424(B)5
FILE NUMBER: 333-31183
PROSPECTUS SUPPLEMENT
(To Prospectus dated January 22, 1998)
4,000,000 Shares
HIGHWOODS PROPERTIES, INC. (icon)
DEPOSITARY SHARES
EACH REPRESENTING 1/10 OF AN 8% SERIES D
CUMULATIVE REDEEMABLE PREFERRED SHARE
(Par Value $.01 Per Share)
(Liquidation Preference Equivalent to $25 Per Depositary Share)
---------------
Each of the 4,000,000 Depositary Shares (the "Depositary Shares") offered hereby
(the "Offering") represents a 1/10 fractional interest in an 8% Series D
Cumulative Redeemable Preferred Share, par value $.01 per share (collectively,
the "Series D Preferred Shares"), of Highwoods Properties, Inc. (the "Company"),
deposited with First Union National Bank, as Depositary, and entitles the holder
to all proportional rights and preferences of the Series D Preferred Shares
(including dividend, voting, redemption and liquidation rights and preferences).
The liquidation preference of each of the Series D Preferred Shares is $250
(equivalent to $25 per Depositary Share). See "Description of Series D Preferred
Shares and Depositary Shares."
Dividends on the Series D Preferred Shares represented by the Depositary Shares
offered hereby will be cumulative from the date of original issue and will be
payable quarterly on or about the last day of January, April, July and October
of each year, commencing on July 31, 1998, at the rate of 8% of the liquidation
preference per annum (equivalent to $2.00 per annum per Depositary Share). See
"Description of Series D Preferred Shares and Depositary Shares -- Dividends."
The Series D Preferred Shares and the Depositary Shares representing such Series
D Preferred Shares are not redeemable prior to April 23, 2003. On and after
April 23, 2003, the Series D Preferred Shares may be redeemed at the option of
the Company in whole or in part, at a redemption price of $250 per share
(equivalent to $25 per Depositary Share), plus accrued and unpaid dividends, if
any, thereon. The redemption price of the Series D Preferred Shares (other than
any portion thereof consisting of accrued and unpaid dividends) may be paid only
from the sale proceeds of other capital shares of the Company, which may include
other classes or series of preferred stock, and from no other source. The Series
D Preferred Shares have no stated maturity and will not be subject to any
sinking fund or mandatory redemption provisions and will not be convertible into
any other securities of the Company. In order to maintain its qualification as a
real estate investment trust ("REIT") for federal income tax purposes, the
Company's Amended and Restated Articles of Incorporation impose limitations on
the number of shares of capital stock, including Series D Preferred Shares, that
may be owned by any single person or affiliated group. See "Description of
Series D Preferred Shares and Depositary Shares -- Restrictions on Ownership."
---------------
Application has been made to list the Depositary Shares on the New York Stock
Exchange. Trading of the Depositary Shares on the New York Stock Exchange is
expected to commence within the 30-day period after the initial delivery of the
Depositary Shares. See "Underwriting."
---------------
SEE "RISK FACTORS" BEGINNING ON PAGE 3 OF THE ACCOMPANYING PROSPECTUS FOR A
DISCUSSION OF CERTAIN FACTORS RELATING TO AN INVESTMENT IN THE DEPOSITARY
SHARES.
---------------
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 SUPPLEMENT OR THE PROSPECTUS. ANY
REPRESENTATION TO THE CONTRARY IS A CRIMINAL OFFENSE.
---------------
PRICE $25 A SHARE
---------------
<TABLE>
<CAPTION>
Underwriting
Price to Discounts and Proceeds to
Public (1) Commissions (2) Company (1)(3)
---------------- ----------------- ---------------
<S> <C> <C> <C>
Per Depositary Share ......... $ 25.00 $ .7875 $ 24.2125
Total ........................ $100,000,000 $3,150,000 $96,850,000
</TABLE>
- ---------
(1) Plus accrued dividends, if any, from the date of original issuance.
(2) The Company and Highwoods/Forsyth Limited Partnership (the "Operating
Partnership") have agreed to indemnify the Underwriters against certain
liabilities, including liabilities under the Securities Act of 1933, as
amended. See "Underwriting."
(3) Before deducting expenses payable by the Company estimated at $150,000.
---------------
The Depositary Shares are offered, subject to prior sale, when, as and if
accepted by the Underwriters and subject to approval of certain legal matters
by Andrews & Kurth L.L.P., counsel for the Underwriters. It is expected that
delivery of the Depositary Receipts evidencing the Depositary Shares will be
made on or about April 23, 1998, at the office of Morgan Stanley & Co. Incorp-
orated, New York, N.Y., against payment therefor in immediately available
funds.
---------------
MORGAN STANLEY DEAN WITTER
MERRILL LYNCH & CO.
THE ROBINSON-HUMPHREY COMPANY
SALOMON SMITH BARNEY
SCOTT & STRINGFELLOW, INC.
April 16, 1998
<PAGE>
No person is authorized in connection with any offering made hereby to
give any information or to make any representation other than as contained in
this Prospectus Supplement and the accompanying Prospectus and, if given or
made, such information or representation must not be relied upon as having been
authorized by the Company or by any Underwriter. This Prospectus Supplement and
the accompanying Prospectus do not constitute an offer to sell or a
solicitation of an offer to buy any security other than the Depositary Shares
offered hereby, nor do they constitute an offer to sell, or a solicitation of
an offer to buy, any of the securities offered hereby to any person in any
jurisdiction in which it is unlawful to make such an offer or solicitation to
such person.
----------------
TABLE OF CONTENTS
<TABLE>
<CAPTION>
Prospectus Supplement
Page
-----
<S> <C>
The Company ...................................... S-3
Recent Developments .............................. S-6
The Properties ................................... S-10
Management ....................................... S-12
Concurrent Offerings ............................. S-13
Use of Proceeds .................................. S-13
Capitalization ................................... S-14
Selected Financial Data .......................... S-15
Management's Discussion and Analysis of
Financial Condition and Results of
Operations .................................... S-18
Description of Series D Preferred Shares
and Depositary Shares ......................... S-23
Certain Federal Income Tax
Considerations ................................ S-26
Underwriting ..................................... S-28
Legal Matters .................................... S-29
</TABLE>
<TABLE>
<CAPTION>
Prospectus
Page
-----
<S> <C>
Available Information ............................ 2
Incorporation of Certain Documents by
Reference ..................................... 2
The Company and the Operating
Partnership ................................... 3
Risk Factors ..................................... 3
Use of Proceeds .................................. 7
Ratios of Earnings to Combined Fixed
Charges and Preferred Stock Dividends ......... 8
Description of Debt Securities ................... 8
Description of Preferred Stock ................... 20
Description of Series A Preferred Shares ......... 25
Description of Series B Preferred Shares ......... 26
Description of Depositary Shares ................. 26
Description of Common Stock ...................... 30
Federal Income Tax Considerations ................ 33
Plan of Distribution ............................. 43
Experts .......................................... 44
Legal Matters .................................... 45
</TABLE>
CERTAIN PERSONS PARTICIPATING IN THIS OFFERING MAY ENGAGE IN TRANSACTIONS THAT
STABILIZE, MAINTAIN OR OTHERWISE AFFECT THE PRICE OF THE DEPOSITARY SHARES
OFFERED HEREBY. SPECIFICALLY, THE UNDERWRITERS MAY OVERALLOT IN CONNECTION WITH
THE OFFERING AND MAY BID FOR, AND PURCHASE, THE DEPOSITARY SHARES IN THE OPEN
MARKET. FOR A DESCRIPTION OF THESE ACTIVITIES, SEE "UNDERWRITING."
S-2
<PAGE>
Unless the context otherwise requires, the terms (i) "Company" 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)
"Properties" shall mean the 382 office and 148 industrial (including 80 service
center) properties owned by the Company as of March 31, 1998.
Certain matters discussed in this Prospectus Supplement, the attached
Prospectus and the information incorporated by reference herein and therein,
including, without limitation, strategic initiatives, may constitute
forward-looking statements for purposes of the Securities Act of 1933, as
amended (the "Securities Act"), and the Securities Exchange Act of 1934, as
amended (the "Exchange Act"), and as such may involve known and unknown risks,
uncertainties and other factors that may cause the actual results, performance
or achievements of the Company and the Operating Partnership to be materially
different from future results, performance or achievements expressed or implied
by such forward-looking statements. Important factors that could cause the
actual results, performance or achievements of the Company and the Operating
Partnership to differ materially from the Company's and the Operating
Partnership's expectations are disclosed or incorporated by reference in this
Prospectus Supplement and the attached Prospectus ("Cautionary Statements"),
including, without limitation, those statements made in conjunction with the
forward-looking statements included herein. All forward-looking statements
attributable to the Company and the Operating Partnership are expressly
qualified in their entirety by the Cautionary Statements.
THE COMPANY
General
The Company is a self-administered and self-managed equity REIT that began
operations through a predecessor in 1978. The Company is one of the largest
owners and operators of office and industrial properties in the Southeast. As
of March 31, 1998, the Company owned a diversified portfolio of 530 in-service
office and industrial properties encompassing approximately 33.9 million
rentable square feet located in 19 markets in North Carolina, Florida,
Tennessee, Georgia, Virginia, South Carolina, Maryland and Alabama. The
Properties consist of 382 office properties and 148 industrial (including 80
service center) properties and are leased to approximately 3,400 tenants. At
March 31, 1998, the Properties were 93% leased. An additional 32 properties
(the "Development Projects"), which will encompass approximately 3.6 million
rentable square feet, are under development in North Carolina, Florida,
Virginia, Tennessee, Georgia, Maryland and South Carolina. The Company also
owns 718 acres (and has agreed to purchase an additional 567 acres) of land for
future development (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
substantially all of its properties are held directly or indirectly by, the
Operating Partnership. The Operating Partnership is controlled by the Company,
as its sole general partner, which owns approximately 83% of the common
partnership interests (the "Common Units") in the Operating Partnership. The
remaining Common Units are owned by limited partners (including certain
officers and directors of the Company). Other than Common Units held by the
Company, each Common Unit may be redeemed by the holder thereof for the cash
value of one share of common stock of the Company, $.01 par value (the "Common
Stock"), or, at the Company's option, one share (subject to certain
adjustments) of Common Stock. With each such exchange, the number of Common
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 Tennessee Properties, Inc., a wholly owned
subsidiary of the Company, and Highwoods Services, Inc., a subsidiary of the
Operating Partnership.
The Company was formed in North Carolina in 1994. The Company's executive
offices 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; Baltimore, Maryland; Nashville and Memphis, Tennessee;
Atlanta, Georgia; and Tampa, Boca Raton, Tallahassee and Jacksonville, Florida;
and South Florida.
S-3
<PAGE>
Operating Strategy
The Company believes that it will continue to benefit from the following
factors:
Diversification. Since its initial public offering (the "IPO") in 1994,
the Company has significantly reduced its dependence on any particular market,
property type or tenant. At the time of the IPO, the Company's portfolio
consisted almost exclusively of office properties in the Raleigh-Durham, North
Carolina area (the "Research Triangle"). The Company's in-service portfolio has
expanded from 41 North Carolina properties (40 of which were in the Research
Triangle area) to 530 properties in 19 markets concentrated in the Southeast.
Based on March 1998 results, approximately 30.5% of the rental revenue from the
Properties was derived from properties in North Carolina (16.8% in the Research
Triangle).
In October 1997, the Company significantly expanded its Florida operations
through its business combination with Associated Capital Properties, Inc.
("ACP"). In February 1997, the Company made a significant investment in the
suburban Atlanta market with the acquisition of the Century Center Office Park
and a business combination with Anderson Properties, Inc. The Company first
entered the Atlanta market as well as four markets in Florida and six other
markets through its September 1996 merger with Crocker Realty Trust, Inc.
("Crocker"). Prior to its merger with Crocker, the Company expanded into
Winston-Salem/Greensboro, North Carolina (the "Piedmont Triad") and Charlotte,
North Carolina through a merger with Forsyth Properties, Inc. ("Forsyth") and
also completed significant business combinations in Richmond, Virginia and
Nashville, Tennessee. The Company has focused on markets that, like the
Research Triangle, have strong demographic and economic characteristics. The
Company believes that its markets have the potential over the long term to
provide investment returns that exceed national averages.
The Company's strategy has been to assemble a portfolio of properties that
enables the Company to offer buildings with a variety of cost, tenant finish
and amenity choices that satisfy the facility needs of a wide range of tenants
seeking commercial space. This strategy led, in part, to the Company's
combination with Forsyth in February 1995, which added industrial and service
center properties (as well as additional office properties) to its suburban
office portfolio. Today, based on March 1998 results, approximately 91% of the
Company's rental revenue is derived from office properties and 9% is derived
from industrial properties.
The Company has also reduced its dependence on any particular tenant or
tenants in any particular industry. Its tenants represent a diverse
cross-section of the economy. As of March 31, 1998, the 20 largest tenants of
the Properties represented approximately 20.7% of the combined rental revenue
from the Properties, and the largest single tenant accounted for approximately
3.5% of such revenue. See "The Properties."
