses associated with brokerage commissions payable
in connection with the reletting of space.
Inflation
Most of the leases require the tenants to pay their share of operating expenses,
including common area maintenance, real estate taxes and insurance, thereby
reducing the Company's exposure to increases in costs and operating expenses
resulting from inflation. Inflation, however, could result in increases in the
Company's borrowing costs.
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
Index to Financial Statements and Schedules Covered by Reports of Independent
Public Accountants
Report of Independent Public Accountants 24
Consolidated Balance Sheets as of December 31, 1994 and 1993 25
For Years Ended December 31, 1994, 1993 and 1992
- Consolidated Statements of Operations 26
- Consolidated Statements of Changes in Stockholders' Equity 27
- Consolidated Statements of Cash Flows 28
- Notes to Consolidated Financial Statements 29-35
Financial Statement Schedule:
- Schedule III - Real Estate and Accumulated Depreciation 36-37
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON
ACCOUNTING AND
FINANCIAL DISCLOSURE
None.
PART III
The information required by Items 10 through 13 of Part III is incorporated by
reference from the Registrant's Proxy Statement, under the captions "Election of
Directors", "Principal Stockholders", "Certain Transactions", and "Compensation
of Directors and Executive Officers", which Proxy Statement will be mailed to
stockholders in connection with the Registrant's upcoming annual meeting of
stockholders.
<PAGE>
PART IV
ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES, AND REPORTS ON
FORM 8-K
(a) 1. Financial Statements
Report of independent public accountants.
The following consolidated financial statements of the Company and its
subsidiaries are included in Item 8 of this report:
Consolidated Balance Sheets as of December 31, 1994 and 1993.
Consolidated Statements of Operations for the years ended December
31, 1994, 1993 and 1992.
Consolidated Statements of Changes in Stockholders' Equity for the
years ended December 31, 1994, 1993 and 1992.
Consolidated Statements of Cash Flows for the years ended December
31, 1994, 1993 and 1992.
Notes to Consolidated Financial Statements.
2. Financial Statement Schedules
Schedule III - Real Estate and Accumulated Depreciation
All other schedules have been omitted as they are not applicable, or not
required or because the information is given in the Consolidated Financial
Statements or related Notes to Consolidated Financial Statements.
3. Exhibits
Exhibit No. List of Exhibits
2.1 Agreement and Plan of Merger dated July 1, 1993 between ICM
Property Investors Incorporated, a Delaware corporation, and
Bedford Property Investors, Inc., a Maryland corporation, is
incorporated herein by reference to the Company's registration
statement on Form 8-B/A filed March 6, 1994.
3.1 Articles of Incorporation of Bedford Property Investors, Inc.
is incorporated herein by reference to the Company's
registration statement on Form 8-B/A filed March 6, 1994.
3.2 Bylaws of Bedford Property Investors, Inc. are incorporated
herein by reference to the Company's registration statement on
Form 8-B/A filed March 6, 1994.
4.1 The Rights Agreement between ICM Property Investors
Incorporated and the Chase Manhattan Bank, N.A., dated July
18, 1989, is incorporated herein by reference to Exhibit A,
filed with the Company's Form 8-K dated July 19, 1989.
4.2 Amendment No. 1 to the Rights Agreement, dated March 20, 1990,
between ICM Property Investors Incorporated and the Chase
Manhattan Bank, N.A., is incorporated herein by reference to
Exhibit B, filed with the Company's Form 8-K dated April 6,
1990.
4.3 The Registration Rights Agreement dated as of December 5,
1990, between ICM Property Investors Incorporated and Peter B.
Bedford, is incorporated herein by reference to Exhibit D,
filed with the Company's Form 8-K dated December 13, 1990.
10.2 The Company's Automatic Dividend Reinvestment and Share
Purchase Plan, as adopted by the Company, is incorporated
herein by reference to Exhibit 4.1 filed with Amendment No. 2
to the Registration Statement No. 2-94354, of ICM Property
Investors Incorporated dated January 25, 1985.
10.3 Real Estate Purchase and Sale Agreement dated as of June 4,
1993 by and between Bay Street Number Two, Ltd., as Seller and
ICM Property Investors Incorporated, as Purchaser, for
Woodlands Tower II and Woodlands Commercial Center, Plan II
and Related Properties, filed with the Company's Form 10-Q for
the quarter ended September 30, 1993.
10.4* Bedford Property Investors, Inc. Employee Stock Option Plan,
effective September 16, 1985, amended as of June 9, 1993, as
adopted by the Company on September 27, 1993 and amended and
restated as of February 7, 1994, is incorporated herein by
reference to the Company's registration statement on Form 8-
B/A filed March 6, 1994.
10.5* Bedford Property Investors, Inc. Directors' Stock Option Plan
effective May 20, 1992, as adopted by the Company on September
27, 1993 and amended and restated as of February 7, 1994, is
incorporated herein by reference to the Company's registration
statement on Form 8-B/A filed March 6, 1994.
10.6 Agreement to Purchase Real Property, dated July 23, 1993, by
and between Bedford Property Investors, Inc., as Seller, and
MGI Properties, as Purchaser, for Point West Place.
10.7 Purchase and Sale Agreement dated December 14, 1993, by and
between NCEC Realty, Inc., as Seller, and Bedford Property
Investors, Inc., as Purchaser, for 1000 Town Center Drive, is
incorporated herein by reference to the Company's Form 8-K
filed January 13, 1994, and amended on Form 8-K/A filed on
March 17, 1994.
10.8 Purchase and Sale Agreement dated December 20, 1993, by and
between Mariner Court Associates, as Seller, and Bedford
Property Investors, Inc., as Purchaser, for Mariner Court, is
incorporated herein by reference to the Company's Form 8-K
filed January 13, 1994, and amended on Form 8-K/A filed March
17, 1994.
10.9 Agreement to Purchase Real Property, dated June 11, 1993, by
and between Country Hollow Associates, as Seller, and A.S.,
Inc., as Purchaser, for Texas Bank North Building, is
incorporated herein by reference to the Company's Form 8-K
filed January 27, 1994.
10.10 Purchase and Sale Agreement dated May 24, 1994, by and between
NCEC Realty, as Seller, and Bedford Property Investors, Inc.,
as Purchaser, for Dupont Industrial Center is incorporated
herein by reference to the Company's Form 8-K filed on June 8,
1994.
10.11 Credit Agreement for $20 million revolving line of credit
dated December 20, 1993, by and between Bedford Property
Investors, Inc., as Borrower, and Bank of America National
Trust and Savings Association.
10.12 Modification Agreement to increase $20 million revolving line
of credit to $23 million dated August 8, 1994, by and between
Bedford Property Investors, Inc., as Borrower, and Bank of
America National Trust and Savings Association.
10.13 Purchase and Sale Agreement dated June 15, 1994, by and
between The Prudential Insurance Company of America, as Seller,
and Bedford Property Investors, Inc., as Purchaser, for
Milpitas Town Center, is incorporated herein by reference to
the Company's Form 8-K filed on August 24, 1994.
