SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, DC 20549
FORM S-3
REGISTRATION STATEMENT
UNDER THE
SECURITIES ACT OF 1933
HIGHWOODS PROPERTIES, INC.
(Exact Name of Registrant as Specified in Its Charter)
MARYLAND 56-1871668
(State of Incorporation) (I.R.S. Employer
Identification No.)
3100 Smoketree Court, Suite 600
Raleigh, North Carolina 27604
(919) 872-4924
(Address, Including Zip Code, and Telephone Number, Including Area Code,
of Registrant's Principal Executive Offices)
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Copies to:
Ronald P. Gibson, President Brad S. Markoff
Highwoods Properties, Inc. Smith Helms Mulliss & Moore, L.L.P.
3100 Smoketree Court, Suite 600 2800 Two Hannover Square
Raleigh, North Carolina 27604 Raleigh, North Carolina 27601
(919) 872-4924 (919) 755-8700
(Name, Address, Including Zip Code, and Telephone Number, Including
Area Code, of Agent For Service)
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APPROXIMATE DATE OF COMMENCEMENT OF PROPOSED SALE TO THE PUBLIC: From time to
time after the effective date of this registration statement.
If the only securities being registered on this form are being offered pursuant
to dividend or interest reinvestment plans, please check the following box. [ ]
If any of the securities being registered on this form are to be offered on a
delayed or continuous basis pursuant to Rule 415 under the Securities Act of
1933, other than securities offered only in connection with dividend or interest
reinvestment plans, check the following box. [X]
If this Form is filed to register additional securities for an offering pursuant
to Rule 462(b) under the Securities Act, please check the following box and list
the Securities Act registration statement number of the earlier effective
registration statement for the same offering. [ ]
If this Form is a post-effective amendment filed pursuant to Rule 462(c) under
the Securities Act, check the following box and list the Securities Act
registration statement number of the earlier effective registration statement
for the same offering. [ ]
If delivery of the prospectus is expected to be made pursuant to Rule 434,
please check the following box. [ ]
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CALCULATION OF REGISTRATION FEE
<TABLE>
<CAPTION>
TITLE OF EACH CLASS OF AMOUNT TO BE PROPOSED MAXIMUM PROPOSED MAXIMUM AMOUNT OF
SECURITIES TO BE REGISTERED REGISTERED OFFERING PRICE PER UNIT(1) AGGREGATE OFFERING PRICE REGISTRATION FEE
<S> <C> <C> <C> <C>
COMMON STOCK 1,176,559 SHARES $34.75 $40,885,425 $12,390
</TABLE>
(1) Computed pursuant to Rule 457(c) under the Securities Act of 1933, as
amended, solely for the purpose of calculating the registration fee on
the basis of the average high and low prices of the Registrant's Common
Stock reported on the New York Stock Exchange on March 25, 1997.
The Registrant hereby amends this Registration Statement on such date or dates
as may be necessary to delay its effective date until the Registrant shall file
a further amendment which specifically states that this Registration Statement
shall thereafter become effective in accordance with Section 8(a) of the
Securities Act of 1933 or until the Registration Statement shall become
effective on such date as the Commission, acting pursuant to said Section 8(a),
may determine.
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Subject to Completion
dated March 28, 1997
PROSPECTUS
1,176,559 SHARES
HIGHWOODS PROPERTIES, INC.
COMMON STOCK
(par value $.01 per share)
This Prospectus relates to (i) the possible issuance by Highwoods
Properties, Inc. (the "Company") of up to 537,138 shares (the "Redemption
Shares") of common stock, par value $.01 per share (the "Common Stock"), if, and
to the extent that, holders of up to 537,138 units (the "Transaction Units") of
partnership interest ("Units") in the Highwoods/Forsyth Limited Partnership (the
"Operating Partnership"), of which the Company is the sole general partner,
exercise their right to redeem such Units and the Company elects to satisfy such
redemption right through the issuance of Common Stock; (ii) the offer and sale
from time to time of up to 489,421 shares of Common Stock (the "Restricted
Shares") by the holders thereof; (iii) the possible issuance by the Company of
up to 150,000 shares of Common Stock (the "Warrant Shares") issuable upon
exercise of up to 150,000 warrants (the "Warrants"); and (iv) the offer and sale
from time to time of any Redemption Shares or Warrant Shares that may be issued
to persons who may be affiliates of the Company (such persons, together with the
holders of the Restricted Shares, the "Selling Shareholders"). The Transaction
Units, Restricted Shares and Warrants were issued in connection with the Eakin &
Smith Transaction (as discussed below). The Company has registered the
Redemption Shares, the Restricted Shares and the Warrant Shares (collectively,
the "Registered Shares") to permit the holders thereof to sell such shares
without restriction in the open market or otherwise, but the registration of the
Registered Shares does not necessarily mean that any Redemption Shares will be
issued by the Company or that any Registered Shares will be sold by the Selling
Shareholders.
The Common Stock is listed on the New York Stock Exchange (the "NYSE")
under the symbol "HIW." To insure that the Company retains its status as a real
estate investment trust ("REIT"), ownership by any person is limited to 9.8% of
the outstanding shares of Common Stock, with certain exceptions.
SEE "RISK FACTORS" FOR CERTAIN FACTORS RELEVANT TO AN INVESTMENT IN THE
COMMON STOCK.
The Company will receive no proceeds from the sale of any of the shares
in this offering; however, the Company has agreed to bear certain expenses of
registration of the Common Stock under the Federal and state securities laws.
The Company will acquire additional Units in the Operating Partnership in
exchange for the issuance of any Redemption Shares to holders of Units pursuant
to this Prospectus.
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THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND
EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION NOR HAS THE SECURITIES
AND EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION PASSED UPON THE
ACCURACY OR ADEQUACY OF THIS PROSPECTUS. ANY REPRESENTATION TO THE CONTRARY IS
A CRIMINAL OFFENSE.
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The Selling Shareholders from time to time may offer and sell the
Registered Shares held by them directly or through agents or broker-dealers on
terms to be determined at the time of sale. To the extent required, the names of
any agent or broker-dealer and applicable commissions or discounts and any other
required information with respect to any particular offer will be set forth in
any accompanying Prospectus Supplement. See "Plan of Distribution." The Selling
Shareholders reserve the right to accept or reject, in whole or in part, any
proposed purchase of the Registered Shares to be made directly or through
agents.
The Selling Shareholders and any agents or broker-dealers that
participate with the Selling Shareholders in the distribution of the Registered
Shares may be deemed to be "underwriters" within the meaning of the Securities
Act of 1933, as amended (the "Securities Act"), and any commission received by
them and any profit on the resale of the Registered Shares may be deemed to be
underwriting commissions or discounts under the Securities Act. See
"Registration Rights" for a description of certain indemnification arrangements
between the Company and the Selling Shareholders.
The date of this Prospectus is April __, 1997.
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AVAILABLE INFORMATION
The Company is subject to the information requirements of the
Securities Exchange Act of 1934, as amended (the "Exchange Act"), and in
accordance therewith files reports, proxy statements and other information with
the Securities and Exchange Commission (the "Commission"). Such reports, proxy
statements and other information may be inspected and copied, at prescribed
rates, at the public reference facilities of the Commission at 450 Fifth Street,
N.W., Washington, DC 25049, Room 1024, and at the Commission's New York regional
office at Seven World Trade Center, New York, New York 10048 and at the
Commission's Chicago regional office at Citicorp Center, 500 W. Madison Street,
Chicago, Illinois 60661. Copies of such material can also be obtained at
prescribed rates by writing to the public reference section of the Commission at
450 Fifth Street, N.W., Washington, DC 20549. The Common Stock of the Company is
listed on the NYSE, and such material can also be inspected and copied at the
offices of the NYSE, 20 Broad Street, New York, New York 10005.
The Company has filed with the Commission a registration statement on
Form S-3 (the "Registration Statement") under the Securities Act, with respect
to the Common Stock registered hereby. This prospectus ("Prospectus"), which
constitutes a part of the Registration Statement, does not contain all of the
information set forth in the Registration Statement and in the exhibits and
schedules thereto. For further information with respect to the Company and such
Common Stock, reference is hereby made to such Registration Statement, exhibits
and schedules. The Registration Statement may be inspected without charge at, or
copies obtained upon payment of prescribed fees from, the Commission and its
regional offices at the locations listed above. Any statements contained herein
concerning a provision of any document are not necessarily complete, and, in
each instance, reference is made to the copy of such document filed as an
exhibit to the Registration Statement or otherwise filed with the Commission.
Each such statement is qualified in its entirety by such reference.
INCORPORATION OF CERTAIN DOCUMENTS BY REFERENCE
The following documents filed by the Company with the Commission
pursuant to the Exchange Act are incorporated herein by reference and made a
part hereof:
a. The Company's Annual Report on Form 10-K for the year ended
December 31, 1996;
b. The description of the Common Stock of the Company included in
the Company's Registration Statement on Form 8-A, dated
May 16, 1994; and
c. The Company's Current Report on Form 8-K, dated January 9,
1997 (as amended on Form 8-K/A on February 7, 1997 and March
10, 1997).
All documents filed by the Company with the Commission pursuant to
Sections 13(a) and 13(c) of the Exchange Act and any definitive proxy statements
so filed pursuant to Section 14 of the Exchange Act and any reports filed
pursuant to Section 15(d) of the Exchange Act after the date of this Prospectus
and prior to the termination of the offering of the Common Stock shall be deemed
to be incorporated by reference into this Prospectus and to be a part hereof
from the date of filing of such documents. Any statement contained in a document
incorporated by reference herein shall be deemed to be modified or superseded
for the purposes of this Prospectus to the extent that a statement contained
herein or in any other subsequently filed document which is incorporated by
reference herein modifies or supersedes such earlier statement. Any such
statements modified or superseded shall not be deemed, except as so modified or
superseded, to constitute a part of this Prospectus.
The Company will furnish without charge upon written or oral request to
each person to whom a copy of this Prospectus is delivered, including any
beneficial owner, a copy of any or all of the documents specifically
incorporated herein by reference (not including the exhibits to such documents,
unless such exhibits are specifically incorporated by reference in such
documents). Requests should be made to: Investor Relations, 3100 Smoketree
Court, Suite 600, Raleigh, North Carolina 27604.
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PROSPECTUS SUMMARY
THE FOLLOWING SUMMARY IS QUALIFIED IN ITS ENTIRETY BY THE MORE DETAILED
DESCRIPTIONS AND THE FINANCIAL INFORMATION AND STATEMENTS APPEARING ELSEWHERE IN
THIS PROSPECTUS OR INCORPORATED HEREIN BY REFERENCE. UNLESS THE CONTEXT
OTHERWISE REQUIRES, THE TERM (I) "COMPANY" OR "HIGHWOODS" SHALL MEAN HIGHWOODS
PROPERTIES, INC., PREDECESSORS OF HIGHWOODS PROPERTIES, INC. AND THOSE ENTITIES
OWNED OR CONTROLLED BY HIGHWOODS PROPERTIES, INC., INCLUDING HIGHWOODS/FORSYTH
LIMITED PARTNERSHIP (THE "OPERATING PARTNERSHIP") AND (II) "HIGHWOODS
PROPERTIES" SHALL MEAN THE 292 IN-SERVICE PROPERTIES OWNED BY THE COMPANY AT
DECEMBER 31, 1996.
THE COMPANY
The Company is a self-administered and self-managed real estate
investment trust ("REIT") that began operations through a predecessor in 1978.
At December 31, 1996, the Company owned a portfolio of 292 in-service office and
industrial properties (the "Properties") encompassing approximately 17.5 million
square feet. At December 31, 1996, the Properties consisted of 181 suburban
office properties and 111 industrial properties (including 74 service centers),
located in 16 markets in North Carolina, Florida, Tennessee, Virginia, Georgia,
South Carolina and Alabama. As of December 31, 1996, the Properties were
approximately 92% leased to approximately 1,800 tenants.
In addition, the Company has 14 properties (12 suburban office
properties and two industrial properties (collectively, the "Development
Projects")) under development in North Carolina, Virginia, Tennessee and South
Carolina, which will encompass approximately 1.0 million square feet. The
Company also owns approximately 238 acres of land for future development and has
committed to purchase over the next six years an additional 311 acres
(collectively, the "Development Land"). The Development Land is zoned and
available for office and/or industrial development, substantially all of which
has utility infrastructure already in place.
The Company conducts substantially all of its activities through, and
all of the Properties are held directly or indirectly by, Highwoods/Forsyth
Limited Partnership (the "Operating Partnership"). The Company is the sole
general partner of the Operating Partnership and as of March 14 , 1997, owned
84% of the partnership interests (the "Units") in the Operating Partnership. The
remaining Units are owned by limited partners (including certain officers and
directors of the Company). Each Unit may be redeemed by the holder thereof for
the cash value of one share of Common Stock or, at the Company's option, one
share (subject to certain adjustments) of Common Stock. With each such exchange,
the number of Units owned by the Company and, therefore, the Company's
percentage interest in the Operating Partnership, will increase.
In addition to owning the Properties, the Development Projects and the
Development Land, the Company provides leasing, property management, real estate
development, construction and miscellaneous tenant services for its properties
as well as for third parties. The Company conducts its third-party fee-based
services through Highwoods Services, Inc. and Forsyth Properties Services, Inc.
(together, the "Service Companies"), which are subsidiaries of the Operating
Partnership. The Company recently sold its third-party brokerage business in the
Research Triangle and the Piedmont Triad and currently provides such brokerage
services only in Nashville, Tennessee.
The Company was formed in North Carolina in 1994. The Company's
executive officers are located at 3100 Smoketree Court, Suite 600, Raleigh,
North Carolina 27604, and its telephone number is (919) 872-4924. The Company
also maintains regional offices in Winston-Salem, Greensboro and Charlotte,
North Carolina; Richmond, Virginia; Nashville and Memphis, Tennessee; Atlanta,
Georgia; and Tampa and Boca Raton, Florida.
SECURITIES TO BE OFFERED
On April 1, 1996, the Company completed a business combination with
Eakin & Smith, Inc. and its affiliates ("Eakin & Smith"). As part of the
consideration for the transaction, the Operating Partnership issued 537,138
Units (the "Transaction Units") and the Company issued 489,421 shares of Common
Stock (the "Restricted Shares") and 150,000 warrants (the "Warrants") to
purchase 150,000 shares of Common Stock (the "Warrant Shares"). The securities
issued
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in connection with the acquisition of Eakin & Smith (the "Eakin & Smith
Transaction") were issued in reliance on an exemption from registration under
Section 4(2) of the Securities Act.
As part of the acquisition of Eakin & Smith, the Company entered into a
registration rights and lockup agreement (the "Registration Rights Agreement")
pursuant to which the Company agreed to file a shelf registration statement
within one year so that (i) if shares of Common Stock were issued upon
redemption of the Transaction Units (the "Redemption Shares") or upon exercise
of Warrants, such shares would be freely tradeable by the holders thereof and
(ii) the Restricted Shares would also be freely tradeable by the holders
thereof. The Registration Rights Agreement also prohibited the transfer
(including, if applicable, the redemption or exercise) of the Transaction Units,
the Warrant Shares and the Restricted Shares for one year from the date of their
issuance. The Company has filed the registration statement, of which this
prospectus is a part, in order to comply with its obligations under the
Registration Rights Agreement.
This prospectus relates to (i) the possible issuance of the Redemption
Shares and the Warrant Shares; (ii) the offer and sale from time to time of the
Restricted Shares and (iii) the offer and sale from time to time of any
Redemption Shares and Warrant Shares that may be issued to and held by persons
who may be affiliates of the Company. The registration of the Redemption Shares,
the Warrant Shares and the Restricted Shares (collectively, the "Registered
Shares") does not necessarily mean that the Company will issue Redemption Shares
upon redemption of any Transaction Units nor does it mean that the Selling
Shareholders will offer or sell any of the Registered Shares.
Pursuant to the amended and restated agreement of limited partnership
of the Operating Partnership (the "Partnership Agreement"), each Unit (other
than Units held by the Company or those still subject to lock-up restrictions)
may be tendered by its holder to the Operating Partnership for cash equal to the
fair market value of a share of Common Stock at the time of redemption.
Alternatively, at the option of the Company, as general partner of the Operating
Partnership, the Company may purchase the Units for cash for the value of an
equivalent number of shares of Common Stock, or it may redeem the Units for an
equivalent number of shares of Common Stock, and the Company will become the
owner of the redeemed Units.
The Company anticipates that it generally will elect to acquire
directly Units tendered for redemption and to issue shares of Common Stock
pursuant to this Prospectus in exchange therefor rather than paying cash or
allowing the Operating Partnership to pay cash. As a result, the Company may
from time to time issue up to 537,138 Redemption Shares upon the acquisition of
Units tendered for redemption. With each such redemption, the Company's interest
in the Operating Partnership will increase. Other than the Transaction Units
received upon issuance of the Redemption Shares, the Company will not receive
any proceeds from the issuance of the Redemption Shares or the sale of any
Registered Shares. Pursuant to the terms of the Warrants, the Company will
receive $28.00 upon the issuance of each Warrant Share.