Acquisition and Development Opportunities. The Company seeks to acquire
suburban office and industrial properties at prices below replacement cost that
offer attractive returns, including acquisitions of underperforming, high
quality properties in situations offering opportunities for the Company to
improve such properties' operating performance. The Company will also continue
to engage in the selective development of office and industrial projects,
primarily in suburban business parks, and intends to focus on build-to-suit
projects and projects where the Company has identified sufficient demand. In
build-to-suit development, the building is significantly pre-leased to one or
more tenants prior to construction. Build-to-suit projects often foster strong
long-term relationships between the Company and the tenant, creating future
development opportunities as the facility needs of the tenant increase.
The Company believes that it has several advantages over many of its
competitors in pursuing development and acquisition opportunities. The Company
has the flexibility to fund acquisitions and development projects from numerous
sources, including the private and public debt markets, proceeds from its
private and public equity offerings, its $430 million aggregate amount of
unsecured revolving loans, other bank and institutional borrowings and the
issuance of Common Units. Frequently, the Company acquires properties through
the exchange of Common Units in the Operating Partnership for the property
owner's equity in the acquired properties. As discussed above, each Common Unit
received by these property owners is redeemable for cash from the Operating
Partnership or, at the Company's option, shares of Common Stock. In connection
with these transactions, the Company may also assume outstanding indebtedness
associated with the acquired properties. The Company believes that this
acquisition method may enable it to acquire properties at attractive prices
from property owners wishing to enter into tax-deferred transactions. To date,
Common Units have constituted all or part of the
S-4
<PAGE>
consideration for 239 properties comprising 16.9 million rentable square feet
and only 1,200 Common Units have been redeemed for cash, totaling $35,000.
Another advantage is the Company's commercially zoned and unencumbered
Development Land in existing business parks. The Company owns 718 acres (and
has agreed to purchase an additional 567 acres) of Development Land,
substantially all of which has utility infrastructure already in place.
The Company's development and acquisition activities also benefit from its
local market presence and knowledge. The Company's property-level officers have
on average over 18 years of real estate experience in their respective markets.
Because of this experience, the Company is in a better position to evaluate
acquisition and development opportunities. In addition, the Company's
relationships with its tenants and those tenants at properties for which it
conducts third-party fee based services may lead to development projects when
these tenants or their affiliates seek new space. Also, its relationships with
other property owners for whom it provides third-party management services
generate acquisition opportunities.
Managed Growth Strategy. The Company's strategy has been to focus its real
estate activities in markets where it believes its extensive local knowledge
gives it a competitive advantage over other real estate developers and
operators. As the Company has expanded into new markets, it has continued to
maintain this localized approach by combining with local real estate operators
with many years of development and management experience in their respective
markets. Also, in making its acquisitions, the Company has sought to employ
those property-level managers who are experienced with the real estate
operations and the local market relating to the acquired properties, so that
approximately three-quarters of the rentable square footage of the Properties
was either developed by the Company or is managed on a day-to-day basis by
personnel that previously managed, leased and/or developed those Properties
prior to their acquisition by the Company.
Efficient, Customer Service-Oriented Organization. The Company provides a
complete line of real estate services to its tenants and third parties. The
Company believes that its in-house development, acquisition, construction
management, leasing and management services allow it to respond to the many
demands of its existing and potential tenant base, and enable it to provide its
tenants cost-effective services such as build-to-suit construction and space
modification, including tenant improvements and expansions. In addition, the
breadth of the Company's capabilities and resources provides it with market
information not generally available. The Company believes that the operating
efficiencies achieved through its fully integrated organization also provide a
competitive advantage in setting its lease rates and pricing other services.
Flexible and Conservative Capital Structure. The Company is committed to
maintaining a flexible and conservative capital structure that: (i) allows
growth through development and acquisition opportunities; (ii) provides access
to the private and public equity and debt markets on favorable terms; and (iii)
promotes future earnings growth.
The Company and the Operating Partnership have demonstrated a strong and
consistent ability to access the private and public equity and debt markets.
Since the IPO, the Company has completed nine public offerings and two private
placements of its Common Stock, one public offering of its 8 5/8% Series A
Cumulative Redeemable Preferred Shares (the "Series A Preferred Shares") and
one public offering of its 8% Series B Cumulative Redeemable Preferred Shares
(the "Series B Preferred Shares"), raising total net proceeds of approximately
$1.4 billion, which were contributed to the Operating Partnership in exchange
for additional partnership interests as required under the Operating
Partnership's limited partnership agreement (the "Operating Partnership
Agreement"). On December 2, 1996, the Operating Partnership issued $100 million
of 6 3/4% notes due December 1, 2003 and $110 million of 7% notes due December
1, 2006. On February 2, 1998, the Operating Partnership issued $125 million of
6.835% MandatOry Par Put Remarketed Securities(SM) ("MOPPRS(SM)") due February
1, 2013 and $100 million of 7 1/8% notes due February 1, 2008.
On June 24, 1997, a trust formed by the Operating Partnership sold $100
million of Excercisable Put Option Securities ("X-POS (SM)"), which represent
fractional undivided beneficial interests in the trust. The assets of the trust
consist of, among other things, $100 million of Exercisable Put Option Notes
due June 15, 2011 issued by the Operating Partnership (the "Put Option Notes").
The X-POS (SM) bear an interest rate of 7.19% and mature on June 15, 2004,
representing an effective borrowing cost of 7.09%, net of a related put option
and certain interest rate protection agreement costs. Under certain
circumstances, the Put Option Notes could also become subject to early maturity
on June 15, 2004.
S-5
<PAGE>
In addition, the Company has two unsecured revolving lines of credit
aggregating $430 million (the "Revolving Loans") with a syndicate of lenders.
Interest accrues on borrowings under a $280 million Revolving Loan at an
average interest rate of LIBOR plus 100 basis points and under a $150 million
Revolving Loan at an average interest rate of LIBOR plus 90 basis points. As of
April 16, 1998, interest on the outstanding balance on the Revolving Loans was
payable monthly at a weighted average interest rate of 6.79%.
RECENT DEVELOPMENTS
Recent Acquisitions
Riparius Transaction. In closings on December 23, 1997 and January 8,
1998, the Company completed an acquisition of Riparius Development Corporation
in Baltimore, Maryland involving a portfolio of five office properties
encompassing 369,000 square feet, two office development projects encompassing
235,000 square feet, 11 acres of development land and 101 additional acres of
development land to be acquired over the next three years (the "Riparius
Transaction"). As of March 31, 1998, the in-service properties acquired in the
Riparius Transaction were 99% leased. The cost of the Riparius Transaction
consisted of a cash payment of $43.6 million. In addition, the Company has
assumed the two office development projects with an anticipated cost of $26.2
million expected to be paid in 1998, and will pay out $23.9 million over the
next three years for the 101 additional acres of development land.
Garcia Transaction. On February 4, 1998, the Company acquired
substantially all of a portfolio consisting of 28 office properties
encompassing 787,000 rentable square feet, seven service center properties
encompassing 471,000 square feet and 66 acres of development land in Tampa,
Florida (the "Garcia Transaction"). As of March 31, 1998, the properties
acquired in the Garcia Transaction were 92% leased. The cost of the Garcia
Transaction consisted of a cash payment of approximately $87 million and the
assumption of approximately $24 million in secured debt.
Other Recent Acquisitions. In addition to the properties acquired in the
Garcia Transaction, the Company acquired 12 office properties encompassing
approximately 1.7 million rentable square feet for an aggregate of $230 million
during the first quarter of 1998.
Pending Acquisitions
Business Combination with J.C. Nichols Company. On December 22, 1997, the
Company entered into a merger agreement (the "Merger Agreement") with J.C.
Nichols Company, a publicly traded Kansas City real estate operating company
("J.C. Nichols"), pursuant to which the Company would acquire J.C. Nichols with
the view that the Operating Partnership would combine its property operations
with J.C. Nichols (the "J.C. Nichols Transaction"). J.C. Nichols is subject to
the information reporting requirements of the Exchange Act and, in accordance
therewith, files reports and other information with the Securities and Exchange
Commission.
J.C. Nichols owns or has an ownership interest in 27 office properties
encompassing approximately 1.5 million rentable square feet, 13 industrial
properties encompassing approximately 337,000 square feet, 33 retail properties
encompassing approximately 2.5 million rentable square feet and 16 multifamily
communities with 1,816 apartment units in Kansas City, Missouri and Kansas.
Additionally, J.C. Nichols has an ownership interest in 21 office properties
encompassing approximately 1.3 million rentable square feet, one industrial
property encompassing approximately 200,000 rentable square feet and one
multifamily community with 418 apartment units in Des Moines, Iowa. As of
December 31, 1997, the properties to be acquired in the J.C. Nichols
Transaction were 95% leased.
Consummation of the J.C. Nichols Transaction is subject, among other
things, to the approval of 66 2/3% of the shareholders of J.C. Nichols. Under
the terms of the Merger Agreement, the Company would acquire all of the
outstanding common stock, $.01 par value, of J.C. Nichols ("J.C. Nichols Common
Stock"). Under the Merger Agreement, J.C. Nichols shareholders may elect to
receive either 1.84 shares of Common Stock or $65 in cash for each share of
J.C. Nichols Common Stock. However, the cash payment to J.C. Nichols
shareholders cannot exceed 40% of the total consideration and the Company may
limit the amount of Common Stock issued to 75% of the total consideration. The
exchange ratio is fixed and reflects the average closing price of the Common
Stock over the 20 trading days preceding the effective date of the Merger
Agreement. The cost of the J.C. Nichols Transaction under the Merger Agreement
is approximately $570 million, including assumed debt of
S-6
<PAGE>
approximately $250 million, net of cash of approximately $65 million. The
Merger Agreement provides for payment by J.C. Nichols to the Company of a
termination fee and expenses of up to an aggregate of $17.2 million if J.C.
Nichols enters into an acquisition proposal other than the Merger Agreement and
certain other conditions are met. The failure of J.C. Nichols shareholders to
approve the J.C. Nichols Transaction, however, will not trigger the payment of
a termination fee, except for a fee of $2.5 million if, among other things,
J.C. Nichols enters into another acquisition proposal before December 22, 1998.
No assurance can be given that all or part of the J.C. Nichols Transaction
will be consummated or that, if consummated, it will follow the terms set forth
in the Merger Agreement. As of the date hereof, certain third parties have
expressed an interest to J.C. Nichols and/or certain of its shareholders in
purchasing all or a portion of the outstanding J.C. Nichols Common Stock at a
price in excess of $65 per share. No assurance can be given that a third party
will not make an offer to J.C. Nichols or its shareholders to purchase all or a
portion of the outstanding J.C. Nichols Common Stock at a price in excess of
$65 per share or that the board of directors of J.C. Nichols would reject any
such offer. The Company and/or J.C. Nichols may terminate the Merger Agreement
if the J.C. Nichols Transaction is not consummated by June 30, 1998.
The properties to be acquired in the J.C. Nichols Transaction include the
Country Club Plaza in Kansas City, which covers 15 square blocks and includes
1.0 million square feet of retail space, 1.1 million square feet of office
space and 462 apartment units. As of December 31, 1997, the Country Club Plaza
was approximately 96% leased. The Country Club Plaza is presently undergoing an
expansion and restoration expected to add 800,000 square feet of retail,
office, hotel and residential space with an estimated cost of approximately
$240 million. Assuming consummation of the J.C. Nichols Transaction, the
Company intends to complete the development in the Country Club Plaza
previously planned by J.C. Nichols.
Assuming completion of the J.C. Nichols Transaction, the Company and the
Operating Partnership would succeed to the interests of J.C. Nichols in a
strategic alliance with Kessinger/Hunter & Company, Inc. ("Kessinger/ Hunter")
pursuant to which Kessinger/Hunter manages and leases the office, industrial
and retail properties presently owned by J.C. Nichols in the greater Kansas
City metropolitan area. J.C. Nichols currently has a 30% ownership interest in
the strategic alliance with Kessinger/Hunter and has two additional options to
acquire up to a 65% ownership in the strategic alliance. Assuming completion of
the J.C. Nichols Transaction, the Company and the Operating Partnership would
also succeed to the interests of J.C. Nichols in a strategic alliance with R&R
Investors, Ltd. ("R&R") pursuant to which R&R manages and leases the properties
in which J.C. Nichols has an ownership interest in Des Moines. J.C. Nichols has
an ownership interest of 50% or more in each of the Des Moines properties with
R&R or its principal.
Assuming completion of the J.C. Nichols Transaction, J.C. Nichols would
retain its name and operate as a division, Barrett Brady, president and chief
executive officer of J.C. Nichols, would become a senior vice president of the
Company responsible for its Midwest operations and approximately 100 employees
of J.C. Nichols would be expected to join the Company. In addition, the Company
would expand its board of directors to include one independent director
selected by J.C. Nichols.
