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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, DC 20549
FORM 10-K
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 1996
Commission file number: 1-13762
RECKSON ASSOCIATES REALTY CORP.
(Exact name of registrant as specified in its charter)
Maryland 11-3233650
(State other jurisdiction of incorporation (IRS. Employer
of organization) Identification Number)
225 Broadhollow Road, Melville, NY 11747
(Address of principal executive office) (zip code)
(516) 694-6900
(Registrant's telephone number including area code)
Securities registered pursuant to Section 12(b) of the Act:
Title of each class Name of Each Exchange on Which Registered
------------------- -----------------------------------------
Common Stock, $.01 par value New York Stock Exchange
Securities registered pursuant to Section 12(g) of the Act: None
Indicate by check mark whether the Registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act
of 1934 during the preceding 12 months (or for such shorter period that the
Registrant was required to file such reports), and (2) has been subject to such
filing requirements for the past 90 days.
Yes X No
Indicate by check mark if disclosure of delinquent filers pursuant to Item
405 of Regulation S-K is not contained herein, and will not be contained to the
best of the Registrant's knowledge, in definitive proxy or information
statements incorporated by reference in Part III of this Form 10-K, or any
amendment to this Form 10-K.
Yes No X
The aggregate market value of the shares of common stock held by
non-affiliates was approximately 760,986,226 based on the closing price on the
New York Stock Exchange for such shares on March 18,1997.
The number of the Registrant's shares of common stock outstanding was
17,136,502 as of March 18,1997.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the Registrant's Proxy Statement for the Annual Shareholder's
Meeting to be held May 22, 1997 are incorporated by reference into Part III.
TABLE OF CONTENTS
Item No.
- --------
Part I
1. Business . . . . . . . . ... . . . . . . . . . . . . . . . . . .
2. Properties . . . . . . . . . . . . . . . . . . . . . . . . . . .
3. Legal Proceedings. . . . . . . . . . . . . . . . . . . . . . . .
4. Submission of Matters to a Vote of Security-Holders. . . . . . .
Part II
5. Market for Registrant's Common Equity and Related Stockholder Matters
6. Selected Financial Data. . . . . . . . . . . . . . . . . . . . .
7. Management's Discussion and Analysis of Financial Condition and Results
of Operations. ... . . . . . . . . . . . . . . . . . . . . . . .
8. Financial Statements and Supplemental Data . . . . . . . . . . .
9. Changes in and Disagreements with Accountants on Accounting and Financial
Disclosure. . . . . . . . . . . . . . . . . . . . . . . . .
Part III
10. Directors and Executive Officers of the Registrant . . . . . . .
11. Executive Compensation . . . . . . . . . . . . . . . . . . . . .
12. Security Ownership of Certain Beneficial Owners and Management .
13. Certain Relationships and Related Transactions . . . . . . . . .
Part IV
14. Exhibits, Financial Statement Schedules, and Reports on Form 8-K
Item 1. Business
General
Reckson Associates Realty Corp. was incorporated in September 1994 and
commenced operations effective with the completion of its initial public
offering (the "IPO") on June 2, 1995. Reckson Associates Realty Corp.,
together with Reckson Operating Partnership, L.P. (the "Operating Partnership"),
and their affiliates (collectively, the "Company") was formed for the purpose of
continuing the commercial real estate business of Reckson Associates, its
affiliated partnerships and other entities ("Reckson"). For more than 35 years,
Reckson has been engaged in the business of owning, developing, acquiring,
constructing, managing and leasing suburban office and industrial properties
in the New York metropolitan area. Based on industry surveys, management
believes that the Company is one of the largest owners and operators of Class A
suburban office properties and industrial properties in the New York City
tri-state area (the "Tri-State Area"). The Company operates as a
fully-integrated, self-administered and self-managed Real Estate Investment
Trust ("REIT"). As of December 31, 1996, the Company owned 110 properties
(the "Properties") (including three joint venture properties) encompassing
approximately 8.8 million rentable square feet, all of which are managed by the
Company. The Properties consist of 32 Class A suburban office properties (the
"Office Properties") encompassing approximately 4.4 million square feet, 76
industrial properties (the "Industrial Properties") encompassing approximately
4.4 million square feet and two 10,000 square foot retail properties. In
addition, as of December 31, 1996 the Company had invested approximately $50.9
million in certain mortgage indebtedness encumbering five Class A office
properties encompassing approximately 881,000 square feet (the "Mortgage Note
Investments"). As of December 31, 1996, the Company also owned or had
contracted to acquire approximately 140 acres of land in nine separate parcels
that may present future development opportunities.
The Office Properties are Class A suburban office buildings and are
well-located, well-maintained and professionally managed. In addition, these
properties are modern with high finishes or have been modernized to successfully
compete with newer buildings and achieve among the highest rent, occupancy and
tenant retention rates within their markets. The majority of the Office
Properties are located in six planned office parks and are tenanted primarily by
national service firms such as "Big Six" accounting firms, securities brokerage
houses, insurance companies and health care providers. The Industrial Properties
are utilized for distribution, warehousing, research and development and light
manufacturing/assembly activities and are located primarily in three planned
industrial parks developed by Reckson.
All of the Company's interests in the Properties, the Mortgage Note
Investments and land are held directly or indirectly by, and substantially all
of its operations relating to the Properties are conducted through, the
Operating Partnership. The Company controls the Operating Partnership as the
sole general partner and as of December 31, 1996, owned approximately 78% of
the Operating Partnership's outstanding units of limited partnership ("Units").
The Company seeks to maintain cash reserves for normal repairs,
replacements, improvements, working capital and other contingencies. The
Operating Partnership has established a credit facility (the "Credit Facility")
with a maximum borrowing amount of $150 million scheduled to mature on June 2,
1997. The Credit Facility requires the Company to comply with a number of
financial and other covenants on an ongoing basis and, under certain
circumstances, may be extended by the Operating Partnership for a period of one
year.
In April 1996, the Company completed a public offering of 3,000,000 shares
of Common Stock at a price of $30.50 per share (the "April 1996 Offering"). In
October 1996, the Company completed a public offering of 1,725,000 shares of
Common Stock at a price of $35.50 per share (the "October 1996 Offering"). Net
proceeds to the Company of approximately $86 million from the April 1996
offering and approximately $60 million from the October 1996 offering were to
make acquisitions of Properties and to re-pay borrowings under the Credit
Facility.
There are numerous commercial properties that compete with the Company in
attracting tenants and numerous companies that compete in selecting land for
development and properties for acquisition.
The Company's executive offices are located at 225 Broadhollow Road,
Melville, New York 11747 and its telephone number at that location is
(516) 694-6900. At December 31, 1996, the Company had 185 employees.
Recent Developments
Acquisition and Leasing Activity.
During 1996, the Company acquired or contracted to acquire approximately
$435 million of Class A suburban office and industrial properties encompassing
approximately 6.2 million square feet located in the Tri-State Area. In that
regard, the Company acquired one Class A suburban Office Property and 11
Industrial Properties encompassing approximately 187,000 and 856,000 square
feet respectively, located on Long Island. In February 1996, the Company
established its Westchester Division with the acquisition of a 935,000 square
foot Class A office portfolio and associated management and construction
operations for an aggregate purchase price of approximately $79 million. The
Company currently owns 11 Class A suburban Office Properties (six in one office
park) encompassing approximately 1.5 million square feet located in Westchester
County, New York. In October 1996, the Company established its Southern
Connecticut Division with the purchase of Landmark Square, a six building
office complex encompassing approximately 800,000 square feet located in
Stamford, Connecticut ("Landmark Square") for an aggregate purchase price of
approximately $77 million. In addition, the Company has contracted to acquire
five Class A suburban office properties encompassing approximately 500,000
square feet located in Northern New Jersey (the "New Jersey Portfolio") and, in
connection with this acquisition,has established a Northern New Jersey Division.
Additionally, the Company has invested approximately $50.9 million in certain
mortgage indebtedness encumbering four Class A office properties on Long Island
encompassing approximately 750,000 square feet and one Class A office property
in New Jersey encompassing approximately 131,000 square feet. In addition, the
Company is under contract to purchase one office property encompassing 221,000
square feet and 16 industrial properties encompassing 1.3 million square feet.
Set forth below is a brief description of the Company's major acquisition
activity during 1996. All of these Properties are located in the Tri-State Area.
The Westchester Acquisition. During 1996, the Company acquired seven Class
A suburban office properties and a 60% joint venture interest in an eighth Class
A suburban office property (collectively, the "Westchester Properties")
encompassing an aggregate of approximately 935,000 square feet located in
Westchester County, New York, and associated management and construction
operations, from affiliates of Halpern Enterprises ("Halpern") for an aggregate
maximum purchase price of approximately $79 million (the "Westchester
Acquisition").
On February 22, 1996, six of the Westchester Properties encompassing
approximately 505,000 square feet (505 White Plains Road, Tarrytown, New York;
560 White Plains Road, Tarrytown, New York; 580 White Plains Road, Tarrytown,
New York; 235 Main Street, White Plains, New York; 245 Main Street, White
Plains, New York; and 2 Church Street, Ossining, New York), together with the
aforementioned management and construction operations, were acquired by the
Company for an aggregate maximum purchase price of approximately $48.7 million.