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RISK FACTORS
THIS PROSPECTUS CONTAINS FORWARD-LOOKING STATEMENTS. THESE STATEMENTS
ARE IDENTIFIED BY WORDS SUCH AS "EXPECT," "ANTICIPATE," "SHOULD" AND WORDS OF
SIMILAR IMPORT. ACTUAL RESULTS MAY DIFFER SIGNIFICANTLY FROM THOSE PROJECTED IN
THE FORWARD-LOOKING STATEMENTS. FACTORS THAT MIGHT CAUSE SUCH A DIFFERENCE
INCLUDE, BUT ARE NOT LIMITED TO, THOSE DISCUSSED BELOW UNDER "RISK FACTORS." AN
INVESTMENT IN THE COMMON STOCK INVOLVES VARIOUS RISKS. THE FOLLOWING
INFORMATION, IN CONJUNCTION WITH THE OTHER INFORMATION CONTAINED IN THIS
PROSPECTUS, SHOULD BE CAREFULLY CONSIDERED BY UNIT HOLDERS BEFORE SEEKING TO
REDEEM THEIR UNITS AND BY PROSPECTIVE PURCHASERS OF THE REGISTERED SHARES.
TAX CONSEQUENCES OF REDEMPTION OF UNITS
The exercise by a Unit holder of the right to require the redemption of
his or her Units will be treated for tax purposes as a taxable sale or exchange
of the Units by the limited partner. The redeeming limited partner will be
treated as realizing proceeds in an amount equal to the sum of the cash (or the
value of the Common Stock) received in the exchange plus the amount of the
reduction in any Operating Partnership liabilities allocable to the redeeming
limited partner. It is possible that the amount of gain recognized or even the
tax liability resulting from such gain could exceed the amount of cash or the
value of Common Stock received upon such disposition. See "Redemption of
Units--Tax Consequences of Redemption." In addition, the ability of the limited
partner to raise cash through the sale of his or her Common Stock to pay tax
liabilities associated with the redemption of Units may be limited because, as a
result of fluctuations in the stock price, the price the limited partner
receives for such shares may not equal the value of his or her Units at the time
of redemption.
POTENTIAL CHANGE IN INVESTMENT UPON REDEMPTION OF UNITS
If a limited partner exercises the right to require the redemption of
his or her Units, such limited partner may receive, at the option of the Company
as general partner of the Operating Partnership, cash or shares of Common Stock
of the Company in exchange for the Units. If the limited partner receives cash,
the limited partner will no longer have any interest in the Company and will not
benefit from any subsequent increases in share price and will not receive any
future distributions from the Company (unless the limited partner currently owns
or acquires in the future additional shares of Common Stock or Units). If the
limited partner receives shares of Common Stock, the limited partner will become
a stockholder of the Company rather than a holder of Units in the Operating
Partnership. See "Redemption of Units--Comparison of Ownership of Units and
Shares of Common Stock."
GEOGRAPHIC CONCENTRATION
The Company's revenues and the value of its Properties may be affected
by a number of factors, including the local economic climate (which may be
adversely affected by business layoffs, downsizing, industry slowdowns, changing
demographics and other factors) and local real estate conditions (such as
oversupply of or reduced demand for office, industrial and other competing
commercial properties). As of December 31, 1996, the Properties were located in
16 southeastern markets, and 53% of the total annualized rental revenue is
represented by Properties located in North Carolina. The Company's performance
and its ability to make distributions to stockholders is therefore dependent on
the economic conditions in the Southeast, particularly in North Carolina. There
can be no assurance as to the continued growth of the southeastern economy.
LIMITATIONS ON ACQUISITION AND CHANGE IN CONTROL
OWNERSHIP LIMIT. The Company's Articles of Incorporation prohibit
ownership of more than 9.8% of the outstanding Common Stock by any person. Such
restriction is likely to have the effect of precluding acquisition of control of
the Company by a third party without consent of the Board of Directors even if a
change in control were in the interest of stockholders.
REQUIRED CONSENT OF THE OPERATING PARTNERSHIP FOR MERGER OR OTHER
SIGNIFICANT CORPORATE ACTION. The Company may not merge, consolidate or engage
in any combination with another person or sell all or substantially all of its
assets unless such transaction includes the merger of the Operating Partnership,
which requires the approval of the
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holders of a majority of the outstanding Units. Should the Company ever own less
than a majority of the outstanding Units, this voting requirement might limit
the possibility for acquisition or change in the control of the Company. As of
March 14, 1997, the Company owned approximately 84% of the Units.
STAGGERED BOARD. The Board of Directors of the Company has three
classes of directors, the terms of which will expire in staggered, three-year
intervals. The staggered terms for directors may affect the stockholders'
ability to change control of the Company even if a change in control were in the
stockholders' interest.
ADVERSE IMPACT ON DISTRIBUTIONS OF FAILURE TO QUALIFY AS A REIT
The Company and the Operating Partnership intend to operate in a manner
so as to permit the Company to remain qualified as a REIT under the Internal
Revenue Code of 1986, as amended (the "Code"). Although the Company believes
that it will operate in such a manner, no assurance can be given that the
Company will remain qualified as a REIT. If in any taxable year the Company were
to fail to qualify as a REIT, the Company would not be allowed a deduction for
distributions to stockholders in computing taxable income and would be subject
to Federal income tax (including any applicable alternative minimum tax) on its
taxable income at regular corporate rates.
REAL ESTATE INVESTMENT RISKS
GENERAL RISKS. Real property investments are subject to varying degrees
of risk. The yields available from equity investments in real estate depend in
large part on the amount of income generated and expenses incurred. If the
Company's properties do not generate revenues sufficient to meet operating
expenses, including debt service, tenant improvements, leasing commissions and
other capital expenditures, the Company may have to borrow additional amounts to
cover fixed costs and the Company's cash flow and ability to make distributions
to its stockholders will be adversely affected.
The Company's revenues and the value of its properties may be adversely
affected by a number of factors, including the national economic climate; the
local economic climate; local real estate conditions; the perceptions of
prospective tenants of the attractiveness of the property; the ability of the
Company to provide adequate management, maintenance and insurance; and increased
operating costs (including real estate taxes and utilities). In addition, real
estate values and income from properties are also affected by such factors as
applicable laws, including tax laws, interest rate levels and the availability
of financing.
COMPETITION. Numerous office and industrial properties compete with the
Company's properties in attracting tenants to lease space. Some of these
competing properties are newer or better located than some of the Company's
properties. Significant development of office or industrial properties in a
particular area could have a material effect on the Company's ability to lease
space in its properties and on the rents charged.
BANKRUPTCY AND FINANCIAL CONDITION OF TENANTS. At any time, a tenant of
the Company's properties may seek the protection of the bankruptcy laws, which
could result in the rejection and termination of such tenant's lease and thereby
cause a reduction in the cash flow available for distribution by the Company.
Although the Company has not experienced material losses from tenant
bankruptcies, no assurance can be given that tenants will not file for
bankruptcy protection in the future or, if any tenants file, that they will
affirm their leases and continue to make rental payments in a timely manner. In
addition, a tenant from time to time may experience a downturn in its business,
which may weaken its financial condition and result in the failure to make
rental payments when due. If tenant leases are not affirmed following bankruptcy
or if a tenant's financial condition weakens, the Company's income may be
adversely affected.
RENEWAL OF LEASES AND RELETTING OF SPACE. The Company will be subject
to the risks that upon expiration of leases for space located in its properties,
the leases may not be renewed, the space may not be relet or the terms of
renewal or reletting (including the cost of required renovations) may be less
favorable than current lease terms. If the Company were unable to promptly relet
or renew the leases for all or a substantial portion of this space or if the
rental rates upon such renewal or reletting were significantly lower than
expected rates, then the Company's cash flow and ability to make expected
distributions to stockholders may be adversely affected.
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ILLIQUIDITY OF REAL ESTATE. Equity real estate investments are
relatively illiquid. Such liquidity will tend to limit the ability of the
Company to vary its portfolio promptly in response to changes in economic or
other conditions. In addition, the Code limits the Company's ability to sell
properties held for fewer than four years, which may affect the Company's
ability to sell properties without adversely affecting returns to holders of
Common Stock.
CHANGES IN LAWS. Because increases in income, service or transfer taxes
are generally not passed through to tenants under leases, such increases may
adversely affect the Company's cash flow and its ability to make distributions
to stockholders. The Properties are also subject to various Federal, state and
local regulatory requirements, such as requirements of the Americans with
Disabilities Act and state and local fire and life safety requirements. Failure
to comply with these requirements could result in the imposition of fines by
governmental authorities or awards of damages to private litigants. The Company
believes that the Properties are currently in compliance with all such
regulatory requirements. However, there can be no assurance that these
requirements will not be changed or that new requirements will not be imposed
which would require significant unanticipated expenditures by the Company and
could have an adverse effect on the Company's cash flow and expected
distributions.
CONSEQUENCES OF INABILITY TO SERVICE MORTGAGE DEBT. Pursuant to loan
agreements with the Company's bank lenders, a portion of the Properties are
mortgaged to secure payment of such indebtedness, and if the Company were to be
unable to meet such payments, a loss could be sustained as a result of
foreclosure on the Properties by the bank lenders.
RISK OF DEVELOPMENT, CONSTRUCTION AND ACQUISITION ACTIVITIES
The Company intends to actively continue development and construction
of office and industrial properties, including development on the Development
Land. Risks associated with the Company's development and construction
activities, including activities relating to the Development Land, may include:
abandonment of development opportunities; construction costs of a property
exceeding original estimates, possibly making the property uneconomical;
occupancy rates and rents at a newly completed property may not be sufficient to
make the property profitable; financing may not be available on favorable terms
for development of a property; and construction and lease-up may not be
completed on schedule, resulting in increased debt service expense and
construction costs. In addition, new development activities, regardless of
whether or not they are ultimately successful, typically require a substantial
portion of management's time and attention. Development activities are also
subject to risks relating to the inability to obtain, or delays in obtaining,
all necessary zoning, land-use, building, occupancy, and other required
governmental permits and authorizations.
The Company intends to actively continue to acquire office and
industrial properties. Acquisitions of office and industrial properties entail
risks that investments will fail to perform in accordance with expectations.
Estimates of the costs of improvements to bring an acquired property up to
standards established for the market position intended for that property may
prove inaccurate. In addition, there are general investment risks associated
with any new real estate investment.
Although the Company has historically limited its development,
acquisition, management and leasing business primarily to markets with which
management is familiar, the Company has expanded its business to new geographic
markets. Management believes that much of its past success has been a result of
its local expertise. The Company may not initially possess the same level of
familiarity with new markets, which could adversely affect its ability to
develop, acquire, manage or lease properties in any new localities.
CONFLICTS OF INTERESTS IN THE BUSINESS OF THE COMPANY
TAX CONSEQUENCES UPON SALE OR REFINANCING OF PROPERTIES. Holders of
Units may suffer different and more adverse tax consequences than the Company
upon the sale or refinancing of any of the Properties and, therefore, such
holders, including certain of the Company's officers and directors, and the
Company may have different objectives regarding the appropriate pricing and
timing of any sale or refinancing of such Properties. Although the Company, as
the sole general partner of the Operating Partnership, has the exclusive
authority as to whether and on what terms to sell or refinance an individual
Property, those members of the Company's management and Board of Directors of
the Company who hold Units may influence the Company not to sell or refinance
the Properties even though such sale might
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otherwise be financially advantageous to the Company, or may influence the
Company to refinance Properties with a high level of debt.
POLICIES WITH RESPECT TO CONFLICTS OF INTERESTS. The Company has
adopted certain policies relating to conflicts of interest. These policies
include a bylaw provision requiring all transactions in which executive officers
or directors have a conflicting interest to be approved by a majority of the
independent directors of the Company or a majority of the shares of capital
stock held by disinterested stockholders. There can be no assurance that the
Company's policies will be successful in eliminating the influence of such
conflicts, and if they are not successful, decisions could be made that might
fail to reflect fully the interests of all stockholders.
DEPENDENCE ON DISTRIBUTIONS FROM OPERATING PARTNERSHIP IN ORDER TO QUALIFY AS A
REIT
To obtain the favorable tax treatment associated with REITs, the
Company generally will be required each year to distribute to its stockholders
at least 95% of its net taxable income. Because the Company conducts
substantially all of its business activities through the Operating Partnership,
the ability of the Company to make such distributions is dependent upon the
receipt of distributions or other payments from the Operating Partnership.
POSSIBLE ENVIRONMENTAL LIABILITIES
Under various Federal, state and local laws, ordinances and
regulations, such as the Comprehensive Environmental Response Compensation and
Liability Act or "CERCLA," and common laws, an owner or operator of real estate
is liable for the costs of removal or remediation of certain hazardous or toxic
substances on or in such property as well as certain other costs, including
governmental fines and injuries to persons and property. Such laws often impose
such liability without regard to whether the owner or operator knew of, or was
responsible for, the presence of such hazardous or toxic substances. The
presence of such substances, or the failure to remediate such substances
properly, may adversely affect the owner's or operator's ability to sell or rent
such property or to borrow using such property as collateral. Persons who
arrange for the disposal or treatment of hazardous or toxic substances may also
be liable for the costs of removal or remediation of such substances at a
disposal or treatment facility, whether or not such facility is owned or
operated by such person. Certain environmental laws impose liability for release
of asbestos-containing materials ("ACM") into the air, and third parties may
seek recovery from owners or operators of real property for personal injuries
associated with ACM. In connection with its ownership and operation of its
properties, the Company may be potentially liable for these costs. In addition,
the presence of hazardous or toxic substances at a site adjacent to or in the
vicinity of a property could require the property owner to participate in
remediation activities in certain cases or could have an adverse effect on the
value of such property.
As of December 31, 1996, all of the Properties had been subjected to a
Phase I environmental assessment. These assessments have not revealed, nor is
management of the Company aware of, any environmental liability that it believes
would have a material adverse effect on the Company's results of operations,
liquidity or financial position taken as a whole, nor is the Company aware of
any such material environmental liability. Nevertheless, it is possible that the
Company's assessments do not reveal all environmental liabilities or that there
are material environmental liabilities of which the Company is unaware. In
addition, assumptions regarding the existence and nonexistence of contamination
and groundwater flow are based on available sampling data, and there are no
assurances that the data is reliable in all cases. Moreover, there can be no
assurance that (i) future laws, ordinances or regulations will not impose any
material environmental liability or (ii) the current environmental condition of
the Properties will not be affected by tenants, by the condition of land or
operations in the vicinity of the Properties (such as the presence of
underground storage tanks), or by third parties unrelated to the Company.
DEBT COVENANTS
The Company and the Operating Partnership have outstanding indebtedness
which contain certain restrictive covenants. Included in these covenants are
requirements that the Operating Partnership maintain certain asset and financial
ratios. In the event the Operating Partnership defaults on one or more of such
covenants, there can be no guarantee that the Operating Partnership would be
able to get the necessary waivers to avoid having the entire amount of such
indebtedness becoming due and payable immediately. Such an event could
materially adversely affect the Company's ability to make distributions to
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stockholders.
Also included in such covenants are certain restrictions on the
Operating Partnership's operations; for example, the Operating Partnership
cannot acquire land for development if the value of all land held for
development exceeds two percent of the value of all developed land. There can be
no guarantee that the Operating Partnership could obtain the necessary waivers
of such restrictive covenants that could otherwise prohibit the Operating
Partnership from taking advantage of attractive business opportunities.
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DESCRIPTION OF CAPITAL STOCK OF THE COMPANY
GENERAL
The authorized capital stock of the Company consists of 110,000,000
shares of capital stock, $.01 par value, of which 100,000,000 shares are
classified as Common Stock and 10,000,000 shares are classified as preferred
stock ("Preferred Stock"). The following description of the terms and provisions
of the shares of capital stock of the Company and certain other matters does not
purport to be complete and is subject to and qualified in its entirety by
reference to the applicable provisions of Maryland law and the Company's
Articles of Incorporation and Bylaws, as amended (the "Bylaws").
COMMON STOCK
Each holder of Common Stock is entitled to one vote at stockholder
meetings for each share of Common Stock held. Neither the Articles of
Incorporation nor the Bylaws provide for cumulative voting for the election of
directors. Subject to the prior rights of any series of Preferred Stock that may
be classified and issued, holders of Common Stock are entitled to receive, pro
rata, such dividends as may be declared by the board of directors out of funds
legally available therefor, and also are entitled to share, pro rata, in any
other distributions to stockholders. The Company currently pays regular
quarterly dividends to holders of Common Stock.
Holders of Common Stock do not have any preemptive rights or other
rights to subscribe for additional shares.
Shares of Common Stock currently outstanding are listed for trading on
the New York Stock Exchange (the "NYSE"). The NYSE has also approved for listing
the Registered Shares offered hereby.
SERIES A CUMULATIVE CONVERTIBLE REDEEMABLE PREFERRED STOCK
The Company is authorized to issue 143,750 shares of Series A
Cumulative Redeemable Preferred Stock, par value $.01 per share (the "Preferred
Shares"). As of March 14, 1997 there were 125,000 Preferred Shares outstanding.