Easton-Babcock Transaction. The Company has entered into an agreement with
The Easton-Babcock Companies, a real estate operating company in Miami, Florida
("Easton-Babcock"), pursuant to which the Company will combine its property
operations with Easton-Babcock and acquire a portfolio of 11 industrial
properties encompassing 1.8 million rentable square feet, three office
properties encompassing 197,000 rentable square feet and 110 acres of land for
development, of which 88 acres will be acquired over a three-year period (the
"Easton-Babcock Transaction"). As of December 31, 1997, the industrial
properties to be acquired in the Easton-Babcock Transaction were 88% leased and
the office properties to be acquired in the Easton-Babcock Transaction were 50%
leased. The cost of the Easton-Babcock Transaction is $143 million and will
consist of an undetermined combination of the issuance of Common Units, the
assumption of mortgage debt and a cash payment. Also in connection with the
Easton-Babcock Transaction, the Company will issue to certain affiliates of
Easton-Babcock warrants to purchase 926,000 shares of Common Stock at $35.50
per share. Although the Easton-Babcock Transaction is expected to close by May
15, 1998, no assurance can be given that all or part of the transaction will be
consummated.
Other Acquisition Activity. The Company's investment committee continually
evaluates potential acquisition opportunities in both its existing markets and
in new markets. Accordingly, at any particular time, the Company is likely to
be involved in negotiations (at various stages) to acquire one or more
properties or portfolios.
S-7
<PAGE>
Financing Activities and Liquidity
Set forth below is a summary description of the recent financing
activities of the Company and the Operating Partnership:
Concurrent Common Stock Offering. On April 16, 1998, the Company entered
into an agreement to sell 441,176 shares of Common Stock in an underwritten
offering for net proceeds of approximately $14.2 million (the "Concurrent
Common Stock Offering"). The Concurrent Common Stock Offering is expected to
close April 21, 1998. See "Concurrent Offerings."
Concurrent Debt Offering. On April 15, 1998, the Operating Partnership
entered into an agreement to sell $200 million of 7 1/2% notes due April 15,
2018 (the "Notes") in an underwritten public offering for net proceeds of
approximately $197.4 million (the "Concurrent Debt Offering"). The Concurrent
Debt Offering is expected to close April 20, 1998. See "Concurrent Offerings."
March 1998 Offering. On March 30, 1998, the Company sold 428,572 shares of
Common Stock in an underwritten public offering (the "March 1998 Offering") for
net proceeds of approximately $14.2 million.
February 1998 Common Stock Offerings. On February 12, 1998, the Company
sold an aggregate of 1,553,604 shares of Common Stock in two underwritten
public offerings (the "February 1998 Common Stock Offerings") for net proceeds
of approximately $51.2 million.
February 1998 Debt Offering. On February 2, 1998, the Operating
Partnership sold $125 million of 6.835% MOPPRS(SM) due February 1, 2013 and $100
million of 7 1/8% notes due February 1, 2008 (the "February 1998 Debt
Offering").
January 1998 Offering. On January 27, 1998, the Company sold 2,000,000
shares of Common Stock in an underwritten public offering (the "January 1998
Offering") for net proceeds of approximately $68.2 million.
Assuming completion of the Garcia Transaction, the January 1998 Offering,
the February 1998 Debt Offering, the February 1998 Common Stock Offerings, the
March 1998 Offering, the Concurrent Debt Offering, the Concurrent Common Stock
Offering and this Offering, the Company's pro forma debt as of December 31,
1997 would have totaled $1.1 billion and would have represented 29.2% of total
market capitalization. The Company's pro forma fixed charge coverage ratio for
the year ended December 31, 1997 would have equaled 2.43x.
S-8
<PAGE>
Recent Development Activity
The Company has 32 properties under development in 11 markets totaling
approximately 3.6 million rentable square feet. The following table summarizes
these Development Projects:
<TABLE>
<CAPTION>
Rentable Estimated Cost at Pre-Leasing Estimated
Name Location Square Feet Costs 12/31/97 Percentage* Completion
- -------------------------------- ------------------- ------------- ----------- ---------- ------------- -----------
(dollars in thousands)
<S> <C> <C> <C> <C> <C> <C>
Office Properties:
Ridgefield III Asheville 57,000 $ 5,485 $ 1,638 26% 2Q98
2400 Century Center Atlanta 135,000 16,195 6,527 -- 2Q98
10 Glenlakes Atlanta 254,000 35,135 3,360 -- 4Q98
Automatic Data Processing Baltimore 110,000 12,400 3,367 100 3Q98
Riparius Center at Owings
Mills Baltimore 125,000 13,800 2,393 -- 2Q99
BB&T** Greenville 70,908 5,851 4,703 100 2Q98
Patewood VI Greenville 107,000 11,360 5,202 15 2Q98
Colonnade Memphis 89,000 9,400 5,592 93 2Q98
Southwind C Memphis 73,703 7,657 1,245 67 4Q98
Harpeth V Nashville 65,300 6,900 3,108 66 2Q98
Lakeview Ridge II Nashville 61,300 6,000 2,879 79 2Q98
Southpointe Nashville 103,700 10,878 4,254 61 2Q98
Caterpillar Financial Center Nashville 313,000 54,000 -- 62 1Q00
CNA Orlando 180,000 24,408 -- 95 1Q99
Hard Rock Orlando 63,000 7,000 -- 100 4Q98
Concourse Center One Piedmont Triad 85,500 8,415 -- -- 1Q99
RMIC Piedmont Triad 90,000 7,650 3,971 100 2Q98
ClinTrials Research Research Triangle 178,000 21,490 12,034 100 2Q98
Situs II Research Triangle 59,300 5,857 1,218 -- 2Q98
Highwoods Centre Research Triangle 76,000 8,327 960 50 3Q98
Overlook Research Triangle 97,000 10,307 1,083 -- 4Q98
Red Oak Research Triangle 65,000 6,394 568 -- 3Q98
Markel-American Richmond 106,200 10,650 5,226 55 2Q98
Highwoods V Richmond 67,200 6,620 1,096 100 2Q98
Interstate Corporate Center** Tampa 309,000 15,600 7,040 26 4Q98
Intermedia (Sabal) Phase I Tampa 120,500 12,500 1,331 100 4Q98
Intermedia (Sabal) Phase II Tampa 120,500 13,000 662 100 1Q00
------- -------- ------- ---
Office Total or Weighted
Average 3,182,111 $353,279 $79,457 53%
========= ======== ======= ===
Industrial Properties:
Chastain II & III Atlanta 122,000 $ 4,686 $ 1,359 14% 3Q98
Tradeport 1 Atlanta 87,000 3,070 1,608 -- 2Q98
Tradeport 2 Atlanta 87,000 3,070 1,608 -- 2Q98
Air Park South Warehouse I Piedmont Triad 100,000 2,929 545 80 2Q98
Industrial Total or
Weighted Average 396,000 $ 13,755 $ 5,120 25%
========= ======== ======= ===
Total or Weighted
Average of all
Development Projects 3,578,111 $367,034 $84,577 50%
========= ======== ======= ===
Summary By Estimated
Completion Date:
Second Quarter 1998 1,463,908 $133,405 $61,209 56%
Third Quarter 1998 373,000 31,807 6,254 44
Fourth Quarter 1998 917,203 88,199 14,059 34
First Quarter 1999 265,500 32,823 -- 64
Second Quarter 1999 125,000 13,800 2,393 --
First Quarter 2000 433,500 67,000 662 73
--------- -------- ------- ---
3,578,111 $367,034 $84,577 50%
========= ======== ======= ===
</TABLE>
- ----------
* Includes letters of intent
** Redevelopment projects
S-9
<PAGE>
THE PROPERTIES
General
As of March 31, 1998, the Company owned 382 office properties and 148
industrial properties, which are located in 19 markets concentrated in the
Southeast. The office properties are generally mid-rise and single-story
suburban office buildings. The industrial properties include 68 warehouse and
bulk distribution facilities and 80 service center properties. The service
center properties have varying amounts of office finish (usually at least 33%)
and their rents vary accordingly. The service center properties are suitable
for office, retail, light industrial and warehouse uses. In the aggregate,
management developed 174 of the 530 Properties.
The following table sets forth certain information about the Properties at
March 31, 1998 in each of the Company's 19 markets:
<TABLE>
<CAPTION>
Office Industrial Total
Properties Properties (1) Properties
------------ ---------------- ------------
<S> <C> <C> <C>
Research Triangle, NC ......... 71 4 75
Tampa, FL ..................... 70 7 77
Atlanta, GA ................... 42 32 74
South Florida ................. 28 0 28
Piedmont Triad, NC ............ 34 79 113
Orlando, FL ................... 32 0 32
Nashville, TN ................. 15 3 18
Charlotte, NC ................. 17 16 33
Richmond, VA .................. 21 3 24
Jacksonville, FL .............. 16 0 16
Greenville, SC ................ 8 2 10
Memphis, TN ................... 9 0 9
Tallahassee, FL ............... 2 0 2
Baltimore, MD ................. 5 0 5
Columbia, SC .................. 7 0 7
Norfolk, VA ................... 2 1 3
Birmingham, AL ................ 1 0 1
Asheville, NC ................. 1 1 2
Ft. Myers, FL ................. 1 0 1
-- -- ---
382 148 530
=== === ===
<CAPTION>
Percent of
Total
Rentable Rentable Annualized Percent of
Square Square Rental Total Annualized
Feet Feet Revenue (2) Rental Revenue
------------ ----------- --------------- -----------------
<S> <C> <C> <C> <C>
Research Triangle, NC ......... 4,909,451 14.4% $ 69,576,588 16.8%
Tampa, FL ..................... 4,242,452 12.5 55,962,803 13.6
Atlanta, GA ................... 5,414,485 15.9 51,222,518 12.4
South Florida ................. 2,447,644 7.2 38,564,620 9.3
Piedmont Triad, NC ............ 4,738,992 14.0 37,298,120 9.0
Orlando, FL ................... 2,445,640 7.2 32,078,725 7.8
Nashville, TN ................. 1,821,485 5.4 28,011,769 6.8
Charlotte, NC ................. 1,621,590 4.8 17,922,356 4.3
Richmond, VA .................. 1,467,919 4.3 17,554,560 4.3
Jacksonville, FL .............. 1,465,139 4.3 17,288,162 4.2
Greenville, SC ................ 1,001,641 3.0 12,159,236 2.9
Memphis, TN ................... 606,549 1.8 11,008,093 2.7
Tallahassee, FL ............... 402,432 1.2 6,490,401 1.6
Baltimore, MD ................. 364,434 1.1 5,848,624 1.4
Columbia, SC .................. 423,738 1.2 5,581,556 1.4
Norfolk, VA ................... 265,857 0.8 2,829,126 0.7
Birmingham, AL ................ 115,289 0.3 1,820,320 0.4
Asheville, NC ................. 124,177 0.4 1,211,119 0.3
Ft. Myers, FL ................. 51,831 0.2 580,143 0.1
--------- ----- ------------ -----
33,930,745 100.0% $413,008,839 100.0%
========== ===== ============ =====
</TABLE>
<TABLE>
<CAPTION>
Office Properties Industrial Properties (1) Total or Weighted Average
------------------- --------------------------- --------------------------
<S> <C> <C> <C>
Total Annualized Rental Revenue (2) .......... $375,622,382 $37,386,457 $ 413,008,839
Total rentable square feet ................... 26,501,250 7,429,495 33,930,745
Percent leased ............................... 94%(3) 90%(4) 93%
Weighted average age (years) ................. 13.0(5) 12.0 12.8
</TABLE>
- ----------
(1) Includes 80 service center properties.
(2) Annualized Rental Revenue is March 1998 rental revenue (base rent plus
operating expense pass throughs) multiplied by 12.
(3) Includes 61 single-tenant properties comprising 4.5 million rentable square
feet and 378,000 rentable square feet leased but not occupied.
(4) Includes 26 single-tenant properties comprising 1.7 million rentable square
feet and 27,000 rentable square feet leased but not occupied.
(5) Excludes the Comeau Building, which is a historical building constructed in
1926 and renovated in 1996.
S-10
<PAGE>
Tenants
As of March 31, 1998, the Properties were leased to approximately 3,400
tenants, which engage in a wide variety of businesses. The following table sets
forth information concerning the 20 largest tenants of the Properties as of
March 31, 1998:
<TABLE>
<CAPTION>
Percent of Total
Number Annualized Annualized
Tenant of Leases Rental Revenue (1) Rental Revenue
- -------------------------------------------------------- ----------- -------------------- -----------------
<S> <C> <C> <C>
1. IBM ................................................ 14 $14,518,703 3.5%
2. Federal Government ................................. 46 12,352,828 3.0
3. AT&T ............................................... 17 7,166,637 1.7
4. Bell South ......................................... 46 6,424,869 1.6
5. State of Florida ................................... 25 5,182,884 1.3
6. Northern Telecom Inc. .............................. 3 5,047,118 1.2
7. Travelers .......................................... 8 3,254,587 0.8
8. GTE ................................................ 8 3,221,681 0.8
9. NationsBank ........................................ 21 3,176,750 0.8
10. First Citizens Bank & Trust ........................ 8 2,928,048 0.7
11. Prudential ......................................... 15 2,661,152 0.6
12. MCI ................................................ 11 2,572,753 0.6
13. First Union ........................................ 6 2,436,636 0.6
14. Jacobs-Sirrene Engineers, Inc. ..................... 1 2,235,550 0.5
15. Blue Cross & Blue Shield of North Carolina ......... 7 2,132,716 0.5
16. International Paper ................................ 7 2,032,312 0.5
17. Price Waterhouse ................................... 3 2,002,357 0.5
18. US Airways ......................................... 2 1,963,566 0.5
19. H.I.P. Health Plan of Florida ...................... 2 1,913,005 0.5
20. The Martin Agency, Inc. ............................ 1 1,882,327 0.5
-- ----------- ----
Total .............................................. 251 $85,106,479 20.7%
=== =========== ====
</TABLE>
- ----------
(1) Annualized Rental Revenue is March 1998 rental revenue (base rent plus
operating expense pass throughs) multiplied by 12.
