Q4 2023 Franklin Street Properties Corp Earnings Call
Good day my name is <unk> and we now will be your conference operator for today at this time I would like to welcome everyone to Franklin Street properties Corp, fourth quarter and full year 'twenty results conference call. All lines have been placed on mute to prevent any background noise.
Operator: After the speaker's remarks, there will be a question and answer session. If you'd like to ask a question, please press star and number 1 on your telephone keypad. If you'd like to withdraw your question, please press star and number 1 again.
After the Speakers' remarks, there will be a question and answer session. If you'd like to ask a question. Please press star is number one on your telephone keypad, if you'd like to withdraw your question. Please press star and number one again I'd now like to hand over the call you'll Scott Carter General Counsel you May now begin the conference.
Operator: I'd now like to hand over the call to Scott Carter, General Counsel. You may now begin the conference. Good morning, and welcome to the Franklin Street Properties fourth quarter and full year 2023 earnings call. Joining me this morning are George Carter, our Chief Executive Officer, John DeMeritt, our Chief Financial Officer, Jeff Carter, our President and Chief Investment Officer, and John Donahue, President of FSP Property Management. Also joining me this morning are Toby Daly and Will Friend, both Executive Vice Presidents of FSP Property Management. Please note that various remarks that we may make about future expectations, plans, and prospects for the company may constitute forward-looking statements for purposes of the Safe Harbor provisions under the Private Securities Litigation Reform Act of 1995.
Good morning, and welcome to the Franklin Street properties fourth quarter and full year 2023 earnings call. Joining me. This morning are George Carter, Our Chief Executive Officer, John Demeritt, Our Chief Financial Officer, Jeff Gardner, our President and Chief Investment Officer, and John Donahue.
President of FSP property management also joining me. This morning are Toby Daley envelope brand, both executive Vice President of FSP property management.
Please note that various remarks that we may make about future expectations plans and prospects for the company may constitute forward looking statements for purposes of the Safe Harbor provision under the private Securities Litigation Reform Act of 1995 actual results may differ materially from those indicated by these forward.
Operator: Actual results may differ materially from those indicated by these forward-looking statements as a result of various important factors, including those discussed in the risk factors section of our annual report on Form 10-K for the year ended December 31, 2023, which is on file with the SEC. In addition, these forward-looking statements represent the company's expectations only as of today, February 27, 2024. While the company may elect to update these forward-looking statements, it specifically disclaims any obligation to do so.
Third looking statement as a result of various important factors, including those discussed in the risk factors section of our annual report on Form 10-K for the year ended December 31, 2023, which is on file with the SEC. In addition, these forward looking statements represent.
<unk> expectations only as of today that'd be worried 27 2024, while the company may elect to update these forward looking statements. It specifically disclaims any obligation to do so any forward looking statements should not be relied upon as representing the company's estimates or views as of any date.
John DeMeritt: Any forward-looking statements should not be relied upon as representing the company's estimates or views as of any date subsequent to today. At times during this call, we may refer to funds from operations or FFO. Reconciliations of FFO and other non-GAAP financial measures to GAAP net income are contained in yesterday's press release, which is available in the Investor Relations section of our website at www.fspreit.com. Now, I will turn the call over to John DeMera. John.
Sequencers today at times during this call we may refer to funds from operations or <unk> both Bret.
Conciliation <unk> and other non-GAAP financial measures to GAAP net income.
And in yesterday's press release, which is available in the Investor Relations section of our website at www Dot FSP or <unk> dot com.
Now I will turn the call over to John Demeritt John.
John DeMeritt: Thank you, Scott, and good morning, everyone. We're going to give a brief overview of our fourth quarter and full year results. Afterward, I'll pass the call to George for his thoughts.
Thank you Scott and good morning, everyone.
To give a brief overview of our fourth quarter and full year results.
Afterward ill pass the call to George for his thoughts.
John DeMeritt: As a reminder, our comments today will refer to our earnings release, supplemental package, and 10-K, which, as Scott mentioned, can be found on our website or filed in the class directory. We reported funds from operations, or FFO, of about $6.9 million, or $0.07 per share, for the fourth quarter and about $30 million, or $0.29 per share, for the full year of 2023. We reported a gap net income of about $3.6 million, or $0.03 per share, for the fourth quarter and a gap net loss of about $48.1 million, or $0.47 per share, for the full year of 2023.