The summary of certain terms and provisions of the Preferred Shares contained
here does not purport to be complete and is subject to and qualified in its
entirety by reference to the terms and provisions of the Articles Supplementary
relating to the Preferred Shares.
The Preferred Shares will rank senior to the Common Stock with respect
to payment of dividends and amounts upon liquidation, dissolution or winding up.
Dividends on the Preferred Shares are cumulative from the date of original
issue, February 12, 1997, and will be payable quarterly in arrears on the last
calendar day (or if such day is not a business day, the next business day
thereafter) of each February, May, August and November, commencing on or about
May 31, 1997 at the rate of 85/8% of the liquidation preference per annum.
In the event of any liquidation, dissolution or winding up of the
affairs of the Company, the holders of the Preferred Shares are entitled to be
paid out of the assets of the Company legally available for distribution to its
stockholders liquidating distributions in cash or property at its fair market
value as determined by the Company's Board of Directors in the amount of a
liquidation preference of $1,000 per share, plus an amount equal to any accrued
and unpaid dividends to the date of such liquidation, dissolution or winding up,
before any distribution of assets is made to holders of Common Stock or any
other capital shares that rank junior to the Preferred Shares as to liquidation
rights. After payment of the full amount of the liquidating distributions to
which they are entitled, the holders of Preferred Shares will have no right or
claim to any of the remaining assets of the Company. The consolidation or merger
of the Company with or into any other entity or the sale, lease, transfer or
conveyance of all or substantially all of the property or business of the
Company shall not be deemed to constitute a liquidation, dissolution or winding
up of the Company.
The Preferred Shares are not redeemable prior to February 12, 2027. On
and after such date, the Preferred Shares may be redeemed in whole or in part,
at the option of the Company, at a redemption price of $1,000.00 per share, plus
all accrued and unpaid dividends. The Preferred Shares have no stated maturity
and will not be subject to any sinking fund or mandatory redemption and are not
convertible into any other securities of the Company.
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PREFERRED STOCK
Under the Company's Articles of Incorporation, the board of directors
may issue, without any further action by the stockholders, shares of capital
stock in one or more series having such preferences, conversion and other
rights, voting powers, restrictions, limitations as to dividends, qualifications
and terms and conditions of redemption as the board of directors may determine
and as may be evidenced by Articles Supplementary to the Articles of
Incorporation adopted by the board of directors.
Through its power to establish the preferences and rights of additional
series of capital stock without further stockholder vote, the board of directors
may afford the holders of any series of senior capital stock preferences, powers
and rights, voting or otherwise, senior to the rights of holders of Common
Stock. The issuance of any such senior capital stock could have the effect of
delaying or preventing a change in control of the Company.
CLASSIFICATION OF BOARD OF DIRECTORS; REMOVAL OF DIRECTORS; OTHER PROVISIONS
The Company's Articles of Incorporation provide for the board of
directors to be divided into three classes of directors, with each class to
consist as nearly as possible of an equal number of directors. At each annual
meeting of stockholders, the class of directors to be elected at such meeting
will be elected for a three-year term, and the directors in the other two
classes will continue in office. Because holders of Common Stock will have no
right to cumulative voting for the election of directors, at each annual meeting
of stockholders, the holders of a majority of the shares of Common Stock will be
able to elect all of the successors of the class of directors whose term expires
at that meeting.
The Articles of Incorporation also provide that, except for any
directors who may be elected by holders of a class or series of capital stock
other than Common Stock, directors may be removed only for cause and only by the
affirmative vote of stockholders holding at least two-thirds of the votes
entitled to be cast for the election of directors. Vacancies on the board of
directors may be filled by the affirmative vote of the remaining directors.
These provisions may make it more difficult and time-consuming to
change majority control of the board of directors of the Company and, thus, may
reduce the vulnerability of the Company to an unsolicited proposal for the
takeover of the Company or the removal of incumbent management. The Company's
officers and directors are and will be indemnified under Maryland law, the
Articles of Incorporation of the Company and the agreement of limited
partnership of the Operating Partnership (the "Partnership Agreement") against
certain liabilities, including liabilities under the Securities Act. Insofar as
indemnification for liabilities arising under the Securities Act may be
permitted to directors, officers or persons controlling the Company, the Company
has been informed that in the opinion of the Securities and Exchange Commission
such indemnification is against public policy as expressed in the Securities Act
and is therefore unenforceable.
CERTAIN PROVISIONS AFFECTING CHANGE OF CONTROL
GENERAL. Pursuant to the Company's Articles of Incorporation and the
Maryland General Corporation Law (the "MGCL"), the Company cannot merge into or
consolidate with another corporation or enter into a statutory share exchange
transaction in which it is not the surviving entity or sell all or substantially
all of the assets of the Company unless the Board of Directors adopts a
resolution declaring the proposed transaction advisable and a majority of
stockholders entitled to vote thereon (voting together as a single class)
approve the transaction. In addition, the Operating Partnership Agreement
requires that any such merger or sale of all or substantially all of the assets
of the Operating Partnership be approved by a majority of the holders of Units
(including Units owned by the Company).
MARYLAND BUSINESS COMBINATION AND CONTROL SHARE STATUTES. The MGCL
establishes special requirements with respect to business combinations between
Maryland corporations and interested stockholders unless exemptions are
applicable. Among other things, the law prohibits for a period of five years a
merger and other specified or similar transactions between a company and an
interested stockholder and requires a supermajority vote for such transactions
after the end of the five-year period. The Company's Articles of Incorporation
contain a provision exempting the Company from the requirements and provisions
of the Maryland business combination statute. There can be no assurance that
such provision will not be amended or repealed at any point in the future.
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The MGCL also provides that control shares of a Maryland corporation
acquired in a control share acquisition have no voting rights except to the
extent approved by a vote of two-thirds of the votes entitled to be cast on the
matter, excluding shares owned by the acquiror or by officers or directors who
are employees of the Company. The control share acquisition statute does not
apply to shares acquired in a merger, consolidation or share exchange if the
Company is a party to the transaction, or to acquisitions approved or exempted
by the Articles of Incorporation or bylaws of the Company. The Company's bylaws
contain a provision exempting from the control share acquisition statute any and
all acquisitions by any person of the Company's stock. There can be no assurance
that such provision will not be amended or repealed, in whole or in part, at any
point in the future.
The Company's Articles of Incorporation (including the provision
exempting the Company from the Maryland business combination statute) may not be
amended without the affirmative vote of at least a majority of the shares of
capital stock outstanding and entitled to vote thereon voting together as a
single class, provided that certain provisions of the Articles of Incorporation
may not be amended without the approval of the holders of two-thirds of the
shares of capital stock of the Company outstanding and entitled to vote thereon
voting together as a single class. The Company's bylaws may be amended by the
Board of Directors or a majority of the shares cast of capital stock entitled to
vote thereupon at a duly constituted meeting of stockholders.
If either of the foregoing exemptions in the Articles of Incorporation
or bylaws is amended, the Maryland business combination statute or the control
share acquisition statute could have the effect of discouraging offers to
acquire the Company and of increasing the difficulty of consummating any such
offer.
OWNERSHIP LIMITATIONS AND RESTRICTIONS ON TRANSFERS. For the Company to
remain qualified as a REIT under the Code, not more than 50% in value of its
outstanding shares of capital stock may be owned, directly or indirectly, by
five or fewer individuals (defined in the Code to include certain entities)
during the last half of a taxable year, and such shares must be beneficially
owned by 100 or more persons during at least 335 days of a taxable year of 12
months or during a proportionate part of a shorter taxable year. To ensure that
the Company remains a qualified REIT, the Articles of Incorporation provide that
no holder (other than persons approved by the directors at their option and in
their discretion) may own, or be deemed to own by virtue of the attribution
provisions of the Code, more than 9.8% (the "Ownership Limit") of the issued and
outstanding capital stock of the Company. The Board of Directors may waive the
Ownership Limit if evidence satisfactory to the Board of Directors and the
Company's tax counsel is presented that the changes in ownership will not
jeopardize the Company's status as a REIT.
If any stockholder purports to transfer shares to a person and either
the transfer would result in the Company failing to qualify as a REIT, or the
stockholder knows that such transfer would cause the transferee to hold more
than the Ownership Limit, the purported transfer shall be null and void, and the
stockholder will be deemed not to have transferred the shares. In addition, if
any person holds shares of capital stock in excess of the Ownership Limit, such
person will be deemed to hold the excess shares in trust for the Company, will
not receive distributions with respect to such shares and will not be entitled
to vote such shares. The person will be required to sell such shares to the
Company for the lesser of the amount paid for the shares and the average closing
price for the 10 trading days immediately preceding the redemption or to sell
such shares at the direction of the Company, in which case the Company will be
reimbursed for its expenses in connection with the sale and will receive any
amount of such proceeds that exceeds the amount such person paid for the shares.
If the Company repurchases such shares, it may pay for the shares with Units.
The foregoing restrictions on transferability and ownership will not apply if
the Board of Directors and the stockholders (by the affirmative vote of the
holders of two-thirds of the outstanding shares of capital stock entitled to
vote on the matter) determine that it is no longer in the best interests of the
Company to continue to qualify as a REIT.
All certificates representing shares of capital stock bear a legend
referring to the restrictions described above.
Every beneficial owner of more than 5% (or such lower percentage as
required by the Code or regulations thereunder) of the issued and outstanding
shares of capital stock must file a written notice with the Company no later
than January 30 of each year, containing the name and address of such beneficial
owner, the number of shares of Common Stock and/or Preferred Stock owned and a
description of how the shares are held. In addition, each stockholder shall be
required upon demand to disclose to the Company in writing such information as
the Company may request in order to determine the effect of such stockholder's
direct, indirect and constructive ownership of such shares on the Company's
status as a REIT.
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These ownership limitations could have the effect of precluding
acquisition of control of the Company by a third party unless the Board of
Directors and the stockholders determine that maintenance of REIT status is no
longer in the best interest of the Company.
REGISTRAR AND TRANSFER AGENT
The Registrar and Transfer Agent for the Common Stock and Preferred
Shares is First Union National Bank, Charlotte, North Carolina.
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REDEMPTION OF UNITS
GENERAL
Each limited partner may, subject to certain limitations, require that
the Operating Partnership redeem all or a portion of such partner's Units
beginning one year from the date of issuance by delivering a notice to the
Operating Partnership. Upon redemption, a limited partner will receive, at the
option of the Company, as general partner of the Operating Partnership, either
(i) a number of shares of Common Stock equal to the number of Units redeemed or
(ii) cash in an amount equal to market value of the number of shares of Common
Stock the partner would have received pursuant to (i) above. The market value of
the Common Stock for this purpose will be equal to the average of the closing
trading price of the Company's Common Stock for the 10 trading days before the
day on which the redemption notice was received by the Operating Partnership.
In lieu of the Operating Partnership redeeming Units, the Company, as
general partner, in its sole discretion, has the right to assume directly and
satisfy the redemption right of the limited partner. The Company anticipates
that it generally will elect to assume directly and satisfy any redemption right
exercised by a limited partner through the issuance of the shares of Common
Stock pursuant to this Prospectus, whereupon the Company will acquire the Units
being redeemed and will become the owner of the Units. Such an acquisition by
the Company will be treated as a sale of the Units to the Company for Federal
income tax purposes. See "--Tax Consequences of Redemption" below. Upon
redemption, such limited partner's right to receive distributions with respect
to the Units redeemed will cease. However, the limited partner will then have
rights as a stockholder of the Company from the time of his or her acquisition
of Common Stock, including the payment of dividends.
A limited partner must notify the Company, as general partner of the
Operating Partnership, of such partner's desire to require the Operating
Partnership to redeem Units by sending a notice in the form attached as an
exhibit to the Partnership Agreement, a copy of which is available from the
Company. A limited partner must request the redemption of at least 1000 Units
(or all of the Units held by such holder, if less). A redemption generally will
occur on the 10th business day after the notice is delivered by the limited
partner, except that no redemption can occur if the delivery of Redemption
Shares would be prohibited under the provisions of the Articles of Incorporation
to protect the Company's qualification as a REIT.
TAX CONSEQUENCES OF REDEMPTION
The following discussion summarizes certain Federal income tax
considerations that may be relevant to a limited partner who exercises his right
to require the redemption of his Units.
TAX TREATMENT OF REDEMPTION OF UNITS. If a limited partner exercises
his or her right to require the redemption of Units, the Partnership Agreement
provides that the redemption will be treated by the Company, the Operating
Partnership and the redeeming limited partner, for tax purposes, as a sale of
Units. Such sale will be fully taxable to the redeeming limited partner. Such
limited partner generally will be treated as realizing for tax purposes an
amount equal to the sum of either the cash or the value of the Common Stock
received plus the amount of any Operating Partnership liabilities allocable to
the redeemed Units at the time of the redemption. The determination of the
amount of gain or loss is discussed more fully below.
If the Company elects not to issue shares of Common Stock in exchange
for a limited partner's Units, and the Operating Partnership or the Company
redeems such Units for cash to effect the redemption, the tax consequences would
be as described in the previous paragraph. However, if the Operating Partnership
redeems less than all of a limited partner's Units, the limited partner would
not be permitted to recognize any loss occurring on the transaction and would
recognize taxable gain only to the extent that the cash, plus the amount of any
Operating Partnership liabilities allocable to the redeemed Units, exceeded the
limited partner's adjusted basis in all of such limited partner's Units
immediately before the redemption. The methodology used by the Operating
Partnership to allocate its liabilities to its partners will likely result in a
varying amount of such liabilities being allocated to different partners. Under
that methodology, which is based on principals set forth in Treasury
Regulations, it is possible that partners who hold an identical number of Units
are allocated different amounts of liabilities of the Operating Partnership for
Federal income tax purposes.
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TAX TREATMENT OF DISPOSITION OF UNITS BY LIMITED PARTNER GENERALLY. If
a Unit is redeemed in a manner that is treated as a sale of the Unit, or a
limited partner otherwise disposes of a Unit, the determination of gain or loss
from the sale or other disposition will be based on the difference between the
amount considered realized for tax purposes and the tax basis in such Unit. See
"--BASIS OF UNITS" below. Upon the sale of a Unit, the "amount realized" will be
measured by the sum of the cash or fair market value of Common Stock received
plus the reduction in the amount of any Operating Partnership liabilities
allocable to the Unit holder. To the extent that the amount of cash or property
received plus the reduction in the allocable share of any Operating Partnership
liabilities exceeds the limited partner's basis in his or her interest in the
Operating Partnership, such limited partner will recognize gain. It is possible
that the amount of gain recognized or even the tax liability resulting from such
gain could exceed the amount of cash or the value of Common Stock received upon
such disposition.
Except as described below, any gain recognized upon a sale or other
disposition of Units will be treated as gain attributable to the sale or
disposition of a capital asset. To the extent, however, that the amount realized
upon the sale of a Unit attributable to a limited partner's share of "unrealized
receivables" of the Operating Partnership (as defined in Section 751 of the
Code) exceeds the basis attributable to those assets, such excess will be
treated as ordinary income. Unrealized receivables include, to the extent not
previously included in Operating Partnership income, any rights to payment for
services rendered or to be rendered. Unrealized receivables also include amounts
that would be subject to recapture as ordinary income if the Operating
Partnership had sold its assets at their fair market value at the time of the
transfer of a Unit.
BASIS OF UNITS. In general, a limited partner who was deemed at the
time of the Eakin & Smith Transaction to have received his or her Units upon
liquidation of a partnership, had an initial tax basis in the Units ("Initial
Basis") equal to his or her basis in the partnership interest at the time of
such liquidation. Similarly, in general, a limited partner who at the time of
the Eakin & Smith Transaction contributed a partnership interest in exchange for
his or her Units had an Initial Basis in the Units equal to his or her basis in
the contributed partnership interest. A limited partner's Initial Basis in his
or her Units generally is increased by (i) such limited partner's share of
Operating Partnership taxable and tax-exempt income and (ii) increases in such
partner's share of the liabilities of the Operating Partnership (including any
increase in his or her share of liabilities occurring in connection with the
Eakin & Smith Transaction). Generally, such partner's basis in his or her Units
is decreased (but not below zero) by (A) his or her share of Operating
Partnership distributions, (B) decreases in his or her share of liabilities of
the Operating Partnership (including any decrease in his or her share of
liabilities of the Operating Partnership occurring in connection with the Eakin
& Smith Transaction), (C) his or her share of losses of the Operating
Partnership and (D) his or her share of nondeductible expenditures of the
Operating Partnership that are not chargeable to capital account.
POTENTIAL APPLICATION OF THE DISGUISED SALE REGULATIONS TO A REDEMPTION
OF UNITS. There is a risk that a redemption of Units issued in the Eakin & Smith
Transaction may cause the original transfer of property to the Operating
Partnership in exchange for Units in connection with the Eakin & Smith
Transaction to be treated as a "disguised sale" of property. Section 707 of the
Code and the Treasury Regulations thereunder (the "Disguised Sale Regulations")
generally provide that, unless one of the prescribed exceptions is applicable, a
partner's contribution of property to a partnership and a simultaneous or
subsequent transfer of money or other consideration (including the assumption of
or taking subject to a liability) from the partnership to the partner will be
presumed to be a sale, in whole or in part, of such property by the partner to
the partnership. Further, the Disguised Sale Regulations provide generally that,
in the absence of an applicable exception, if money or other consideration is
transferred by a partnership to a partner within two years of the partner's
contribution of property, the transactions are presumed to be a sale of the
contributed property unless the facts and circumstances clearly establish that
the transfers do not constitute a sale. The Disguised Sale Regulations also
provide that if two years have passed between the transfer of money or other
consideration and the contribution of property, the transactions will be
presumed not to be a sale unless the facts and circumstances clearly establish
that the transfers constitute a sale.