Lease Expirations of the Properties
The following table sets forth scheduled lease expirations for leases in
place at the Properties as of March 31, 1998, for each of the next 10 years
beginning with the year ended December 31, 1998, assuming no tenant exercises
renewal options or is terminated due to default:
<TABLE>
<CAPTION>
Rentable Percentage of Percentage of
Square Feet Total Leased Annualized Total Annualized
Number Subject to Square Feet Rental Revenue Rental Revenue
of Leases Expiring Represented by Under Expiring Represented by
Lease Expiring Expiring Leases Expiring Leases Leases (1) Expiring Leases
- --------------------------- ----------- ------------- ----------------- ---------------- -----------------
<S> <C> <C> <C> <C> <C>
Remainder of 1998 ......... 1,007 4,864,506 15.5% $ 58,923,038 14.3%
1999 ..................... 882 4,832,313 15.4 59,205,972 14.3
2000 ..................... 896 5,129,412 16.3 66,946,120 16.2
2001 ..................... 580 4,164,396 13.3 58,357,593 14.1
2002 ..................... 546 4,706,635 15.0 60,104,836 14.6
2003 ..................... 182 1,943,569 6.2 26,788,805 6.5
2004 ..................... 72 1,272,910 4.1 18,968,526 4.6
2005 ..................... 56 985,574 3.1 13,680,979 3.3
2006 ..................... 37 1,204,327 3.8 16,066,677 3.9
2007 ..................... 22 558,454 1.8 8,984,556 2.2
Thereafter ................ 40 1,738,512 5.5 24,981,737 6.0
----- --------- ----- ------------ -----
Total .................... 4,320 31,400,608 100.0% $413,008,839 100.0%
===== ========== ===== ============ =====
</TABLE>
- ----------
(1) Annualized Rental Revenue is March 1998 rental revenue (base rent plus
operating expense pass throughs) multiplied by 12.
S-11
<PAGE>
MANAGEMENT
The following table sets forth certain information with respect to the
directors and executive officers of the Company:
<TABLE>
<CAPTION>
Name Age Principal Occupations and Other Directorships
- ------------------------ ----- -------------------------------------------------------------------------------
<S> <C> <C>
59 Director and Chairman of the Board of Directors. Mr. Sloan is a founder of
O. Temple Sloan, Jr.
the predecessor of the Company. Mr. Sloan is a director of NationsBank,
N.A. Mr. Sloan also serves as chairman of General Parts, Inc., a nationwide
distributor of automobile replacement parts, which he founded.
Ronald P. Gibson 53 Director, President and Chief Executive Officer. Mr. Gibson is a founder of
the Company and has served as president or managing partner of its
predecessor since its formation in 1978.
John L. Turner 51 Director, Vice Chairman of the Board of Directors and Chief Investment
Officer. Mr. Turner co-founded Forsyth's predecessor in 1975.
John W. Eakin 43 Director and Senior Vice President. Mr. Eakin is responsible for operations
in Tennessee and Alabama. Mr. Eakin was the founder and president of
Eakin & Smith, Inc. prior to its merger with the Company.
Gene H. Anderson 52 Director and Senior Vice President. Mr. Anderson manages the operations
of the Company's Georgia properties. Mr. Anderson was the founder and
president of Anderson Properties, Inc. prior to its merger with the
Company.
William T. Wilson III 44 Director. Mr. Wilson served as executive vice president of the Company
from February 1995 until June 1997. Mr Wilson joined Forsyth in 1982 and
served as its president from 1993 until its merger with the Company.
Thomas W. Adler 57 Director. Mr. Adler is a principal of Cleveland Real Estate Partners, a
fee-based real estate service company. Mr. Adler has served as a member of
the executive committee and board of governors of the National
Association of Real Estate Investment Trusts ("NAREIT") and he was
national president in 1990 of the Society of Industrial and Office Realtors.
William E. Graham, Jr. 68 Director. Mr. Graham is a lawyer in private practice with the firm of
Hunton & Williams. Mr. Graham was a board member, vice chairman and
general counsel of Carolina Power & Light Company. Mr. Graham serves
on the Raleigh board of directors of NationsBank and the board of directors
of BB&T Mutual Funds Group.
L. Glenn Orr, Jr. 57 Director. Mr. Orr is a director of Southern National Corporation and was its
chairman of the board of directors, president and chief executive officer
prior to its merger with Branch Banking and Trust.
Willard H. Smith Jr. 61 Director. Mr. Smith was a managing director of Merrill Lynch. Mr. Smith is
a member of the board of directors of Cohen & Steers Realty Shares,
Cohen & Steers Realty Income Fund, Cohen & Steers Special Equity Fund,
Inc., Cohen & Steers Total Return Realty Fund, Cohen & Steers Equity
Income Fund, Essex Property Trust, Inc., Realty Income Corporation and
Willis Lease Financial Corporation.
Stephen Timko 69 Director. Mr. Timko joined the Board of Directors in February 1995 in
connection with the Company's acquisition of Research Commons. He has
served as associate vice president of financial affairs for Temple University.
Edward J. Fritsch 39 Executive Vice President, Chief Operating Officer and Secretary.
Mr. Fritsch is responsible for operations in North Carolina, Georgia,
Virginia and South Carolina. Mr. Fritsch joined the Company in 1982.
</TABLE>
S-12
<PAGE>
<TABLE>
<CAPTION>
Name Age Principal Occupations and Other Directorships
- ---------------------- ----- -----------------------------------------------------------------------------
<S> <C> <C>
James R. Heistand 46 Senior Vice President, Mr. Heistand is responsible for operations in Florida
and is an advisory member of the Company's investment committee.
Mr. Heistand is expected to join the Company's Board of Directors and
become a voting member of the investment committee this year.
Mr. Heistand was the founder and president of ACP prior to its merger this
year with the Company.
Carman J. Liuzzo 37 Vice President, Chief Financial Officer and Treasurer. Prior to joining the
Company, Mr. Liuzzo was vice president and chief accounting officer for
Boddie-Noell Enterprises, Inc. and Boddie-Noell Restaurant Properties, Inc.
Mr. Liuzzo is a certified public accountant.
Mack D. Pridgen, III 48 Vice President and General Counsel. Prior to joining the Company,
Mr. Pridgen was a partner with Smith Helms Mulliss & Moore, L.L.P.
</TABLE>
CONCURRENT OFFERINGS
On April 16, 1998, the Company entered into an agreement to sell 441,176
shares of Common Stock in an underwritten offering for net proceeds of
approximately $14.2 million. The Concurrent Common Stock Offering is expected
to close April 21, 1998. The discussion of the Concurrent Common Stock Offering
is in all respects subject to and qualified in its entirety by reference to the
Company's prospectus supplement regarding the Concurrent Common Stock Offering
to be filed with the Securities and Exchange Commission pursuant to Rule 424(b)
of the Securities Act.
On April 15, 1998, the Operating Partnership entered into an agreement to
sell $200 million of 7 1/2% notes due April 15, 2018 (the "Notes") in an
underwritten public offering for net proceeds of approximately $197.4 million.
Interest on the Notes will be payable semi-annually on April 15 and October 15
of each year, commencing October 15, 1998. The Concurrent Debt Offering is
expected to close April 20, 1998. The discussion of the Notes is in all
respects subject to and qualified in its entirety by reference to the
applicable provisions of the Operating Partnership's prospectus supplement
regarding the Notes filed with the Securities and Exchange Commission pursuant
to Rule 424(b) of the Securities Act.
None of the closings of this Offering, the Concurrent Common Stock
Offering or the Concurrent Debt Offering is conditioned upon the closing of any
other offering.
USE OF PROCEEDS
The net cash proceeds to the Company of the Depositary Shares offered
hereby are expected to be approximately $96.7 million. The Company intends to
contribute or otherwise transfer the net proceeds of the sale of the Depositary
Shares to the Operating Partnership in exchange for Series D Preferred Units in
the Operating Partnership, the economic terms of which will be substantially
identical to the Series D Preferred Shares. The Operating Partnership will be
required to make all required distributions on the Series D Preferred Units
(which will mirror the payments of dividends, including accrued and unpaid
dividends upon redemption, and of the liquidation preference amount on the
Series D Preferred Shares) prior to any distribution of cash or assets to the
holders of Common Units or to the holders of any other interests in the
Operating Partnership, except for any other series of preference units ranking
on a parity with the Series D Preferred Units as to distributions and/or
liquidation rights and except for distributions required to enable the Company
to maintain its qualification as a REIT. The Company intends to use the net
proceeds of the Offering, together with the net proceeds from the Concurrent
Debt Offering and the Concurrent Common Stock Offering, to pay down
approximately $301.9 million of indebtedness currently outstanding on its
Revolving Loans and to pay approximately $6.4 million to settle a treasury lock
agreement. As of April 16, 1998, approximately $344 million of indebtedness was
outstanding on the Revolving Loans, which bore interest at a weighted average
interest rate of 6.79%.
S-13
<PAGE>
CAPITALIZATION
The following table sets forth the capitalization of the Company as of
December 31, 1997 and on a pro forma basis assuming that each of the following
occurred as of December 31, 1997: (i) the issuance of 400,000 Series D
Preferred Shares and the application of the net proceeds therefrom as described
under "Use of Proceeds," (ii) the Concurrent Debt Offering, (iii) the
Concurrent Common Stock Offering, (iv) the Garcia Transaction, (v) the January
1998 Offering, (vi) the February 1998 Debt Offering, (vii) the February 1998
Common Stock Offerings and (viii) the March 1998 Offering. The capitalization
table should be read in conjunction with "Management's Discussion and Analysis
of Financial Condition and Results of Operations" included and incorporated by
reference herein and the Company's financial statements and notes thereto
incorporated by reference herein.
<TABLE>
<CAPTION>
December 31, 1997
-------------------------------
Historical Pro Forma
-------------- --------------
(in thousands)
<S> <C> <C>
Debt:
Revolving Loans ............................................................ $ 314,500 $ --
Mortgage notes ............................................................. 354,058 378,058
6 3/4% Notes due 2003 ...................................................... 100,000 100,000
7% Notes due 2006 .......................................................... 110,000 110,000
Exercisable Put Option Notes due 2011 (1) .................................. 100,000 100,000
7 1/8% Notes due 2008 ...................................................... -- 100,000
6.835% MOPPRS(SM) due 2013 ................................................... -- 125,000
7 1/2% Notes due 2018 ...................................................... -- 200,000
---------- ----------
Total debt ................................................................ 978,558 1,113,058
---------- ----------
Minority interest in the Operating Partnership ............................... 287,186 287,186
Stockholders' equity: ........................................................
Preferred Stock, $.01 par value; 10,000,000 authorized (2)
8 5/8% Series A Cumulative Redeemable Preferred Shares (liquidation
preference $1,000 per share), 125,000 shares issued and outstanding....... 125,000 125,000
8% Series B Cumulative Redeemable Preferred Shares (liquidation
preference $25 per share), 6,900,000 shares issued and outstanding........ 172,500 172,500
8% Series D Cumulative Redeemable Preferred Shares (liquidation
preference $250 per share), 0 shares and 400,000 shares, respectively,
issued and outstanding ................................................... -- 100,000
Common Stock, $.01 par value; 100,000,000 authorized, 46,838,600 shares
and 51,261,952 shares, respectively, issued and outstanding (3) ........... 468 513
Additional paid-in capital ................................................. 1,132,100 1,276,590
Accumulated deficit ........................................................ (28,627) (28,627)
---------- ----------
Total stockholders' equity ................................................ 1,401,441 1,645,976
---------- ----------
Total capitalization ...................................................... $2,667,185 $3,046,220
========== ==========
Cash and cash equivalents .................................................... $ 10,146 $ 267,446
========== ==========
</TABLE>
- ----------
(1) On June 24, 1997, a trust formed by the Operating Partnership sold $100
million of X-POS(SM), which represent fractional undivided beneficial
interests in the trust. The assets of the trust consist of, among other
things, $100 million of the Put Option Notes. The X-POS(SM) bear an
interest rate of 7.19% and mature on June 15, 2004, representing an
effective borrowing cost of 7.09%, net of a related put option and certain
interest rate protection agreement costs. Under certain circumstances, the
Put Option Notes could also become subject to early maturity on June 15,
2004.
(2) The Company's Amended and Restated Articles of Incorporation have
classified and designated 1,000,000 shares of Series C Junior
Participating Preferred Stock, none of which is currently issued or
outstanding, in connection with the Company's Shareholders' Rights Plan.
See "Description of Common Stock -- Certain Provisions Affecting Change in
Control" in the accompanying Prospectus.