10.14* Employment Agreement dated February 17, 1993, by and between
ICM Property Investors Incorporated, a Delaware Corporation,
and Peter B. Bedford.
21 Subsidiaries of Registrant.
24.1 Consent of KPMG Peat Marwick LLP.
*Compensatory plans required to be filed as an exhibit pursuant to item 14(c) of
Form 10-K.
(b) Reports on Form 8-K
During the quarter ended March 31, 1994, the Company filed a report on Form 8-K
dated December 30, 1993, announcing the acquisition of 1000 Town Center Drive
and Mariner Court.
During the quarter ended March 31, 1994, the Company filed a report on Form 8-K
dated January 14, 1994, relating to the sale of Texas Bank North.
During the quarter ended March 31, 1994, the Company filed a report on Form 8-
K/A on March 17, 1994, which supplemented items reported on Form 8-K dated
December 30, 1993, regarding the acquisition of 1000 Town Center Drive and
Mariner Court.
During the quarter ended March 31, 1994, the Company filed a report on Form 8-
K/A(2) on March 21, 1994, to amend items reported on Form 8-K dated August 18,
1993, regarding the sale of University Tower and the acquisition of Woodlands
II.
During the quarter ended June 30, 1994, the Company filed a report on Form 8-K
dated May 24, 1994, announcing the acquisition of Dupont Industrial Center.
During the quarter ended September 30, 1994, the Company filed a report on form
8-K/A on August 5, 1994, which supplemented items reported on Form 8-K dated
May 24, 1994, regarding the acquisition of Dupont Industrial Center.
During the quarter ended September 30, 1994, the Company filed a report on Form
8-K dated August 10, 1994, announcing the acquisition of Milpitas Town Center.
During the quarter ended December 31, 1994, the Company filed a report on Form
8-K/A on October 6, 1994, to supplement items reported on Form 8-K dated August
10, 1994, regarding the acquisition of Milpitas Town Center.
<PAGE>
Report of Independent Public Accountants
To the Stockholders and the Board of Directors of
Bedford Property Investors, Inc.:
We have audited the consolidated financial statements of Bedford Property
Investors, Inc. and subsidiaries as listed in the accompanying index. In
connection with our audits of the consolidated financial statements, we also
have audited the financial statement schedule as listed in the accompanying
index.
These consolidated financial statements and financial statement schedule are the
responsibility of the Company's management. Our responsibility is to express an
opinion on these consolidated financial statements and financial statement
schedule 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 financial position of Bedford Property
Investors, Inc. and subsidiaries as of December 31, 1994 and 1993, and the
results of their operations and their cash flows for each of the years in the
three-year period ended December 31, 1994, in conformity with generally accepted
accounting principles. Also in our opinion, the related financial statement
schedule, when considered in relation to the basic consolidated financial
statements taken as a whole, presents fairly, in all material respects, the
information set forth therein.
San Francisco, California KPMG Peat Marwick LLP
February 14, 1995
<PAGE>
BEDFORD PROPERTY INVESTORS, INC.
CONSOLIDATED BALANCE SHEETS
AS OF DECEMBER 31, 1994 AND 1993
(in thousands, except share and per share amounts)
1994 1993
Assets:
Real estate investments:
Office buildings - held for sale $8,928 $19,019
Office buildings - held for investment 23,022 12,074
Industrial buildings 26,253 10,132
58,203 41,225
Less accumulated depreciation 3,150 5,263
55,053 35,962
Cash 4,733 4,930
Other assets 2,508 2,115
Total assets $62,294 $43,007
Liabilities and Stockholders' Equity:
Bank loan payable 22,400 3,621
Accounts payable and accrued expenses 850 1,465
Dividend payable 568 418
Acquisition payable 600 1,500
Other liabilities 944 562
Total liabilities 25,362 7,566
Stockholders' equity:
Preferred stock, par value $0.01 per share;
authorized 10,000,000 shares, issued none - -
Common stock, par value $0.01 per share;
authorized 30,000,000 shares, issued
and outstanding, 5,976,900 shares in 1994;
5,975,900 shares in 1993 60 60
Additional paid-in capital 107,151 107,147
Accumulated losses and distributions in
excess of net income (70,279) (71,766)
Total stockholders' equity 36,932 35,441
Total liabilities and stockholders'
equity $62,294 $43,007
See accompanying notes to consolidated financial statements.
<PAGE>
BEDFORD PROPERTY INVESTORS, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
FOR THE YEARS ENDED DECEMBER 31, 1994, 1993 AND 1992
(in thousands, except share and per share amounts)
1994 1993 1992
Property operations:
Rental income $9,154 $7,207 $9,056
Rental expenses:
Operating expenses 2,408 2,520 3,227
Real estate taxes 916 840 1,196
Depreciation and
amortization 1,206 2,250 3,199
Income from property operations 4,624 1,597 1,434
General and administrative
expenses (1,309) (1,303) (2,568)
Interest income 56 136 5
Interest expense (955) (716) (1,191)
Provision for possible loss on
real estate investments 0 0 (18,921)
Income (loss) from joint ventures 0 2,533 (702)
Income (loss) before gains on sales
and extraordinary item 2,416 2,247 (21,943)
Gains on sales of
real estate investments 1,193 900 -
Income(loss) before
extraordinary item 3,609 3,147 (21,943)
Extraordinary item:
Gain on extinguishment of debt - - 3,818
Net income(loss) $3,609 $3,147 $(18,125)
Per common and common equivalent share:
Before extraordinary item $0.59 $0.53 $(3.67)
Extraordinary item 0.00 0.00 0.64
Net income(loss) per common and
common equivalent share: $0.59 $0.53 $(3.03)
Weighted average number of
common and common equivalent
shares outstanding 6,147,664 5,975,900 5,975,900
See accompanying notes to consolidated financial statements.
<PAGE>
BEDFORD PROPERTY INVESTORS, INC.
CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS' EQUITY
FOR THE YEARS ENDED DECEMBER 31, 1994, 1993 AND 1992
(in thousands, except share and per share amounts)
Total
Additional Accumulated losses stock-
Common paid - in and distributions in holders'
stock capital excess of net income equity
Balance,
December 31, 1991 $60 $107,147 $(55,712) $51,495
Net loss - - (18,125) (18,125)
Balance,
December 31, 1992 60 107,147 (73,837) 33,370
Net income - - 3,147 3,147
Dividends ($0.18
per share) - - (1,076) (1,076)
Balance,
December 31, 1993 60 107,147 (71,766) 35,441
Issuance of common
stock - 4 - 4
Net income - - 3,609 3,609
Dividends ($0.355
per share) - - (2,122) (2,122)
Balance,
December 31, 1994 $60 $107,151 $(70,279) $36,932
See accompanying notes to consolidated financial statements.