As a reminder, our comments today will refer to our earnings release supplemental package and 10-K, which as Scott mentioned can be found on our website and were filed last night.
We reported funds from operations or <unk> of about $6 9 million or <unk> <unk> per share for the fourth quarter and about $30 million or 29 per share for the full year of 'twenty three.
We reported GAAP net income of about $3 6 million or <unk> <unk> per share for the fourth quarter and a GAAP net loss of about $48 1 million or <unk> 47 per share for the full year of 2023.
John DeMeritt: Our strategy has been and continues to be to make dispositions and to use the proceeds primarily to repay our lenders. We are pleased to report that we have extended the maturities of our debt through April 1st, 2026. This will enable us to have more time to continue dispositions and debt repayment. We very much appreciate the support and got 100% participation on these extensions from our long-standing lender. We think the extensions align well with our current footprint and continued effort to reduce or eliminate debt. Immediately following the closing of the extension, we had $303 million of total debt that remains outstanding and about $39.2 million in cash and cash equivalents. After having made $102 million worth of debt repayment and paying for related transaction closing costs, including accrued interest.
Our strategy has been and continues to be to make dispositions and to use the proceeds primarily to repay our lenders.
We're pleased to report that we have extended the maturities of our debt through April for Us 2026.
This will enable us to have more time to continue dispositions and debt repayments.
We very much appreciate the support and got 100% participation on these extensions are my long spin standing lender groups.
We think the extensions align well with our current footprint and continued effort to reduce or eliminate that.
Immediately following the closing of the extensions.
We had $303 million of total debt that remains outstanding.
And about $39 2 million in cash and cash equivalents after having made a $102 million worth of debt repayments and paying for related transaction closing costs, including accrued interest.
John DeMeritt: We started the debt repayment program in the fourth quarter of 2020 when we had about $1 million in unsecured debt and have since repaid about $700 million of that debt in the last three years. We finished 23 at a net loss to EBITDA ratio of 5.3 times. And our debt service coverage ratio for the fourth quarter was 2.1 times. These calculations are disclosed in our supplementary. With that, I'll turn the call over to George.
We started the debt repayment program in the fourth quarter of 2020, when we had about $1 billion in unsecured debt and have since repaid about $700 million of that debt.
The last three years.
We finished 23 at a net debt to EBITDA ratio of five three times.
And our debt service coverage ratio for the fourth quarter was two one times.
These calculations are disclosed in our supplemental filing.
With that I'll turn the call over to George George.
George Carter: Thank you, John. And again, welcome to Franklin Street Properties' fourth quarter, full year 2023 earnings. During the fourth quarter of 2023, he sold two office properties for aggregate gross proceeds of $116 million, subsequent to December 31, 2023. January 26, 2024.
Thank you John and again welcome to Franklin Street properties fourth quarter.
Full year 2023 earnings call.
During the fourth quarter of 2023.
We sold two office properties for aggregate gross proceeds of $116 million.
Subsequent to December 31, 2023.
On January 26, 2024, we.
George Carter: We sold an additional office property for gross proceeds of $35,000. Collectively, these dispositions resulted in aggregate gross proceeds of approximately $150. Since December 2020, our dispositions have resulted in aggregate gross proceeds of approximately $1 billion and reflect an average sales price per square foot of approximately $217.
We sold an additional office property for gross proceeds of $35 million.
Collectively these dispositions resulted in aggregate gross proceeds of approximately 150.
Since December 2020.
Our dispositions have resulted in aggregate gross proceeds of approximately $1 billion.
And reflect an average sales price per square foot of approximately $217.
Okay.
George Carter: As a result of our recent property dispositions and our ongoing operation, on February 21st, 2024, we repaid approximately $102 million of our debt and entered into amendments with all of our lenders on all of our outstanding debt facilities, pursuant to which all of our debt now matures on April 1st, 2026. Since the beginning of our property disposition program, a little over three years ago, we have repaid approximately 70% of our total debt down to a current outstanding balance of $303 million. We believe this debt reduction has reduced risk to all FSP states, currently challenged by an uncertain office.