(3) Excludes (a) 10,449,197 (historical) and 10,449,197 (pro forma) shares of
Common Stock that may be issued upon redemption of Common Units (which are
redeemable by the holder for cash or, at the Company's option, shares of
Common Stock on a one-for-one basis) issued in connection with the
formation of the Company and subsequent property acquisitions, (b)
2,500,000 shares of Common Stock reserved for issuance upon exercise of
options granted pursuant to the Amended and Restated 1994 Stock Option
Plan, (c) 1,729,290 shares of Common Stock that may be issued upon the
exercise of outstanding warrants granted to certain officers in connection
with certain property acquisitions, (d) 354,000 shares of Common Stock
that may be issued upon redemption of Common Units that may be issued in
connection with certain property acquisitions and (e) 40,542 shares of
Common Stock that may be issued pursuant to earn-out provisions in an
acquisition agreement.
S-14
<PAGE>
SELECTED FINANCIAL DATA
The following table sets forth selected financial and operating data for
the Company on a historical and a pro forma basis. The pro forma operating data
for the year ended December 31, 1997 has been derived by the application of pro
forma adjustments to the Company's audited consolidated financial statements
incorporated herein by reference and assumes that the following transactions
all occurred as of January 1, 1997: (i) the acquisition of Century Center
Office Park and an affiliated property portfolio, (ii) the merger with Anderson
Properties, Inc. and its affiliates, (iii) the issuance of 125,000 Series A
Preferred Shares, (iv) the issuance of the X-POS(SM), (v) the issuance of
1,800,000 shares of Common Stock in August 1997, (vi) the merger with ACP,
(vii) the issuance of 8,500,000 shares of Common Stock in October 1997, (viii)
the issuance of 6,900,000 Series B Preferred Shares, (ix) the Selected Fourth
Quarter 1997 Transactions (as defined herein), (x) the Garcia Transaction, (xi)
the January 1998 Offering, (xii) the February 1998 Debt Offering, (xiii) the
February 1998 Common Stock Offerings, (xiv) the March 1998 Offering, (xv) the
Concurrent Debt Offering, (xvi) the Concurrent Common Stock Offering and (xvii)
this Offering. The pro forma balance sheet as of December 31, 1997 assumes that
the Garcia Transaction, the January 1998 Offering, the February 1998 Debt
Offering, the February 1998 Common Stock Offerings, the March 1998 Offering,
the Concurrent Debt Offering, the Concurrent Common Stock Offering and this
Offering all occurred as of December 31, 1997. The pro forma financial
information is unaudited and is not necessarily indicative of what the
financial position and results of operations of the Company would have been as
of and for the periods indicated, nor does it purport to represent the future
financial position and results of operations for future periods.
"Selected Fourth Quarter 1997 Transactions" include the Riparius
Transaction and the following property acquisitions: (i) Winners Circle in
Nashville, TN; (ii) the Shelton portfolio in the Piedmont Triad; (iii)
NationsBank Plaza in Greenville, SC; (iv) Exchange Plaza in Atlanta, GA; (v)
Cypress West in Tampa, FL; (vi) Marnier Square in Tampa, FL; (vii) Zurn in
Tampa, FL; and (viii) Avion in Ft. Lauderdale, FL.
The following information should be read in conjunction with "Management's
Discussion and Analysis of Financial Condition and Results of Operations"
included and incorporated by reference herein and the Company's financial
statements and notes thereto incorporated by reference herein.
S-15
<PAGE>
<TABLE>
<CAPTION>
Pro forma
------------------- Year Ended Year Ended Year Ended
Year Ended December 31, December 31, December 31,
December 31, 1997 1997 1996 1995
------------------- -------------- -------------- -------------
(dollars in thousands except per share amounts)
<S> <C> <C> <C> <C>
Operating Data:
Total revenue ........................................ $ 363,078 $ 274,470 $ 137,926 $ 73,522
Rental property operating expenses (1) ............... 113,801 76,743 35,313 17,049
General and administrative ........................... 10,216 10,216 5,666 2,737
Interest expense ..................................... 66,260 47,394 26,610 13,720
Depreciation and amortization ........................ 60,636 47,533 22,095 11,082
----------- ----------- ----------- ----------
Income before minority interest ...................... 112,165 92,584 48,242 28,934
Minority interest .................................... (18,646) (15,106) (6,782) (4,937)
----------- ----------- ----------- ----------
Income before extraordinary item ..................... 93,519 77,478 41,460 23,997
Extraordinary item-loss on early
extinguishment of debt .............................. (5,799) (5,799) (2,140) (875)
----------- ----------- ----------- ----------
Net income ........................................... 87,720 71,679 39,320 23,122
Dividends on Preferred Shares ........................ (32,581) (13,117) -- --
Net income available for common stockholders ......... $ 55,139 $ 58,562 $ 39,320 $ 23,122
----------- ----------- ----------- ----------
Net income per common share -- Basic (2) ............. $ 1.28 $ 1.51 $ 1.51 $ 1.49
=========== =========== =========== ==========
Net income per common share -- Diluted (2) ........... $ 1.27 $ 1.50 $ 1.50 $ 1.48
=========== =========== =========== ==========
Balance Sheet Data
(at end of period):
Real estate, net of accumulated depreciation ......... $ 2,725,654 $ 2,614,654 $ 1,377,874 $ 593,066
Total assets ......................................... 3,101,341 2,722,306 1,443,440 621,134
Total mortgages and notes payable .................... 1,113,058 978,558 555,876 182,736
Other Data:
FFO(3) ............................................... 140,220 127,000 70,620 40,016
Cash flow provided by (used in) (4) ..................
Operating activities ................................ 151,169 130,192 71,317 43,169
Investing activities ................................ (611,283) (524,283) (486,867) (136,032)
Financing activities ................................ 742,003 393,167 419,782 93,443
EBIDA (5) ............................................ 239,061 187,511 96,947 53,736
Ratio of earnings to combined fixed charges and
preferred stock dividends (6) ....................... 1.68x 2.07x 2.53x 3.11x
Ratio of FFO before fixed charges to fixed charges
(7) ................................................. 3.29x 3.81x 4.02x 4.31x
Number of in-service properties ...................... 530 481 292 191
Total rentable square feet ........................... 33,931,000 30,721,000 17,455,000 9,215,000
</TABLE>
- ----------
(1) Rental property operating expenses include salaries, real estate taxes,
insurance, repairs and maintenance, property management, security,
utilities, leasing, development and construction expenses.
(2) Net income per share has been calculated using the methodology prescribed
by FASB Statement No. 128. See "Management's Discussion and Analysis of
Financial Condition and Results of Operations -- FASB Statement No. 128."
(3) Funds From Operations ("FFO") is defined as net income, computed in
accordance with generally accepted accounting principles ("GAAP"),
excluding gains (losses) from debt restructuring and sales of property,
plus depreciation and amortization and after adjustments for
unconsolidated partnerships and joint ventures. Management generally
considers FFO to be a useful financial performance measurement of an
equity REIT because, together with net income and cash flows, FFO provides
investors with an additional basis to evaluate the ability of a REIT to
incur and service debt and to fund acquisitions and other capital
expenditures. FFO does not represent net income or cash flows from
operating, investing or financing activities as defined by GAAP. It should
not be considered as an alternative to net income as an indicator of the
Company's operating performance or to cash flows as a measure of
liquidity. FFO does not measure whether cash flow is sufficient to fund
all cash needs including principal amortization, capital improvements and
distributions to partners. Further, funds from operations statistics as
disclosed by other REITs may not be comparable to the Company's
calculation of FFO.
(4) Reflects the Company's cash flows and pro forma cash flows from operating,
investing and financing activities. Pro forma cash flows from operating
activities represents net income plus income allocable to minority
interest, depreciation of rental properties and amortization of deferred
expenses, line of credit fees and the cost of unwinding certain interest
rate swap agreements. There are no pro forma adjustments for changes in
working capital items. This pro forma cash flow data is not necessarily
indicative of what actual cash flows would have been assuming the
transactions described in the introduction to the table had been completed
as of the beginning of the period presented, nor does it purport to
represent cash flows from operating, investing and financing activities
for future periods.
S-16
<PAGE>
(5) EBIDA means earnings before interest expense, depreciation, amortization
and minority interest. The Company believes that in addition to cash flows
and net income, EBIDA is a useful financial performance measurement for
assessing the operating performance of an equity REIT because, together
with net income and cash flows, EBIDA provides investors with an
additional basis to evaluate the ability of a REIT to incur and service
debt and to fund acquisitions and other capital expenditures. To evaluate
EBIDA and the trends it depicts, the components of EBIDA, such as rental
revenues, rental expenses, real estate taxes and general and
administrative expenses, should be considered. See "Management's
Discussion and Analysis of Financial Condition and Results of Operations"
included herein and incorporated by reference in the accompanying
Prospectus. Excluded from EBIDA are financing costs such as interest as
well as depreciation and amortization, each of which can significantly
affect a REIT's results of operations and liquidity and should be
considered in evaluating a REIT's operating performance. Further, EBIDA
does not represent net income or cash flows from operating, financing and
investing activities as defined by GAAP and does not necessarily indicate
that cash flows will be sufficient to fund cash needs. It should not be
considered as an alternative to net income as an indicator of the
Company's operating performance or to cash flows as a measure of
liquidity.
(6) The ratio of earnings to combined fixed charges and preferred stock
dividends is computed as income from operations before extraordinary items
plus fixed charges (excluding capitalized interest) divided by fixed
charges and preferred stock dividends. Fixed charges and preferred stock
dividends consist of interest costs, including amortization of debt
discount and deferred financing fees, whether capitalized or expensed, the
interest component of rental expense, plus any dividends on outstanding
preferred stock.
(7) The ratio of FFO before fixed charges to fixed charges is calculated as
FFO plus fixed charges (consisting primarily of interest expense),
excluding amortization of debt discount and deferred financing fees
divided by fixed charges. The Company believes that in addition to the
ratio of earnings to fixed charges, this ratio provides a useful measure
of a REIT's ability to service its debt because of the exclusion of non-cash
items such as depreciation and amortization from the definition of FFO.
This ratio differs from a GAAP-based ratio of earnings to fixed charges
and should not be considered as an alternative to that ratio. Further,
funds from operations statistics as disclosed by other REITs may not be
comparable to the Company's calculation of FFO.
S-17
<PAGE>
MANAGEMENT'S DISCUSSION AND ANALYSIS
OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
Results of Operations
Revenue from rental operations increased $136.1 million, or 104.1%, from
$130.8 million in 1996 to $266.9 million in 1997. The increase is primarily a
result of revenue from newly acquired and developed properties as well as
acquisitions completed in 1996, which only contributed partially in 1996.
Interest and other income increased 5.6% from $7.1 million in 1996 to $7.5
million in 1997. Lease termination fees and third-party income accounted for a
majority of such income in 1997 while excess cash invested in 1996 from two
offerings of Common Stock during the summer of 1996 raising total net proceeds
of approximately $293 million accounted for a majority of such income in 1996.
Rental operating expenses increased $41.4 million, or 117.3%, from $35.3
million in 1996 to $76.7 million in 1997. The increase is due to the net
addition of 13.3 million square feet to the in-service portfolio in 1997 as
well as acquisitions completed in 1996 which only contributed partially in
1996. Rental expenses as a percentage of related rental revenues increased from
27.0% for the year ended December 31, 1996 to 28.7% for the year ended December
31, 1997. The increase is a result of an increase in the percentage of office
properties in the portfolio, which have fewer "triple net" leases.
Depreciation and amortization for the years ended December 31, 1997 and
1996 was $47.5 million and $22.1 million, respectively. The increase of $25.4
million, or 114.9%, is due to an average increase in depreciable assets of
103.5%. Interest expense increased 78.2%, or $20.8 million, from $26.6 million
in 1996 to $47.4 million in 1997. The increase is attributable to the increase
in outstanding debt related to the Company's acquisition and development
activity. Interest expense for the years ended December 31, 1997 and 1996
included $2.3 million and $1.9 million, respectively, of non-cash deferred
financing costs and amortization of the costs related to the Company's interest
rate protection agreements.
General and administrative expenses decreased from 4.3% of rental revenue
in 1996 to 3.8% in 1997. The decrease is attributable to the realization of
synergies from the Company's growth in 1997. Duplication of personnel costs in
the third quarter of 1996 related to the acquisition of Crocker also
contributed to the higher general and administrative expenses in the prior
year.
Net income before minority interest and extraordinary item equaled $92.6
million and $48.2 million, respectively, for the years ended December 31, 1997
and 1996. The extraordinary items consisted of prepayment penalties incurred
and deferred loan cost expensed in connection with the extinguishment of
secured debt assumed in various acquisitions completed in 1997 and 1996. The
Company also recorded $13.1 million in preferred stock dividends for the year
ended December 31, 1997.
Liquidity and Capital Resources
Statement of Cash Flows
The Company generated $130.2 million in cash flows from operating
activities and $393.2 million in cash flows from financing activities for the
year ended December 31, 1997. These combined cash flows of $523.4 million were
used to fund investing activities for the year ended December 31, 1997. Such
investing activities consisted primarily of development and merger and
acquisition activity for the year ended December 31, 1997.