Accordingly, if a Unit is redeemed, the Internal Revenue Service could
contend that the Disguised Sale Regulations apply because the limited partner
will thus receive cash or shares of Common Stock subsequent to his previous
contribution of property to the Operating Partnership. In that event, the IRS
could contend that the Formation Transactions themselves were taxable as a
disguised sale under the Disguised Sale Regulations. Any gain recognized thereby
may be eligible for installment reporting under Section 453 of the Code, subject
to certain limitations.
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COMPARISON OF OWNERSHIP OF UNITS AND SHARES OF COMMON STOCK
Generally, the nature of any investment in shares of Common Stock of
the Company is substantially equivalent economically to an investment in Units
in the Operating Partnership. A holder of a share of Common Stock receives the
same distribution that a holder of a Unit receives, and stockholders and Unit
holders generally share in the risks and rewards of ownership in the enterprise
being conducted by the Company (through the Operating Partnership). However,
there are some differences between ownership of Units and ownership of Common
Stock, some of which may be material to investors.
The information below highlights a number of the significant
differences between the Operating Partnership and the Company relating to, among
other things, form of organization, permitted investments, policies and
restrictions, management structure, compensation and fees, investor rights and
Federal income taxation and compares certain legal rights associated with the
ownership of Units and Common Stock. These comparisons are intended to assist
limited partners of the Operating Partnership in understanding how their
investment will be changed if their Units are redeemed for Common Stock. This
discussion is summary in nature and does not constitute a complete discussion of
these matters, and holders of Units should carefully review the balance of this
Prospectus and the Registration Statement of which this Prospectus is a part for
additional important information about the Company.
FORM OF ORGANIZATION AND ASSETS OWNED. The Operating Partnership is
organized as a North Carolina partnership. All of the Company's operations are
conducted through the Operating Partnership, except that the Eakin & Smith
brokerage and third-party property management operations are conducted at the
Company level.
The Company is a Maryland corporation. The Company has elected to be
taxed as a REIT under the Code and intends to maintain its qualification as a
REIT. The Company's interest in the Operating Partnership, which gives the
Company an indirect investment in the properties and other assets owned by the
Operating Partnership, is its only material asset (other than the Eakin & Smith
third-party brokerage and property management business).
LENGTH OF INVESTMENT. The Operating Partnership has a stated
termination dated of December 31, 2092, although it may be terminated earlier
under certain circumstances. The Company has a perpetual term and intends to
continue its operations for an indefinite time period.
PURPOSE AND PERMITTED INVESTMENTS. The purpose of the Operating
Partnership includes the conduct of any business that may be lawfully conducted
by a limited partnership formed under North Carolina law, except that the
Partnership Agreement requires the business of the Operating Partnership to be
conducted in such a manner that will permit the Company to be classified as a
REIT for Federal income tax purposes. The Operating Partnership may, subject to
the foregoing limitation, invest or enter into partnerships, joint ventures or
similar arrangements and may own interests in any other entity.
Under its Articles of Incorporation, the Company may engage in any
lawful activity permitted under Maryland law. Under the Partnership Agreement,
however, the Company may not conduct any business other than the business of the
Operating Partnership and cannot own any assets other than its interest in the
Operating Partnership and such bank accounts or similar instruments as are
necessary to carry out its responsibilities under the Partnership Agreement or
its organizational documents, except that the Partnership Agreement allows for
the direct ownership of (i) the Eakin & Smith third-party business and (ii) a
.01% economic interest in certain Properties, consisting mainly of certain
Properties acquired in the Company's merger with Crocker Realty Trust, Inc.
ADDITIONAL EQUITY. The Operating Partnership is authorized to issue
Units and other partnership interests to the partners or to other persons for
such consideration and on such terms and conditions as the Company, in its sole
discretion, may deem appropriate. In addition, the Company may cause the
Operating Partnership to issue to the Company additional Units or other
partnership interests in different series or classes which may be senior to the
Units in conjunction with the offering of securities of the Company having
substantially similar rights, in which the proceeds thereof are contributed to
the Operating Partnership. No limited partner has any preemptive, preferential
or similar rights with respect to additional capital contributions to the
Operating Partnership or the issuance or sale of any interests therein.
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The Board of Directors of the Company may issue, in its discretion,
additional equity securities consisting of Common Stock or Preferred Stock;
provided, however, that the total number of shares issued does not exceed the
authorized number of shares of capital stock set forth in the Company's Articles
of Incorporation. As long as the Operating Partnership is in existence, the
proceeds (or a portion thereof) of all equity capital raised by the Company will
be contributed to the Operating Partnership in exchange for Units or other
interests in the Operating Partnership, provided that the General Partner's
contribution will be deemed to be an amount equal to the net proceeds of any
such offering plus any underwriter's discount or other expenses incurred in
connection with such issuance.
BORROWING POLICIES. The Company as general partner has full power and
authority to borrow money on behalf of the Operating Partnership. The Company
(as general partner), through its Board of Directors, has adopted a policy that
currently limits total borrowing to 50% of the total market capitalization of
the Company and the Operating Partnership, but this policy may be altered at any
time by the Board of Directors. The foregoing reflects the Company's general
policy over time and is not intended to operate in a manner that inappropriately
restricts the Company's ability to raise additional capital, including
additional debt, to implement its planned growth, to pursue attractive
acquisition opportunities that may arise or to otherwise act in a manner that
the Board of Directors believes to be in the best interests of the Company and
its stockholders. The Board of Directors, with the assistance of management of
the Company, may reevaluate from time to time its debt and other capitalization
policies in light of then current economic conditions, including the relative
costs of debt and equity capital, the market value of its properties, growth and
acquisition opportunities, the market value of its equity securities in relation
to the Company's view of the market value of its properties, and other factors,
and may modify its debt policy. Such modification may include increasing or
decreasing its general ratio of debt to total market capitalization or
substituting another measuring standard.
The Company is not restricted under its governing instruments from
incurring borrowings.
OTHER INVESTMENT RESTRICTIONS. Other than restrictions precluding
investments by the Operating Partnership that would adversely affect the
qualification of the Company as a REIT, there are no restrictions on the
Operating Partnership's authority to enter into certain transactions, including,
among others, making investments, lending Operating Partnership funds, or
reinvesting the Operating Partnership's cash flow and net sale or refinancing
proceeds.
Neither the Company's Articles of Incorporation nor its bylaws impose
any restrictions upon the types of investments made by the Company except that
under the Articles of Incorporation, the Board of Directors is prohibited from
taking any action that would terminate the Company's REIT status, unless a
majority of the stockholders vote to terminate such REIT status.
MANAGEMENT CONTROL. All management powers over the business and affairs
of the Operating Partnership are vested in the general partner of the Operating
Partnership, and no limited partner of the Operating Partnership has any right
to participate in or exercise control or management power over the business and
affairs of the Operating Partnership. The general partner may not be removed by
the limited partners for any reason.
The Board of Directors has exclusive control over the Company's
business and affairs subject only to the restrictions in the Articles of
Incorporation, the bylaws and the Partnership Agreement. The Board of Directors
is classified into three classes of directors. At each annual meeting of the
stockholders, the successors of the class of directors whose terms expire at
that meeting will be elected. The policies adopted by the Board of Directors may
be altered or eliminated without advice of the stockholders. Accordingly, except
for their vote in the elections of directors, stockholders have no control over
the ordinary business policy of the Company.
FIDUCIARY DUTIES. Under North Carolina law, the general partner of the
Operating Partnership is accountable to the Operating Partnership as a fiduciary
and, consequently, is required to exercise good faith in all of its dealings
with respect to partnership affairs. However, under the Partnership Agreement,
the general partner is under no obligation to take into account the tax
consequences to any partner of any action taken by it. The general partner will
have no liability to a limited partner as a result of any liabilities or damages
incurred or suffered by, or benefits not derived by, a limited partner as a
result of any action or inaction of the general partner so long as the general
partner acted in good faith.
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Under Maryland law, the directors must perform their duties in good
faith, in a manner that they believe to be in the best interests of the Company
and with the care an ordinarily prudent person would exercise under similar
circumstances. Directors of the Company who act in such a manner generally will
not be liable to the Company for monetary damages arising from their activities.
MANAGEMENT LIABILITY AND INDEMNIFICATION. The Partnership Agreement
generally provides that the general partner will incur no liability to the
Operating Partnership or any limited partner for losses sustained or liabilities
incurred as a result of errors in judgment or of any act or omission if the
general partner acted in good faith. In addition, the general partner is not
responsible for any misconduct or negligence on the part of its agents provided
the general partner appointed such agents in good faith. The general partner may
consult with legal counsel, accountants, appraisers, management consultants,
investment bankers and other consultants and advisors. Any action the general
partner takes or omits to take in reliance upon the opinion of such persons, as
to matters which the general partner reasonably believes to be within their
professional or expert competence, shall be conclusively presumed to have been
done or omitted in good faith and in accordance with such opinion. The
Partnership Agreement also provides for indemnification of the general partner,
the directors and officers of the general partner, and such other persons as the
general partner may from time to time designate, against any and all losses,
claims, damages, liabilities, expenses, judgments, fines, settlements and other
amounts arising from any and all claims, demands, actions, suits or proceedings
that relate to the operations of the Operating Partnership in which such person
may be involved, or is threatened to be involved, to the fullest extent
permitted under North Carolina law.
As permitted by Maryland law, the Articles of Incorporation include a
provision limiting the liability of the Company's directors and officers to the
corporation and its stockholders for money damages, subject to specified
restrictions. The law does not, however, permit the liability of directors and
officers to the corporation or its stockholders to be limited to the extent that
(i) it is proved that the person actually received an improper benefit or profit
in money, property or services or (ii) a judgment or other final adjudication is
entered in a proceeding based on a finding that the person's action, or failure
to act, was the result of active and deliberate dishonesty and was material to
the cause of action adjudicated in the proceeding. This charter provision does
not limit or eliminate the rights of the Company or any stockholder to seek
non-monetary relief such as an injunction or rescission in the event of a breach
of a director's duty of care. Insofar as indemnification for liabilities arising
under the Securities Act may be permitted to directors, officers or persons
controlling the Company pursuant to the foregoing provisions, the Company has
been informed that in the opinion of the Securities and Exchange Commission such
indemnification is against public policy as expressed in the Securities Act and
is therefore unenforceable.
ANTI-TAKEOVER PROVISIONS. Except in limited circumstances, the general
partner of the Operating Partnership has exclusive management power over the
business and affairs of the Operating Partnership. The general partner may not
be removed by the limited partners with or without cause. Under the Partnership
Agreement the general partner may, in its sole discretion, prevent a limited
partner from transferring his interest or any rights as a limited partner except
in certain limited circumstances. The general partner may exercise this right of
approval to deter, delay or hamper attempts by persons to acquire an interest in
the Operating Partnership.
The Articles of Incorporation and bylaws of the Company contain a
number of provisions that may have the effect of delaying or discouraging an
unsolicited proposal for the acquisition of the Company or the removal of
incumbent management. See "Risk Factors -- Limits on Changes in Control."
VOTING RIGHTS. Under the Partnership Agreement, the limited partners
generally do not have voting rights relating to the operation and management of
the Operating Partnership. Limited partners do have the right to vote on certain
amendments to the Partnership Agreement. The ownership of Units does not entitle
the holder thereof to vote on any matter to be voted upon by the stockholders of
the Company.
Stockholders of the Company have the right to vote on, among other
things, a merger or sale of all or substantially all of the assets of the
Company, amendments to the Articles of Incorporation, certain amendments to the
bylaws and dissolution of the Company. The Company is managed and controlled by
a Board of Directors consisting of three classes having staggered terms of
office. Each class is to be elected by the stockholders at annual meetings of
the Company. All shares of Common Stock have one vote, and the Articles of
Incorporation permit the Board of
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Directors to classify and issue Preferred Stock in one or more series having
voting power which may differ from that of the Common Stock.
AMENDMENT OF THE PARTNERSHIP AGREEMENT OR THE ARTICLES OF
INCORPORATION. Amendments to the Partnership Agreement may be proposed by the
general partner or by any limited partners holding 10 percent or more of the
Partnership interests. Approval of such an amendment requires the vote of the
general partner and the holders of a majority of the Units, including those
Units held by the general partner. Certain amendments may be approved solely by
the general partner, such as, among other things, amendments that would add to
the obligations of the general partner, reflect the admission, substitution,
termination or withdrawal of partners, or satisfy any legal requirements.
Certain amendments that affect the fundamental rights of a limited partner must
be approved by each affected limited partner.
The Company's Articles of Incorporation may not be amended without the
affirmative vote of at least a majority of the shares of capital stock
outstanding and entitled to vote thereon voting together as a single class,
provided that certain provisions of the Articles of Incorporation may not be
amended without the approval of the holders of two-thirds of the shares of
capital stock of the Company outstanding and entitled to vote thereon voting
together as a single class. The Company's bylaws may be amended by the Board of
Directors or a majority of the shares cast of capital stock entitled to vote
thereupon at a duly constituted meeting of stockholders.
VOTE REQUIRED TO DISSOLVE THE OPERATING PARTNERSHIP OR THE COMPANY.
Under North Carolina law, the Operating Partnership may be dissolved, other than
in accordance with the terms of the Partnership Agreement, only upon the
unanimous vote of the limited partners.
Under Maryland law, the Company may be dissolved by (i) the affirmative
vote of a majority of the entire Board of Directors declaring such dissolution
to be advisable and directing that the proposed dissolution be submitted for
consideration at an annual or special meeting of stockholders, and (ii) upon
proper notice, stockholder approval by the affirmative vote of the holders of a
majority of the total number of shares of Stock outstanding and entitled to vote
thereon voting as a single class.
VOTE REQUIRED TO SELL ASSETS OR MERGE. Under the Partnership Agreement,
the sale, exchange, transfer or other disposition of all or substantially all of
the Operating Partnership's assets or the merger or consolidation of the
Operating Partnership requires the consent of the general partner and holders of
a majority of the outstanding Units (including Units held by the general
partner).
Under the MGCL, a corporation generally cannot sell substantially all
of its assets or merge without the approval of the holders of two-thirds of the
shares entitled to vote on the matter unless a lesser percentage is set forth in
the corporation's charter. The Company's charter contains such a provision and
provides that such actions may be taken if approved by a majority of the shares
outstanding and entitled to vote thereon. The MGCL establishes special
requirements with respect to "business combinations" between Maryland
corporations and "interested stockholders" unless exemptions are applicable.
Among other things, the law prohibits for a period of five years a merger and
other specified or similar transactions between a company and an interested
stockholder and requires a supermajority vote for such transactions after the
end of the five-year period. The Company's Articles of Incorporation contain a
provision exempting the Company from the requirements and provisions of the
Maryland business combination statute. There can be no assurance that such
charter provisions will not be amended at any point in the future.
COMPENSATION, FEES AND DISTRIBUTIONS. The general partner does not
receive any compensation for its services as general partner of the Operating
Partnership. As a partner in the Operating Partnership, however, the general
partner has the same right to allocations and distributions as other partners of
the Operating Partnership. In addition, the Operating Partnership reimburses the
general partner for substantially all expenses incurred relating to the ongoing
operation of the Company and any offering of partnership interests in the
Operating Partnership or capital stock of the Company.
The directors and officers of the Company receive compensation for
their services.
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LIABILITY OF INVESTORS. Under the Partnership Agreement and applicable
North Carolina law, the liability of the limited partners for the Operating
Partnership's debts and obligations is generally limited to the amount of their
investment in the Operating Partnership.
Under Maryland law, stockholders are not personally liable for the
debts or obligations of the Company.
NATURE OF INVESTMENT. The Units constitute equity interests entitling
each limited partner to a pro rata share of cash distributions made to the
limited partners of the Operating Partnership. The Operating Partnership
generally intends to retain and reinvest proceeds of the sale of property or
excess refinancing proceeds in its business.
The shares of Common Stock constitute equity interests in the Company.
The Company is entitled to receive its pro rata share of distributions made by
the Operating Partnership with respect to the Units, and each stockholder will
be entitled to his pro rata share of any dividends or distributions paid with
respect to the Common Stock. The dividends payable to the stockholders are not
fixed in amount and are only paid if, when and as declared by the Board of
Directors. In order to qualify as a REIT, the Company must distribute 95% of its
taxable income (excluding capital gains), and any taxable income (including
capital gains) not distributed will be subject to corporate income tax.
POTENTIAL DILUTION OF RIGHTS. The general partner of the Operating
Partnership is authorized, in its sole discretion and without limited partner
approval, to cause the Operating Partnership to issue additional limited
partnership interests and other equity securities for any partnership purpose at
any time to the limited partners or to other persons on terms established by the
general partner.