In that regard, as part of the Westchester Acquisition, the Company effectively
acquired third-party management contracts for approximately 800,000 square feet
of office space. The purchase price was funded by $29.0 million of borrowings
under the Credit Facility, the assumption of $9.4 million of mortgage debt and
the issuance of 307,606 units of limited partnership of the Operating
Partnership ("Units"). In accordance with the terms of the purchase contract,
each Unit was valued at $28.11. In addition, up to $1.7 million of the $48.7
million maximum purchase price (together with interest thereon) will be paid
to the selling Halpern entities within 60 days after the first anniversary of
the closing date, provided that the acquired Westchester Properties generate
minimum net operating income during the 12 month period following the closing
date.
On April 9,1996 The Company acquired the seventh Westchester Property
(660 White Plains Road, Tarrytown, New York) and the 60% joint venture interest
in the eighth Westchester Property (520 White Plains Road, Tarrytown, New York)
the purchase of interests in these two properties aggregated approximately $31
million. In addition, on February 22, 1996, the Company entered into a joint
venture arrangement with a Halpern affiliate that will provide development
advisory services to third-party clients. Also, on February 22, 1996, the
Company entered into a three-year employment and noncompetition agreement with
Jon L. Halpern, pursuant to which Mr. Halpern became an Executive Vice President
of the Company and the President of its newly-created Westchester Division.
In making the Westchester Acquisition, the Company has entered into a new
suburban market in the Tri-State Area while adhering to the strategies
historically implemented in acquiring its Long Island portfolio. In that regard,
the Company has historically emphasized "Anchor Acquisitions" in suburban office
parks (i.e., an acquisition of a portfolio of properties in a prime location
that provides the Company with a critical mass sufficient to create operating
efficiencies). The Westchester Acquisition afforded the Company the opportunity
to enter the Westchester market by acquiring a large portfolio of well-located
Class A office properties. In addition, five of the Westchester Properties are
located in the Tarrytown Corporate Center, one of Westchester's largest office
parks containing more than 1.2 million square feet of office space and a
444-room Marriott Hotel. Completed in 1972, Tarrytown Corporate Center was the
first office development undertaken in the Route 119 corridor in Westchester
County, an area that has developed into a prime commercial location. Major
tenants at the Center include Citibank, Ford Motor Credit, U.S. Philips, Xerox
and the Ciba-Geigy Corporation (which maintains its corporate headquarters at
the Center). Designed by the award-winning architectural firm of Warshauer,
Mellusi, and Warshauer, Tarrytown Corporate Center includes seven office
buildings encompassing approximately 991,000 square feet, of which the company
has acquired six of such buildings encompassing approximately 876,000 square
feet. Finally, as part of the Westchester Acquisition, the Company acquired
the Halpern organization's in-house expertise in management, leasing and
construction. The Halpern organization, which was in existence for over 25
years, was a full service commercial real estate company and one of
Westchester's largest owners and operators of office properties. Acquisition of
the Halpern organization enabled the Company to establish a significant local
presence which management believes is essential to the successful operation of
commercial real estate.
The Landmark Square Acquisition. In October 1996, The Company acquired
Landmark Square, a seven acre office complex containing six buildings and
encompassing 800,000 square feet located in Stamford Connecticut from the
Metropolitan Life Insurance Company("Met Life") for approximately $77 million.
The Company financed the acquisition with a $50 million first mortgage loan from
Met Life which bears interest at a fixed rate of 8.02% and has a ten year term
and proceeds from the October 1996 Offering. Landmark Square was constructed as
part of and is the focal point of a major revitalization development program by
the F.D.Rich Company in the 1970's and 1980's. Met Life obtained title to the
property as a result of a foreclosure of their property mortgage. An affiliate
of The F.D. Rich Company continued to manage Landmark Square until the time it
was purchased by the Company. Landmark Square is located on seven acres in the
heart of Stamford, contiguous to Stamford Town Center, a 900,000 square foot
upscale shopping mall. Landmark Square offers such amenities as a full service
athletic facility and the Landmark Club, one of Stamford's premier dining clubs.
The Company has commenced an approximately $11.5 million, five year capital
improvement program at the complex. Tenants at Landmark Square include Guiness
PLC/United Distillers, Crown Theatre, McKinsey & Co. and Fleet Bank. In
connection with the acquisition of Landmark Square the Company established its
Southern Connecticut Division and named F.D. ("Rick") Rich III, Managing
Director of that division and a Senior Vice President of the Company . Mr. Rich
has over 20 years experience in all facets of real estate development and
operations including operating Landmark Square for the last ten years. The
Landmark Square acquisition, the establishment of the Southern Connecticut
Division and employing Mr. Rich as well as his operations team is consistent
with The Company's strategy of making Anchor Acquisitions in new markets and in
establishing a local presence in each of the Key Suburban Markets in the
Tri-State Area.
New Jersey Portfolio Acquisition. In December 1996, The Company entered
into contract to acquire five Class A office buildings (the "New Jersey
Portfolio") encompassing approximately 500,000 square feet from certain
entities/associates with Robert Heller a New Jersey Developer for approximately
$56 million. Four of the properties are located in the Executive Hill Office
Park in West Orange, New Jersey. Executive Hill is a 32 acre office park that
contains four buildings with approximately 392,000 square feet and is located in
West Orange, New Jersey, adjacent to route 280, a major interstate highway.
Executive Hill was developed between 1971 and 1984 by various entities
associated with Robert Heller, a developer in Northern New Jersey. One of the
properties in the office park, 10 Rooney Circle, is a vacant 70,000 square foot
building that is undergoing a complete renovation including the reskinning of
its facade in granite, installation of two new lobbies and development of a new
entranceway. The Company anticipates that 10 Rooney Circle will be stabilized
within 12 months from its acquisition. The balance of the Executive Hill Office
Park is approximately 96% leased. Tenants at Executive Hill include Chase
Manhattan Bank, First Wausau, Computer Science Corporation, State Farm
Insurance Company and PNC Bank. The Company anticipates closing on these
properties at various times during 1997 to accommodate the seller's desire to
complete tax efficient transactions. The Company will finance the purchase of
these properties with a combination of cash and Units. In connection with the
acquisition, the Company established its Northern New Jersey Division at
Executive Hill and named Mark Schaevitz as its Managing Director. Mr. Schaevitz
who has acted as Chief Operating Officer, over Mr. Heller's real estate
operations for the past 15 years, has joined The Company along with certain key
members of his management team to lead the Company's efforts in Northern New
Jersey. The acquisition of the New Jersey Portfolio, the establishment of the
Northern New Jersey Division and retention of Mr. Schaevitz, and his management
team are consistent with the Company's strategy of developing a local presence
in the Key Suburban Markets in the Tri-State Area through Anchor Acquisitions.
The eleven Industrial Properties acquired by the Company during 1996 are
single story properties encompassing an aggregate of approximately 856,000
square feet. As of December 31, 1996, eight of these properties were 100% leased
to single tenants, one of these properties is 100% leased to two tenants and two
properties are vacant and currently under redevelopment.
Leasing Activity
During the year ended December 31, 1996, the Company leased 181,854 square
feet at the Office Properties at an average effective rent (i.e., base rent
adjusted on a straight-line basis for free rent periods, tenant improvements and
leasing commissions) of $21.55 per square foot and 586,315 square feet at the
Industrial Properties at an average effective rent of $6.16 per square foot
(excluding, in both cases, Properties acquired subsequent to the 1995 IPO).
During 1996, percentage leased rates at these Office Properties increased from
90.4% to 92.3% and increased from 94.6% to 95.6% at these Industrial Properties.
Included in this leasing data are newly-executed leases for approximately 14,973
square feet of space at the Omni, the Company's largest office building.
In addition to the foregoing, during 1996 the Company leased an additional
298,974 square feet of space at the Office Properties acquired during 1996. As
of December 31, 1996, the percentage leased rate for the Office Properties
(including the Office Properties acquired during 1996) was 91%.
Financing Activities
The New Credit Facility. The Company has obtained a commitment for a
three-year $175 million unsecured credit facility from the Chase Manhattan Bank
and Union Bank of Switzerland (the "New Credit Facility"). It is expected that
upon syndication the New Credit Facility will provide for a maximum borrowing
amount of up to $225 million and the Company's ability to borrow thereunder will
be subject to the satisfaction of certain financial covenants, including
covenants relating to limitations on unsecured and secured borrowings, minimum
interest and fixed charge coverage ratios, a minimum equity value and a maximum
dividend payout ratio. In addition, it is expected that borrowings under the
New Credit Facility would bear interest at a floating rate equal to one, two,
three or six month LIBOR (at the Company's election) plus a spread ranging from
1.125% to 1.50%, based on the Company's leverage ratio. The New Credit
Facility would replace the Company's existing $150 million credit facility
which is schedule to mature on June 2, 1997 (the "Credit Facility").
Borrowing under the Credit Facility bear interest at a floating rate equal to
one-month LIBOR plus 1.75%. Consummation of the New Credit Facility
arrangement is subject to completion of the lenders' due diligence and
completion of documentation satisfactory to the Company and such lenders.
Other Financing Activities. In connection with the acquisition of
Landmark Square the Company obtained a $50 million first mortgage loan. The loan
has a 10-year maturity and bears interest at a fixed rate of 8.02% for the term.