As a result of our recent property dispositions and our ongoing operations on.
On February 21, 2024, we repaid approximately $102 million.
Of our debt and entered into amendments with all of our lenders on.
All of our outstanding debt facilities.
<unk>, two which all of our debt now matures on April one 2026.
Since the beginning of our property disposition program a little over three years ago, we have repaid approximately 70% of our total debt down to our current outstanding balance of $303 million.
We believe this debt reduction is reduced risk to all FSP stakeholders is currently challenged and uncertain office property.
George Carter: While increasing their continued investment, we currently have approximately 5,265,000 square feet. Directly owned property in our portfolio, of which our total indebtedness of $303 million represents approximately $58 per square foot of that value. With meaningful progress on deleveraging our balance sheet having been made, and a strong value growth potential that we believe is embedded in our existing property. We will continue to search for the best opportunities in time to generate additional new sources and paths.
While increasing the quality and longer term potential there continued investment.
We currently have approximately $5 million 265000 square feet.
Directly owned property in our portfolio.
Of which our total indebtedness of $303 million represents approximately $58 per square foot of that value.
With meaningful progress on deleveraging our balance sheet, having been made.
And a strong value growth potential that we believe is embedded in our existing property portfolio.
We will continue to search for the best opportunities in times to generate additional new sources and paths of shareholder value.
John Donahue: shareholder value, that could potentially enhance growth in FSP's stock market. Now, for more color on our leasing activity, I will turn the call over to John Donahue, president of FSP Property Management Corp. John. Thank you, George. Good morning, everyone.
That could potentially enhance growth.
Fsp's stocks.
Now for more color on our leasing activity I will turn the call over to John Donahue President of FSP property Management Corp. John.
Thank you George good morning, everyone.
John Donahue: The FSP directly owned portfolio was approximately 74.0% leased at the end of the fourth quarter, compared to 74.8% leased at the end of the third quarter and 75.6% leased as of year-end 2022. The decreases in lease occupancy were attributable to four property dispositions during the year and due to lease expirations in multiple markets, including Denver and Minneapolis, among others. Economic occupancy of the directly owned portfolio was approximately 70.1% at the end of the fourth quarter, compared to 71.9% at the end of the third quarter. The decrease was primarily attributable to property dispositions and expiring leases.
The FSP directly owned portfolio was approximately 74.0% leased at the end of the fourth quarter compared to 74, 8% leased at the end of the third quarter and 75, 6% leased as of year end 2022.
The decreases in leased occupancy attributable to for property dispositions during the year and due to lease expirations in multiple markets, including Denver and Minneapolis among others.
Economic occupancy of the directly owned portfolio was approximately 71% at the end of the fourth quarter compared to 71, 9% at the end of the third quarter.
The decrease was primarily attributable to property dispositions and expiring leases.
John Donahue: FSP finalized approximately 706,000 square feet of total leasing during the full calendar year of 2023, which included approximately 478,000 square feet of renewals and expansions, along with 228,000 square feet of new tenant leases. As a comparison, FSP finalized approximately 435,000 square feet of total leasing during the calendar year of 2022. The 706,000 square feet for 2023 represents an increase of 62% in total leasing year over year. At the end of 2022, scheduled lease expirations for calendar 2023 were approximately 398,000 square feet. The 706,000 square feet of total leasing was 77% greater than the scheduled lease expiration.
FSP finalized approximately 706000 square feet of total leasing during the full calendar year of 2023, which included approximately 478000 square feet of renewals expansions, along with 228000 square feet of new tenant leases.
As a comparison FSP finalized approximately 435000 square feet of total leasing during calendar 2022.
The 706000 square feet for 2023 represents an increase of 62% of total leasing year over year.
At the end of 2022 scheduled lease expirations for calendar 2023 were approximately 398000 square feet.
The 706000 square feet of total leasing was 77% greater than scheduled lease expirations.
FSP is currently tracking over 600000 square feet of prospective new tenants.