<PAGE>
BEDFORD PROPERTY INVESTORS, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
FOR THE YEARS ENDED DECEMBER 31, 1994, 1993 AND 1992
(in thousands)
1994 1993 1992
Operating Activities:
Income(loss) before extraordinary item $3,609 $3,147 $(21,943)
Extraordinary item - - 3,818
Net income (loss) 3,609 3,147 (18,125)
Adjustments to reconcile net income (loss)
to net cash provided by operating activities:
Depreciation and amortization 1,463 2,349 3,350
Gain on sale of real estate investments (1,193) (900) -
Gain on sale of joint venture partnership
operations - (2,686) -
Equity in joint venture partnership operations
(including depreciation of $191 in 1993
and $697 in 1992) - 153 702
Provision for possible loss on real estate
investments - - 15,103
Change in other assets (930) (777) (277)
Change in accounts payable and
accrued expenses (615) (252) (152)
Change in other liabilities 382 186 (403)
Net cash provided by operating activities 2,716 1,220 198
Investing Activities:
Investments in real estate (28,009) (11,552) (1,350)
Jefferson Plaza settlement - - (400)
Proceeds from sales of
real estate investments 8,289 21,637 -
Net cash provided (used) by
investing activities (19,720) 10,085 (1,750)
Financing Activities:
Proceeds from bank loan 36,138 5,221 1,900
Repayment of bank loan (17,359) (6,000) (500)
Repayment of mortgage loan - (5,113) -
Payment of dividends (1,972) (658) -
Net cash provided (used) by
financing activities 16,807 (6,550) 1,400
Net increase (decrease) in cash (197) 4,755 (152)
Cash at beginning of year 4,930 175 327
Cash at end of year $4,733 $4,930 $175
Supplemental disclosure of cash flow information
a) Non-cash investing and financing activities:
Debt incurred in connection with real estate
acquired $600 $1,500 -
b) Cash paid during the year for interest $1,166 $1,148 $857
See accompanying notes to consolidated financial statements.<PAGE>
BEDFORD PROPERTY INVESTORS, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
Note 1 - Summary of Significant Accounting Policies
The Company
On July 1, 1993, the Company (formerly known as ICM Property Investors
Incorporated) reincorporated from the state of Delaware to the state of Maryland
under a new name, Bedford Property Investors, Inc. As of July 1, 1993 the
Company's Common Stock traded under the symbol "BED" on both the New York and
Pacific Stock Exchanges. Concurrent with the reincorporation, the number of
authorized shares of Preferred Stock was increased from 1,000,000 shares to
10,000,000 shares and the number of authorized shares of Common Stock was
increased from 10,000,000 to 30,000,000 shares. Also, the par value of both the
Preferred and Common Stock was reduced from $1.00 to $0.01 per share and
Treasury Stock was eliminated. For comparative purposes, stockholders'
equity for the year ended December 31, 1992 has been reclassified to reflect
the above changes.
Principles of Consolidation
The consolidated financial statements include the accounts of Bedford Property
Investors, Inc., its wholly-owned subsidiaries and its consolidated joint
venture partnerships. As of June 30, 1992, the Company no longer had
investments in joint venture partnerships which were consolidated.
As of May 31, 1993, the Company no longer had investments in unconsolidated
joint venture partnerships.
All significant inter-entity balances have been eliminated in consolidation.
Federal Income Taxes
The Company has qualified as a real estate investment trust under Sections 856
to 860 of the Internal Revenue Code of 1986, as amended ("the Code"). A real
estate investment trust is generally not subject to Federal income tax on that
portion of its real estate investment trust taxable income ("Taxable Income")
which is distributed to its stockholders, provided that at least 95% of Taxable
Income is distributed. No provision for Federal income taxes has been made in
the consolidated financial statements, as the Company believes it is in
compliance with the Code.
Taxable income differs from net income for financial reporting purposes
primarily because of the different methods of accounting for joint venture
partnerships and the difference in timing of the recognition of losses.
As of December 31, 1994, for Federal income tax purposes, the Company had
an ordinary loss carryforward of approximately $39,532,000 and a capital
loss carryforward of approximately $15,195,000.
Real Estate Investments
Buildings and improvements are carried at cost less accumulated depreciation.
Buildings are depreciated on a straight-line basis over 45 years. Upon the
acquisition of an investment by the Company, acquisition related costs are added
to the carrying cost of that investment. These costs are being depreciated over
the useful lives of the buildings. Leasing commissions and improvements to
tenants' space incurred subsequent to the acquisition are amortized over the
terms of the respective leases. Expenditures for repairs and maintenance, which
do not add to the value or prolong the useful life of a property, are expensed
as incurred. When the Company concludes that the recovery of the carrying value
of a real estate investment is permanently impaired, it reduces such carrying
value to the amount deemed recoverable. Investments which have been classified
as offered for sale are written down to estimated net realizable value if net
realizable value is less than the carrying amount of the investment.
Income Recognition
Rental income from operating leases is recognized in income on a straight-line
basis over the period of the related lease agreement.
Per Share Data
Per share data are based on the weighted average number of common and common
equivalent shares outstanding during the year. Weighted average shares for
computing per share data were 6,147,664 for 1994 and 5,975,900 for 1993 and
1992.
Stock options issued under the Company's stock option plans are considered
common stock equivalents and are included in the calculation of per share data
if, upon exercise, they would have a dilutive effect.
Reclassifications
Certain reclassifications have been made to the 1993 and 1992 financial
statements to conform to the 1994 presentation.
Note 2 - Real Estate Investments
The following table sets forth the Company's real estate investments as of
December 31, 1994 (in thousands):
Less
Accumulated
Land Building Depreciation Total
Office Buildings:
<F2>
IBM Building,
Jackson, MS $2,590 $6,338 $1,875 $7,053
Woodlands Tower II,
Salt Lake City, UT 945 6,059 194 6,810
1000 Town Center Drive,
Oxnard, CA 1,785 4,669 115 6,339
Mariner Court,
Torrance, CA 3,221 4,455 101 7,575
Village Green,
Lafayette, CA 556 1,332 14 1,874
Total Office 9,097 22,853 2,299 29,651
Industrial Buildings:
Building 3
Contra Costa Diablo
Industrial Park,
Concord, CA 495 1,167 106 1,556
Building 8
Contra Costa Diablo
Industrial Park,
Concord, CA 877 1,551 140 2,288
Building 18
Mason Industrial Park,
Concord, CA 610 1,275 118 1,767
Building 6
Cody Street Park,
Overland Park, KS 380 1,259 162 1,477
Building 3
Ninety-Ninth Street Park,
Lenexa, KS 360 2,172 196 2,336
Dupont Industrial Center,
Ontario, CA 3,588 6,079 90 9,577
Milpitas Town Center,
Milpitas, CA 1,935 4,505 39 6,401
Total Industrial 8,245 18,008 851 25,402
Total $17,342 $40,861 $3,150 $55,053
<F2> Offered for sale.