The Company has obtained a letter commitment from a financial
institution for a $58 million first mortgage loan to refinance the current
outstanding mortgage indebtedness encumbering the Omni, an approximately 575,000
square foot office complex located in the Company's Nassau West Corporate Center
Office Park. The loan will have a 10-year term and will bear interest at a
fixed rate to be determined based on the 10 year treasury rate plus 130 basis
points.
Stock Split
On February 12, 1997, the Board of Directors of the Company declared a
two-for-one stock split, to be effected as a stock dividend distributable on
April 15, 1997 to stockholders of record on April 4, 1997.
Recent Offering
On March 12, 1997 the Company sold 4,945,000 shares of the Company's common
stock at $45.25 per share for an aggregate consideration of approximately $224
million before deducting offering expenses.
Corporate Strategies and Growth Opportunities
The Company's primary business objectives are to maximize current return
to stockholders through increases in distributable cash flow per share and to
increase stockholders' long-term total return through the appreciation in value
of its Common Stock. The Company plans to achieve these objectives by continuing
Reckson's corporate strategies and capitalizing on the internal and external
growth opportunities described below.
Corporate Strategies. Management believes that throughout its 35-year
operating history, Reckson has created value in its properties through a variety
of market cycles by implementing the operating strategies described below. These
operating strategies include the implementation of (I) a multi disciplinary
leasing approach that involves architectural design and construction personnel
as well as leasing professionals, (ii) innovative property marketing programs
such as the Executive Center business, which was established by Reckson to
provide "incubation space" for start-up companies as well as office space for
satellite offices of larger companies, (iii) a comprehensive tenant service
program and property amenities designed to maximize tenant satisfaction and
retention, (iv) cost control management and systems that take advantage of
economies of scale that arise from Reckson's market position and efficiencies
attributable to the state-of-the-art energy control system at many of the Office
Properties and (v) an acquisition and development strategy that is continuously
adjusted in light of anticipated changes in market conditions and that seeks to
capitalize on management's multidisciplinary expertise and market knowledge to
modify, upgrade and reposition a property in its market place in order to
maximize value.
The Company also intends to adhere to a policy of maintaining a Debt Ratio
(defined as the total debt of the Company as a percentage of the market value of
outstanding shares of Common Stock on a fully diluted basis) of less than 50%.
As of December 31, 1996, the Company's Debt Ratio was approximately 28.8%. This
calculation includes the Company's proportionate share of the debt encumbering a
joint venture property. This Debt Ratio is intended to provide the Company with
financial flexibility to select the optimal source of capital (whether debt or
equity) with which to finance external growth.
Growth Opportunities. The Company intends to achieve its primary
business objectives by applying its corporate strategies to the internal and
external growth opportunities described below.
Internal Growth. As the Long Island, Westchester, New Jersey and
Southern Connecticut suburban office and industrial markets continue to
improve, management believes the Company is well positioned to benefit from
rental revenue growth through: (i) contractual annual compounding 4% Base Rent
(i.e., gross rent excluding tenant payments on account of real estate tax,
operating expense escalations and base electrical charges) increases on
approximately 85% of existing leases at the Long Island Properties; (ii)
periodic contractual increases in Base Rent on existing leases at the
Westchester Properties, the New Jersey Properties and the Southern Connecticut
Properties; and (iii) the potential for increases to Base Rents as leases expire
as a result of continuing tightening of the office and industrial markets with
limited new supply.
External Growth. The Company seeks to acquire multi-tenant suburban Class
A office and industrial properties located in the Tri-State Area. Management
believes that the Tri-State Area presents opportunities to acquire properties
at attractive yields. The Company believes that its (i) capital structure, in
particular its New Credit Facility providing for a maximum borrowing amount of
up to $225 million, (ii) ability to acquire a property for Units of the
Operating Partnership and thereby defer the seller's income tax on gain, (iii)
operating economies of scale, (iv) relationships with financial institutions and
private real estate owners, and (v) fully integrated operations in four regional
Divisions, will enhance the Company's ability to identify and capitalize on
acquisition opportunities. The Company also intends selectively to develop new
Class A suburban office and industrial properties and to continue to redevelop
existing office and industrial properties as these opportunities arise. In the
near future the Company will concentrate its development activities on
build-to-suit industrial and Class A suburban office properties.
Environmental Matters
Under various Federal, state and local laws, ordinances and regulations, an
owner of real estate is liable for the costs of removal or remidation of certain
hazardous or toxic substances on or in such property. These laws often impose
such liability without regard to whether the owner knew of, or was responsible
for, the presence of such hazardous or toxic substances. The cost of any
required remediation and the owner's liability therefore as to any property is
generally not limited under such enactments and could exceed the value of the
property and/or the aggregate assets of the owner. The presence of such
substances, or the failure to properly remediate such substances, may adversely
affect the owner's ability to sell or rent such property or to borrow using such
property as collateral. Persons who arrange for the disposal or treatment of
hazardous or toxic substances may also be liable for the costs of removal or
remediation of such substances at a disposal or treatment facility, whether or
not such facility is owned or operated by such person. Certain environmental
laws govern the removal, encapsulation or disturbance of asbestos-containing
materials ("ACMs") when such materials are in poor condition, or in the event
of renovation or demolition. Such laws impose liability for release of ACMs
into the air and third parties may seek recovery from owners or operators of
real properties for personal injury associated with ACMs. In connection with
the ownership (direct or indirect), operation, management and development of
real properties, the Company may be considered an owner or operator of such
properties or as having arranged for the disposal or treatment of hazardous or
toxic substances and, therefore, potentially liable for removal or remediation
costs, as well as certain other related costs, including governmental fines and
injuries to persons and property.
All of the Office Properties and all of the Industrial Properties have
been subjected to a Phase I or similar environmental audit after April 1,
1994 (which involved general inspections without soil sampling, ground water
analysis or radon testing and, for the Properties constructed in 1978 or
earlier, survey inspections to ascertain the existence of ACMs were
conducted) completed by independent environmental consultant companies
(except for 35 Pinelawn Road which was originally developed by Reckson and
subjected to a Phase 1 in April 1992). These environmental audits have not
revealed any environmental liability that would have a material adverse
effect on the Company's business.
Item 2. Properties
General
As of December 31, 1996, on a pro forma basis giving effect to acquisition
of the New Jersey Portfolio, the Company owned 115 properties (including three
joint venture properties) encompassing 9.3 million square feet. These properties
consist of 37 Class A suburban office properties encompassing approximately 4.9
million square feet, 76 industrial properties encompassing approximately 4.4
million rentable square feet and two free-standing 10,000 square foot retail
properties. The rentable square feet of each property has been determined for
these purposes based on the aggregate leased square footage specified in
currently effective leases and, with respect to vacant space, management's
estimate. In addition, as of December 31, 1996, the Company owned or had
contracted to acquire approximately 140 acres of land in nine separate parcels
that may present future development opportunities.
Reckson has historically emphasized the development of large scale
office and industrial parks and approximately 78% of the Office Properties
(including the New Jersey Portfolio) and 63% of the Industrial Properties
are located in such parks (measured by rentable square footage). The
Company believes that owning properties in planned office and industrial
parks provides certain strategic advantages, including the following: (i)
certain tenants prefer being located in a park with other high quality
companies to enhance their corporate image, (ii) parks afford tenants certain
aesthetic amenities such as a common landscaping plan, standardization of
signage and common dining and recreational facilities, (iii) tenants may
expand (or contract) their business within a park, enabling them to centralize
business functions and (iv) a park provides tenants with access to other
tenants and may facilitate business relationships between tenants.
Also, as of December 31, 1996, the Company had invested approximately
$50.9 million in certain mortgage indebtedness encumbering four Class A office
properties on Long Island and one Class A office property in New Jersey
encompassing an aggregate of approximately 881,000 square feet.
Set forth below is a summary of certain information relating to the
Properties, categorized by office and industrial park, as of December 31, 1996
on a pro forma basis giving effect to the acquisition of the New Jersey
Portfolio.
Office Properties
General. As of December 31, 1996, on a pro forma basis giving effect to
the acquisition of the New Jersey Portfolio, the Company owned or had an
interest in 37 Class A suburban office properties that encompass approximately
4.9 million rentable square feet. As of December 31, 1996, these office
properties (including the New Jersey Portfolio but excluding a vacant property
currently under renovation) were 91% leased to approximately 525 tenants.
The Office Properties are Class A suburban office buildings and are
well-located, well-maintained and professionally managed. In addition, these
properties are modern with high finishes and achieve among the highest rent,
occupancy and tenant retention rates within their sub-markets. Twenty-five of
the 37 office properties(including the New Jersey Portfolio) are located in the
following six planned office parks: the 23 acre North Shore Atrium, the 32 acre
Huntington Melville Corporate Center, the 50 acre Nassau West Corporate Center,
the 29 acre Tarrytown Corporate Center, the seven acre Landmark Square and the
32 acre Executive Hill Office Park. The buildings in these office parks offer a
full array of amenities including health clubs, racquetball courts, sun decks,
restaurants, computer controlled HVAC access systems and conference centers.
Management believes that the location, quality of construction and amenities
as well as Reckson's reputation for providing a high level of tenant service
have enabled Reckson to attract and retain a national tenant base. The office
tenants include national service companies, such as "Big Six" accounting firms,
securities brokerage houses, insurance companies and health care providers.