Capitalization
Mortgage and notes payable at December 31, 1997 totaled $978.6 million and
were comprised of $332.4 million of secured indebtedness with a weighted
average interest rate of 8.2% and $646.2 million of unsecured indebtedness with
a weighted average interest rate of 7.0%. All of the mortgage and notes payable
outstanding at December 31, 1997 were either fixed rate obligations or variable
rate obligations covered by interest rate protection agreements (as described
below). The weighted average life of the indebtedness was approximately 5.3
years at December 31, 1997.
S-18
<PAGE>
Based on the Company's total market capitalization of $3.4 billion at
December 31, 1997 (at the December 31, 1997 stock price of $37.19 per share and
assuming the redemption of each of the approximately 10.4 million Common Units
held by limited partners in the Operating Partnership for a share of Common
Stock), the Company's indebtedness represented approximately 29% of its total
market capitalization.
The Company and the Operating Partnership completed the following
financing activities during the year ended December 31, 1997 and the first
quarter of 1998:
o Series A Preferred Offering. On February 12, 1997, the Company sold
125,000 Series A Preferred Shares for net proceeds of approximately $121.7
million. Dividends on the Series A Preferred Shares are cumulative from
the date of original issuance and are payable quarterly on or about the
last day of February, May, August and November of each year, commencing on
May 31, 1997, at the rate of 8 5/8% of the $1,000 liquidation preference
per annum (equivalent to $86.25 per annum per share). The Series A
Preferred Shares are not redeemable prior to February 12, 2027.
o X-POS(SM) Offering. On June 24, 1997, a trust formed by the Operating
Partnership sold $100 million of X-POS(SM), which represent fractional
undivided beneficial interests in the trust. The assets of the trust
consist of, among other things, $100 million of Put Option Notes issued by
the Operating Partnership. The X-POS(SM) bear an interest rate of 7.19%,
representing an effective borrowing cost of 7.09%, net of a related put
option and certain interest rate protection agreement costs. Under certain
circumstances, the Put Option Notes could also become subject to early
maturity on June 15, 2004.
o August 1997 Offering. On August 28, 1997, the Company entered into two
transactions with affiliates of Union Bank of Switzerland. In one
transaction, the Company sold 1,800,000 shares of Common Stock to UBS
Limited for net proceeds of approximately $57 million. In the other
transaction, the Company entered into a forward share purchase agreement
(the "Forward Contract") with Union Bank of Switzerland, London Branch
("UBS/LB"). The Forward Contract generally provides that if the price of a
share of Common Stock is above $32.14 (the "Forward Price") on August 28,
1998, UBS/LB will return the difference (in shares of Common Stock) to the
Company. Similarly, if the price of a share of Common Stock on August 28,
1998 is less than the Forward Price, the Company will pay the difference
to UBS/LB in cash or shares of Common Stock, at the Company's option.
o Series B Preferred Offering. On September 25, 1997, the Company sold
6,900,000 Series B Preferred Shares for net proceeds of approximately
$166.9 million. Dividends on the Series B Preferred Shares are cumulative
from the date of original issuance and are payable quarterly on March 15,
June 15, September 15 and December 15 of each year, commencing on December
15, 1997, at the rate of 8% of the $25 liquidation preference per annum
(equivalent to $2.00 per annum per share). The Series B Preferred Shares
are not redeemable prior to September 25, 2002.
o October 1997 Offering. On October 1, 1997, the Company sold 7,500,000
shares of Common Stock in an underwritten public offering for net proceeds
of approximately $249 million. The underwriters exercised a portion of
their over-allotment option for 1,000,000 shares of Common Stock on
October 6, 1997, raising additional net proceeds of $33.2 million.
o January 1998 Offering. On January 27, 1998, the Company sold 2,000,000
shares of Common Stock in an underwritten public offering for net proceeds
of approximately $68.2 million.
o February 1998 Debt Offering. On February 2, 1998, the Operating
Partnership sold $125 million of 6.835% MOPPRS(SM) due February 1, 2013 and
$100 million of 7 1/8% notes due February 1, 2008.
o February 1998 Common Stock Offerings. On February 12, 1998, the Company
sold an aggregate of 1,553,604 shares of Common Stock in two underwritten
public offerings for net proceeds of approximately $51.2 million.
o March 1998 Offering. On March 30, 1998, the Company sold 428,572 shares
of Common Stock in an underwritten public offering for net proceeds of
approximately $14.2 million.
S-19
<PAGE>
o Issuance of Common Units and Common Stock. In connection with
acquisitions consummated in 1997 and the first quarter of 1998, the
Operating Partnership issued 7,047,918 Common Units and the Company issued
117,617 shares of restricted Common Stock for an aggregate value of
approximately $224.7 million (based on the agreed-upon valuation of a
share of Common Stock at the time of the acquisition).
To protect the Company from increases in interest expense due to changes
in variable rates, the Company: (i) purchased an interest rate collar limiting
its exposure to an increase in interest rates to 7.25% with respect to $80
million of its $430 million Revolving Loans excluding the effect of changes in
the Company's credit risk, and (ii) entered into interest rate swaps that limit
its exposure to an increase in interest rates to 6.95% in connection with $22
million of variable rate mortgages. The interest rate on all such variable rate
debt is adjusted at monthly intervals, subject to the Company's interest rate
protection program. Net payments made to counterparties under the above
interest rate protection agreements were $47,000 in 1997 and were recorded as
an increase to interest expense. Payments received from the counterparties
under the interest rate protection agreements totalled $167,000 for 1996. The
Company is exposed to certain losses in the event of non-performance by the
counterparties under the cap and swap arrangements. The counterparties are
major financial institutions and are expected to perform fully under the
agreements. However, if they were to default on their obligations under the
arrangements, the Company could be required to pay the full rates under the
Revolving Loans and the variable rate mortgages, even if such rates were in
excess of the rate in the cap and swap agreements. In addition, the Company may
incur other variable rate indebtedness in the future. Increases in interest
rates on its indebtedness could increase the Company's interest expense and
could adversely affect the Company's cash flow and its ability to pay expected
distributions to stockholders.
In anticipation of a 1998 debt offering, on September 17, 1997, the
Company entered into a treasury lock agreement with a notional amount of $114
million. The agreement has a termination date of April 16, 1998, and
effectively locks the 10-year treasury rate at 6.3%. The Company intends to use
a portion of the proceeds of this Offering to settle such agreement. See "Use
of Proceeds."
Also, in anticipation of additional debt offerings in 1998, the Company
has entered into two treasury lock agreements with notional amounts of $50
million and $100 million, repectively. The $50 million agreement has a
termination date of July 1, 1998 and effectively locks the 10-year treasury
rate at 5.51%. The $100 million agreement has a termination date of October 1,
1998 and effectively locks the 10-year treasury rate at 5.55%.
Historically, rental revenue has been the principal source of funds to pay
operating expenses, debt service and capital expenditures, excluding
non-recurring capital expenditures. In addition, construction management,
maintenance, leasing and management fees have provided sources of cash flow.
Management believes that the Company will have access to the capital resources
necessary to expand and develop its business. To the extent that the Company's
cash flow from operating activities is insufficient to finance its acquisition
costs and other capital expenditures, including development costs, the Company
expects to finance such activities through the Revolving Loans and other debt
and equity financing.
The Company presently has no plans for major capital improvements to the
existing properties, other than an $8 million renovation of the common areas of
a 639,000-square foot property acquired in the merger with ACP. A reserve has
been established to cover the cost of the renovations. The Company expects to
meet its short-term liquidity requirements generally through its working
capital and net cash provided by operating activities along with the previously
discussed Revolving Loans. The Company expects to meet certain of its financing
requirements through long-term secured and unsecured borrowings and the
issuance of debt securities or additional equity securities of the Company. In
addition, the Company anticipates utilizing the Revolving Loans primarily to
fund construction and development activities. The Company does not intend to
reserve funds to retire existing mortgage indebtedness or indebtedness under
the Revolving Loans upon maturity. Instead, the Company will seek to refinance
such debt at maturity or retire such debt through the issuance of additional
equity or debt securities. The Company anticipates that its available cash and
cash equivalents and cash flows from operating activities, together with cash
available from borrowings and other sources, will be adequate to meet the
capital and liquidity needs of the Company in both the short and long-term.
However, if these sources of funds are insufficient or unavailable, the
Company's ability to make the expected distributions discussed below may be
adversely affected.
In order to qualify as a REIT for federal income tax purposes, the Company
is required to make distributions to its stockholders of at least 95% of REIT
taxable income. The Company expects to use its cash flow from
S-20
<PAGE>
operating activities for distributions to stockholders and for payment of
recurring, non-incremental revenue-generating expenditures. The Company intends
to invest amounts accumulated for distribution in short-term investments. The
following factors will affect cash flows from operating activities and,
accordingly, influence the decisions of the Board of Directors regarding
distributions: (i) debt service requirements after taking into account the
repayment and restructuring of certain indebtedness; (ii) scheduled increases
in base rents of existing leases; (iii) changes in rents attributable to the
renewal of existing leases or replacement leases; (iv) changes in occupancy
rates at existing Properties and procurement of leases for newly acquired or
developed properties; and (v) operating expenses and capital replacement needs.
FASB Statement No. 128
In 1997, the Financial Accounting Standards Board ("FASB") issued
Statement No. 128, "Earnings Per Share," which is effective for financial
statements for periods ended after December 15, 1997. FASB Statement No. 128
requires the restatement of prior period earnings per share and requires the
disclosure of additional supplemental information detailing the calculation of
earnings per share.
FASB Statement No. 128 replaced the calculation of primary and fully
diluted earnings per share with basic and diluted earnings per share. Unlike
primary earnings per share, basic earnings per share excludes any dilutive
effects of options, warrants and convertible securities. Diluted earnings per
share is very similar to the previously reported fully diluted earnings per
share. It is computed using the weighted average number of shares of Common
Stock and the dilutive effect of options, warrants and convertible securities
outstanding, using the "treasury stock" method. Earnings per share data is
required for all periods for which an income statement or summary of earnings
is presented, including summaries outside the basic financial statements. In
the financial statements and notes thereto in the Company's Annual Report on
Form 10-K for the year ended December 31, 1997 incorporated herein by
reference, all earnings per share amounts for all periods have been presented
and, where appropriate, restated, to conform to the FASB Statement 128
requirements.
Funds From Operations and Cash Available for Distributions
The Company considers FFO to be a useful financial performance measure of
the operating performance of an equity REIT because, together with net income
and cash flows, FFO provides investors with an additional basis to evaluate the
ability of a REIT to incur and service debt and to fund acquisitions and other
capital expenditures. FFO does not represent net income or cash flows from
operating, investing or financing activities as defined by GAAP. It should not
be considered as an alternative to net income as an indicator of the Company's
operating performance or to cash flows as a measure of liquidity. FFO does not
measure whether cash flow is sufficient to fund all cash needs including
principal amortization, capital improvements and distributions to stockholders.
Further, FFO as disclosed by other REITs may not be comparable to the Company's
calculation of FFO, as described below. FFO and cash available for
distributions should not be considered as alternatives to net income as an
indication of the Company's performance or to cash flows as a measure of
liquidity.
FFO means net income (computed in accordance with generally accepted
accounting principles) excluding gains (or losses) from debt restructuring and
sales of property, plus depreciation and amortization, and after adjustments
for unconsolidated partnerships and joint ventures. In March 1995, the National
Association of Real Estate Investment Trusts ("NAREIT") issued a clarification
of the definition of FFO. The clarification provides that amortization of
deferred financing costs and depreciation of non-real estate assets are no
longer to be added back to net income in arriving at FFO. Cash available for
distribution is defined as funds from operations reduced by non-revenue
enhancing capital expenditures for building improvements and tenant
improvements and lease commissions related to second generation space.
S-21
<PAGE>
FFO and cash available for distribution for the years ended December 31,
1997 and 1996 are summarized in the following table (in thousands):
<TABLE>
<CAPTION>
Year Ended
December 31,
-------------------------
1997 1996
------------ ----------
<S> <C> <C>
FFO:
Income before minority interest and extraordinary item .............. $ 92,584 $ 48,242
Add (deduct):
Dividends to preferred shareholders ................................ (13,117) --
Depreciation and amortization ...................................... 47,533 22,095
Minority interest in Crocker depreciation and amortization ......... -- (117)
Third-party service company cash flow .............................. -- 400
--------- --------
FFO before minority interest ..................................... 127,000 70,620
Cash Available for Distribution:
Add (deduct):
Rental income from straight-line rents ............................. (7,035) (2,603)
Amortization of deferred financing costs ........................... 2,256 1,911
Non-incremental revenue generating capital expenditures:
Building improvements paid ....................................... (4,401) (3,554)
Second generation tenant improvements paid ....................... (9,889) (3,471)
Second generation lease commissions paid ......................... (5,535) (1,426)
--------- --------
Cash available for distribution ................................. $ 102,396 $ 61,477
========= ========
Weighted average shares/units outstanding (1) -- basic .............. 46,422 30,219
========= ========
Weighted average shares/units outstanding (1) -- diluted ............ 46,813 30,442
========= ========
Dividend payout ratio:
FFO ................................................................ 72.4% 79.6%
========= ========
Cash available from distribution ................................... 89.8% 91.4%
========= ========
</TABLE>
- ----------
(1) Assumes redemption of Common Units for shares of Common Stock. Minority
interest Common Unit holders and the stockholders of the Company share
equally on a per Common Unit and per share basis; therefore, the per share
information is unaffected by conversion.