University Tower
On July 31, 1992, the Company entered into a contract to sell its investment
in University Tower for $15,350,000 in cash. In anticipation of the proposed
sale, the Company provided for a possible loss of $3,200,000 related to this
investment. The contract of sale, which was scheduled to expire on November
13, 1992, was extended and expired on December 31, 1992. Subsequent to the
expiration of the contract, the Company signed a tenant lease with the
potential buyer for approximately 20% of the building's space and, as part of
the lease, the lessee obtained a short-term option to purchase the building.
On May 25, 1993, the option was exercised and the sale of University Tower
was completed on August 18, 1993. The cash sale price, including the
reimbursement of tenant relocation costs of $300,000, was $15,200,000 and
produced a gain of $407,000.
Point West Place
During the fourth quarter of 1992, the Company decided to offer Point West
Place for sale. In anticipation of such sale, the Company wrote down its
investment in this property by $9,290,000 in 1992. On October 1, 1993, the
property was sold for a cash price of $7,180,000, resulting in a gain of
$493,000.
IBM Building
The Company continues to offer the IBM Building for sale.
Columbia Business Center
In accordance with a Settlement Agreement dated June 3, 1992, between the
Company and the first mortgagee, ownership of Columbia Business Center was
transferred to the first mortgagee. As of June 30, 1992, the Company wrote
off its investment in this property, resulting in the recognition of a net
gain of $1,018,000 (comprised of an extraordinary gain of $3,818,000
attributable to the extinguishment of the first mortgage on the property
and a $2,800,000 loss related to the write-off of the property's
buildings and improvements).
Texas Bank North Building
As of May 1, 1992, the Company's partner in the partnership that owned the Texas
Bank North Building assigned its interest in the partnership to the Company.
As a result, this investment became wholly owned. In 1991, the investment
was recorded as an unconsolidated joint venture.
During the fourth quarter of 1992, the Company decided to offer the Texas Bank
North Building for sale. In anticipation of such sale, the Company wrote down
its investment in this property by $3,631,000. In December, 1993, the Company
entered into a contract to sell the Texas Bank North Building for a cash sale
price of $8,500,000. The sale was completed on January 14, 1994 and resulted
in a gain of $1,193,000.
1000 Town Center Drive
The property, a suburban six-story office building located in Oxnard,
California, was purchased for $5,100,000 or $47 per square foot on
December 30, 1993. The purchase price consisted of $3,600,000 in cash
and a deferred payment of $1,500,000 which was paid in December 1994.
The Company also recorded acquisition costs of $77,000 paid to Peter B.
Bedford, Chairman of the Board and Chief Executive Officer of the Company
("Mr. Bedford"), see Note 5.
Mariner Court
The property, a suburban three-story office building located in Torrance,
California, was purchased for $7,500,000 or $71 per square foot on January 5,
1994. The Company recorded acquisition costs of $113,000 paid to Mr. Bedford.
Dupont Industrial Center
The property, a three-building industrial complex located in Ontario,
California, was purchased for $9,750,000 or $22 per square foot on
May 24, 1994. The Company recorded acquisition costs of $146,000 paid to Mr.
Bedford. Because the property was only 68% leased at the time of purchase,
the purchase contract established
a rental income guarantee fund of $400,000 which was disbursed to the Company
until at least 90% of the space was leased. As of December 31, 1994, the rental
income guarantee fund was terminated since the property was 91% leased. The
Company had received $264,000 of the rental income guarantee fund. This amount
has been accounted for as a reduction in the cost of the property.
Village Green
The property, a suburban three-building office complex located in Lafayette,
California, was purchased for $1,792,000 or $106 per square foot on July 7,
1994. The Company recorded acquisition costs of $27,000 paid to Mr. Bedford.
Milpitas Town Center
The property consists of two suburban research and development buildings and a
3.1 acre parcel of entitled land. The property, located in Milpitas,
California, was purchased for $6,320,000 or $62 per square foot (excluding
the undeveloped land), on August 11, 1994. The purchase price consisted of
$5,720,000 in cash and a deferred payment of $600,000 due in August, 1995,
for which the Company has issued a letter of credit under its credit facility.
The Company recorded acquisition costs of $95,000 paid to Mr. Bedford. The
property has a Phase I environmental site assessment which indicates that the
groundwater under the property either has been or may in the future be
impacted by the migration of contaminants originating from an off-site source.
The responsible party has begun remediation pursuant to a clean-up program
which is backed by an insurance policy from CIGNA for up to $10 million. The
Company does not believe that this environmental matter will impair the
future value of the property.
The Company internally manages the majority of its properties and maintains
centralized financial record-keeping. For the IBM Building and Woodlands Tower
II, the Company has subcontracted on-site maintenance to local maintenance
firms.
Note 3 - Unconsolidated Joint Venture Partnerships
Edison Square
Distributions to the Company exceeded its combined mortgage loan and equity
investments in these joint venture partnerships and such amounts had been
recorded as liabilities in the Company's financial statements. On May 31, 1993,
the Company sold its partnership interests in the three Edison Square
properties in exchange for a note receivable of $300,000 with an interest
rate of 8% payable quarterly in July, October, January, and April until
May 31, 1998, at which time the note matures. The sale of the Company's
interest in the three unconsolidated joint venture partnerships resulted
in a gain of $2,686,000.
Jefferson Plaza
In May 1992, the Company paid $400,000 to settle a dispute with the partners
in the partnership that owns Jefferson Plaza and transferred its interest
in the property for a nominal sum, in exchange for general releases by the
Company's partners.
The components of equity in joint ventures as shown on the consolidated
statements of operations are as follows:
1994 1993 1992
Equity in operating losses of
joint ventures $ - $(153) $(302)
Gains (losses) on sales:
Edison Square - 2,686 -
Jefferson Plaza - - (400)
Total $ - $2,533 $(702)
Note 4 - Leases
Minimum future rental receipts outstanding at December 31, 1994 are as follows
(in thousands):
1995 $8,850
1996 7,878
1997 5,487
1998 3,369
1999 2,444
Thereafter 3,973
The total minimum future rental payments shown above do not include tenants'
obligations for reimbursement of operating expenses or taxes as provided by the
terms of certain leases.
Note 5 - Related Party Transactions
Since February 1993, all of the Company's activities relating to debt and equity
financings and the acquisition of new properties have been handled under an
arrangement with Mr. Bedford whereby he provides acquisition and financing
personnel, allocable overhead costs, and the costs of all due diligence
conducted prior to an acquisition. Upon the completion of a financing or the
acquisition of a property, Mr. Bedford is paid a fee by the Company equal to
the lesser of (a) 1-1/2% of the gross amount raised or the purchase price of
the property, as the case may be, or (b) an amount equal to (i) the aggregate
amount of costs funded by Mr. Bedford through the time of such acquisition or
financing minus (ii) the aggregate amount of fees previously paid to Mr.
Bedford pursuant to such arrangement. In no event does the aggregate amount
of fees paid to Mr. Bedford exceed the aggregate amount of costs funded by Mr.