The Board of Directors of the Company may issue, in its discretion,
additional shares of Common Stock and have the authority to issue from the
authorized capital stock a variety of other equity securities of the Company
with such powers, preferences and rights as the Board of Directors may designate
at the time. The issuance of additional shares of either Common Stock or other
similar equity securities may result in the dilution of the interests of the
stockholders.
LIQUIDITY. The limited partners generally may transfer all or a portion
of their interests in the Operating Partnership to a transferee, subject to the
one-year lock-up provisions and certain limitations imposed by federal and state
securities laws. No transferee, however, will be admitted to the Operating
Partnership as a substitute limited partner having the rights of a limited
partner without the consent of the Company as the general partner and provided
that certain other conditions are met, including an agreement to be bound by the
terms and conditions of the Partnership Agreement.
Upon the effectiveness of the Registration Statement of which this
Prospectus is a part, the Registered Shares will be freely transferable as
registered securities under the Securities Act. The Common Stock is listed on
the NYSE. The breadth and strength of this market will depend, among other
things, upon the number of shares outstanding, the Company's financial results
and prospects, the general interest in the Company's and other real estate
investments and the Company's dividend yield compared to that of other debt and
equity securities.
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REGISTRATION RIGHTS
The registration of the Registered Shares pursuant to the Registration
Statement of which this Prospectus is a part will discharge the Company's
obligations under the terms of the Registration Rights Agreements for the
benefit of holders or their assignees (the "Holders") of the securities issued
in the Eakin & Smith Transaction. The following summary does not purport to be
complete and is qualified in its entirety by reference to the Registration
Rights Agreements.
Under the Registration Rights Agreements, the Company is obligated to
use its reasonable efforts to file and cause to be declared effective under the
Securities Act a "shelf registration" statement covering the Registered Shares.
The Company is also required to use its reasonable efforts to keep the shelf
registration statement continuously effective until all the Registered Shares
have been issued or disposed of pursuant to the Registration Statement or may be
issued or disposed of in a transaction exempt from this registration and
prospectus delivery requirements of the Securities Act and applicable state
securities laws.
The Registered Shares may not be resold pursuant to the Registration
Statement unless the Holder first gives notice to the Company of his or her
intention to dispose of the Registered Shares and has received notice from the
Company that the Registration Statement and any amendments thereto are
effective. After 60 days from receipt of such notice from the Company, Holders
must once again give notice to the Company prior to making offers or sales under
the Registration Statement.
Pursuant to the Registration Rights Agreements, the Company has agreed
to pay all expenses in connection with the registration of the Registered Shares
(other than underwriting discounts and commissions, fees and disbursements of
counsel representing the Holders, and transfer taxes, if any). The Company has
also agreed to indemnify each Holder and its officers and directors and any
person, if any, who controls any Holder against certain losses, claims, damages
and expenses arising from any untrue statement or alleged untrue statement or
omission or alleged omission, provided that such statement or omission cannot be
traced back to the Holder. In addition, each Holder has agreed to indemnify the
Company and other Holders, and each of their respective directors and officers,
to the same extent as discussed above. However such indemnification shall be
provided only for any loss, claim, damage or expense arising out of written
information furnished to the Company by such Holder expressly for use in the
Registration Statement or Prospectus, or any amendment or supplement thereto.
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FEDERAL INCOME TAX CONSIDERATIONS
The following summary of certain Federal income tax considerations to
the Company is based on current law, is for general purposes only, and is not
tax advice. The summary addresses the material Federal income tax considerations
relating to the Company's REIT status, as well as material Federal income tax
considerations relating to the Operating Partnership. The tax treatment of a
holder of any of the Securities will vary depending upon the terms of the
specific securities acquired by such holder, as well as his particular
situation, and this discussion does not attempt to address any aspects of
Federal income taxation relating to holders of Securities. Certain Federal
income tax considerations relevant to holders of the Securities will be provided
in the applicable Prospectus Supplement relating thereto.
EACH INVESTOR IS ADVISED TO CONSULT HIS OWN TAX ADVISOR REGARDING THE
TAX CONSEQUENCES TO HIM OF THE PURCHASE, OWNERSHIP AND SALE OF THE OFFERED
SECURITIES, INCLUDING THE FEDERAL, STATE, LOCAL, FOREIGN AND OTHER TAX
CONSEQUENCES OF SUCH PURCHASE, OWNERSHIP AND SALE AND OF POTENTIAL CHANGES IN
APPLICABLE TAX LAWS.
TAXATION OF THE COMPANY AS A REIT
GENERAL. Commencing with its taxable year ended December 31, 1994, the
Company has elected to be taxed as a real estate investment trust under sections
856 through 860 of the Code. The Company believes that, commencing with its
taxable year ended December 31, 1994, it has been organized and is operating in
such a manner as to qualify for taxation as a REIT under the Code, and the
Company intends to continue to operate in such a manner, but no assurance can be
given that it has operated or will operate in a manner so as to qualify or
remain qualified.
These sections of the Code are highly technical and complex. The
following sets forth the material aspects of the sections that govern the
Federal income tax treatment of a REIT and its shareholders. This summary is
qualified in its entirety by the applicable Code provisions, rules and
regulations promulgated thereunder, and administrative and judicial
interpretation thereof.
Smith Helms Mulliss & Moore, L.L.P. has acted as tax counsel to the
Company in connection with the offering of the Securities and the Company's
election to be taxed as a REIT and in the opinion of Smith Helms Mulliss &
Moore, L.L.P., commencing with the Company's taxable year ended December 31,
1994, the Company has been organized and operated in conformity with the
requirements for qualification and taxation as a REIT under the Code, and the
Company's current organization and proposed method of operation will enable it
to continue to meet the requirements for qualification and taxation as a REIT
under the Code. This opinion is based on the factual representations of the
Company concerning its business and properties. Moreover, such qualification and
taxation as a REIT depends upon the Company's ability to meet the various
qualification tests imposed under the Code discussed below on a continuing
basis, through actual annual operating results, distribution levels and
diversity of stock ownership. Accordingly, no assurance can be given that the
actual results of the Company's operations for any particular taxable year will
satisfy such requirements.
FEDERAL INCOME TAXATION OF THE COMPANY
If the Company qualifies for taxation as a REIT, it generally will not
be subject to Federal corporate income tax on that portion of its ordinary
income or capital gain that is currently distributed to stockholders. The REIT
provisions of the Code generally allow a REIT to deduct distributions paid to
its stockholders substantially eliminating the Federal "double taxation" on
earnings (once at the corporate level when earned and once again at the
stockholder level when distributed) that usually results from investments in a
corporation. Nevertheless, the Company will be subject to Federal income tax as
follows: First, the Company will be taxed at regular corporate rates on its
undistributed REIT taxable income, including undistributed net capital gains.
Second, under certain circumstances, the Company may be subject to the
"alternative minimum tax" as a consequence of its items of tax preference.
Third, if the Company has net income from the sale or other disposition of
"foreclosure property" that is held primarily for sale to customers in the
ordinary course of business or other non-qualifying income from foreclosure
property, it will be subject to tax at the highest corporate rate on such
income. Fourth, if the Company has net income from prohibited transactions
(which are,
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in general, certain sales or other dispositions of property other than
foreclosure property held primarily for sale to customers in the ordinary course
of business), such income will be subject to a 100% tax. Fifth, if the Company
should fail to satisfy either of the 75% or 95% gross income tests (discussed
below) but has nonetheless maintained its qualification as a REIT because
certain other requirements have been met, it will be subject to a 100% tax on
the net income attributable to the greater of the amount by which the Company
fails either the 75% or 95% test, multiplied by a fraction intended to reflect
the Company's profitability. Sixth, if the Company fails to distribute during
each year at least the sum of (i) 85% of its ordinary income for such year, (ii)
95% of its capital gain net income for such year and (iii) any undistributed
taxable income from prior periods, the Company will be subject to a 4% excise
tax on the excess of such required distribution over the amounts actually
distributed. Seventh, if the Company should acquire any asset from a C
corporation (i.e., a corporation generally subject to full corporate-level tax)
in a carryover-basis transaction and the Company subsequently recognizes gain on
the disposition of such asset during the 10-year period (the "Recognition
Period") beginning on the date on which the asset was acquired by the Company,
then, to the extent of the excess of (a) the fair market value of the asset as
of the beginning of the applicable Recognition Period over (b) the Company's
adjusted basis in such asset as of the beginning of such Recognition Period (the
"Built-In Gain"), such gain will be subject to tax at the highest regular
corporate rate, pursuant to guidelines issued by the IRS (the "Built-In Gain
Rules").
REQUIREMENTS FOR QUALIFICATION
To qualify as a REIT, the Company has elected to be so treated and must
meet the requirements, discussed below, relating to the Company's organization,
sources of income, nature of assets and distributions of income to stockholders.
ORGANIZATIONAL REQUIREMENTS. The Code defines a REIT as a corporation,
trust or association: (i) that is managed by one or more trustees or directors,
(ii) the beneficial ownership of which is evidenced by transferable shares or by
transferable certificates of beneficial interest, (iii) that would be taxable as
a domestic corporation but for the REIT requirements, (iv) that is neither a
financial institution nor an insurance company subject to certain provisions of
the Code, (v) the beneficial ownership of which is held by 100 or more persons,
and (vi) during the last half of each taxable year not more than 50% in value of
the outstanding stock of which is owned, directly or indirectly, through the
application of certain attribution rules, by five or fewer individuals (as
defined in the Code to include certain entities). In addition, certain other
tests regarding the nature of its income and assets, described below, also must
be satisfied. The Code provides that conditions (i) through (iv), inclusive,
must be met during the entire taxable year and that condition (v) must be met
during at least 335 days of a taxable year of 12 months, or during a
proportionate part of a taxable year of less than 12 months. For purposes of
conditions (v) and (vi), pension funds and certain other tax-exempt entities are
treated as individuals or persons, subject to a "look-through" exception in the
case of condition (vi). In addition, the Company's Articles of Incorporation
currently include certain restrictions regarding transfer of its Common Stock,
which restrictions are intended (among other things) to assist the Company in
continuing to satisfy conditions (v) and (vi) above.
In the case of a REIT that is a partner in a partnership, Treasury
Regulations provide that the REIT will be deemed to own its proportionate share
of the assets of the partnership and will be deemed to be entitled to the income
of the partnership attributable to such share. In addition, the character of the
assets and gross income of the partnership retain the same character in the
hands of the REIT for purposes of Section 856 of the Code, including satisfying
the gross income tests and asset tests. Thus, the Company's proportionate share
of the assets, liabilities and items of income of the Operating Partnership
(including the Operating Partnership's share of the assets and liabilities and
items of income with respect to any partnership in which it holds an interest)
will be treated as assets, liabilities and items of income of the Company for
purposes of applying the requirements described herein.
INCOME TESTS. In order to maintain qualification as a REIT, the Company
annually must satisfy three gross income requirements. First, at least 75% of
the Company's gross income (excluding gross income from prohibited transactions)
for each taxable year must be derived directly or indirectly from investments
relating to real property; including investments in other REITs, or mortgages on
real property (including "rents from real property" and, in certain
circumstances, interest) or from certain types of temporary investments. Second,
at least 95% of the Company's gross income (excluding gross income from
prohibited transactions) for each taxable year must be derived from such real
property investments, dividends, interest and gain from the sale or disposition
of stock or securities (or from any combination of the foregoing). Third,
short-term gain from the sale or other disposition of stock or securities, gain
from
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prohibited transactions and gain on the sale or other disposition of real
property held for less than four years (apart from involuntary conversions and
sales of foreclosure property) must represent less than 30% of the Company's
gross income (including gross income from prohibited transactions) for each
taxable year.
Rents received by the Company will qualify as "rents from real
property" in satisfying the gross income requirements for a REIT described above
only if several conditions are met. First, the amount of rent must not be based
in whole or in part on the income or profits of any person. However, an amount
received or accrued generally will not be excluded from the term "rents from
real property" solely by reason of being based on a fixed percentage or
percentages of receipts or sales. Second, the Code provides that rents received
from a tenant will not qualify as "rents from real property" in satisfying the
gross income tests if the REIT, or an owner of 10% of more of the REIT, directly
or constructively owns 10% or more of such tenant (a "Related Party Tenant").
Third, if rent attributable to personal property, leased in connection with a
lease of real property, is greater than 15% of the total rent received under the
lease, then the portion of rent attributable to such personal property will not
qualify as "rents from real property." Finally, for rents received to qualify as
"rents from real property," the REIT generally must not operate or manage the
property or furnish or render services to the tenants of such property, other
than through an independent contractor from whom the REIT derives no revenue,
provided, however, the Company may directly perform certain services that are
"usually or customarily rendered" in connection with the rental of space for
occupancy only and are not otherwise considered "rendered to the occupant" of
the property.
The Company does not currently charge and does not anticipate charging
rent that is based in whole or in part on the income or profits of any person.
The Company also does not anticipate either deriving rent attributable to
personal property leased in connection with real property that exceeds 15% of
the total rents or receiving rent from Related Party Tenants.
The Operating Partnership does provide certain services with respect to
the Properties. The Company believes that the services with respect to the
Properties that are and will be provided directly are usually or customarily
rendered in connection with the rental of space for occupancy only and are not
otherwise rendered to particular tenants and therefore that the provision of
such services will not cause rents received with respect to the Properties to
fail to qualify as rents from real property. Services with respect to the
Properties that the Company believes may not be provided by the Company or the
Operating Partnership directly without jeopardizing the qualification of rent as
"rents from real property" will be performed by independent contractors.
The Operating Partnership and the Company receive fees in consideration
of the performance of property management and brokerage and leasing services
with respect to certain Properties not owned entirely by the Operating
Partnership. Such fees will not qualify under the 75% or the 95% gross income
tests. The Operating Partnership also may receive certain other types of income
with respect to the properties it owns that will not qualify for either of these
tests. In addition, distributions on the Operating Partnership's stock in the
Service Companies will not qualify under the 75% gross income test. The Company
believes, however, that the aggregate amount of such fees and other
non-qualifying income in any taxable year will not cause the Company to exceed
the limits on non-qualifying income under either the 75% or the 95% gross income
test.
If the Company fails to satisfy one or both of the 75% or 95% gross
income tests for any taxable year, it may nevertheless qualify as a REIT for
that year if it is eligible for relief under certain provisions of the Code.
These relief provisions will be generally available if (i) the Company's failure
to meet these tests was due to reasonable cause and not due to willful neglect,
(ii) the Company attaches a schedule of the sources of its income to its Federal
income tax return and (iii) any incorrect information on the schedule is not due
to fraud with intent to evade tax. It is not possible, however, to state whether
in all circumstances the Company would be entitled to the benefit of these
relief provisions. For example, if the Company fails to satisfy the gross income
tests because non-qualifying income that the Company intentionally incurs
exceeds the limits on such income, the IRS could conclude that the Company's
failure to satisfy the tests was not due to reasonable cause. As discussed above
in " -- Federal Income Taxation of the Company," even if these relief provisions
apply, a tax would be imposed with respect to the excess net income. No similar
mitigation provision provides relief if the Company fails the 30% income test,
and in such case, the Company would cease to qualify as a REIT.
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ASSET TESTS. At the close of each quarter of its taxable year, the
Company also must satisfy three tests relating to the nature and diversification
of its assets. First, at least 75% of the value of the Company's total assets
must be represented by real estate assets, including shares in other REITs,
cash, cash items and government securities. Second, no more than 25% of the
Company's total assets may be represented by securities other than those in the
75% asset class. Third, of the investments included in the 25% asset class, the
value of any one issuer's securities owned by the Company may not exceed 5% of
the value of the Company's total assets, and the Company may not own more than
10% of any one issuer's outstanding voting securities.
The 5% test must generally be met for any quarter in which the Company
acquires securities of an issuer. Thus, this requirement must be satisfied not
only on the date on which the Company acquired the securities of the Service
Companies, but also each time the Company increases its ownership of their
respective securities (including as a result of increasing its interest in the
Operating Partnership as limited partners exercise their redemption rights).
Although the Company plans to take steps to ensure that it satisfies the 5%
value test for any quarter with respect to which retesting is to occur, there
can be no assurance that such steps will always be successful or will not
require a reduction in the Company's overall interest in either of the Service
Companies.
The Operating Partnership owns 100% of the nonvoting stock and 1% of
the voting stock of each of the Service Companies, and by virtue of its
ownership of Units, the Company will be considered to own its pro rata share of
such stock. Neither the Company nor the Operating Partnership, however, will own
more than 1% of the voting securities of either of the Service Companies. In
addition, the Company and its senior management do not believe that the
Company's pro rata share of the value of the securities of either of the Service
Companies exceeds 5% of the total value of the Company's assets. The Company's
belief is based in part upon its analysis of the estimated value of the
securities of each of the Service Companies owned by the Operating Partnership
relative to the estimated value of the other assets owned by the Operating
Partnership. No independent appraisals will be obtained to support this
conclusion, and Smith Helms Mulliss & Moore, L.L.P., in rendering its opinion as
to the qualification of the Company as a REIT, is relying on the conclusions of
the Company and its senior management as to the value of the securities of each
of the Service Companies. There can be no assurance, however, that the IRS might
not contend that the value of such securities held by the Company (through the
Operating Partnership) exceeds the 5% value limitation.