The Long Island Office Properties are leased to national tenants, as well
as to local tenants. Leases on the Office Properties are typically written for
terms ranging from five to ten years and require (i) payment of a fixed gross
rental amount that excludes payments on account of real estate tax, operating
expense escalations and base electrical charges ("Base Rent"), (ii) payment of
a base electrical charge, (iii) payment of real estate tax escalations over a
base year, (iv) payment of compounded annual increases to Base Rent in lieu of
operating expense escalations (which the Company believes have historically
exceeded the annual increase in actual operating expenses), (v) payment of
overtime HVAC and electric and (vi) payment of electric escalations over a base
year. In virtually all leases, the landlord is responsible for structural
repairs. Renewal provisions typically provide for renewal rates at market rates
or a percentage thereof, provided that such rates are not less than the most
recent renewal rates.
The Westchester Properties, Landmark Square and the New Jersey Portfolio
are also leased to national tenants, as well as to local tenants. Leases are
typically for terms ranging from five to ten years and require (I) payment of
Base Rent, (ii) payment of a base electrical charge, (iii) payment of real
estate tax escalations over a base year, (iv) payment of periodic fixed
increases in Base Rent, (v) payment of operating expense escalations over a
base year, and (vi) payment of electric escalations over a base year. In
virtually all leases, the landlord is responsible for structural repairs.
Renewal provisions typically provide for renewal rates at market rate or a
percentage thereof, provided that such rates are not less than the most recent
renewal rates.
The following table sets forth certain information as of December 31,
1996 for each of the Office Properties and the New Jersey Portfolio.
The following table sets forth certain information as of December 31, 1996 for
each of the office properties and the New Jersey Portfolio.
Ownership
Interest
(Ground
Company's Lease Land Number
Percentage Expiration Year Area of
Property Ownership Date) Constructed (Acres) Floors
- -------- ---------- ---------- ----------- ------- ------
Office Properties:
North Shore Atrium,
Syosset, NY
6800 Jericho Turnpike
(North Shore Atium I) 100% Fee 1977 13.0 2
6900 Jericho Turnpike
(North Shore Atrium II) 100% Fee 1982 5.0 4
-------
Total-North Shore Atrium 18.0
=======
Huntington Melville Corporate Center,
Melville, NY
200 Broadhollow Rd 100% Fee 1981 4.6 4
48 South Service Rd 100% Fee 1986 7.3 4
Leasehold
395 North Service Rd 100% (2081) 1988 7.5 4
35 Pinelawn Rd 100% Fee 1980 6.0 2
-------
Total-Huntington Melville
Corporate Center 25.4
=======
Nassau West Corporate Center,
Mitchel Field, NY
50 Charles Lindbergh Blvd.
(Nassau West Corporate Leasehold
Center II) 100% (2082) 1984 9.1 6
60 Charles Lindbergh Blvd.
(Nassau West Corporate Leasehold
Center I) 100% (2082) 1989 7.8 2
333 Earl Ovington Blvd. Leasehold
(The Omni) 60% (2088) 1991 30.6 10
-------
Total-Nassau West
Corporate Center 47.5
=======
Tarrytown Corp. Center
Tarrytown, NY
505 White Plains Rd 100% Fee 1974 1.4 2
520 White Plains Rd 60% Fee 1981 6.8 6
555 White Plains Rd 100% Fee 1972 4.2 5
560 White Plains Rd 100% Fee 1980 4.0 6
580 White Plains Rd 100% Fee 1977 6.1 6
660 White Plains Rd 100% Fee 1983 10.9 6
-------
Total-Tarrytown
Corporate Center 33.4
=======
Landmark Square
Stamford, CT
One Landmark Square 100% Fee 1973 N/A 22
Two Landmark Square 100% Fee 1976 N/A 3
Three Landmark Square 100% Fee 1978 N/A 6
Four Landmark Square 100% Fee 1977 N/A 5
Five Landmark Square 100% Fee 1976 N/A 3
Six Landmark Square 100% Fee 1984 N/A 10
-------
Total-Landmark Square 7.2
=======
Standalone Long Island
Office Properties
88 Duryea Rd.
Melville, NY 100% Fee 1986 1.5 2
310 East Shore Rd.
Great Neck, NY 100% Fee 1981 1.5 4
333 East Shore Rd. Leasehold
Great Neck, NY 100% (2030) 1976 1.5 2
520 Broadhollow Rd.
Melville, NY 100% Fee 1978 7.0 1
1660 Walt Whitman Rd.
Melville, NY 100% Fee 1980 6.5 1
125 Baylis Rd.
Melville, NY 100% Fee 1980 8.2 2
-------
Total-Standalone Office
Properties 26.2
=======
Standalone Westchester
Properties
155 White Plains Road,
Tarrytown, NY 100% Fee 1963 13.2 2
235 Main Street,
White Plains, NY 100% Fee 1974 .4 6
245 Main Street
White Plains, NY 100% Fee 1983 .4 6
2 Church Street
Ossining, NY 100% Fee 1979 1.1 2
-------
Total Standalone
Westchester Properties 15.1
=======
Re-Development Westchester
Properties
360 Hamilton Avenue
White Plains, NY 50% Fee 1977 1.5 12
-------
Total Re-Development
Westchester Properties 1.5
=======
Executive Hill Office Park
West Orange, NJ
100 Executive Drive 100% Fee 1978 10.1 3
200 Executive Drive 100% Fee 1980 8.2 4
300 Executive Drive 100% Fee 1984 8.7 4
10 Rooney Circle 100% Fee 1971 5.2 3
-------
Total-Executive Hill
Office Park 32.2
=======
Standalone New Jersey
Properties
1 Paragon Drive
Montvale, NJ 100% Fee 1980 11.0 2
-------
Total Standalone
New Jersey Properties 11.0
=======
Total-Office Properties 217.5
=======
Base Number
Rentable Annual Rent Per of
Square Percent Base Leased Tenant
Property Feet Leased Rent Sq. Ft. Leases
- -------- ---------- ------- ------------ -------- ------
Office Properties:
North Shore Atrium,
Syosset, NY
6800 Jericho Turnpike
(North Shore Atium I) 209,028 90.0% $3,452,445 $18.34 42
6900 Jericho Turnpike
(North Shore Atrium II) 101,036 96.4% $1,597,008 $16.39 10
---------- ------------ ------
Total-North Shore Atrium 310,064 92.1% $5,049,453 $17.68 52
========== ============ ======
Huntington Melville Corporate Center,
Melville, NY
200 Broadhollow Rd 67,432 98.9% $1,414,860 $21.23 13
48 South Service Rd 125,372 91.4% $1,812,269 $15.82 10
395 North Service Rd 187,393 94.1% $3,779,171 $21.55 7
35 Pinelawn Rd 105,241 86.3% $1,719,486 $18.93 28
---------- ------------ ------
Total-Huntington Melville
Corporate Center 485,438 92.4% $8,745,786 $21.34 58
========== ============ ======
Nassau West Corporate Center,
Mitchel Field, NY
50 Charles Lindbergh Blvd.
(Nassau West Corporate
Center II) 211,845 93.1% $4,271,620 $21.66 23
60 Charles Lindbergh Blvd.
(Nassau West Corporate
Center I) 186,889 100.0% $3,692,510 $19.72 8
333 Earl Ovington Blvd.
(The Omni) 575,000 89.8% $14,080,699 $27.26 29
---------- ------------ ------
Total-Nassau West
Corporate Center 973,734 92.5% $22,044,829 $24.47 60
========== ============ ======
Tarrytown Corp. Center
Tarrytown, NY
505 White Plains Rd 26,468 91.7% $422,178 $17.40 19
520 White Plains Rd 171,761 100.0% $3,192,362 $18.59 1
555 White Plains Rd 121,585 100.0% $1,503,378 $12.36 9
560 White Plains Rd 126,471 95.9% $1,618,962 $13.35 18
580 White Plains Rd 170,726 94.6% $2,979,362 $18.45 21
660 White Plains Rd 258,715 97.4% $4,148,165 $16.46 51
---------- ------------ ------
Total-Tarrytown
Corporate Center 875,726 97.3% $13,864,407 $16.27 119
========== ============ ======
Landmark Square
Stamford, CT
One Landmark Square 296,716 83.5% $4,987,291 $20.13 60
Two Landmark Square 39,701 42.2% $301,754 $18.00 8
Three Landmark Square 128,286 78.4% $2,188,392 $21.77 20
Four Landmark Square 104,446 80.7% $1,666,666 $19.76 17
Five Landmark Square 57,273 87.7% $175,000 $3.48 1
Six Landmark Square 171,899 92.3% $3,457,825 $21.80 8
---------- ------------ ------
Total-Landmark Square 798,321 $12,776,928 $19.41 114
========== ============ ======
Standalone Long Island
Office Properties
88 Duryea Rd.
Melville, NY 25,061 95.6% $392,660 $16.40 5
310 East Shore Rd.
Great Neck, NY 50,000 100.0% $1,163,186 $23.21 21
333 East Shore Rd.
Great Neck, NY 17,715 99.6% $435,536 $24.68 9
520 Broadhollow Rd.
Melville, NY 83,176 100.0% $1,473,201 $17.71 5
1660 Walt Whitman Rd.
Melville, NY 73,115 100.0% $917,715 $12.55 5
125 Baylis Rd.
Melville, NY 98,329 99.4% $2,119,188 $21.69 10
---------- ------------ ------
Total-Standalone Office
Properties 347,396 99.5% $6,501,486 $18.81 55
========== ============ ======
Standalone Westchester
Properties
155 White Plains Road,
Tarrytown, NY 60,909 79.5% $758,282 $15.66 5
235 Main Street,
White Plains, NY 83,237 65.2% $930,704 $17.14 20
245 Main Street
White Plains, NY 73,543 79.5% $1,072,844 $18.36 13
2 Church Street
Ossining, NY 24,250 49.2% $144,453 $12.12 2
---------- ------------ ------
Total Standalone
Westchester Properties 241,939 71.5% $2,906,283 $16.79 40
========== ============ ======
Re-Development Westchester
Properties
360 Hamilton Avenue
White Plains, NY 365,000 --- --- --- ---
---------- ------------ ------
Total Re-Development
Westchester Properties 365,000 --- --- --- ---
========== ============ ======
Executive Hill Office Park
West Orange, NJ
100 Executive Drive 92,872 97.1% $1,665,402 $18.48 12
200 Executive Drive 102,630 91.6% $1,639,734 $17.45 19
300 Executive Drive 126,196 99.4% $2,440,181 $19.46 12
10 Rooney Circle 70,000 --- --- --- ---
---------- ------------ ------
Total-Executive Hill
Office Park 391,698 96.2% $5,745,317 $18.56 43
========== ============ ======
Standalone New Jersey
Properties
1 Paragon Drive
Montvale, NJ 104,599 96.4% $1,868,979 $18.54 15
---------- ------------ ------
Total Standalone
New Jersey Properties 104,599 96.4% $1,868,979 $18.54 15
========== ============ ======
Total-Office Properties 4,893,915 91.4% $79,503,468 556
========== ============ ======
Ground lease expirations assume exercise of renewal options by the lessee.
Represents Base Rent of signed leases at December 31, 1995 adjusted for
scheduled contractual increases during 12 months ending December 31, 1996.
Total Base Rent for these purposes reflects the effect of any lease
expirations that occur during the 12 month period ending December 31, 1996.
Amounts included in rental revenue for financial reporting purposes have
been determined on a straight-line basis rather than on the basis of
contractual rent as set forth in the foregoing table.
Base Rents differ from Effective Rents in that Effective Rents have been
adjusted on a straight-line basis for free rent periods, tenant improvements
and leasing commissions.
Year acquired; renovated in 1978.
The actual fee interest in 520 White Plains Road is held by the County of
Westchester Industrial Development Agency. The fee interest in 520 White
Plains Road may be acquired if the outstanding principal balance under
certain loan agreements and annual basic installments are prepaid in full.
Year renovated.
Percent leased data excluding 10 Rooney Circle, a property under development.
Percent leased data excludes the properties under re-development.
Industrial Properties
General. As of December 31, 1996, the Company owned or had an
interest in 76 Industrial Properties that encompass approximately 4.4 million
rentable square feet. All but one of the Industrial Properties are located on
Long Island. As of December 31, 1996, the Industrial Properties were 96.8%
leased to approximately 160 tenants. Many of the Industrial Properties have been
constructed with high ceiling heights (i.e., above 18 feet), upscale office
building facades, parking in excess of zoning requirements, drive-in and/or
loading dock facilities, and other features which permit them to be leased for
industrial and/or office purposes.
The Industrial Properties are leased to national tenants as well as to
local companies. These tenants utilize the Industrial Properties for distribu-
tion, warehousing, research and development and light manufacturing/assembly
activities. Leases on the Industrial Properties are typically written for terms
ranging from three to seven years and require (I) payment of a Base Rent,
(ii) payments of real estate tax escalations over a base year, (iii) payments of
compounded annual increases to Base Rent and (iv) reimbursement of all
operating expenses. Electric costs are borne and paid directly by the tenant.
Certain leases are "triple net" (i.e., the tenant is required to pay in addition
to annual Base Rent, all operating expenses and real estate taxes). In virtually
all leases, the landlord is responsible for structural repairs. Renewal
provisions typically provide for renewal rents at market rates, provided that
such rates are not less than the most recent rental rates.
Approximately 63% of the Industrial Properties measured by square
footage, are located in three large scale planned industrial parks that were
developed by Reckson. They are (I) Vanderbilt Industrial Park, a 400-acre
industrial park containing 50 buildings with approximately 3.6 million square
feet.(ii) Airport International Plaza a 200-acre industrial park containing 32
buildings with approximately 1.4 million square feet, and (iii) County Line
Industrial Center, a 28-acre industrial park containing six buildings and
approximately one million square feet.
In addition to its industrial parks, as of December 31, 1996, the Company
owned 21 stand alone Industrial Properties. As of December 31, 1996, these
Properties were 96.7% leased to approximately 35 tenants.
The following table sets forth certain information as of December 31, 1996
for each of the Industrial Properties.
Ownership
Interest
(Ground Percentage
Company's Lease Land Clearance Office/
Percentage Expiration Year Area Height R & D
Property Ownership Date) Constructed (Acres) (Feet) Finish
- -------- ---------- ---------- ----------- ------- ---------- ----------
Industrial Properties:
Vanderbilt Industrial Park
Hauppauge, NY
360 Vanderbilt Motor
Parkway 100% Fee 1967 4.2 16 62%
410 Vanderbilt Motor
Parkway 100% Fee 1965 3.0 15 7%
595 Old Willets Path 100% Fee 1968 3.5 14 14%
611 Old Willets Path 100% Fee 1963 3.0 14 11%
631/641 Old Willets Path 100% Fee 1965 1.9 14 31%
651/661 Old Willets Path 100% Fee 1966 2.0 14 45%
671 Old Willets Path 100% Fee 1966 1.5 14 8%
681 Old Willets Path 100% Fee 1961 1.3 14 10%
740 Old Willets Path 100% Fee 1965 3.5 14 5%
325 Rabro Dr 100% Fee 1967 2.7 14 10%
250 Kennedy Dr 100% Fee 1979 7.0 16 9%
90 Plant Ave 100% Fee 1972 4.3 16 13%
110 Plant Ave 100% Fee 1974 6.8 18 8%
55 Engineers Rd 100% Fee 1968 3.0 18 8%
65 Engineers Rd 100% Fee 1969 1.8 22 10%
85 Engineers Rd 100% Fee 1968 2.3 18 5%
100 Engineers Rd 100% Fee 1968 5.0 14 11%
150 Engineers Rd 100% Fee 1969 6.8 22 11%
20 Oser Ave 100% Fee 1979 5.0 16 18%
30 Oser Ave 100% Fee 1978 4.4 16 21%
40 Oser Ave 100% Fee 1974 3.1 16 33%
50 Oser Ave 100% Fee 1975 4.1 21 15%
60 Oser Ave 100% Fee 1975 3.3 21 19%
63 Oser Ave 100% Fee 1974 1.2 20 9%
65 Oser Ave 100% Fee 1975 1.2 18 10%
73 Oser Ave 100% Fee 1974 1.2 20 15%
80 Oser Ave 100% Fee 1974 1.1 18 25%
85 Nicon Ct 100% Fee 1978 6.1 30 10%
90 Oser Ave 100% Fee 1973 1.1 16 26%
104 Parkway Dr 100% Fee 1985 1.8 15 50%
110 Ricefield Ln 100% Fee 1980 2.0 15 25%
120 Ricefield Ln 100% Fee 1983 2.0 15 24%
125 Ricefield Ln 100% Fee 1973 2.0 14 20%
135 Ricefield Ln 100% Fee 1981 2.1 15 10%
-------
Total Vanderbilt Industrial
Park 105.3
=======
Airport International Plaza
Islip, NY
20 Orville Dr 100% Fee 1978 1.0 16 50%
25 Orville Dr 100% Fee 1970 2.2 16 100%
50 Orville Dr 100% Fee 1976 1.6 15 20%
65 Orville Dr 100% Fee 1971 2.2 14 13%
70 Orville Dr 100% Fee 1975 2.3 22 7%
80 Orville Dr 100% Fee 1988 6.5 16 21%
85 Orville Dr 100% Fee 1974 1.9 14 20%
95 Orville Dr 100% Fee 1974 1.8 14 10%
110 Orville Dr 100% Fee 1979 6.4 24 15%
180 Orville Dr 100% Fee 1982 2.3 16 18%
1101 Lakeland Ave 100% Fee 1983 4.9 20 8%
1385 Lakeland Ave 100% Fee 1973 2.4 16 18%
125 Wilbur Place 100% Fee 1977 4.0 16 31%
140 Wilbur Place 100% Fee 1973 3.1 20 37%
160 Wilbur Place 100% Fee 1978 3.9 16 30%
170 Wilbur Place 100% Fee 1979 4.9 16 28%
4040 Veterans Highway 100% Fee 1972 1.0 14 100%
-------
Total Airport International
Plaza 52.4
=======
County Line Industrial Center
Melville, NY
5 Hub Dr 100% Fee 1979 6.9 20 20%
10 Hub Dr 100% Fee 1975 6.6 20 15%
30 Hub Dr 100% Fee 1976 5.1 20 18%
265 Spagnoli Rd 100% Fee 1978 6.0 20 28%
-------
Total County Line Industrial
Center 24.6
=======
Standalone Industrial Properties
32 Windsor Pl.
Islip, NY 100% Fee 1971 2.5 18 10%
42 Windsor Pl.
Islip, NY 100% Fee 1972 2.4 18 8%
208 Blydenburgh Rd.
Islandia, NY 100% Fee 1969 2.4 14 17%
210 Blydenburgh Rd.
Islandia, NY 100% Fee 1969 1.2 14 16%
71 Hoffman Ln.
Islandia, NY 100% Fee 1970 5.8 16 10%
300 Motor Parkway,
Hauppauge, NY 100% Fee 1979 4.2 14 100%
933 Motor Parkway
Smithtown, NY 100% Fee 1973 5.6 20 26%
65 S. Service Rd. ,
Plainview, NY 100% Fee 1961 1.6 14 10%
85 S. Service Rd.
Plainview, NY 100% Fee 1961 1.6 14 60%
135 Fell Ct.
Islip, NY 100% Fee 1965 3.2 16 20%
40 Cragwood Rd.,
S. Plainfield, NJ 100% Fee 1965 13.5 16 49%
110 Marcus Drive,
Huntington, NY 100% Fee 1980 6.1 20 39%
1516 Motor Parkway,
Hauppauge, NY 100% Fee 1981 7.9 24 5%
19 Nicholas Drive,
Yaphank, NY 100% Fee 1989 29.6 24 5%
70 Schmitt Boulevard,
Farmingdale, NY 100% Fee 1975 4.4 18 10%
105 Price Parkway,
Farmingdale, NY 100% Fee 1969 12.0 26 8.5%
70 Maxess Road,
Melville, NY 100% Fee 1969 9.3 15 38%
48 Harbor Park Dr.,
Port Washington, NY 100% Fee 1976 2.7 16 100%
20 Melville Road,
Melville, NY 100% Fee 1965 4.0 23 66%
-------
Total Standalone Industrial
Properties 120.0
=======
Properties under re-development
100 Andrews Road,
Hicksville, NY 100% Fee 1954 7.7 25 ---
65 Marcus Dr.,
Melville, NY 100% Fee 1968 5.0 16 ---
-------
Total Properties under
re-development 12.7
=======
Total Industrial Properties 315.0
=======
Annual Base Number
Rentable Base Rent Per of
Square Percent Rent Leased Tenant
Property Feet Leased Sq. Ft. Leases
- -------- --------- ------- ----------- -------- ------
Industrial Properties:
Vanderbilt Industrial Park
Hauppauge, NY
360 Vanderbilt Motor
Parkway 54,000 100.0% $429,885 $7.96 1
410 Vanderbilt Motor
Parkway 41,784 100.0% $182,584 $4.37 4
595 Old Willets Path 31,670 100.0% $146,391 $4.62 4
611 Old Willets Path 20,000 100.0% $108,238 $5.41 2
631/641 Old Willets Path 25,000 80.0% $134,373 $6.72 2
651/661 Old Willets Path 25,000 60.0% $97,246 $6.48 5
671 Old Willets Path 20,000 100.0% $89,781 $4.49 1
681 Old Willets Path 15,000 100.0% $68,984 $4.60 1
740 Old Willets Path 30,000 100.0% $29,676 $0.99 1
325 Rabro Dr 35,000 33.4% $70,290 $6.02 1
250 Kennedy Dr 127,980 100.0% $410,412 $3.21 1
90 Plant Ave 75,000 100.0% $326,456 $4.35 3
110 Plant Ave 125,000 100.0% $515,004 $4.12 1
55 Engineers Rd 36,000 100.0% $290,916 $8.08 1
65 Engineers Rd 23,000 100.0% $121,555 $5.29 1
85 Engineers Rd 40,800 100.0% $113,842 $2.79 2
100 Engineers Rd 88,000 100.0% $339,888 $3.86 1
150 Engineers Rd 135,000 100.0% $408,252 $3.02 1
20 Oser Ave 42,000 100.0% $262,069 $6.24 3
30 Oser Ave 42,000 100.0% $284,886 $6.78 5
40 Oser Ave 59,800 100.0% $257,175 $4.30 13
50 Oser Ave 60,000 100.0% $234,000 $3.90 1
60 Oser Ave 48,000 100.0% $187,200 $3.90 1
63 Oser Ave 22,000 100.0% $100,650 $4.58 1
65 Oser Ave 20,000 100.0% $107,196 $5.36 1
73 Oser Ave 20,000 100.0% $107,178 $5.36 1
80 Oser Ave 19,500 100.0% $60,326 $3.09 1
85 Nicon Ct 104,000 100.0% $458,860 $4.41 1
90 Oser Ave 37,500 100.0% $116,718 $3.11 1
104 Parkway Dr 27,600 100.0% $178,500 $6.44 1
110 Ricefield Ln 32,264 100.0% $144,851 $4.99 1
120 Ricefield Ln 33,060 100.0% $156,000 $4.72 1
125 Ricefield Ln 30,495 100.0% $181,264 $5.94 1
135 Ricefield Ln 32,340 100.0% $188,001 $5.81 1
--------- ----------- ------
Total Vanderbilt Industrial
Park 1,578,793 97.6% $6,908,647 $4.48 67
========= =========== ======
Airport International Plaza
Islip, NY
20 Orville Dr 12,852 100.0% $93,880 $7.30 1
25 Orville Dr 32,300 72.4% $320,897 $13.73 1
50 Orville Dr 28,000 0% $ 0 $0.00 0
65 Orville Dr 32,000 100.0% $151,484 $4.73 2
70 Orville Dr 41,508 100.0% $266,011 $6.41 2
80 Orville Dr 92,544 100.0% $620,965 $6.71 10
85 Orville Dr 25,000 100.0% $119,730 $4.79 1
95 Orville Dr 25,000 100.0% $120,000 $4.80 1
110 Orville Dr 110,000 100.0% $607,567 $5.52 1
180 Orville Dr 37,612 100.0% $206,014 $5.48 2
1101 Lakeland Ave 90,411 100.0% $581,837 $6.44 1
1385 Lakeland Ave 35,000 100.0% $172,603 $4.93 3
125 Wilbur Place 62,686 84.2% $233,751 $4.43 12
140 Wilbur Place 48,500 100.0% $260,253 $5.37 2
160 Wilbur Place 62,710 100.0% $403,273 $6.43 6
170 Wilbur Place 72,062 100.0% $333,745 $4.63 9
4040 Veterans Highway 2,800 100.0% $54,061 $19.31 1
--------- ----------- ------
Total Airport International
Plaza 810,985 94.2% $4,546,071 $5.95 55
========= =========== ======
County Line Industrial Center
Melville, NY
5 Hub Dr 88,001 100.0% $464,084 $5.17 2
10 Hub Dr 95,546 100.0% $628,496 $6.58 6
30 Hub Dr 73,127 100.0% $348,738 $4.77 2
265 Spagnoli Rd 85,500 100.0% $565,230 $6.61 4
--------- ----------- ------
Total County Line Industrial
Center 342,174 100.0% $2,006,548 $5.86 14
========= =========== ======
Standalone Industrial Properties
32 Windsor Pl.
Islip, NY 43,000 100.0% $123,200 $2.87 1
42 Windsor Pl.
Islip, NY 65,000 100.0% $210,600 $3.24 1
208 Blydenburgh Rd.
Islandia, NY 24,000 94.3% $109,414 $4.83 4
210 Blydenburgh Rd.
Islandia, NY 20,000 100.0% $90,379 $4.52 4
71 Hoffman Ln.
Islandia, NY 30,040 100.0% $162,358 $5.34 1
300 Motor Parkway,
Hauppauge, NY 55,942 82.4% $673,525 $14.60 10
933 Motor Parkway
Smithtown, NY 48,000 100.0% $309,504 $6.45 1
65 S. Service Rd. ,
Plainview, NY 10,000 100.0% $53,050 $5.31 1
85 S. Service Rd.
Plainview, NY 20,000 100.0% $124,497 $6.22 2
135 Fell Ct.
Islip, NY 30,000 100.0% $222,756 $7.43 1
40 Cragwood Rd.,
S. Plainfield, NJ 135,000 74.0% $1,186,365 $11.87 2
110 Marcus Drive,
Huntington, NY 78,240 100.0% $599,511 $7.66 1
1516 Motor Parkway,
Hauppauge, NY 140,000 100.0% $837,200 $5.98 1
19 Nicholas Drive,
Yaphank, NY 145,000 100.0% $907,726 $6.26 1
70 Schmitt Boulevard,
Farmingdale, NY 76,312 100.0% $851,296 $11.16 1
105 Price Parkway,
Farmingdale, NY 297,000 100.0% $1,270,687 $4.28 1
70 Maxess Road,
Melville, NY 78,000 100.0% $606,528 $7.78 2
48 Harbor Park Dr.,
Port Washington, NY 35,000 100.0% $628,833 $17.97 1
20 Melville Road,
Melville, NY 67,922 100.0% $423,946 $6.24 1
--------- ----------- ------
Total Standalone Industrial
Properties 1,398,816 96.7% $9,391,375 $6.94 37
========= =========== ======
Properties under re-development
100 Andrews Road,
Hicksville, NY 167,500 --- --- --- ---
65 Marcus Dr.,
Melville, NY 60,000 --- --- --- ---
--------- ----------- ------
Total Properties under
re-development 227,500 --- --- --- ---
========= =========== ======
Total Industrial
Properties 4,358,268 96.8% $22,852,641 $5.71 173
========= =========== ======
Calculated as the difference from the lowest beam to floor.