Bedford. Such fees are capitalized by the Company as part of the direct costs
of acquisition and financing activities. As of December 31, 1994, the Company
had paid Mr. Bedford an aggregate of $903,000 pursuant to this arrangement,
which was $712,000 less than the amount of total acquisition and financing
costs funded by Mr. Bedford.
The Company is leasing 2,400 square feet of industrial space on a month-to-month
basis at a market rental rate of $1,288 per month to a company wholly-owned by
Mr. Bedford.
During 1994, furniture and equipment was purchased from a company wholly owned
by Mr. Bedford. The purchase price of $69,000 was based on independent
valuations.
Note 6 - Stock Option Plans
A total of 1,800,000 shares of the Company's common stock have been reserved for
issuance under the Employee Stock Option Plan (the "Employee Plan"). The
Employee Plan expires by its own terms in 2003. The Employee Plan provides for
non-qualified stock options, incentive stock options and stock appreciation
rights. Stock appreciation rights may only be granted in conjunction with stock
options and entitle the holder to receive the difference between the fair market
value and the exercise price of the common stock which would be receivable upon
exercise of the underlying option. The exercise of a stock appreciation right
results in the termination of the related option on a share-for-share basis.
The Employee Plan is administered by the Compensation Committee of the Board of
Directors, which determines the terms of options granted, including the exercise
price, the number of shares subject to the option, and the option's
exercisability. Options granted to employees are immediately exercisable upon
vesting, but typically vest over a four-year period.
The Employee Plan requires that the exercise price of incentive stock options be
at least equal to the fair market value of such shares on the date of grant and
that the exercise price of non-qualified stock options be equal to at least 85%
of the fair market value of such shares on the date of the grant. The maximum
term of options granted is ten years.
At December 31, 1994, options to purchase 215,000 shares were outstanding at a
weighted average exercise price of $6.52 per share, options to purchase 1,000
shares and stock appreciation rights relating to 93,000 shares had been
exercised and 1,491,000 shares were available for issuance under the
Employee Plan. Stock appreciation rights were outstanding in connection with
options to purchase an aggregate of 50,000 shares.
A total of 500,000 shares of the Company's common stock have been reserved for
issuance under the Directors' Stock Option Plan (the "Directors' Plan"). The
Directors' Plan expires by its own terms in 2002. The Directors' Plan provides
for the grant of non-qualified stock options to directors of the Company. The
Directors' Plan contains an automatic grant feature whereby a director receives
a one-time "initial option" to purchase 50,000 shares upon a director's
appointment to the Board of Directors and thereafter receives automatic annual
grants of options to purchase 10,000 shares upon re-election to the Board of
Directors. Options granted are generally exercisable six months from the date
of grant.
The Directors' Plan requires that the exercise price of options be equal to the
fair market value of the underlying shares on the date of grant. The maximum
term of options granted is five years.
At December 31, 1994, options to purchase 350,000 shares were outstanding at a
weighted average exercise price of $3.38 per share, no options had been exer-
cised and 150,000 shares were available for issuance under the Directors' Plan.
Note 7 - Stockholder Rights Plan
On July 18, 1989, the Company's Board of Directors adopted a Stockholder Rights
Plan and declared a dividend distribution of one right for each share of the
Company's Common Stock outstanding on July 31, 1989. The Rights entitle the
holders to purchase, under certain conditions, one-hundredth of a newly-issued
share of Series A voting Preferred Stock at an exercise price of $30.00. The
Rights may also, under certain conditions, entitle the holders to receive Common
Stock or other consideration having a value equal to two times the exercise
price of each Right. The Rights are redeemable by the Company at a price of
$0.01 per Right. If not so redeemed, the Rights expire on July 18, 1999.
Note 8 - Bank Loan Payable
In December 1993, the Company concluded an agreement with Bank of America for a
$20,000,000 revolving line of credit for real estate acquisitions. In August
1994, the maximum commitment amount of the facility was increased from $20
million to $23 million. The facility, which matures on January 1, 1997, carries
an interest rate option of either prime plus 0.75% or IBOR plus 3.00%.
The facility is secured by mortgages on Woodlands Tower
II, Mariner Court, Village Green, Milpitas Town Center, IBM Building, 1000 Town
Center Drive, and Dupont Industrial Center. At December 31, 1994, the Company
had outstanding borrowings of $22,400,000 under the credit facility and a letter
of credit issued under the facility in the amount of $600,000.
The daily weighted average amount owing to the bank was $8,984,000 and
$3,253,000 in 1994 and 1993, respectively. The weighted average interest
rate in these periods was 8.1% and 6.7% respectively. The effective
interest rate at December 31, 1994, was 9.1%.<PAGE>
Note 9 - Quarterly Financial Data-Unaudited
The following is a summary of quarterly results of operations for 1994 and
1993(in thousands of dollars, except per share data):
1994 Quarters Ended 3/31 6/30 9/30 12/31
Rental revenues $1,856 $1,976 $2,473 $2,849
Income before gain on sale 396 565 549 906
Net income $1,589 $565 $549 $ 906
Per common and common equivalent share:
Net income $0.26 $0.09 $0.09 $0.15
1993 Quarters Ended 3/31 6/30 9/30 12/31
Rental revenues $2,138 $2,040 $1,721 $1,308
Income(loss) before
gains on sales (82) 90 (451) 4
Net income (loss) $(82) $2,776 $(44) $497
Per Common Share:
Net income (loss) $(0.01) $0.46 - $0.08
<PAGE>
BEDFORD PROPERTY INVESTORS, INC.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1994
(in thousands of dollars)
<TABLE>
<CAPTION>
Gross Amount
Init. Cost to Co. Cost Cap. Carried at Depr.
<S> Bldgs.& Sub. to Close of Period
Description Land Improve Acquisi. Land Bldg. Total
OFFICE BUILDINGS:
IBM Building, <C> <C> <C> <C> <C> <C>
Jackson, MS $2,590 $9,142 $699 $2,590 $6,338 $8,928
Woodlands
Tower II,
Salt Lake
City, UT 945 5,805 254 945 6,059 7,004
1000 Town Center Drive,
Oxnard, CA 1,785 3,315 1,354 1,785 4,669 6,454
Mariner Court,
Torrance, CA 3,221 4,279 176 3,221 4,455 7,676
Village Green,
Lafayette, CA 547 1,245 96 556 1,332 1,888
Depr.