S-22
<PAGE>
DESCRIPTION OF SERIES D PREFERRED SHARES AND DEPOSITARY SHARES
This description of the particular terms of the Series D Preferred Shares
and Depositary Shares offered hereby supplements and, to the extent
inconsistent therewith, replaces the description of the general terms and
provisions of the Company's Preferred Stock and Depositary Shares set forth in
the accompanying Prospectus, to which description reference is hereby made.
General
The Company is authorized to issue up to 10,000,000 shares of preferred
stock, $.01 par value per share, in one or more series, with such designations,
powers, preferences and rights of the shares of such series and the
qualifications, limitations or restrictions thereon, including, but not limited
to, the fixing of the dividend rights, dividend rate or rates, conversion
rights, voting rights and terms of redemption (including sinking fund
provisions), the redemption price or prices, and the liquidation preferences,
in each case, if any, as the Board of Directors of the Company may determine by
adoption of an applicable amendment (a "Designating Amendment") to the
Company's Amended and Restated Articles of Incorporation (the "Articles of
Incorporation"), without any further vote or action by the stockholders. See
"Description of Preferred Stock -- Terms" in the accompanying Prospectus.
On April 16, 1998, a form of Designating Amendment was adopted determining
the terms of a series of preferred stock consisting of up to 400,000 shares,
designated 8% Series D Cumulative Redeemable Preferred Shares. The following
summary of the terms and provisions of the Series D Preferred Shares does not
purport to be complete and is qualified in its entirety by reference to the
pertinent sections of the Articles of Incorporation and the Designating
Amendment designating the Series D Preferred Shares, each of which is available
from the Company.
The Company intends to contribute or otherwise transfer the net proceeds
of the sale of the Depositary Shares to the Operating Partnership in exchange
for Series D Preferred Units in the Operating Partnership (the "Series D
Preferred Units"), the economic terms of which will be substantially identical
to the Series D Preferred Shares. The Operating Partnership will be required to
make all required distributions on the Series D Preferred Units (which will
mirror the payments of dividends, including accrued and unpaid dividends upon
redemption, and of the liquidation preference amount of the Series D Preferred
Shares) prior to any distribution of cash or assets to the holders of the
Common Units or to the holders of any other interests in the Operating
Partnership, except for any other series of preference units ranking on a
parity with the Series D Preferred Units as to distributions and/or liquidation
rights and except for distributions required to enable the Company to maintain
its qualification as a REIT.
With respect to the payment of dividends and amounts upon liquidation, the
Series D Preferred Shares will rank pari passu with the Series A Preferred
Shares, the Series B Preferred Shares and any other equity securities of the
Company the terms of which provide that such equity securities rank on a parity
with the Series D Preferred Shares and will rank senior to the Common Stock and
any other equity securities of the Company that by their terms rank junior to
the Series D Preferred Shares. See "Description of Series A Preferred Shares,"
"Description of Series B Preferred Shares" and "Description of Preferred Stock
- -- Rank" in the accompanying Prospectus.
The registrar, transfer agent and dividends disbursing agent for the
Series D Preferred Shares will be First Union National Bank.
Each Depositary Share represents a 1/10 fractional interest in a Series D
Preferred Share. The Series D Preferred Shares will be deposited with First
Union National Bank, as Depositary (the "Preferred Share Depositary"), under a
Deposit Agreement (the "Depositary Agreement") among the Company, the Preferred
Share Depositary and the holders from time to time of the depositary receipts
(the "Depositary Receipts") issued by the Preferred Share Depositary
thereunder. The Depositary Receipts will evidence the Depositary Shares.
Subject to the terms of the Depositary Agreement, each holder of a Depositary
Receipt evidencing a Depositary Share will be entitled to all the rights and
preferences of a 1/10 fractional interest in a Series D Preferred Share
(including dividend, voting, redemption and liquidation rights and
preferences). See "Description of Depositary Shares" in the accompanying
Prospectus.
S-23
<PAGE>
Application has been made to list the Depositary Shares on the New York
Stock Exchange. If approved, trading of the Depositary Shares on the New York
Stock Exchange is expected to commence within a 30-day period after the date of
initial delivery of the Depositary Shares. See "Underwriting." The Series D
Preferred Shares will not be so listed, and the Company does not expect that
there will be any trading market for the Series D Preferred Shares except as
represented by Depositary Shares.
Dividends
Holders of the Series D Preferred Shares shall be entitled to receive,
when and as authorized by the Board of Directors, out of funds legally
available for the payment of dividends, cumulative cash dividends at the rate
of 8% of the liquidation preference per annum (equivalent to $2.00 per annum
per Depositary Share). Dividends on the Series D Preferred Shares represented
by the Depositary Shares offered hereby shall accrue and be cumulative from the
date of original issuance and shall be payable quarterly in arrears on or about
the last day of January, April, July and October of each year or, if such day
is not a business day, the succeeding business day (each, a "Dividend Payment
Date"). The first dividend on the Series D Preferred Shares represented by the
Depositary Shares offered hereby will be paid on July 31, 1998. Any dividend
payable on the Series D Preferred Shares for any partial dividend period will
be computed on the basis of a 360-day year consisting of twelve 30-day months.
Dividends will be payable to holders of record as they appear in the share
records of the Company at the close of business on the applicable record date,
which shall be the first day of the calendar month in which the applicable
Dividend Payment Date falls or such other date designated by the Board of
Directors of the Company for the payment of dividends that is not more than 30
nor less than 10 days prior to such Dividend Payment Date (each, a "Dividend
Record Date").
No dividends on the Series D Preferred Shares shall be authorized by the
Board of Directors of the Company or be paid or set apart for payment by the
Company at such time as the terms and provisions of any agreement of the
Company (or the Operating Partnership, as to the Series D Preferred Units),
including any agreement relating to its indebtedness, prohibits such
authorization, payment or setting apart for payment or provides that such
authorization, payment or setting apart for payment would constitute a breach
thereof or a default thereunder, or if such authorization or payment shall be
restricted or prohibited by law.
Notwithstanding the foregoing, dividends on the Series D Preferred Shares
will accrue whether or not the Company has earnings, whether or not there are
funds legally available for the payment of such dividends and whether or not
such dividends are authorized. Accrued but unpaid dividends on the Series D
Preferred Shares will not bear interest and holders of the Series D Preferred
Shares will not be entitled to any dividends in excess of full cumulative
dividends as described above. See "Description of Preferred Stock -- Dividends"
in the accompanying Prospectus.
The Operating Partnership will be required to make all required
distributions to the Company that will mirror the Company's payment of
dividends on the Series D Preferred Shares (including accrued and unpaid
dividends upon redemption, and of the liquidation preference amount of the
Series D Preferred Shares) prior to any distribution of cash or assets to the
holders of the Common Units or to the holders of any other interests in the
Operating Partnership, except for distributions required in connection with any
other shares of the Company ranking senior to or on a parity with the Series D
Preferred Shares as to dividends and/or liquidation rights and except for
distributions required to enable the Company to maintain its qualification as a
REIT. The credit agreements for the Revolving Loans include covenants that
restrict the ability of the Company to declare and pay dividends. In general,
during any fiscal year the Company may only distribute up to 100% of the
Company's cash available for distribution (as defined in the credit
agreements). The credit agreements contain exceptions to these limitations to
allow the Operating Partnership to make distributions necessary to allow the
Company to maintain its status as a REIT. The Company does not believe that
these covenants will adversely affect the ability of the Operating Partnership
to make distributions in an amount sufficient to permit the Company to pay
dividends with respect to the Series D Preferred Shares.
Any dividend payment made on the Series D Preferred Shares shall first be
credited against the earliest accrued but unpaid dividend due with respect to
such shares which remains payable.
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Liquidation Preference
In the event of any liquidation, dissolution or winding up of the affairs
of the Company, the holders of the Series D 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 $250 per share (equivalent to $25 per Depositary
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 Series D Preferred Shares as to liquidation rights. After payment of the
full amount of the liquidating distributions to which they are entitled, the
holders of Series D 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.
For further information regarding the rights of the holders of Series D
Preferred Shares upon the liquidation, dissolution or winding up of the
Company, see "Description of Preferred Stock -- Liquidation Preference" and
"Description of Depositary Shares -- Liquidation Preference" in the
accompanying Prospectus.
Redemption
The Series D Preferred Shares are not redeemable prior to April 23, 2003.
On and after April 23, 2003, the Company, at its option upon not less than 30
nor more than 60 days' written notice, may redeem the Series D Preferred Shares
(and the Preferred Share Depositary will redeem the number of Depositary Shares
representing the Series D Preferred Shares so redeemed upon not less than 30
days' written notice to the holders thereof), in whole or in part, at any time
or from time to time, in cash at a redemption price of $250 per share
(equivalent to $25 per Depositary Share), plus accrued and unpaid dividends
thereon, if any, to the date fixed for redemption (except as provided below),
without interest, to the extent the Company has funds legally available
therefor. The redemption price of the Series D Preferred Shares (other than any
portion thereof consisting of accrued and unpaid dividends) shall be paid
solely from the sale proceeds of other capital stock of the Company and not
from any other source. For purposes of the preceding sentence, "capital stock"
means any common stock, preferred stock, depositary shares, interests,
participation or other ownership interests (however designated) and any rights
(other than debt securities convertible into or exchangeable for equity
securities) or options to purchase any of the foregoing. Holders of Depositary
Receipts evidencing Depositary Shares to be redeemed shall surrender such
Depositary Receipts at the place designated in such notice and shall be
entitled to the redemption price and any accrued and unpaid dividends payable
upon such redemption following such surrender. If notice of redemption of any
Depositary Shares has been given and if the funds necessary for such redemption
have been set aside by the Company in trust for the benefit of the holders of
any Depositary Shares so called for redemption, then from and after the
redemption date dividends will cease to accrue on such Depositary Shares, such
Depositary Shares shall no longer be deemed outstanding and all rights of the
holders of such shares will terminate, except the right to receive the
redemption price. If fewer than all of the outstanding Depositary Shares are to
be redeemed, the Depositary Shares to be redeemed shall be selected pro rata
(as nearly as may be practicable without creating fractional Depositary Shares)
or by any other equitable method determined by the Company. See "Description of
Preferred Stock -- Redemption" in the accompanying Prospectus.
Notice of redemption will be given by publication in a newspaper of
general circulation in the City of New York, such publication to be made once a
week for two successive weeks commencing not less than 30 nor more than 60 days
prior to the redemption date. A similar notice furnished by the Company will be
mailed by the Preferred Share Depositary, postage prepaid, not less than 30 nor
more than 60 days prior to the redemption date, addressed to the respective
holders of record of the Depositary Receipts evidencing the Depositary Shares
to be redeemed at their respective addresses as they appear on the share
transfer records of the Preferred Share Depositary. No failure to give such
notice or any defect thereto or in the mailing thereof shall affect the
validity of the proceedings for the redemption of any Series D Preferred Shares
or Depositary Shares except as to the holder to whom notice was defective or
not given. Each notice shall state: (i) the redemption date; (ii) the
redemption price; (iii) the number of Series D Preferred Shares to be redeemed
(and the corresponding number of Depositary Shares); (iv) the place or places
where the Depositary Receipts evidencing the Depositary Shares are to be
surrendered for payment of the redemption price; and (v) that dividends on the
shares to be redeemed will cease
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to accrue on such redemption date. If fewer than all the Depositary Shares held
by any holder are to be redeemed, the notice mailed to such holder shall also
specify the number of Depositary Shares to be redeemed from such holder.
The holders of Depositary Receipts at the close of business on a Dividend
Record Date will be entitled to receive the dividend payable with respect to
the Depositary Shares evidenced by such Depositary Receipts on the
corresponding Dividend Payment Date notwithstanding the redemption thereof
between such Dividend Record Date and the corresponding Dividend Payment Date
or the Company's default in the payment of the dividend due. Except as provided
above, the Company will make no payment or allowance for unpaid dividends,
whether or not in arrears, on Series D Preferred Shares or Depositary Shares to
be redeemed.
The Series D Preferred Shares have no stated maturity and will not be
subject to any sinking fund or mandatory redemption provisions (except as
provided under " -- Restrictions on Ownership" below).
Voting Rights
Except as indicated below or in the accompanying Prospectus, or except as
otherwise from time to time required by applicable law, the holders of Series D
Preferred Shares will have no voting rights.
In any matter in which the Series D Preferred Shares are entitled to vote
(as expressly provided herein or as may be required by law), including any
action by written consent, each Series D Preferred Share shall be entitled to
10 votes, each of which 10 votes may be directed separately by the holder
thereof (or by any proxy or proxies of such holder). With respect to each
Series D Preferred Share, the holder thereof may designate up to 10 proxies,
with each such proxy having the right to vote a whole number of votes
(totalling 10 votes per Series D Preferred Share). As a result, each Depositary
Share will be entitled to one vote.