After initially meeting the asset tests at the close of any quarter,
the Company will not lose its status as a REIT for failure to satisfy the asset
tests at the end of a later quarter solely by reason of changes in asset values.
If the failure to satisfy the asset tests results from an acquisition of
securities or other property during a quarter, the failure can be cured by
disposition of sufficient non-qualifying assets within 30 days after the close
of that quarter. The Company intends to maintain adequate records of the value
of its assets to ensure compliance with the asset tests and to take such other
actions within 30 days after the close of any quarter as may be required to cure
any noncompliance.
ANNUAL DISTRIBUTION REQUIREMENTS. In order to be taxed as a REIT, the
Company is required to distribute dividends (other than capital gain dividends)
to its stockholders in an amount at least equal to (a) the sum of (i) 95% of the
Company's "REIT taxable income" (computed without regard to the dividends-paid
deduction and the Company's capital gain) and (ii) 95% of the net income, if
any, from foreclosure property in excess of the special tax on income from
foreclosure property, minus (b) the sum of certain items of non-cash income.
Such distributions must be paid in the taxable year to which they relate, or in
the following taxable year, if declared before the Company timely files its
Federal income tax return for such year and if paid on or before the first
regular dividend payment after such declaration. Even if the Company satisfies
the foregoing distribution requirements, to the extent that the Company does not
distribute all of its net capital gain or "REIT taxable income" as adjusted, it
will be subject to tax thereon at regular capital gains or ordinary corporate
tax rates. Furthermore, if the Company should fail to distribute during each
calendar year at least the sum of (a) 85% of its ordinary income for that year,
(b) 95% of its capital gain net income for that year and (c) any undistributed
taxable income from prior periods, the Company would be subject to a 4% excise
tax on the excess of such required distribution over the amounts actually
distributed. In addition, during its Recognition Period, if the Company disposes
of any asset subject to the Built-In Gain Rules, the Company will be required,
pursuant to guidance issued by the IRS, to distribute at least 95% of the
Built-In Gain (after tax), if any, recognized on the disposition of the asset.
The Company intends to make timely distributions sufficient to satisfy
the annual distribution requirements. In this regard, the Operating Partnership
Agreement authorizes the Company, as general partner, to take such steps as
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may be necessary to cause the Operating Partnership to distribute to its
partners an amount sufficient to permit the Company to meet these distribution
requirements.
It is expected that the Company's REIT taxable income will be less than
its cash flow due to the allowance of depreciation and other non-cash charges in
computing REIT taxable income. Accordingly, the Company anticipates that it will
generally have sufficient cash or liquid assets to enable it to satisfy the 95%
distribution requirement. It is possible, however, that the Company, from time
to time, may not have sufficient cash or other liquid assets to meet the 95%
distribution requirement or to distribute such greater amount as may be
necessary to avoid income and excise taxation, due to timing differences between
(i) the actual receipt of income and the actual payment of deductible expenses
and (ii) the inclusion of such income and the deduction of such expenses in
arriving at taxable income of the Company, or as a result of nondeductible cash
expenditures such as principal amortization or capital expenditures in excess of
noncash deductions. In the event that such timing differences occur, the Company
may find it necessary to arrange for borrowings or, if possible, pay taxable
stock dividends in order to meet the distribution requirement.
Under certain circumstances, the Company may be able to rectify a
failure to meet the distribution requirement for a year by paying "deficiency
dividends" to shareholders in a later year, which may be included in the
Company's deduction for dividends paid for the earlier year. Thus, the Company
may be able to avoid being taxed on amounts distributed as deficiency dividends.
The Company will, however, be required to pay interest based upon the amount of
any deduction taken for deficiency dividends.
FAILURE TO QUALIFY
If the Company fails to qualify for taxation as a REIT in any taxable
year and the relief provisions do not apply, the Company will be subject to tax
(including any applicable alternative minimum tax) on its taxable income at
regular corporate rates. Distributions to shareholders in any year in which the
Company fails to qualify will not be deductible by the Company nor will they be
required to be made. In such event, to the extent of current or accumulated
earnings and profits, all distributions to stockholders will be dividends,
taxable as ordinary income, except that, subject to certain limitations of the
Code, corporate distributees may be eligible for the dividends-received
deduction. Unless the Company is entitled to relief under specific statutory
provisions, the Company also will be disqualified from taxation as a REIT for
the four taxable years following the year during which qualification was lost.
It is not possible to state whether in all circumstances the Company would be
entitled to such statutory relief. For example, if the Company fails to satisfy
the gross income tests because non-qualifying income that the Company
intentionally incurs exceeds the limit on such income, the IRS could conclude
that the Company's failure to satisfy the tests was not due to reasonable cause.
TAXATION OF U.S. STOCKHOLDERS
As used herein, the term "U.S. Stockholder" means a holder of Common
Stock that (for Federal income tax purposes) (a) is a citizen or resident of the
United States, (b) is a corporation, partnership or other entity created or
organized in or under the laws of the United States or of any political
subdivision thereof or (c) is an estate or trust, the income of which is subject
to Federal income taxation regardless of its source. For any taxable year for
which the Company qualifies for taxation as a REIT, amounts distributed to
taxable U.S. Stockholders will be taxed as discussed below.
DISTRIBUTIONS GENERALLY. Distributions to U.S. Stockholders, other than
capital gain dividends discussed below, will constitute dividends up to the
amount of the Company's current or accumulated earnings and profits and, to that
extent, will be taxable to the stockholders as ordinary income. These
distributions are not eligible for the dividends-received deduction for
corporations. To the extent that the Company makes a distribution in excess of
its current or accumulated earnings and profits, the distribution will be
treated first as a tax-free return of capital, reducing the tax basis in the
U.S. Stockholder's Common Stock, and the distribution in excess of such basis
will be taxable as gain realized from the sale of its Common Stock. Dividends
declared by the Company in October, November or December of any year payable to
a stockholder of record on a specified date in any such month shall be treated
as both paid by the Company and received by the stockholders on December 31 of
the year, provided that the dividends are actually paid by the Company during
January of the following calendar year. Stockholders are not allowed to include
on their own Federal income tax returns any tax losses of the Company.
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The Company will be treated as having sufficient earnings and profits
to treat as a dividend any distribution by the Company up to the amount required
to be distributed in order to avoid imposition of the 4% excise tax discussed in
" -- Federal Income Taxation of the Company" above. Moreover, any "deficiency
dividend" will be treated as an ordinary or capital gain dividend, as the case
may be, regardless of the Company's earnings and profits. As a result,
stockholders may be required to treat certain distributions that would otherwise
result in a tax-free return of capital as taxable dividends.
CAPITAL GAIN DISTRIBUTIONS. Distributions to U.S. Stockholders that are
properly designated by the Company as capital gain distributions will be treated
as long-term capital gains (to the extent they do not exceed the Company's
actual net capital gain) for the taxable year without regard to the period for
which the stockholder has held his stock. However, corporate stockholders may be
required to treat up to 20% of certain capital gain dividends as ordinary
income. Capital gain dividends are not eligible for the dividends-received
deduction for corporations.
PASSIVE ACTIVITY LOSS AND INVESTMENT INTEREST LIMITATIONS.
Distributions from the Company and gain from the disposition of Common Stock
will not be treated as passive activity income, and therefore stockholders will
not be able to apply any "passive losses" against such income. Dividends from
the Company (to the extent they do not constitute a return of capital) will
generally be treated as investment income for purposes of the investment
interest limitation; net capital gain from the disposition of Common Stock or
capital gain dividends generally will be excluded from investment income.
CERTAIN DISPOSITIONS OF SHARES. Losses incurred on the sale or exchange
of Common Stock held for less than six months (after applying certain holding
period rules) will be deemed long-term capital loss to the extent of any capital
gain dividends received by the selling stockholder from those shares.
TREATMENT OF TAX-EXEMPT STOCKHOLDERS. Distributions from the Company to
a tax-exempt employee pension trust or other domestic tax-exempt shareholder
generally will not constitute "unrelated business taxable income" ("UBTI")
unless the stockholder has borrowed to acquire or carry its Common Stock.
Qualified trusts that hold more than 10% (by value) of the shares of certain
REITs may be required to treat a certain percentage of such a REIT's
distributions as UBTI. This requirement will apply only if (i) the REIT would
not qualify as such for Federal income tax purposes but for the application of a
"look-through" exception to the five or fewer requirement applicable to shares
held by qualified trusts and (ii) the REIT is "predominantly held" by qualified
trusts. A REIT is predominantly held if either (i) a single qualified trust
holds more than 25% by value of the REIT interests or (ii) one or more qualified
trusts, each owning more than 10% by value of the REIT interests, hold in the
aggregate more than 50% of the REIT interests. The percentage of any REIT
dividend treated as UBTI is equal to the ratio of (a) the UBTI earned by the
REIT (treating the REIT as if it were a qualified trust and therefore subject to
tax on UBTI) to (b) the total gross income (less certain associated expenses) of
the REIT. A de minimis exception applies where the ratio set forth in the
preceding sentence is less than 5% for any year. For these purposes, a qualified
trust is any trust described in Section 401 (a) of the Code and exempt from tax
under Section 501(a) of the Code. The provisions requiring qualified trusts to
treat a portion of REIT distributions as UBTI will not apply if the REIT is able
to satisfy the five or fewer requirement without relying upon the "look-through"
exception. The restrictions on ownership of Common Stock in the Articles of
Incorporation generally will prevent application of the provisions treating a
portion of REIT distributions as UBTI to tax-exempt entities purchasing Common
Stock, absent a waiver of the restrictions by the Board of Directors.
SPECIAL TAX CONSIDERATIONS FOR NON-U.S. STOCKHOLDERS
The rules governing United States income taxation of non-resident alien
individuals, foreign corporations, foreign partnerships and foreign trusts and
estates (collectively, "Non-U.S. Stockholders") are complex, and the following
discussion is intended only as a summary of these rules. Prospective Non-U.S.
Stockholders should consult with their own tax advisors to determine the impact
of Federal, state and local income tax laws on an investment in the Company,
including any reporting requirements.
In general, Non-U.S. Stockholders will be subject to regular Federal
income tax with respect to their investment in the Company if the investment is
"effectively connected" with the Non-U.S. Stockholder's conduct of a trade or
business in the United States. A corporate Non-U.S. Stockholder that receives
income that is (or is treated as) effectively connected with a U.S. trade or
business may also be subject to the branch profits tax under Section 884 of the
Code,
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which is payable in addition to regular United States Federal corporate income
tax. The following discussion will apply to Non-U.S. Stockholders whose
investment in the Company is not so effectively connected.
A distribution by the Company that is not attributable to gain from the
sale or exchange by the Company of a United States real property interest and
that is not designated by the Company as a capital gain distribution will be
treated as an ordinary income dividend to the extent that it is made out of
current or accumulated earnings and profits. Generally, any ordinary income
dividend will be subject to a Federal income tax equal to 30% of the gross
amount of the dividend unless this tax is reduced by an applicable tax treaty.
Such a distribution in excess of the Company's earnings and profits will be
treated first as a return of capital that will reduce a Non-U.S. Stockholder's
basis in its Common Stock (but not below zero) and then as gain from the
disposition of such shares, the tax treatment of which is described under the
rules discussed below with respect to dispositions of Common Stock.
Distributions by the Company that are attributable to gain from the
sale or exchange of a United States real property interest will be taxed to a
Non-U.S. Stockholder under the Foreign Investment in Real Property Tax Act of
1980 ("FIRPTA"). Under FIRPTA, such distributions are taxed to a Non-U.S.
Stockholder as if the distributions were gains "effectively connected" with a
United States trade or business. Accordingly, a Non-U.S. Stockholder will be
taxed at the normal capital gain rates applicable to a U.S. Stockholder (subject
to any applicable alternative minimum tax and a special alternative minimum tax
in the case of non-resident alien individuals).
Although tax treaties may reduce the Company's withholding obligations,
the Company generally will be required to withhold from distributions to
Non-U.S. Stockholders, and remit to the IRS, (i) 35% of designated capital gain
dividends (or, if greater, 35% of the amount of any distributions that could be
designated as capital gain dividends) and (ii) 30% of ordinary dividends paid
out of earnings and profits. In addition, if the Company designates prior
distributions as capital gain dividends, subsequent distributions, up to the
amount of such prior distributions, will be treated as capital gain dividends
for purposes of withholding. A distribution in excess of the Company's earnings
and profits will be subject to 30% dividend withholding. If the amount of tax
withheld by the Company with respect to a distribution to a Non-U.S. Stockholder
exceeds the stockholder's United States tax liability with respect to such
distribution, the Non-U.S. Stockholder may file for a refund of such excess from
the IRS.
Unless the Common Stock constitutes a "United States real property
interest" within the meaning of FIRPTA, a sale of Common Stock by a Non-U.S.
Stockholder generally will not be subject to Federal income taxation. The Common
Stock will not constitute a United States real property interest if the Company
is a "domestically controlled REIT." A domestically controlled REIT is a REIT in
which at all times during a specified testing period less than 50% in value of
its shares is held directly or indirectly by Non-U.S. Stockholders. It is
currently anticipated that the Company will be a domestically controlled REIT
and therefore that the sale of Common Stock will not be subject to taxation
under FIRPTA. However, because the Common Stock will be publicly traded, no
assurance can be given that the Company will continue to be a domestically
controlled REIT. Notwithstanding the foregoing, capital gains not subject to
FIRPTA will be taxable to a Non-U.S. Stockholder if the Non-U.S. Stockholder is
a non-resident alien individual who is present in the United States for 183 days
or more during the taxable year and certain other conditions apply, in which
case the non-resident alien individual will be subject to a 30% tax on his or
her U.S. source capital gains. If the Company were not a domestically controlled
REIT, whether a Non-U.S. Stockholder's sale of Common Stock would be subject to
tax under FIRPTA as a sale of a United States real property interest would
depend on whether the Common Stock were "regularly traded" on an established
securities market (such as the New York Stock Exchange) on which the Common
Stock will be listed and on the size of the selling stockholder's interest in
the Company. If the gain on the sale of Common Stock were subject to taxation
under FIRPTA, the Non-U.S. Stockholder would be subject to the same treatment as
a U.S. Stockholder with respect to the gain (subject to applicable alternative
minimum tax and a special alternative minimum tax in the case of non-resident
alien individuals). In addition, distributions that are treated as gain from the
disposition of Common Stock and that are subject to tax under FIRPTA also may be
subject to a 30% branch profit tax when made to a foreign corporate stockholder
that is not entitled to either a reduced rate or an exemption under a treaty. In
any event, a purchaser of Common Stock from a Non-U.S. Stockholder will not be
required to withhold under FIRPTA on the purchase price if the purchased Common
Stock is "regularly traded" on an established securities market or if the
Company is a domestically controlled REIT. Otherwise, under FIRPTA the purchaser
of Common Stock from a Non-U.S. Stockholder may be required to withhold 10% of
the purchase price and remit this amount to the IRS.
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INFORMATION REPORTING REQUIREMENTS AND BACKUP WITHHOLDING TAX
Under certain circumstances, U.S. Stockholders may be subject to backup
withholding at a rate of 31% on payments made with respect to, or cash proceeds
of a sale or exchange of, Common Stock. Backup withholding will apply only if
the holder (i) fails to furnish his or her taxpayer identification number
("TIN") (which, for an individual, would be his or her Social Security Number),
(ii) furnishes an incorrect TIN, (iii) is notified by the IRS that he or she has
failed to report properly payments of interest and dividends or is otherwise
subject to backup withholding or (iv) under certain circumstances, fails to
certify, under penalties of perjury, that he or she has furnished a correct TIN
and (a) that he or she has not been notified by the IRS that he or she is
subject to backup withholding for failure to report interest and dividend
payments or (b) that he or she has been notified by the IRS that he or she is no
longer subject to backup withholding. Backup withholding will not apply with
respect to payments made to certain exempt recipients, such as corporations and
tax-exempt organizations.
U.S. Stockholders should consult their own tax advisors regarding their
qualifications for exemption from backup withholding and the procedure for
obtaining such an exemption. Backup withholding is not an additional tax.
Rather, the amount of any backup withholding with respect to a payment to a U.S.
Stockholder will be allowed as a credit against the U.S. Stockholder's United
States Federal income tax liability and may entitle the U.S. Stockholder to a
refund, provided that the required information is furnished to the IRS.
Additional issues may arise pertaining to information reporting and
backup withholding for Non-U.S. Stockholders. Non-U.S. Stockholders should
consult their tax advisors with regard to U.S. information reporting and backup
withholding.
TAX ASPECTS OF THE OPERATING PARTNERSHIP
GENERAL. Substantially all of the Company's investments are held
through the Operating Partnership. In general, partnerships are "pass-through"
entities which are not subject to Federal income tax. Rather, partners are
allocated their proportionate shares of the items of income, gain, loss,
deduction and credit of a partnership, and are potentially subject to tax
thereon, without regard to whether the partners receive a distribution from the
partnership. The Company includes in its income its proportionate share of the
foregoing Operating Partnership items for purposes of the various REIT income
tests and in the computation of its REIT taxable income. Moreover, for purposes
of the REIT asset tests, the Company includes its proportionate share of assets
held by the Operating Partnership.