Jeff Carter: FSP is currently tracking over 600,000 square feet of prospective new tenants, including approximately 300,000 square feet of prospects that have identified FSP assets on their respective short lists. The positive trends in demand have continued in FSP suburban markets including Houston, Dallas, and Richmond. Lease expirations for 2024 total approximately 412,000 square feet as of January after the sale of Collins Cross. The 412,000 square feet represents approximately 7.8% of FSB's directly owned portfolio. FSP is currently engaged with existing tenants regarding potential renewals that total approximately 400,000 square feet. Thank you. I will now turn it over to Jeff Carter. Thank you, John. And good morning, everyone.
Including approximately 300000 square feet of prospects that have identified FSP assets on their respective shortlists.
The positive trends and demand have continued and FSP suburban markets, including Houston Dallas enrichment.
Lease expirations for 2024 total approximately 412000 square feet as of January after the sale of Collins crossing.
The 412000 square feet represents approximately seven 8% of Fsp's directly owned portfolio.
FSP is currently engaged with existing tenants regarding potential renewals that total approximately 400000 square feet.
Thank you I will now turn it over to Jeff Carter.
Thank you John and good morning, everyone.
I will be discussing our disposition activities during the fourth quarter of 2023 as well as into the start of 2024 as FSP continues our work to selectively sell properties with the objective of using the majority of net proceeds to further reduce indebtedness.
Jeff Carter: I will be discussing our disposition activities during the fourth quarter of 2023, as well as into the start of 2024, as FSP continues its work to selectively sell properties with the objective of using the majority of net proceeds to further reduce indebtedness. I will also discuss current conditions within the investment sales marketplace for office properties, which influences the pace and scope of disposition activities. During the fourth quarter of 2023 and into the start of the first quarter of 2024, FSP sold three properties totaling approximately 151 million. More specifically, during the fourth quarter, on October 26, FSP sold our property known as One Legacy Circle in Greater Dallas for $48 million. Additionally, on December 5th, FSP sold our property, known as Blue Lagoon, in Miami, Florida, for approximately $68 million.
I will also discuss current conditions within the investment sales marketplace for office properties, which influences the pace and scope of disposition activities.
During the fourth quarter of 2023 and into the start of the first quarter of 2020 for FSP sold three properties totaling approximately $151 million.
More specifically during the fourth quarter on October 26, FSP sold our property known as one legacy circle and greater Dallas for $48 million.
Additionally, on December 5th FSP sold our property known as Blue Lagoon in Miami, Florida for approximately $68 million.
And subsequent to the close of the fourth quarter and January of 2020 for FSP closed on the sale of our property known as columns crossing and greater Dallas, Texas for approximately $35 million.
As we have reported over recent quarters the market for office property sales and financings remains highly challenged and in particular with respect to procuring the necessary capital to purchase larger office properties and to work bulk office portfolios, where national say.
Jeff Carter: And subsequent to the close of the fourth quarter in January of 2024, FSP closed on the sale of our property known as Collins Crossing in greater Dallas, Texas, for approximately $35,000 million. As we have reported in recent quarters, the market for office property sales and financing remains highly challenged, and in particular with respect to procuring the necessary capital to purchase larger office properties and or bulk office portfolios, where national sales volumes have dropped materially. There are certainly fewer buyers than in the past, and not unexpectedly, there are also a number of buyers that are seeking deeply discounted prices. But there are also buyers who have an eye on the longer-term value and growth proposition of the office asset class. And we will continue to work diligently to find just such groups, which remains a key focus here at FSP.
<unk> volumes have dropped materially.
There are certainly fewer buyers than in the past and not unexpectedly. There are also a number of buyers that are seeking definitely deeply discounted pricing.
But there are also buyers who have an eye towards the longer term value and growth proposition of the office asset class and.
And we will continue to work diligently to find just such groups, which remains a key focus here at FSP.
The currently constricted environment for liquidity has resulted in very difficult conditions for buyers and their sourcing of both potential debt and equity capital, which when combined with the rise in interest rates and the post Covid office environment are primarily responsible for the significant decline.
And national sales volume.
Recent talk about interest rate stabilization or even potential rate decreases have yet to reflect an actual sales comparable or volumes.