Accum. Date Date Life
Deprec. Const. Acqd. (Years)
<S>
IBM Building <C> <C> <C> <C>
Jackson, MS $1,875 1985 12/85 45
Woodlands Tower
II, Salt Lake
City, UT 194 1990 8/93 45
1000 Town Center
Drive, Oxnard, CA 115 1990 12/93 45
Mariner Court
Torrance, CA 101 1989 1/94 45
Village Green
Lafayette, CA 14 1983 7/94 45
Gross Amount
Init. Cost to Co. Cost Cap Carried at
<S> Blds. & Sub. to Close of Period
Description Land Improve. Acquisi. Land Bldgs. Total
INDUSTRIAL BUILDINGS:
Contra Costa Diablo
Industrial Park
Building 3, <C> <C> <C> <C> <C> <C>
Concord, CA 495 1,159 8 495 1,167 1,662
Contra Costa Diablo
Industrial Park
Building 8,
Concord, CA 877 1,548 3 877 1,551 2,428
Mason Industrial Park
Building 18
Concord, CA 610 1,265 10 610 1,275 1,885
Ninety-Ninth Street
Business Park Building 3
Lenexa, KS 360 2,167 5 360 2,172 2,532
Cody Street Park
Building 6
Overland Park,
KS 380 1,103 156 380 1,259 1,639
Dupont Industrial
Center
Ontario, CA 3,588 6,162 (83)(G) 3,588 6,079 9,667
Milpitas Town Center
Milpitas, CA 1,899 4,421 120 1,935 4,505 6,440
$17,297 $41,611 $2,798 $17,342 $40,861 $58,203
(A)(C)
Depr.
<S> Accum. Date Date Life
Description Deprec. Const. Acqd. (Years)
INDUSTRIAL BUILDINGS
Contra Costa
Diablo Indusrial
Park, Building 3, <C> <C> <C> <C>
Concord, CA 106 1982 12/90 45
Contra Costa
Diablo Industrial
Park Building 8,
Concord, CA 140 1983 12/90 45
Mason Industrial
Park Building 18
Concord, CA 118 1979 12/90 45
Ninety-Ninth St.
Business Park
Building 3
Lenexa, KS 196 1990 12/90 45
Building 6
Overland Park,
KS 162 1981 12/90 45
Dupont Industrial
Center
Ontario, CA 90 1989 5/94 45
Milpitas Town
Center
Milpitas, CA 39 1983 8/94 45
$3,150
(A)
</TABLE>
NOTES TO SCHEDULE III
(in thousands of dollars)
(A) An analysis of the activity in real estate for the years ended December
31, 1994, 1993 and 1992 is presented below:
Investment Accumulated Deprec.
1994 1993 1992 1994 1993 1992
BALANCE AT BEGINNING OF PERIOD
$41,225 $53,874 $85,301 $5,263 $8,321 $8,991
Add (deduct):
Sale of University
Tower (D) - (15,946) - - (1,470) -
Acquisition of Woodlands
Tower II - 6,884 - - - -
Sale of Point
West Place (F) - (9,505) - - (3,037) -
Acquisition of 1000 Town
Center Drive - 5,190 - - - -
Write-down of Point
West Place(F) - - (9,290) - - -
Write-down of Texas Bank
North (E) - - (3,631) - - -
Provision for possible loss
on University Tower (D) - - (3,200) - - -
Write-off of Columbia
Business Center (B) - - (15,681) - - (2,979)
Write-off of fully
amortized tenant
improvements - - (484) - - (484)
Sale of Texas Bank
North (E) (10,131) - - (3,035) - -
Acquisition of
Mariner Court 7,500 - - - - -
Acquisition of
Dupont Industrial
Center 9,750 - - - - -
Acquisition of
Village Green 1,792 - - - - -
Acquisition of
Milpitas
Town Center 6,320 - - - - -
Capitalized costs 1,747 728 859 - - -
Depreciation - - - 922 1,449 2,793
BALANCE AT END OF PERIOD $58,203 $41,225 $53,874 $3,150 $5,263 $8,321
(B) In accordance with a Settlement Agreement dated June 3, 1992, between the
Company and the first mortgagee, ownership of Columbia Business Center was
transferred to the first mortgagee and the investment was written off as of
June 30, 1992.
(C) The aggregate cost for Federal income tax purposes is $61,299,000.
(D) On October 2, 1991, the Company acquired its partner's interest in the
University Tower property. As a result of this transaction, the
University Tower investment became wholly-owned. In anticipation of
proposed sale, the Company provided a $3,200,000 provision for
possible loss related to this investment in 1992. The property was sold on
August 18, 1993.
(E) During 1992, it was decided to offer the Texas Bank North Building for sale.
In anticipation of such sale, the Company wrote down its investment in this
property by $3,631,000 in 1992. The property was sold on January 14, 1994.
(F) During 1992, it was decided to offer Point West Place for sale. In
anticipation of such sale, the Company wrote down its investment in this
property by $9,290,000 in 1992. The property was sold on October 1, 1993.
(G) Rental income guarantee in the amount of $264,000 was received from the
seller and accounted for as a reduction of the cost of the property.<PAGE>
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange
Act of 1934, the Registrant has duly caused this report to be signed on its
behalf by the undersigned, thereunto duly authorized.
BEDFORD PROPERTY INVESTORS, INC.
By: /s/Peter B. Bedford
Peter B. Bedford
Chairman of the Board and
Chief Executive Officer
Dated: August 7, 1995
Pursuant to the requirements of the Securities Exchange Act of 1934, this report
has been signed below by the following persons on behalf of the Registrant and
in the capacities and on the dates indicated.
/s/ Peter B. Bedford August 7, 1995
Peter B. Bedford, Chairman of the Board
and Chief Executive Officer
/s/ Claude M. Ballard August 7, 1995
Claude M. Ballard, Director
/s/ Anthony Downs August 7, 1995
Anthony Downs, Director
/s/ Anthony M. Frank August 7, 1995
Anthony M. Frank, Director
/s/ Martin I. Zankel, Esq. August 7, 1995
Martin I. Zankel, Director
/s/Donald A. Lorenz August 7, 1995
Donald A. Lorenz,
Executive Vice President and
Chief Financial Officer
/s/ Hanh Kihara August 7, 1995
Hanh Kihara, Controller
<PAGE>
CONSENT OF INDEPENDENT CERTIFIED PUBLIC ACCOUNTANTS
The Board of Directors
Bedford Property Investors, Inc.:
We consent to incorporation by reference in the registration statements on Form
S-8 of Bedford Property Investors, Inc. of our report dated February 14, 1995,
relating to the consolidated balance sheets of Bedford Property Investors, Inc.
as of December 31, 1994 and 1993, and the related consolidated statements of
operations, changes in stockholders' equity and cash flows for each of the years
in the three-year period ended December 31, 1994, and the related financial
statement schedule as of December 31, 1994, which report appears in the December
31, 1994 annual report on form 10-K of Bedford Property Investors, Inc.
San Francisco, California KPMG Peat Marwick LLP
March 27, 1995
<PAGE>
Exhibit 10.14
EMPLOYMENT AGREEMENT
AGREEMENT made as of February 17, 1993, between ICM Property
Investors Incorporated, a Delaware corporation ("ICM"), and Peter
B. Bedford ("Bedford").
In consideration of the mutual terms and conditions herein set
forth, the parties hereto hereby agree as follows:
1. Employment. ICM hereby employs Bedford, and Bedford hereby
accepts employment with ICM, on the terms and conditions herein set
forth.