Represents Base Rent of signed leases at December 31, 1995 adjusted for
scheduled contractual increases during the 12 months ending December 31,
1996. Total Base Rent for these purposes reflects the effect of any lease
expirations that occur during the 12 month period ending December 31, 1996.
Amounts included in rental revenue for financial reporting purposes have
been determined on a straight-line basis rather than on the basis of
contractual rent as set forth in the foregoing table.
Base Rents differ from Effective Rents in that Effective Rents have been
adjusted on a straight-line basis for free rent periods, tenant
improvements and leasing commissions.
A tenant has been granted an option exercisable after April 30, 1997
and prior to October 31, 2002 to purchase this property for $600,000.
Acquired in 1995.
The actual fee interest in 19 Nicolas Drive is currently held by the
Town of Brookhaven Industrial Development Agency. The Company may
acquire such fee interest by making a nominal payment to the Town of
Brookhaven Industrial Development Agency.
Acquired in 1992.
Percent leased data excludes the properties under re-development.
Acquired in 1996.
Retail Properties
As of December 31, 1996, the Company owned two free-standing 10,000
square foot retail properties. One retail property was 100% leased as of
December 31, 1996, to a single tenant and one retail property was vacant. The
lease expires in 2000. The retail properties are located in Great Neck, New
York and Huntington, New York.
Land Held for Development
As of December 31, 1996, the Company owned approximately 140 acres
of land in nine separate parcels, five of which are located in Suffolk County,
New York and one of which is located adjacent to the Industrial Property in
South Plainfield, New Jersey. The Parcels have been zoned for potential
industrial and retail development. The Company plans to seek "build to suit"
opportunities as market conditions permit.
Historical Non-Incremental Revenue-Generating Capital Expenditures,
Tenant Improvement Costs and Leasing Commissions
The following table sets forth annual and per square foot recurring,
non-incremental revenue-generating capital expenditures and non-incremental
revenue-generating tenant improvement costs and leasing commissions incurred
by the Company to retain revenues attributable to existing leased space for the
period 1992 through 1996 for the Office Properties and the Industrial
Properties. As noted, revenue-generating tenant improvement costs and leasing
commissions are excluded from the table set forth immediately below. The
historical capital expenditures, tenant improvement costs and leasing
commissions set forth below are not necessarily indicative of future recurring,
non-incremental revenue-generating capital expenditures or non-incremental
revenue-generating tenant improvement costs and leasing commissions.
1992 1993 1994 1995 1996
-------- -------- -------- -------- --------
Capital Expenditures
Long Island Office Properties
Annual $355,562 $227,996 $158,340 $364,545 $212,694
Per square foot .23 .15 .10 .19 .11
Westchester Office Properties
Annual N/A N/A N/A N/A $162,332
Per square foot N/A N/A N/A N/A .16
Landmark Square
Annual N/A N/A N/A N/A N/A
Per square foot N/A N/A N/A N/A N/A
Industrial Properties
Annual 119,568 276,052 524,369 290,457 $670,751
Per square foot .04 .09 .18 .08 .18
Non-Incremental Revenue-Generating Tenant
Improvement Costs and Leasing Commissions
Long Island Office Properties
Annual Tenant Improvement Costs $79,405 $406,602 $902,312 $452,057 $523,574
Per square foot improved 1.04 1.93 5.13 4.44 4.28
Annual Leasing Commissions 154,583 670,736 341,253 144,925 119,047
Per square foot leased 2.03 3.18 1.94 1.42 .97
Total per square foot $3.07 $5.11 $7.07 $5.86 $5.25
Westchester Office Properties
Annual Tenant Improvement Costs N/A N/A N/A N/A $834,764
Per square foot improved N/A N/A N/A N/A 6.33
Annual Leasing Commissions N/A N/A N/A N/A 264,388
Per square foot leased N/A N/A N/A N/A 2.00
Total per square foot N/A N/A N/A N/A $8.33
Landmark Square
Annual Tenant Improvement Costs N/A N/A N/A N/A $58,000
Per square foot improved N/A N/A N/A N/A 12.45
Annual Leasing Commissions N/A N/A N/A N/A 0
Per square foot leased N/A N/A N/A N/A 0
Total per square foot N/A N/A N/A N/A $12.45
Industrial Properties
Annual Tenant Improvement Costs $216,854 $186,761 $585,891 $210,496 $380,334
Per square foot improved .77 .33 .88 .90 .72
Annual Leasing Commissions 100,387 278,905 176,040 107,351 436,213
Per square foot leased .35 .49 .27 .46 .82
Total per square foot $1.12 $.82 $1.15 $1.36 $1.54
The Option Properties
Six properties owned by Reckson (the "Reckson Option Properties") and
four properties in which Reckson owns a non-controlling minority interest (the
"Other Option Properties") and, together with the Reckson Option Properties,
the ("Option Properties") were not contributed to the Operating Partnership
upon completion of the IPO. However, the Operating Partnership was granted
10 year options to acquire interests in the Option Properties under the terms
and conditions described below. As of the date hereof, the Company had acquired
or contracted to acquire all but two of the Reckson Option Properties.
The two remaining Reckson Option Properties are comprised of 225
Broadhollow Road, Melville, New York, a 185,889 square foot suburban Class A
office property located in the Huntington Melville Corporate Center, and,
593 Acorn Street, Babylon, New York, a 39,551 square foot stand alone industrial
property both of which are managed by the Company.
The Operating Partnership has been granted options, exercisable over a
10 year period that commenced upon closing of the IPO, to acquire each of the
Reckson Option Properties and Reckson's ownership interest in the Other Option
Properties at a purchase price equal to the lesser of (I) a fixed price (the
"Fixed Price") and (ii) the Net Operating Income attributable to such Option
Property during the 12 month period preceding exercise of the option by the
Operating Partnership (multiplied by Reckson's percentage ownership interest in
the case of the Other Option Properties) divided by a capitalization rate of
11.5%; provided that, in no event shall the purchase price be less than the
outstanding balance of the mortgage debt encumbering the Option Property
(multiplied by Reckson's percentage ownership interest in the case of the Other
Option Properties) on the acquisition date. Net Operating Income is defined
generally for these purposes as gross income minus annual operating costs. The
portion of the purchase price not required to repay mortgage debt and other
transaction costs incurred in connection with the sale of such Option Property
shall be payable in Units. The fixed price for 225 Broadhollow Road and 593
Acorn Street is $21,242,000 and $878,100, respectively.
The Reckson partnerships that currently own the Reckson Option Properties
may sell any of these properties to a party other than the Operating
Partnership, provided that the selling entity provides the Company with 30-days
advance notice of such sale. Upon receiving such notice, the Company may then
elect to exercise the option to acquire the Reckson Option Property and, if
it so chooses, sell the property to such party.
In addition to the foregoing, in the event a sale of any Option Property to
a third party is consummated, the Operating Partnership will receive "Reckson's
Net After Tax Profit" from such sale. Reckson's Net After Tax Profit is defined
generally for such purposes as the product of (I) Reckson's percentage
ownership interest in the Option Property (100% in the case of Reckson Option
Properties) multiplied by (ii) the excess of the gross sales price over the
total of any outstanding mortgage or other encumbrance, the federal income tax
payable by the partners as a result of the sale, as well as other transaction
costs incurred in connection with the sale of such Option Property, including
transfer taxes, closing adjustments, brokerage commissions, legal fees and
accounting fees.
The terms of the options granted to the Operating Partnership with respect
to the Option Properties have not been based on appraisals and are not the
product of an arm's-length negotiation since members of the Rechler family
maintain an ownership interest in such Option Properties. However, management
believes that such terms are fair to the Company and a determination by the
Operating Partnership to exercise an option to acquire an interest in any Option
Property shall be subject to the approval of the Independent Directors and, with
respect to interests in the Other Option Properties, the approval of Reckson's
partners.
Mortgage Indebtedness
The following table sets forth certain information regarding the mortgage debt
of the Company, as of December 31, 1996.
Principal
Amount Interest Maturity Amortization
Property Outstanding Rate Date Schedule
- -------- -------------- -------- -------- ------------
6800 Jericho Turnpike
(North Shore Atrium I) $15,001,000 7 1/4% 6/10/00 ---
6900 Jericho Turnpike
(North Shore Atrium II) $5,279,000 7 1/4% 6/10/00 ---
200 Broadhollow Rd $6,649,000 7 3/4% 6/02/02
395 North Service Road $10,000,000 6.82% 6/02/00
50 Charles Lindbergh Blvd $15,479,000 7 1/4% 7/10/01 ---
333 Earl Ovington Blvd. $32,580,000 7 4/5% 6/02/00 25 year
(The Omni) $10,000,000 6 1/4% 12/20/00
310 East Shore Rd $2,322,000 8% 7/01/02 ---
80 Orville Dr $2,616,000 7 1/2% 2/01/04 ---
70 Maxess Road $1,900,000 8 3/4% 12/21/00 20 year
70 Schmitt Boulevard $642,000 9 1/4% 8/01/99
580 White Plains Road $9,097,000 7 3/8% 9/01/00 25 year
Landmark Square $49,948,000 8.02% 10/07/06 25 year
--------------
Total $161,513,000
==============
The Company has a 60% general partnership interest in the Omni Partnership. The
Company's proportionate share of the aggregate principal amount of the mortgage
debt on the Omni is $25.5 million.