And will bear watching over the course of 2024 and beyond.
Jeff Carter: The currently constricted environment for liquidity has resulted in very difficult conditions for buyers in their sourcing of both potential debt and equity capital, which when combined with the rise in interest rates and the post-COVID office environment are primarily responsible for the significant decline in national sales volume. Recent talk about interest rate stabilization or even potential rate decreases has yet to reflect in actual sales comparables or volumes, and we'll be watching over the course of 2024 and beyond. Given the highly competitive and challenged investment sales environment and the higher than normal number of buyers seeking distressed assets, we believe that the interests of our shareholders are currently best served by not highlighting prospective disposition information beyond what is contained in our current filings. To be clear, our objective is to maximize achieved values on all property sales for our shareholders, and we strongly believe that, in this present investment climate, being cautious with details that have the possibility of harming potential sales efforts is beneficial to that objective.
Given the highly competitive and challenged investment sales environment and the higher than normal number of buyers seeking distressed assets. We believe that the interests of our shareholders are currently best served by not highlighting perspective disposition information beyond what is contained in our current <unk>.
<unk> to be clear our objective is to maximize achieved values on all property sales for our shareholders and we strongly believe that in this present investment climate that being cautious with details that have even the possibility of harming potential sales efforts is beneficial to that objective.
Importantly, FSP continues to see real interest from buyers as.
Certain investors continue to seek high quality and well located office properties and we are optimistic that we will continue to make progress on prospective select dispositions during 2024.
We will look forward to keeping the market informed as and when appropriate.
And with that we thank you for listening to our earnings conference call today and now at this time, we'd like to open up the call for any questions Elliot.
Okay.
We are now opening the floor for question and answers if you'd like to ask a question. Please press star and number one on your telephone keypad.
We will again be will.
Put a pause.
Operator: Importantly, FSP continues to see real interest from buyers, as certain investors continue to seek high-quality and well-located office properties, and we are optimistic that we will continue to make progress on prospective select dispositions during 2024. We will look forward to keeping the market informed as and when appropriate, and with that, we thank you for listening to our earnings conference call today. And now, at this time, we'd like to open up the call to any questions. We are now opening the floor to questions and answers. If you'd like to ask a question, please press star and number one on your telephone keypad. We will put on hold while we are collecting all the questions. Our first question comes from Steve Dumansky from Janie. Your line is now open.
While we are collecting all the questions.
Yeah.
Our first question comes from Steve Domanski from Janney. Your line is now open.
Thank you regarding the $102 million debt repayment in February.
It fairly evenly spread across the four tranches of debt instead of repaying the highest cost of conversion.
With me I think it was eight 5% at December 31.
And regarding that are there any prepayment penalties or limit some paying off any areas of tranches of debt given the recent amendments.
Yeah. This is John <unk> I'll try to answer your questions.
The $102 million was spread parry pursue against all tranches of debt because thats.
What we negotiated with the lenders as part of the process.
And that's just how the deal ended up being done frankly prepay.
Steve Dumansky: Regarding the $102 million debt repayment in February, why was it fairly evenly spread across the four tranches of debt instead of repaying the highest cost? Please bear with me.
Prepayment penalties, we don't really have those so long as we use disposition proceeds to.
Repay debt and have a couple of other ways of doing that with equity offerings or what have you.
There may be some make whole provisions with the private placement debts, if we simply tried to repay those.
John DeMeritt: I think it was 8.5% at December 31st. And regarding that, are there any prepayment penalties or limits on paying off any areas of tranches of debt, given the recent amendments? Yes, this is John Demert. I'll try to answer your questions. The $102 million was spread by Harry Pursuit against all tranches of debt because that's what we negotiated with the lenders as part of the process. And that's just how the deal ended up being done, frankly.
But our plan is to.
Continue to dispose of assets and pay down debt Parry pursue I hope that's helpful.
Thank you John it's helpful also regarding the big known move outs in 2024.
I guess, what do we need to be aware of from a modeling perspective and are there any assets at this point, where you plan to see a major occupancy boost in 2024 for leasing.
Good morning, Steve It's John Donahue.