ENTITY CLASSIFICATION. The Company's interest in the Operating
Partnership involves special tax considerations, including the possibility of a
challenge by the IRS of the status of the Operating Partnership as a partnership
(as opposed to an association taxable as a corporation) for Federal income tax
purposes. If the Operating Partnership is treated as an association, it would be
taxable as a corporation and therefore subject to an entity-level tax on its
income. In such a situation, the character of the Company's assets and items of
gross income would change, which would prevent the Company from qualifying as a
REIT. See " -- Failure to Qualify" above for a discussion of the effect of the
Company's failure to meet such tests for a taxable year. In addition, any change
in the Operating Partnership's status for tax purposes might be treated as a
taxable event in which case the Company might incur a tax liability without any
related cash distributions.
Under Treasury Regulations effective as of January 1, 1997, an entity
formed as a partnership prior to 1997 will be treated as a partnership for
Federal income tax purposes rather than a corporation so long as (i) the entity
had a reasonable basis (within the meaning of Code Section 6662) for its claimed
classification; (ii) the entity and all members of the entity recognized the
federal tax consequences of any change in the entity's classification within the
sixty months prior to January 1, 1997; and (iii) neither the entity nor any
member was notified in writing on or before May 8, 1996, that the classification
of the entity was under examination. In connection with the filing of the
Registration Statement of which this Prospectus is a part, Smith Helms Mulliss &
Moore, L.L.P. has delivered its opinion dated March 28, 1997 to the effect that
based on the provisions of the Partnership Agreement, certain factual
assumptions and representations described in the opinion, and the Regulations as
now in effect, the Operating Partnership will be treated as a partnership for
Federal income tax purposes. Smith Helms Mulliss & Moore, L.L.P. undertakes no
obligation to update this opinion subsequent to such date. Unlike a private
letter ruling, an opinion of counsel is not binding on the IRS, and no assurance
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can be given that the IRS will not challenge the status of the Operating
Partnership as a partnership for Federal income tax purposes.
TAX ALLOCATIONS WITH RESPECT TO THE PROPERTIES. Pursuant to Section
704(c) of the Code, income, gain, loss and deduction attributable to appreciated
or depreciated property (such as the Properties) that is contributed to a
partnership in exchange for an interest in the partnership, must be allocated in
a manner such that the contributing partner is charged with, or benefits from,
respectively, the unrealized gain or unrealized loss associated with the
property at the time of the contribution. The amount of such unrealized gain or
unrealized loss in generally equal to the difference between the fair market
value of contributed property at the time of contribution, and the adjusted tax
basis of such property at the time of contribution (a "Book-Tax Difference").
Such allocations are solely for Federal income tax purposes and do not affect
the book capital accounts or other economic or legal arrangements among the
partners. The Operating Partnership was formed by way of contributions of
appreciated property (including the Properties). Consequently, the Partnership
Agreement requires such allocations to be made in a manner consistent with
Section 704(c) of the Code.
In general, the partners who have contributed partnership interests in
the Properties to the Operating Partnership (the "Contributing Partners") will
be allocated lower amounts of depreciation deductions for tax purposes than such
deductions would be if determined on a pro rata basis. In addition, in the event
of the disposition of any of the contributed assets (including the Properties)
which have a Book-Tax Difference, all income attributable to such Book-Tax
Difference will generally be allocated to the Contributing Partners, and the
Company will generally be allocated only its share of capital gains attributable
to appreciation, if any, occurring after the closing of any offering of
Securities. This will tend to eliminate the Book-Tax Difference over the life of
the Operating Partnership. However, the special allocation rules of Section
704(c) do not always entirely eliminate the Book-Tax Difference on an annual
basis or with respect to a specific taxable transaction such a sale. Thus, the
carryover basis of the contributed assets in the hands of the Operating
Partnership will cause the Company to be allocated lower depreciation and other
deductions, and possibly amounts of taxable income in the event of a sale of
such contributed assets in excess of the economic or book income allocated to it
as a result of such sale. This may cause the Company to recognize taxable income
in excess of cash proceeds, which might adversely affect the Company's ability
to comply with the REIT distribution requirements.
See " -- Requirements for Qualification -- ANNUAL DISTRIBUTION REQUIREMENTS."
Treasury Regulations under Section 704(c) of the Code provide
partnerships with a choice of several methods of accounting for Book-Tax
Differences, including retention of the "traditional method" under current law,
or the election of certain methods which would permit any distortions caused by
a Book-Tax Difference to be entirely rectified on an annual basis or with
respect to a specific taxable transaction such as a sale. The Operating
Partnership and the Company have determined to use the "traditional method" for
accounting for Book-Tax Differences with respect to the Properties contributed
to the Partnership. As a result of such determination, distributions to
shareholders will be comprised of a greater portion of taxable income rather
than a return of capital. The Operating Partnership and the Company have not
determined which of the alternative methods of accounting for Book-Tax
Differences will be elected with respect to Properties contributed to the
Partnership in the future.
With respect to any property purchased by the Operating Partnership,
such property will initially have a tax basis equal to its fair market value and
Section 704(c) of the Code will not apply.
BASIS IN OPERATING PARTNERSHIP INTEREST. The Company's adjusted tax
basis in its interest in the Operating Partnership generally (i) will be equal
to the amount of cash and the basis of any other property contributed to the
Operating Partnership by the Company, (ii) will be increased by (a) its
allocable share of the Operating Partnership's income and (b) its allocable
share of indebtedness of the Operating Partnership and (iii) will be reduced,
but not below zero, by the Company's allocable share of (a) losses suffered by
the Operating Partnership, (b) the amount of cash distributed to the Company and
(c) by constructive distributions resulting from a reduction in the Company's
share of indebtedness of the Operating Partnership.
If the allocation of the Company's distributive share of the Operating
Partnership's loss exceeds the adjusted tax basis of the Company's partnership
interest in the Operating Partnership, the recognition of such excess loss will
be deferred until such time and to the extent that the Company has an adjusted
tax basis in its partnership interest. To the extent that the Operating
Partnership's distributions, or any decrease in the Company's share of the
indebtedness of the Operating Partnership (such decreases being considered a
cash distribution to the partners), exceed the Company's
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adjusted tax basis, such excess distributions (including such constructive
distributions) constitute taxable income to the Company. Such taxable income
will normally be characterized as a capital gain, and if the Company's interest
in the Operating Partnership has been held for longer than the long-term capital
gains. Under current law, capital gains and ordinary income of corporations are
generally taxed at the same marginal rates.
SALE OF THE PROPERTIES. The Company's share of gain realized by the
Operating Partnership on the sale of any property held by the Operating
Partnership as inventory or other property held primarily for sale to customers
in the ordinary course of the Operating Partnership's trade or business will be
treated as income from a prohibited transaction that is subject to a 100%
penalty tax. See " -- Federal Income Taxation of the Company -- INCOME TESTS."
Such prohibited transaction income may also have an adverse effect upon the
Company's ability to satisfy the income tests for qualification as a REIT. Under
existing law, whether property is held as inventory or primarily for sale to
customers in the ordinary course of the Operating Partnership's trade or
business is a question of fact that depends on all the facts and circumstances
with respect to the particular transaction. The Operating Partnership intends to
hold the Properties for investment with a view to long-term appreciation, to
engage in the business of acquiring, developing, owning, and operating the
Properties (and other properties) and to make such occasional sales of the
Properties, including peripheral land, as are consistent with the Operating
Partnership's investment objectives.
OTHER TAX CONSIDERATIONS
SERVICE COMPANIES. A portion of the amounts to be used to fund
distributions to stockholders is expected to come from the Operating Partnership
from distributions on stock of the Service Companies held by the Operating
Partnership. The Service Companies will not qualify as REITs and will pay
Federal, state and local income taxes on their taxable incomes at normal
corporate rates. Any Federal, state or local income taxes that the Service
Companies are required to pay will reduce the cash available for distribution by
the Company to its stockholders.
As described above, the value of the securities of the Service
Companies held by the Company cannot exceed 5% of the value of the Company's
assets at a time when a Unit holder in the Operating Partnership exercises his
or her redemption right (or the Company otherwise is considered to acquire
additional securities of the Service Companies). See " -- Federal Income
Taxation of the Company." This limitation may restrict the ability of the
Service Companies to increase the size of their business unless the value of the
assets of the Company is increasing at a commensurate rate.
STATE AND LOCAL TAX
The Company and its stockholders may be subject to state and local tax
in various states and localities, including those in which it or they transact
business, own property, or reside. The tax treatment of the Company and the
stockholders in such jurisdictions may differ from the Federal income tax
treatment described above. Consequently, prospective stockholders should consult
their own tax advisors regarding the effect of state and local tax laws on an
investment in the Common Stock of the Company.
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SELLING SHAREHOLDERS
As described elsewhere herein, "Selling Shareholders" are only (i) the
holders of Restricted Shares, (ii) those persons who receive Redemption Shares
upon the redemption of Transaction Units and who may be deemed affiliates of the
Company, and (iii) those persons who receive Warrant Shares upon the exercise of
Warrants and who may be deemed affiliates of the Company (such shares being
collectively referred to as "Secondary Shares"). Resales of Redemption Shares or
Warrant Shares issued pursuant to this Prospectus to persons who are not
affiliates of the Company at the time of redemption or exercise will not be
restricted under the Securities Act. Holders of Transaction Units or Warrants
who are not affiliates of the Company are therefore not included herein as
Selling Shareholders.
The following table provides the name of each Selling Shareholder, the
number of shares of Common Stock beneficially owned and offered hereby by each
Selling Shareholder (including the number of Redemption Shares or Warrant Shares
which may be acquired by each Selling Shareholder upon redemption of Transaction
Units or exercise of Warrants and the number of Restated Shares, if any, owned
by each Selling Shareholder). Since the Selling Stockholders may sell all, some
or none of their Secondary Shares, no estimate can be made of the aggregate
number of Secondary Shares that are to be offered hereby, or that will be owned
by each Selling Stockholder upon completion of the offering to which this
Prospectus relates. The number of shares on the following table represents the
number of Restricted Shares that the person holds plus the number of Redemption
Shares or Warrant Shares which such person may receive upon redemption of the
Transaction Units or exercise of Warrants held by such person.
The Secondary Shares offered by this Prospectus may be offered from
time to time by the Selling Stockholders name below:
NUMBER OF SHARES BENEFICIALLY
NAME OWNED AND OFFERED HEREBY
John W. Eakin (1) 374,257
W. Brian Reames* 97,885
Thomas S. Smith* 195,768
* Because Selling Stockholder is not an affiliate of the Company, amount
shown is such stockholder's ownership of Restricted Shares and excludes
the number of Redemption Shares or Warrant Shares owned if such
stockholder's Transaction Units are redeemed for shares of Common Stock
or Warrants are exercised.
(1) Executive Vice President and Director
PLAN OF DISTRIBUTION
This Prospectus relates to (i) the possible issuance by the Company of
the Redemption Shares if, and to the extent that the Company elects to issue
such Redemption Shares to the holders of Transaction Units upon the redemption
of such Transaction Units; (ii) the offer and sale from time to time of the
Restricted Shares by the holders thereof; (iii) the possible issuance by the
Company of the Warrant Shares if, and to the extent that the holders of the
Warrants exercise the Warrants; and (iv) the offer and sale from time to time by
the holders thereof of any Redemption Shares or Warrant Shares issued to and
held by persons who are affiliates of the Company. The Company has registered
the Registered Shares for sale to permit the holders thereof to sell such shares
without restriction on the open market or otherwise, but registration of the
Registered Shares does not necessarily mean that any of the Registered Shares
will be issued by the Company or offered or sold by the Selling Shareholders.
The Company will not receive any proceeds from the offering by the Selling
Shareholders but will receive proceeds to the extent Warrants are exercised.
The distribution of Registered Shares may be effected from time to time
in one or more underwritten transactions at a fixed price or prices, which may
be changed, or at market prices prevailing at the time of sale, at prices
related to such prevailing market prices or at negotiated prices. Any such
underwritten offering may be on a "best efforts" or a "firm commitment" basis.
In connection with any such underwritten offering, underwriters or agents may
30
<PAGE>
receive compensation in the form of discounts, concessions or commissions from
the Selling Shareholders or from purchasers of Registered Shares for whom they
may act as agents. Underwriters may sell Registered Shares to or through
dealers, and such dealers may receive compensation in the form of discounts,
concessions or commissions from the underwriters and/or commissions from the
purchasers for whom they may act as agents.
Under agreements that may be entered into by the Company, underwriters,
dealers, and agents who participate in the distribution of Registered Shares may
be entitled to indemnification by the Company against certain liabilities,
including liabilities under the Securities Act, or to contribution with respect
to payments which such underwriters, dealers or agents may be required to make
in respect thereof.
The Selling Shareholders and any underwriters, dealers or agents that
participate in the distribution of Registered Shares may be deemed to be
"underwriters" within the meaning of the Securities Act, and any profit on the
sale of Registered Shares by them and any discounts, commissions or concessions
received by any such underwriters, dealers or agents might be deemed to be
underwriting discounts and commissions under the Securities Act.
At a time a particular offer of Registered Shares is made, a Prospectus
Supplement, if required, will be distributed that will set forth the name and
names of any underwriters, dealers or agents and any discounts, commissions and
other terms constituting compensation from the Selling Shareholders and any
other required information.
The sale of the Registered Shares by the Selling Shareholders may also
be effected from time to time by selling Registered Shares directly to
purchasers or to or through broker-dealers. In connection with any such sale,
any such broker-dealer may act as agent for the Selling Shareholders or may
purchase from the Selling Shareholders all or a portion of the Registered Shares
as principal, and may be made pursuant to any of the methods described below.
Such sales may be made on the NYSE or other exchanges on which the Common Shares
are then traded, in the over-the-counter market, in negotiated transactions or
otherwise at prices and at terms then prevailing or at prices related to the
then-current market prices or at prices otherwise negotiated.
The Registered Shares may also be sold in one or more of the following
transactions: (a) block transactions (which may involve crosses) in which a
broker-dealer may sell all or a portion of such shares as agent but may position
and resell all or a portion of the block as principal to facilitate the
transaction; (b) purchases by any such broker-dealer as principal and resale by
such broker-dealer for its own account pursuant to a Prospectus Supplement; (c)
a special offering, an exchange distribution or a secondary distribution in
accordance with applicable NYSE or other stock exchange rules; (d) ordinary
brokerage transactions and transactions in which any such broker-dealer solicits
purchasers; (e) sales "at the market" to or through a market maker or into an
existing trading market, on an exchange or otherwise, for such shares; and (f)
sales in other ways not involving market makers or established trading markets,
including direct sales to purchasers. In effecting sales, broker-dealers engaged
by the Selling Shareholders may arrange for other broker-dealers to participate.
Broker-dealers will receive commissions or other compensation from the Selling
Shareholders in amounts to be negotiated immediately prior to the sale that will
not exceed those customary in the types of transactions involved. Broker-dealers
may also receive compensation from purchasers of the Registered Shares which is
not expected to exceed that customary in the types of transactions involved.
In order to comply with the securities laws of certain states, if
applicable, the Registered Shares may be sold only through registered or
licensed brokers or dealers. In addition, in certain states, the Registered
Shares may not be sold unless they have been registered or qualified for sale in
such state or an exemption from such registration or qualification requirement
is available and is complied with.
The Company may from time to time issue up to 537,138 Redemption Shares
upon the acquisition of an equivalent number of the Transaction Units tendered
for redemption. The Company will acquire Transaction Units in exchange for each
Redemption Share that the Company issues in connection with these acquisitions.
Consequently, with each exchange, the Company's interest in the Operating
Partnership will increase.
All expenses incident to the offering and the sale of the Registered
Shares, other than commissions, discounts and fees of underwriters,
broker-dealers or agents, shall be paid by the Company. The Company has agreed
to indemnify the Selling Shareholders against certain losses, claims, damages
and liabilities, including liabilities under the Securities Act. See
"Registration Rights."
31
<PAGE>
EXPERTS
The consolidated financial statements and schedule of Highwoods
Properties, Inc., incorporated herein by reference from the Company's Annual
Report (Form 10-K) for the year ended December 31, 1996, and the financial
statements with respect to Anderson Properties dated January 23, 1997 and the
financial statements with respect to Century Center dated January 9, 1997
incorporated herein by reference from the Company's Current Report on Form 8-K
dated January 9, 1997 (as amended on Form 8-K/A dated February 7, 1997 and March
10, 1997) have been audited by Ernst & Young LLP, independent auditors, as set
forth in their reports thereon included therein and incorporated herein by
reference. Such financial statements are incorporated herein by reference in
reliance upon such reports given upon the authority of such firm as experts in
accounting and auditing.
LEGAL MATTERS
Certain legal matters have been passed upon for the Company by Smith
Helms Mulliss & Moore, L.L.P., Raleigh, North Carolina. In addition, Smith Helms
Mulliss & Moore, L.L.P. has rendered its opinion with respect to certain Federal
income tax matters relating to the Company.