If dividends on the Series D Preferred Shares are in arrears for six or
more quarterly periods, whether or not such quarterly periods are consecutive,
holders of the Depositary Shares representing the Series D Preferred Shares
(voting separately as a class with all other series of preferred shares upon
which like voting rights have been conferred and are exercisable) will be
entitled to vote for the election of two additional directors to serve on the
Board of Directors of the Company until all distribution arrearages have been
paid. For further information regarding the voting rights of the holders of the
Series D Preferred Shares and related Depositary Receipts, see "Description of
Preferred Stock -- Voting Rights" and "Description of Depositary Shares --
Voting of the Preferred Stock" in the accompanying Prospectus.
Conversion
The Series D Preferred Shares are not convertible into or exchangeable for
any other property or securities of the Company.
Restrictions on Ownership
For information regarding restrictions on ownership of the Series D
Preferred Shares and the related Depositary Shares, see "Description of
Preferred Stock -- Restrictions on Ownership" and "Description of Common Stock
- -- Certain Provisions Affecting Change of Control" in the accompanying
Prospectus.
CERTAIN FEDERAL INCOME TAX CONSIDERATIONS
A summary of the federal income tax considerations relating to the
Company's REIT status and to the Operating Partnership is set forth in the
accompanying Prospectus. The following summary supplements the discussion of
the federal income tax considerations set forth in the accompanying Prospectus.
It is based on current law, is for general purposes only, and is not tax
advice.
EACH INVESTOR OF THE DEPOSITARY SHARES IS ADVISED TO CONSULT HIS OR HER
OWN TAX ADVISOR REGARDING THE TAX CONSEQUENCES TO HIM OR HER OF THE PURCHASE,
OWNERSHIP AND SALE OF THE DEPOSITARY SHARES, INCLUDING THE FEDERAL, STATE,
LOCAL, FOREIGN AND OTHER TAX CONSEQUENCES OF SUCH PURCHASE, OWNERSHIP AND SALE
OF THE DEPOSITARY SHARES AND OF POTENTIAL CHANGES IN APPLICABLE TAX LAWS.
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<PAGE>
Dividends and Other Distributions. For a discussion regarding the taxation
of dividends and other distributions, see "Federal Income Tax Considerations --
Taxation of U.S. Stockholders" and " -- Special Tax Considerations for Non-U.S.
Stockholders" in the accompanying Prospectus. In determining the extent to
which a distribution on the Depositary Shares constitutes a dividend for tax
purposes, the earnings and profits of the Company will be allocated first to
distributions with respect to the Depositary Shares and any other outstanding
Preferred Stock and then to distributions with respect to the Common Stock.
Backup Withholding. For a discussion of backup withholding, see "Federal
Income Tax Considerations -- Information Reporting Requirements and Backup
Withholding Tax" in the accompanying Prospectus.
Sale or Exchange of Depositary Shares. Upon the sale or exchange of
Depositary Shares to a party other than the Company, a holder of Depositary
Shares will realize a capital gain or loss (provided the Depositary Shares are
held as a capital asset) measured by the difference between the amount realized
on the sale or other disposition and the holder's adjusted tax basis in the
Depositary Shares. Under recently enacted legislation, capital gains recognized
by recipients generally will be subject to a maximum federal income tax rate of
20% if the Depositary Shares sold or exchanged are held for more than 18
months, and to a maximum federal income tax rate of 28% if such shares are held
for more than one year but less than or equal to 18 months. However, if the
holding period of Depositary Shares begins after December 31, 2000, and such
shares are held for more than five years, the maximum capital gains rate for
federal income tax purposes for recipients on the sale or exchange of such
shares generally will be 18%.
Redemption of Depositary Shares. The treatment to be accorded to any
redemption by the Company of Depositary Shares can only be determined on the
basis of particular facts as to each holder of Depositary Shares at the time of
redemption. In general, a holder of Depositary Shares will recognize capital
gain or loss (provided the Depositary Shares are held as a capital asset)
measured by the difference between the amount realized by the holder upon the
redemption and such holder's adjusted tax basis in the Depositary Shares
redeemed if such redemption (i) results in a "complete termination" of the
holder's interest in all classes of shares of the Company under Section
302(b)(3) of the Internal Revenue Code of 1986, as amended (the "Code"), (ii)
is "substantially disproportionate" with respect to the holder's interest in
the Company under Section 302(b)(2) of the Code (which will not be the case if
only Depositary Shares are redeemed, since they generally do not have voting
rights) or (iii) is "not essentially equivalent to a dividend" with respect to
the holder of Depositary Shares under Section 302(b)(1) of the Code. In
determining whether any of these tests have been met, shares considered to be
owned by the holder by reason of certain constructive ownership rules set forth
in the Code, as well as shares actually owned, generally must be taken into
account. Because the determination as to whether any of the alternative tests
of Section 302(b) of the Code will be satisfied with respect to any particular
holder of Depositary Shares depends upon the facts and circumstances at the
time when the determination must be made, prospective investors are advised to
consult their own tax advisors to determine such tax treatment.
Termination Payments if J.C. Nichols Transaction Fails to Occur. All or a
portion of the termination fee and expense reimbursement received by the
Company pursuant to the Merger Agreement may be non-qualifying income under the
95% and 75% gross income tests and could adversely effect the Company's ability
to satisfy the REIT qualification tests in the event that the total amount of
non-qualifying income received by the Company exceeds the permissible
thresholds. See "Federal Income Tax Considerations -- Requirements for
Qualification -- Income Tests" in the accompanying Prospectus. Management
believes that based on the Company's estimated gross income for the year that
will end December 31, 1998, the receipt of these amounts would not result in a
violation of either the 95% or the 75% gross income test.
Proposed Legislation. Under current law, the Company cannot own more than
10% of the outstanding voting securities (other than those securities
includible in the 75% asset test) of any one issuer and qualify for taxation as
a REIT. See "Federal Income Tax Considerations -- Requirements for
Qualification -- Asset Tests." For example, the Operating Partnership owns 100%
of the nonvoting stock and 1% of the voting stock of Highwoods Services, Inc.,
("Highwoods Services") and, by virtue of its ownership of Common Units, the
Company is considered to own its pro rata share of such stock. Neither the
Company nor the Operating Partnership, however, own more than 1% of the voting
securities of Highwoods Services and the 10% test is satisfied.
The Company conducts certain of its third-party fee-based services (i.e.,
leasing, property management, real estate development, construction and other
miscellaneous services) through Highwoods Services. The President's
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Budget Proposal for Fiscal Year 1999 (the "Budget Proposal") includes a
provision to restrict these types of activities conducted by REITs under
current law by expanding the ownership limitation from 10% of the voting
securities of an issuer to 10% of the vote or value of all classes of the
issuer's stock. The Company, therefore, could not own stock (either directly or
indirectly through the Operating Partnership) possessing more than 10% of the
vote or value of all classes of any issuer's stock.
The Budget Proposal would be effective only with respect to stock directly
or indirectly acquired by the Company on or after the date of first committee
action. To the extent that the Company's stock ownership in Highwoods Services
is grandfathered by virtue of this effective date, that grandfathered status
will terminate if Highwoods Services engages in a trade or business that it is
not engaged in on the date of first committee action or acquires substantial
new assets on or after that date. Such restriction would adversely affect the
ability to expand the business of Highwoods Services.
UNDERWRITING
Subject to the terms and conditions contained in the terms agreement and
the related underwriting agreement (collectively, the "Underwriting
Agreement"), the Company has agreed to sell to each of the underwriters named
below (the "Underwriters"), and each of the Underwriters, for whom Morgan
Stanley & Co. Incorporated, Merrill Lynch, Pierce, Fenner & Smith Incorporated,
The Robinson-Humphrey Company, LLC, Smith Barney Inc. and Scott & Stringfellow,
Inc. are acting as representatives (the "Representatives"), has severally
agreed to purchase from the Company, the respective number of Depositary Shares
set forth below opposite their respective names.
<TABLE>
<CAPTION>
Number of
Depositary
Underwriter Shares
- -------------------------------------------------------------------------- -----------
<S> <C>
Morgan Stanley & Co. Incorporated ....................................... 644,000
Merrill Lynch, Pierce, Fenner & Smith Incorporated ...................... 644,000
The Robinson-Humphrey Company, LLC ...................................... 644,000
Smith Barney Inc. ....................................................... 644,000
Scott & Stringfellow, Inc. .............................................. 644,000
A.G. Edwards & Sons, Inc. ............................................... 60,000
BT Alex Brown Incorporated .............................................. 60,000
CIBC Oppenheimer ........................................................ 60,000
Goldman, Sachs & Co. .................................................... 60,000
Legg Mason Wood Walker, Incorporated .................................... 60,000
Prudential Securities Incorporated ...................................... 60,000
Wheat First Securities, Inc. ............................................ 60,000
Craigie Incorporated .................................................... 30,000
Cowen & Company ......................................................... 30,000
Davenport & Company LLC ................................................. 30,000
First Albany Corporation ................................................ 30,000
Interstate/Johnson Lane Corporation ..................................... 30,000
J.J.B. Hilliard, W.L. Lyons, Inc. ....................................... 30,000
Morgan Keegan & Company, Inc. ........................................... 30,000
Pershing Division of Donaldson, Lufkin & Jenrette Securities Corporation. 30,000
Piper Jaffray Inc. ...................................................... 30,000
Raymond James & Associates, Inc. ........................................ 30,000
Tucker Anthony Incorporated ............................................. 30,000
U.S. Clearing Corp ...................................................... 30,000
Total ............................................................ 4,000,000
=========
</TABLE>
The Underwriting Agreement provides that the obligations of the several
Underwriters to pay for and accept delivery of the Depositary Shares offered
hereby are subject to the approval of certian legal matters by their counsel
and to certain other conditions. The Underwriters are obligated to take and pay
for all Depositary Shares offered hereby if any such Depositary Shares are
taken.
The Representatives have advised the Company that the Underwriters propose
initially to offer the Depositary Shares to the public at the public offering
price set forth on the cover page of this Prospectus Supplement and to certain
dealers at such price less a concession not in excess of $.50 per share. The
Underwriters may
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allow, and such dealers may reallow, a discount not in excess of $.40 per share
on sales to certain other dealers. After the initial offering of the Depositary
Shares, the public offering price and other selling terms may be changed, from
time to time, by the Representatives.
The Company and the Operating Partnership have agreed to indemnify the
several Underwriters against certain liabilities, including liabilities under
the Securities Act, or to contribute to payments the Underwriters may be
required to make in respect thereof.
The Company and the Operating Partnership have agreed that for a period of
30 days from the date hereof, neither the Company nor the Operating Partnership
will, without the prior written consent of the Representatives, directly or
indirectly, sell, offer to sell, grant any option for the sale of, or otherwise
dispose of any Depositary Shares or any other preferred stock ranking on a
parity with the Series D Preferred Shares and the related Depositary Shares.
Application has been made to list the Depositary Shares on the New York
Stock Exchange. Trading of the Depositary Shares on the New York Stock Exchange
is expected to commence within the 30-day period after the initial delivery of
the Depositary Shares. The Representatives have advised the Company that they
intend to make a market in the Depositary Shares prior to the commencement of
trading on the New York Stock Exchange. The Representatives will have no
obligation to make a market in the Depositary Shares, however, and may cease
market making activities, if commenced, at any time.
In order to facilitate the offering of the Depositary Shares, the
Underwriters may engage in transactions that stabilize, maintain or otherwise
affect the price of the Depositary Shares. Specifically, the Underwriters may
overallot in connection with the offering, creating a short position in the
Depositary Shares for their own account. In addition, to cover overallotments
or to stabilize the price of the Depositary Shares, the Underwriters may bid
for, and purchase, the Depositary Shares in the open market. Finally, the
underwriting syndicate may reclaim selling concessions allowed to an
underwriter or a dealer for distributing the Depositary Shares in the Offering,
if the syndicate repurchases previously distributed Depositary Shares in
transactions to cover syndicate short positions, in stabilization transactions
or otherwise. Any of these activities may stabilize or maintain the market
price of the Depositary Shares above independent market levels. The
Underwriters are not required to engage in these activities and may end any of
these activities at any time.
In general, purchases of a security for the purpose of stabilization or to
reduce a syndicate short position could cause the price of the security to be
higher than it might otherwise be in the absence of such purchases. The
imposition of a penalty bid might have an effect on the price of a security to
the extent that it discourages resales of the security by purchasers in the
Offering.
Neither the Company nor any of the Underwriters makes any representation
or prediction as to the direction or magnitude of any effect that the
transactions described above may have on the price of the Depositary Shares. In
addition, neither the Company nor any of the Underwriters makes any
representation that the Underwriters will engage in such transactions or that
such transactions, once commenced, will not be discontinued without notice.
The Representatives from time to time provide investment banking and
financial advisory services to the Company and the Operating Partnership. The
Representatives have also acted as representatives of various underwriters in
connection with offerings of the Company's equity securities and the Operating
Partnership's debt securities from 1994 through 1998.
LEGAL MATTERS
Certain legal matters will be passed upon for the Company by Alston & Bird
LLP, Raleigh, North Carolina. Certain legal matters related to the Offering
will be passed upon for the Underwriters by Andrews & Kurth L.L.P., Washington,
D.C.
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HIGHWOODS PROPERTIES, INC. (icon)