2. Duties and Responsibilities.
(a) Duties. During the term of this Agreement, Bedford shall serve
as the chief executive officer and chairman of the Board of
Directors (the "Board") of ICM and in such other executive
capacities as the Board, from time to time, reasonably may require,
including executive services for any subsidiaries now existing or
which ICM hereafter may form or acquire to extent that it is
feasible for him to provide such services. As chief executive
officer, Bedford shall exercise general management and control of
all business operations and activities of ICM, its employees and
subsidiaries, if any, and shall be responsible for implementation of
the general policies and procedures established and formulated by
the Board. In connection therewith, Bedford shall devote a majority
of his working time during each year providing services to ICM under
this Agreement. Bedford shall be entitled to expend the balance of
time in connection with outside activities, whether related or
unrelated to ICM's business, such as personal or outside business,
investment activities or professional activities, so long as such
activities do not materially interfere with the performance of
Bedford required hereunder.
(b) Control. The duties of Bedford pursuant to this Agreement shall
be performed subject only to the policies and directions of the
Board, and Bedford's authority and control over the business
operations and activities of ICM shall be subordinate to that of no
other officer or individual employed by ICM or any of its affiliates.
(c) Board Member. The Board shall exert lawful and reasonable
efforts to see that Bedford continues to be elected (during the term
hereof and any extension or renewal thereof) as a member of the
Board, and to see that Bedford continues to be elected (during the
term hereof and any extension or renewal thereof) as chairman of the
Board. If so elected, Bedford will serve in each such capacity.
3. Term of Employment.
(a) Definitions. For purposes of this Agreement, the following terms
shall have the following meanings:
(1) "Termination For Cause" shall mean termination by ICM of
Bedford's employment with ICM by reason of his misconduct which has
a material adverse affect upon ICM or its reputation or any breach
of his fiduciary obligation as an officer or director of ICM.
(2) "Termination Other Than For Cause" shall mean a termination by
ICM of Bedford's employment with ICM (other than a Termination For
Cause) and shall include a termination as a result of (i) a delivery
by ICM of a written notice of termination to Bedford pursuant to
Section 3(d), (ii) a delivery by ICM of a written notice to Bedford
to the effect that this Agreement shall not be renewed pursuant to
Section 3(b), or (iii) Bedford's resignation upon any of the
following events: Any unlawful interference by ICM with Bedford's
performance of any of his duties hereunder; any breach by ICM of any
of its obligations under this Agreement; or the failure of Bedford
to be reelected as a member or as chairman of the Board, or as Chief
Executive Officer.
(3) "Voluntary Termination" shall mean termination by Bedford of
Bedford's employment with ICM other than (i) Termination Upon a
Change in Control, or (ii) termination by reason of Bedford's death
or disability as described in Section 3(e) and 3(f).
(4) "Termination Upon a Change in Control" shall mean a termination
by Bedford, in his discretion, of his employment with ICM within 60
days following a "Change in Control". A "Change in Control" means
the effecting of any transaction or series of separate transactions,
not approved by a majority of the board of directors, involving
issuance of shares by ICM or acquisition of shares of ICM which
results in the acquisition of voting control by a person, entity or
group not having such voting control as of the date of this
Agreement. Voting control, as used herein, means ownership of 35% or
more of the voting stock of ICM.
(b) Basic Term. Subject to earlier termination as herein provided,
the term of Bedford's employment hereunder shall be for 5 years;
this Agreement automatically shall be renewed for an additional one
year term unless either party notifies the other, in writing, not
less than 90 days prior to the end of the original term or any
renewal thereof that this Agreement shall terminate at the end of
such term or any renewal thereof.
(c) Termination For Cause and Voluntary Termination.
Termination For Cause may be effected by ICM at any time during the
term of this Agreement and shall be effected by written notification
to Bedford. Upon Voluntary Termination or Termination For Cause,
Bedford immediately shall be paid the amounts set for in Section
4(f), all to the date of termination, but Bedford shall not be paid
any other compensation or reimbursement of any kind, including,
severance compensation.
(d) Termination Other Than For Cause and Upon Change in Control. ICM
may effect a Termination Other Than For Cause at any time upon
giving 90 days notice to Bedford of such termination. Upon a
Termination Other Than For Cause or Upon Change in Control, Bedford
immediately shall be paid the amounts set forth in Section 4(f), all
to the date of termination, and all severance compensation as
provided in Section 5(a), but no other compensation or reimbursement
of any kind.
(e) Termination by Reason of Disability. If, during the term of this
Agreement, Bedford, in the reasonable judgment of the Board, has
failed to perform his duties under this Agreement on account of
illness or physical or mental incapacity, and such illness or
incapacity continues for a period of more than 6 months, ICM shall
have the right to terminate Bedford's employment hereunder by
written notification to Bedford and payment to Bedford of the
amounts set forth in Section 4(f), all to the date of termination,
and disability benefits as provided in Section 5(d), but no other
compensation or reimbursement of any kind.
(f) Death. In the event of Bedford's death during the term of this
Agreement, Bedford's employment shall be deemed to have terminated
as of the last day of the month during which his death occurs and
ICM shall pay to his estate the amounts set forth in Section 4(f),
all to the date of termination, and death benefits as provided in
Section 5(c), but no other compensation or reimbursement of any
kind.
4. Compensation and Benefits. As compensation for Bedford's services
during the term of his employment hereunder and to enable Bedford to
perform services hereunder, ICM shall provide the following benefits
and compensation to Bedford:
(a) Base Compensation. Bedford shall receive an annual salary ("Base
Salary") of not less than $150,000 during each year of the term
hereof, payable in semi-monthly installments of $6,250 each on the
15th and last day of each month.
(b) Expenses. ICM shall reimburse Bedford upon request for his
reasonable travel and entertainment expenses while performing
services hereunder.
(c) Automobile. During the term of his employment, ICM shall pay to
Bedford an amount equal to the sum of (i) a monthly automobile allowance
equal to $350 per month, (ii) a parking allowance of $50 per month and
(iii) any amounts he expends for gasoline, oil, repairs and other reasonable
expenditures which he may incur in connection with the use of an automobile.
The amounts in clauses (i) and (ii) shall be payable on the 15th day of each
month; and the amounts in clause (iii) shall be payable promptly
following the delivery to ICM of a voucher together with the
applicable receipts.
(d) Office Accommodations. ICM shall provide Bedford with office
space and secretarial services as are in keeping with his position
as chief executive officer and chairman of the Board.
(e) Employee Benefits. During the term of this Agreement, Bedford
shall be entitled to receive all other benefits of employment
generally available to other members of the management of ICM,
including group health, hospitalization, major medical, dental and
life insurance benefits and long-term disability insurance.
(f) Payments Upon Termination. The term "amounts set forth in
Section 4(f)" as used in Section 3 shall mean all accrued salary,
Incentive Compensation to the extent earned, vested deferred
compensation (other than pension plan or profit sharing plan
benefits which will be paid in accordance with the applicable plan),
any benefits under any plans of ICM in which Bedford is a
participant to the full extent of Bedford's rights under such plans,
accrued vacation pay, and any appropriate business expenses incurred
by Bedford in connection with his duties hereunder.