John DeMeritt: Pre-payment penalties, we don't really have those so long as we use disposition proceeds. Jim, there may be some with the private investment that if we simply tried to repay those. But we're, our plan is to continue to disclose investments to pay down debt. Hope that's helpful. Thank you, John.
We don't have any.
Significant departures.
That are known for calendar 'twenty four if.
If you look at our largest tenants list page 18 of the supplemental.
We do have.
John Donahue: Also, regarding the big known move-outs in 2024, I guess what we need to be aware of from a modeling perspective? And are there any assets at this point where you plan to see a major occupancy boost in 2024 from leasing? My name is John Donohue.
One tenant that is.
<unk> Brooks, but GE that will in fact, vacate but we've already re leased that space.
With another tenant to backfill it so we will incur a major exploration there.
John Donahue: We don't have any significant departures that are known for calendar 24, but if you look at our largest tenant list, page 18 of the supplemental, we do have one tenant that is at Innsbruck, GE, that will, in fact, vacate, but we've already released that space with another tenant to backfill it. So we won't incur a major expiration there. In regards to what we're expecting here over the next 6-12 months, we have seen steady improving demand in the suburbs of Houston, we've seen terrific demand in Richmond, you know, small incremental demand coming in downtown Denver and in suburban Denver, and then we hope to see some improvement in the remaining assets in Dallas. But over the last few months and into the first quarter here with activity, Houston has been very strong with leasing activity. Thank you. And just lastly, now pivoting to property taxes. Has your team actively engaged in conversations with different municipalities to appeal assessed tax valuations? And if so, how has the process been?
In regards to what we're expecting here over the next six to 12 months, we have seen steady improving demand in the suburbs of Houston.
We have seen.
Terrific demand and Richmond.
The small incremental demand coming in downtown Denver and in suburban Denver.
And then we hope to see some improvement in the remaining assets in Dallas, but.
Over the last few months.
Into the first quarter here with activity Houston has been been very very strong with leasing activity.
Thank you and just lastly, now pivoting to property taxes has your team actively engaged in conversations with different municipalities to appeal assessed tax valuations and if so how has that process been.
Oh, Yes of course, we have.
Appealed.
Nearly all assessed values over.
John Donahue: Yes, of course. We have appealed nearly all assessed values historically and currently with great success. We have seen our overall operating expenses at the properties remain approximately $13 per square foot.
Historically and currently with great success.
We have we have seen.
Our overall expenses operating expenses at the properties remain approximately $13 per square foot actually decreased about a nickel here over the last calendar year compared to the previous year.
John Donahue: Actually, they decreased about a nickel here over the last calendar year compared to the previous year. And taxes and insurance, which you can find in the supplementary on page five, have actually gone down from $5.17 per square foot in calendar 22 to about $4.54 in calendar 23. So we're doing very well on that front. And then overall operating expenses have remained relatively flat despite inflation on salaries and so forth.
And taxes and insurance, which you can you can find in the supplemental on page five.
Have actually gone down from $5 17 per square foot in calendar 'twenty two to about $4 54 in calendar 'twenty three so we're doing very well on that front and then overall operating expenses.
Have remained relatively flat despite inflation on salaries and so forth.
Steve Dumansky: Thank you. I really appreciate it. You're welcome. We have no further questions at this time.
Thank you I really appreciate it.
Youre welcome.
We have no further questions at this time I'd like to hand back the call over to George Carter for closing remarks.
George Carter: I'd like to hand back the call over to George Carter for closing remarks. I just want to thank everyone for tuning in and listening to the call. We're looking forward to 2024, and we're certainly feeling very, very positive about our debt level now and opportunities that may present themselves to us in 2024.
Just wanted to thank everyone for tuning in and listening to the call. We are looking forward to 2024.
We're certainly.
Feeling very very positive about our debt level net opportunities that may present themselves in 2004 to us. So look forward to talking to you next quarter. Thank you.
Thank you for participating in today's call you may now all disconnect have a wonderful day.
Operator: So, I look forward to talking to you next quarter. Thank you for participating in today's call. You may now all disconnect. Have a wonderful day. –MUSIC–
[music].
Sure.