32
<PAGE>
PART II
SUPPLEMENTAL INFORMATION
ITEM 14. OTHER EXPENSES OF ISSUANCE AND DISTRIBUTION
The following table sets forth estimates of the various expenses to be
paid by Highwoods Properties, Inc. in connection with the registration of the
Registerable Securities.
Securities and Exchange Commission Registration Fee............. $ 12,390
Fees and Expenses of Counsel.................................... 7,500
NYSE listing fee................................................ 1,500
Miscellaneous................................................... 3,610
-------
TOTAL.................................................. $25,000
- ---------------------------------------------------------------- -------
ITEM 15. INDEMNIFICATION OF DIRECTORS AND OFFICERS
The Company's officers and directors are and will be indemnified
against certain liabilities in accordance with the MGCL, the Articles of
Incorporation and bylaws of the Company and the Operating Partnership Agreement.
The Articles of Incorporation require the Company to indemnify its directors and
officers to the fullest extent permitted from time to time by the MGCL. The MGCL
permits a corporation to indemnify its directors and officers, among others,
against judgments, penalties, fines, settlements and reasonable expenses
actually incurred by them in connection with any proceeding to which they may be
made a party by reasons of their service in those or other capacities unless it
is established that the act or omission of the director or officer was material
to the matter giving rise to the proceeding and was committed in bad faith or
was the result of active and deliberate dishonesty, or the director or officer
actually received an improper personal benefit in money, property or services,
or in the case of any criminal proceeding, the director or officer had
reasonable cause to believe that the act or omission was unlawful.
The Operating Partnership Agreement also provides for indemnification
of the Company and its officers and directors to the same extent indemnification
is provided to officers and directors of the Company in its Articles of
Incorporation and limits the liability of the Company and its officers and
directors to the Operating Partnership and its partners to the same extent
liability of officers and directors of the Company to the Company and its
stockholders is limited under the Company's Articles of Incorporation.
Insofar as indemnification for liabilities arising under the Securities
Act may be permitted to directors, officers or persons controlling the Company
pursuant to the foregoing provisions, the Company has been informed that in the
opinion of the Securities and Exchange Commission such indemnification is
against public policy as expressed in the Securities Act and is therefore
unenforceable.
ITEM 16. EXHIBITS
<TABLE>
<CAPTION>
EXHIBIT NO. DESCRIPTION
<S> <C>
3.1* Amended and Restated Articles of Incorporation of Registrant (incorporated by reference to
Exhibit 3.1 to Registrant's Form 8-K dated February 12, 1997)
3.2* Bylaws of Registrant (incorporated by reference to Exhibit 3.2 to Registrant's registration
statement on Form S-11 (File No. 33-76952))
5.1 Opinion of Smith Helms Mulliss & Moore, L.L.P. regarding the legality of the shares of
Common Stock being registered
33
<PAGE>
8.1 Opinion of Smith Helms Mulliss & Moore, L.L.P. regarding certain federal tax matters
10.1* Form of Registration Rights and Lock-up Agreement between the Company and the Unit
holders (incorporated by reference to Exhibit 10.2 to Registrant's 10-K for the fiscal year
ended December 31, 1996)
23.1 Consent of Smith Helms Mulliss & Moore, L.L.P. (included as part of Exhibits 5.1 and 8.1)
23.2 Consent of Ernst & Young LLP
24.1 Power of Attorney (included as part of signature page)
</TABLE>
* Previously filed.
ITEM 17. UNDERTAKINGS
(a) The undersigned registrant hereby undertakes:
(1) To file, during any period in which offers or sales are being made,
a post-effective amendment to this registration statement:
(i) To include any prospectus required by Section 10(a)(3) of the
Securities Act;
(ii) To reflect in the prospectus any facts or events arising after the
effective date of the Registration Statement (or the most recent post-effective
amendment thereof) which, individually or in the aggregate, represent a
fundamental change in the information set forth in the registration statement;
provided, however, that any increase or decrease in volume of securities offered
(if the total dollar value of securities offered would not exceed that which was
registered) and any deviation from the low or high end of the estimated maximum
offering range may be reflected in the form of prospectus filed with the
Commission pursuant to Rule 424(b) if, in the aggregate, the changes in volume
and price represent no more than a 20% change in the maximum aggregate offering
price set forth in the "Calculation of Registration Fee" table in the effective
registration statement; and
(iii) To include any material information with respect to the plan of
distribution not previously disclosed in the Registration Statement or any
material change to such information in the Registration Statement; provided,
however, that the undertakings set forth in paragraphs (i) and (ii) also shall
not apply if the information required to be included in a post-effective
amendment by those paragraphs is contained in periodic reports filed by the
registrant pursuant to Section 13 or Section 15(d) of the Securities Exchange
Act of 1934 that are incorporated by reference in this registration statement.
(2) That, for the purpose of determining any liability under the
Securities Act of 1933, each such post-effective amendment shall be deemed to be
a new registration statement relating to the securities offered therein, and the
offering of such securities at that time shall be deemed to be the initial BONA
FIDE offering thereof.
(3) To remove from registration by means of a post-effective amendment
any of the securities being registered which remain unsold at the termination of
the offering.
(b) The undersigned registrant hereby undertakes that, for purposes of
determining any liability under the Securities Act of 1933, each filing of the
registrant's annual report pursuant to Section 13(a) or Section 15(d) of the
Securities Exchange Act of 1934 (and, where applicable, each filing of an
employee benefit plan's annual report pursuant to Section 15(d) of the
Securities Exchange Act of 1934) that is incorporated by reference in the
registration statement shall be deemed to be a new registration statement
relating to the securities offered therein, and the offering of such securities
at that time shall be deemed to be the initial BONA FIDE offering thereof.
(c) Insofar as indemnification for liability arising under the Securities Act
may be permitted to directors, officers and controlling persons of the
Registrant pursuant to the foregoing provisions described under Item 15 of this
34
<PAGE>
Registration Statement, or otherwise, the Registrant has been advised that in
the opinion of the Commission such indemnification is against public policy as
expressed in the Securities Act and is, therefore, unenforceable. In the event
that a claim for indemnification against such liabilities (other than the
payment by the Registrant of expenses incurred or paid by a director, officer or
controlling person of the Registrant in the successful defense of any action,
suit or proceeding) is asserted by such director, officer or controlling person
in connection with the securities being registered, the Registrant will, unless
in the opinion of its counsel the matter has been settled by controlling
precedent, submit to a court of appropriate jurisdiction the question whether
such indemnification by it is against public policy as expressed in the
Securities Act and will be governed by the final adjudication of such issue.
35
<PAGE>
SIGNATURES
Pursuant to the requirements of the Securities Act of 1933, the
registrant certifies that it has reasonable grounds to believe that it meets all
of the requirements for filing on Form S-3 and has duly caused this registration
statement to be signed on its behalf by the undersigned, thereunto duly
authorized, in the City of Raleigh, State of North Carolina, on March 28, 1997.
HIGHWOODS PROPERTIES, INC.
By: /s/ Ronald P. Gibson
Ronald P. Gibson
President
KNOW ALL MEN BY THESE PRESENTS, that we, the undersigned officers and
directors of Highwoods Properties, Inc. hereby severally constitute Ronald P.
Gibson, Carman J. Liuzzo and Edward J. Fritsch and each of them singly, our true
and lawful attorneys with full power to them, and each of them singly, to sign
for us and in our names in the capacities indicated below, the Registration
Statement filed herewith and any and all amendments to said Registration
Statement, and generally to do all such things in our names and in our
capacities as officers and directors to enable Highwoods Properties, Inc. to
comply with the provisions of the Securities Act of 1933, and all requirements
of the Securities and Exchange Commission, hereby ratifying and confirming our
signature as they may be signed by our said attorneys, or any of them, to said
Registration Statement and any and all amendments thereto.
Pursuant to the requirements of the Securities Act of 1933, this
registration statement has been signed by the following persons in the
capacities and on the dates indicated:
<TABLE>
<CAPTION>
Name Title Date
<S> <C> <C>
/s/ O. Temple Sloan, Jr. Chairman of the Board of Directors March 28, 1997
- -----------------------------------------------------
O. Temple Sloan, Jr.
/s/ Ronald P. Gibson President, Chief Executive Officer and March 28, 1997
- -----------------------------------------------------Director
Ronald P. Gibson
/s/ William T. Wilson, III Executive Vice President and Director March 28, 1997
- -----------------------------------------------------
William T. Wilson, III
/s/ John L. Turner Chief Investment Officer and Vice March 28, 1997
- -----------------------------------------------------Chairman of the Board of Directors
John L. Turner
/s/ H. Gene Anderson Senior Vice President and Director March 28, 1997
- -----------------------------------------------------
H. Gene Anderson
/s/ John W. Eakin Senior Vice President and Director March 28, 1997
- -----------------------------------------------------
John W. Eakin
/s/ Thomas W. Adler Director March 28, 1997
- -----------------------------------------------------
Thomas W. Adler
<PAGE>
/s/ William E. Graham, Jr. Director March 28, 1997
- ----------------------------------------------------
William E. Graham, Jr.
/s/ L. Glenn Orr, Jr. Director March 28, 1997
- -----------------------------------------------------
L. Glenn Orr, Jr.
/s/ Willard H. Smith, Jr. Director March 28, 1997
- -----------------------------------------------------
Willard H. Smith, Jr.
/s/ Stephen Timko Director March 28, 1997
Stephen Timko
/s/ Carman J. Liuzzo Vice President, Chief Financial Officer March 28, 1997
- -----------------------------------------------------and Treasurer (Principal Accounting
Carman J. Liuzzo Officer)
</TABLE>
<PAGE>
EXHIBIT INDEX
EXHIBIT NO. DESCRIPTION PAGE
3.1* Articles of Incorporation of Registrant (incorporated by
reference to Exhibit 3.1 to Registrant's registration
statement on Form S-11 (File No. 33-76952))
3.2* Bylaws of Registrant (incorporated by reference to
Exhibit 3.2 to Registrant's registration statement on
Form S-11 (File No. 33-76952))
5.1 Opinion of Smith Helms Mulliss & Moore, L.L.P.
regarding the legality of the shares of Common Stock
being registered
8.1 Opinion of Smith Helms Mulliss & Moore, L.L.P.
regarding certain federal tax matters
10.1* Form of Registration Rights and Lock-up
Agreement between the Company and the Unit
holders (incorporated by reference to
Exhibit 10.2 to Registrant's 10-K for the
fiscal year ended December 31, 1996)
23.1 Consent of Smith Helms Mulliss & Moore, L.L.P.
(included as part of Exhibits 5.1 and 8.1)
23.2 Consent of Ernst & Young LLP
24.1 Power of Attorney (included as part of signature page)
* Previously filed.
<PAGE>
Exhibit 5.1
Highwoods Properties, Inc.
March 28, 1997
Page 1
Smith Helms Mulliss & Moore, L.L.P.
Attorneys at Law
Raleigh, North Carolina
March 28, 1997
Highwoods Properties, Inc.
3100 Smoketree Court
Suite 600
Raleigh, North Carolina 27604
Ladies and Gentlemen:
This opinion is furnished in connection with the registration pursuant to the
Securities Act of 1933, as amended (the "Securities Act"), of 1,176,559 shares
(the "Shares") of common stock, par value $.01 per share, of Highwoods
Properties, Inc., a Maryland corporation (the "Company").
In connection with rendering this opinion, we have examined the Articles of
Incorporation and Bylaws of the Company, each as amended to date; such records
of the corporate proceedings of the Company as we deemed material; a
registration statement on Form S-3 under the Securities Act relating to the
Shares (the "Registration Statement"), and the prospectus contained therein (the
"Prospectus"), and such other certificates, receipts, records and documents as
we considered necessary for the purposes of this opinion.
We are attorneys admitted to practice in the State of North Carolina. We express
no opinion concerning the laws of any jurisdiction other than the laws of the
United States of America and the State of North Carolina.
Based upon the foregoing, we are of the opinion that when the Shares have been
issued in accordance with the terms of the Prospectus, the Shares will be
legally issued, fully paid and nonassessable shares.
The foregoing assumes that all requisite steps will be taken to comply with the
requirements of the Securities Act and applicable requirements of state laws
regulating the offer and sale of securities.
We consent to your filing this opinion as an exhibit to the Registration
Statement and to the reference to our firm under the caption "Legal Matters" in
the Prospectus included therein.
Very truly yours,
SMITH HELMS MULLISS & MOORE, L.L.P.
/s/ Smith Helms Mulliss & Moore, L.L.P.
<PAGE>
Exhibit 8.1
Highwoods Properties, Inc.
March 28, 1997
Page 1
Smith Helms Mulliss & Moore, L.L.P.
Attorneys at Law
Raleigh, North Carolina
March 28, 1997
Highwoods Properties, Inc.
3100 Smoketree Court, Suite 600
Raleigh, North Carolina 27604
Ladies and Gentlemen:
In connection with the registration statement on Form S-3 (the
"Registration Statement") being filed by you on or about March 28, 1997 with the
Securities and Exchange Commission regarding the registration of 1,176,559
shares of Common Stock under the Securities Act of 1933, as amended, you have
requested our opinion concerning certain of the federal income tax consequences
to the Company of its election to be taxed as a real estate investment trust.
This opinion is based on various assumptions, and is conditioned upon certain
representations made by the Company as to factual matters through a certificate
of an officer of the Company (the "Officer's Certificate"). In addition, this
opinion is based upon the factual representations of the Company concerning its
business and properties as set forth in the Registration Statement.
In our capacity as counsel to the Company, we have made such legal and
factual examinations and inquiries, including an examination of originals or
copies certified or otherwise identified to our satisfaction of such documents,
corporate records and other instruments, as we have deemed necessary or
appropriate for purposes of this opinion.
In our examinations, we have assumed the authenticity of all documents
submitted to us as originals, the genuineness of all signatures thereon, the
legal capacity of natural persons executing such documents and the conformity to
authentic original documents of all documents submitted to us as copies.
<PAGE>
Highwoods Properties, Inc.
March 28, 1997
Page 2
We are opining herein as to the effect on the subject transaction only
of the federal income tax laws of the United States and we express no opinion
with respect to the applicability thereto, or the effect thereon, of other
federal laws, the laws of any other jurisdiction, the laws of any state or as to
any matters of municipal law or the laws of any other local agencies within any
state.
Based on the facts in the Registration Statement and the Officer's
Certificate, it is our opinion that:
1. Commencing with the Company's taxable year ending December
31, 1994, the Company has been organized in conformity with the
requirements for qualification as a "real estate investment trust," and
its proposed method of operation, as described in the representations
of the Company referred to above, will enable it to meet the
requirements for qualification and taxation as a "real estate
investment trust" under the Internal Revenue Code of 1986, as amended
(the "Code").
2. The Operating Partnership will be treated as a partnership,
and not as a corporation or as an association taxable as a corporation,
for federal income tax purposes.
3. The statements in the Registration Statement set forth
under the caption "Certain Federal Income Tax Considerations" to the
extent such information constitutes matters of law, summaries of legal
matters, or legal conclusions, have been reviewed by us and are
accurate in all material respects.
No opinion is expressed as to any matter not discussed herein.
This opinion is based on various statutory provisions, regulations
promulgated thereunder and interpretations thereof by the Internal Revenue
Service and the courts having jurisdiction over such matters, all of which are
subject to change either prospectively or retroactively. Also, any variation or
difference in the facts from those set forth in the Registration Statement or
the Officer's Certificate may affect the conclusions stated herein. Moreover,
the Company's qualification and taxation as a real estate investment trust
depends upon the Company's ability to meet (through actual annual operating
results, distribution levels and diversity of stock ownership) the various
qualification tests imposed under the Code, the results of which have not and
will not be reviewed by Smith Helms Mulliss & Moore, L.L.P. Accordingly, no
assurance can be given that the actual results of the Company's operation for
any one taxable year will satisfy such requirements.
<PAGE>
Highwoods Properties, Inc.
March 28, 1997
Page 3
This opinion is furnished only to you, and is solely for your use in
connection with the Registration Statement. We hereby consent to the filing of
this opinion as an exhibit to the Registration Statement and to the use of our
name under the caption "Legal Matters" in the Registration Statement.
Very truly yours,
SMITH HELMS MULLISS & MOORE, L.L.P.
/s/ Smith Helms Mulliss & Moore, L.L.P.
<PAGE>
Exhibit 23.2
CONSENT OF INDEPENDENT AUDITORS
We consent to the reference to our Firm under the caption "Experts" in
the Registration Statement (Form S-3 No. ______) and related Prospectus of
Highwoods Properties, Inc. for the registration of 1,176,559 shares of its
common stock and to the incorporation by reference therein of (i) our reports
dated January 23, 1997 with respect to Anderson Properties and January 24, 1997
with respect to Century Center included in the Company's Current Report on Form
8-K dated January 9, 1997 (as amended on Form 8-K/A dated February 7, 1997 and
March 10, 1997) and (ii) our report dated February 14, 1997 included in the
Company's Annual Report on Form 10-K for the year ended December 31, 1996 both
filed with the Securities and Exchange Commission.
/s/ Ernst & Young LLP
Raleigh, North Carolina
March 28, 1997
1
<PAGE>