5. Severance Compensation and Death Benefits. If Bedford's
employment is terminated as a result of either (1) a Termination
Upon a Change in Control or (2) a Termination Other Than For Cause,
then, upon the effective date of such termination, ICM shall make a
cash payment to Bedford as severance compensation in an amount equal
to 100% of his annual Base Salary (at the level payable at the time
of such termination).
(b) No Severance Compensation Upon Other Termination. In the event
of a Voluntary Termination, Termination For Cause, termination by
reason of Bedford's disability pursuant to Section 3(e), or
termination by reason of Bedford's death pursuant to Section 3(f),
Bedford or his estate shall not be paid any severance compensation
pay.
(c) Death Benefits. In the event of termination of Bedford's
employment by reason of Bedford's death, ICM shall pay to Bedford's
estate or assignee, as the case may be, a death benefit equal to $150,000.
(d) Disability Benefits. In the event of termination of Bedford's
employment by reason of disability pursuant to Section
3(e), ICM shall pay to Bedford the excess of (i) 75% of Bedford's
Base Salary (at the rate payable at the time of termination) over
(ii) amounts received by Bedford from disability insurance carried
by ICM, on the semi-monthly dates specified in Section 4(a), hereof,
during the period through the term of this Agreement and any
extension or renewal thereof. In the event of a termination of
Bedford's employment by reason of disability pursuant to Section
3(e), Bedford shall continue to participate in all plans and
programs of ICM referred to in Section 4(f), hereof, to the extent
that such continued participation is possible under applicable law
and the terms and provisions of such plans and programs.
(e) Limit on Aggregate Compensation Upon a Change in Control.
Notwithstanding anything else in this Agreement, solely in the event
of a Termination Upon a Change in Control pursuant to Section 3(h),
the aggregate of the amount of severance compensation paid to
Bedford under Sections 3(d) and 5(a) or otherwise shall not include
any amount that ICM is prohibited from deducting for federal income
tax purposes by virtue of Section 280G of the Internal Revenue Code.
6. Non-Competition. During the term of this Agreement, Bedford shall
not carry on or engage in any business which, in the reasonable
opinion of the Board, is competitive with the business of ICM, but
nothing contained herein shall prohibit Bedford from carrying on or
engaging in any business activity which is not so competitive.
7. Indemnification by ICM. ICM shall indemnify Bedford to the
fullest extent permitted by law. Without limiting the generality of
the foregoing, ICM shall indemnify and save and hold Bedford
harmless from and in respect of all (a) fees, costs, expenses, and
liabilities (including reasonable attorneys' fees) incurred in
connection with or resulting from any claim, action, or demand
against him that arises out of or in any way related to ICM or any
of its affiliates, or its properties, businesses, or affairs and (b)
such claims, actions, and demands and any losses or damages resulting
from such claims, actions and demands including amounts paid in
settlement or compromise (if recommended by attorneys for ICM) of
any such claim, action or demand; provided, however, that the
indemnification provided by this Section shall apply to Bedford only
so long as Bedford acts in good faith and is not found to be guilty
of recklessness or willful or wanton misconduct.
The termination of any action, suit, or proceeding by judgement,
order, settlement, or upon a plea of nolo contendere or its
equivalent, shall not of itself create a presumption that Bedford
acted with recklessness or willful or wanton misconduct. The Board
shall take all actions reasonably requested by Bedford to implement
this Section 7, including all actions necessary under the law of
Delaware (or amendments or successors thereto) to effect such
indemnification of Bedford. Without limiting the provisions
of this Section 7, ICM shall furnish Bedford with an indemnification
agreement with the same terms and provisions as those provided to
the directors of ICM who are unaffiliated with Bedford or any
affiliate of Bedford.
8. Assignment. Recognizing the personal characteristics of the
services to be performed by Bedford hereunder, Bedford shall not
assign his obligations under this Agreement, and any assignment
thereof shall be null and void. Otherwise, the rights and
obligations hereunder shall inure to the benefit of, and binding
upon, the respective parties hereto, their heirs, executors,
administrators, successors and assigns.
9. Applicable Law. The provisions of this Agreement shall be
interpreted under, and performance of the parties hereto shall be
governed by, the internal laws of the State of California.
10. Arbitration of Disputes; Attorneys' Fees. Any controversy or
claim arising out of or related to this Agreement, or the breach
thereof, shall be resolved by arbitration in accordance with the
Employment Dispute Resolution Rules of the American Arbitration
Association, and judgment upon award rendered by the arbitrator(s)
may be entered in any court having jurisdiction thereof. The
prevailing party shall be entitled to have and recover from the
losing party reasonable attorneys' fees and costs. The prevailing
party shall be determined by the arbitrator(s) based upon an
assessment of which party's major arguments made or positions taken
in the proceedings fairly could be said to have prevailed over the
other party's major arguments or positions on major disputed issues
in the arbitrator(s)' decision.
11. Notices. All notices and other communications hereunder shall be
in writing and shall be deemed to be duly made or given when
personally delivered to the appropriate party or three days after
their deposit in the United States mail, first class, postage
prepaid, return receipt, addressed, in the case of ICM, to:
ICM Property Investors Incorporated 3658 Mt. Diablo Blvd., Suite 210
Lafayette, CA 94549 and, in the case of Bedford, to:
Peter B. Bedford
ICM Properties Investors Inc.
3658 Mt. Diablo Blvd., Suite 210
Lafayette, CA 94549
or at such other addresses as are specified in notices given by the
parties pursuant to the procedures of this Section. All notices and
other communications to Bedford shall be marked conspicuously with
the phrase "personal".
The parties hereto have executed this Agreement as of the date first
set forth above.
ICM PROPERTY INVESTORS INC.
<TABLE> <S> <C>
<ARTICLE> 5
<CIK> 0000910079
<NAME> BEDFORD PROPERTY INVESTORS, INC.
<CURRENCY> $
<S> <C>
<PERIOD-TYPE> YEAR
<FISCAL-YEAR-END> DEC-31-1994
<PERIOD-START> JAN-1-1994
<PERIOD-END> DEC-31-1994
<EXCHANGE-RATE> 1,000
<CASH> 4,733
<SECURITIES> 0
<RECEIVABLES> 1,031
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 1,477
<PP&E> 58,203
<DEPRECIATION> 3,150
<TOTAL-ASSETS> 62,294
<CURRENT-LIABILITIES> 25,362
<BONDS> 0
<COMMON> 60
0
0
<OTHER-SE> 36,872
<TOTAL-LIABILITY-AND-EQUITY> 62,294
<SALES> 8,287
<TOTAL-REVENUES> 17,497
<CGS> 7,094
<TOTAL-COSTS> 7,094
<OTHER-EXPENSES> 5,839
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 955
<INCOME-PRETAX> 3,609
<INCOME-TAX> 0
<INCOME-CONTINUING> 3609
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 3,609
<EPS-PRIMARY> $0.60
<EPS-DILUTED> $0.59
</TABLE>