$26 million of this principal amount is attributable to a first mortgage loan
(the "First Mortgage Loan") and $6,580,000 to a borrowing under a tenant
improvement facility (the "TI Facility"). Borrowings under the TI Facility are
made under the same terms as the First Mortgage Loan. The Company has guaranteed
$15.6 million (60%) of the outstanding loan balance of the First Mortgage Loan
due during an initial term of two years, and $5.6 million thereof subsequent to
the initial two years. In addition, the Company has guaranteed 60% of the
outstanding borrowings under the TI Facility during such initial two year term
and, thereafter, 100% of such borrowings. Also, the Company has guaranteed the
payment of ground lease payments, real estate taxes and insurance.
Under the terms of the loan, interest is normally payable at a variable rate per
annum equal to 1.5% above the 30-day LIBOR; however, prior to completion of the
IPO, the Company entered into an interest rate swap agreement that effectively
fixed the interest rate on the $27.2 million principal amount outstanding on the
date of the IPO during the term of the loan at no greater than 7.8%.
Subordinated in full to the outstanding balance of the First Mortgage Loan and
borrowings under the TI Facility.
Interest rate adjusted at January 1, 1997 to 8%. Rate changes to 8.5% at
January 1, 1998 for remainder of term.
Interest rate increases to 10.1% after the first five years of the loan.
Interest only during years one through three. Thereafter, the Company will pay
equal monthly installments of principal and interest with amortization based on
a 30 year schedule.
Interest only during years one and two.
Interest only during years one through three; 30 year amortization years four
and five; 28 year amortization years six through maturity.
Interest only during year one.
Interest only during year one. Scheduled principal payments of $14,583 per month
for the period September 1996 to August 1997. Principal payments of $25,000 per
month for the period September 1997 to August 1998. Principal payments of
$18,750 per month for the period September 1998 to August 1999.
Item 3. Legal Proceedings
The Company is not presently subject to any material litigation nor, to the
Company's knowledge, is any litigation threatened against the Company, other
than routine actions for negligence or other claims and administrative
proceedings arising in the ordinary course of business, some of which are
expected to be covered by liability insurance and all of which collectively are
not expected to have a material adverse effect on the liquidity, results of
operations or business or financial condition of the Company.
Item 4. Submission of Matters to a Vote of Security Holders
No matters were submitted to a vote of stockholders during the fourth
quarter of the year ended December 31, 1996.
Part II
Item 5. Market For Registrant's Common Equity and
Related Stockholder matters
The Company's common stock began trading on the New York Stock Exchange
("NYSE") on May 25, 1995, under the symbol "RA." On March 18,1997, the reported
closing sale price on the NYSE was $45.50 and there were approximately 267
holders of record of Common Stock. The following table sets forth the quarterly
high and low closing sales prices per share of the common stock reported on the
NYSE and the distributions paid by the Company with respect to each such
quarter.
High Low Distribution
------- ------- ------------
June 30, 1995 (from June 2, 1995) $24.625 $24.000 $.1799
September 30, 1995 $27.875 $24.250 $.5781
December 31, 1995 $29.500 $25.875 $.5781
March 31, 1996 $32.250 $29.125 $.5781
June 30, 1996 $33.000 $29.250 $.60
September 30, 1996 $37.125 $31.000 $.60
December 31, 1996 $42.675 $35.250 $.60
The Company paid a distribution of $.1799 per share of common stock on July 14,
1995, for the period June 2, 1995 (the closing date of the IPO) through June 30,
1995, which is approximately equivalent to a quarterly distribution of $.5781
and annual distribution of $2.31 per share of Common Stock.
Commencing with the distribution for the quarter ended June 30, 1996, the Board
of Directors of the Company increased the quarterly distribution to $.60 per
share, which is equivalent to an annual distribution of $2.40 per share.
On September 21, 1994, prior to completion of the IPO, the Company was
capitalized with the issuance to each of Donald Rechler and Roger Rechler of 50
shares of common stock for a purchase price of $10.00 per share. In addition, on
June 2, 1995 (the closing date of the IPO), the Company completed a concurrent
offering of 400,000 shares of common stock to members of the Rechler family at
the initial public offering price of $24.25 per share. The Company issued these
shares in reliance on an exception from registration under Section 4(2) of the
Securities Act of 1933.
Item 6. Selected Financial Data
The following table sets forth selected consolidated/combined financial data for
the Company and the Reckson Group and should be read in conjunction with the
consolidated/combined financial statements included elsewhere in this Form 10-K.
Reckson
Reckson Associates
Associates Realty Corp. Reckson Group
Realty Corp. for the Period for the Period
Year Ended to June 3, 1995 to January 1, 1995 Reckson Group for the
December 31, December 31, to June 2, Year Ended December 31,
1996 1995 1995 1994 1993 1992
----------- ----------- ----------- -------- -------- --------
Operating Data:
Revenues $96,141 $38,455 $22,818 $56,931 $60,347 $59,644
Operating expenses 39,950 15,337 11,396 29,985 28,396 27,692
Interest expense 13,331 5,331 7,622 17,426 27,454 27,597
Income (loss before minority
interests' and extraordinary
items 25,190 10,554 194 1,246 (7,233) (7,934)
Minority interests 6,768 3,067 --- --- --- ---
Extraordinary item gain (loss)
(net of minority interests'
share) (895) (4,234) --- 4,434 41,190 4,761
Net income (loss) 17,527 3,253 194 5,680 33,957 (3,173)
Per Share Data:
Income before extraordinary items $1.85 $1.02
Extraordinary item (loss) (.09) (.58)
Net income 1.76 .44
Balance Sheet Data: (period end)
Real estate, before accumulated
depreciation $519,504 $290,712 $162,192
Total assets 543,758 242,728 132,035
Mortgage notes payable 161,513 98,126 180,286
Credit Facility 108,500 40,000 ---
Market value of equity 653,606 303,943 ---
Total market capitalization
including debt 921,423 426,798 ---
Other Data:
Funds from operations $41,132 $17,246 ---
Total square feet (at end
of period) 8,800 5,430 4,529 4,529 4,529
Number of properties 110 81 72 72 72
Represents certain financial information on a consolidated historical basis for
Reckson Associates Realty Corp. Inc., and on a combined historical basis for the
Reckson Group.
Based on 9,964,000 and 7,339,000 weighted average shares of common stock
outstanding for the year ended December 31, 1996 and for the period ended
December 31, 1995 respectively.
Based on the market value of 15,559,682 and 10,345,224 shares of common stock
and operating partnership units at December 31, 1996 and 1995 respectively
(based on a share price of $42.25 and $29.38 at December 31, 1996 and 1995
respectively.
Debt amount is net of minority partners' proportionate share of Omni debt.
See "Management's Discussion and Analysis" for a discussion of funds from
operations.
Includes Office and Industrial Properties.
Item 7. Management's Discussion and Analysis of Financial
Condition and Results of Operations
The following discussion should be read in conjunction with the historical
financial statements of the Company and the combined financial statements of the
Reckson Group and related notes thereto included elsewhere in this Form 10-K.
Overview and Background
The Reckson Group, the predecessor to the Company (the "Predecessor"), was
engaged in the ownership, management, operation, leasing and development of
commercial real estate properties, principally office andindustrial buildings,
and also owned certain undeveloped land located primarily on Long Island, New
York. On June 2, 1995, following completion of the IPO and the related formation
transactions (the "Formation Transactions"), the Company owned or had an
interest in 72 Properties and succeeded to the Reckson Group's real estate
business.
The Company owns all of the interests in the Properties through the
Operating Partnership or the Financing Partnership. At December 31, 1996, the
Company's portfolio of real estate properties included 32 Office Properties
containing approximately 4.4 million square feet, 76 Industrial Properties
containing approximately 4.4 million square feet and two retail Properties
containing 20,000 square feet.
Since the IPO, the Company has acquired or contracted to acquire
approximately $490 million of class A suburban office and industrial properties
encompassing approximately 7.1 million square feet located in the Tri-State
Area. Since the IPO, the Company has acquired five Class A suburban Office
Properties and 17 Industrial Properties encompassing approximately 547,000
and 1.5 million square feet, respectively, located on Long Island. In February
1996, the Company established its Westchester Division with the acquisition of
a 935,000 square foot office portfolio and associated management and
construction operations for an aggregate purchase price of approximately $79
million. The Company currently owns 11 Class A suburban Office Properties (six
in one office park) encompassing approximately 1.5 million square feet located
in Westchester County, New York. In October 1996, the Company established its
Southern Connecticut Division with the purchase of Landmark Square, a six
building office complex encompassing approximately 800,000 square feet located
in Stamford, Connecticut. ("Landmark Square") for an aggregate purchase price of
approximately $77 million. In addition, the Company has contracted to acquire
five Class A suburban office properties encompassing approximately 500,000
square feet located in Northern New Jersey (the "New Jersey Portfolio") and, in
connection with this acquisition, has established a Northern New Jersey
Division. Additionally, the Company has invested approximately $50.9 million in
certain mortgage indebtedness encumbering four Class A office properties on Long
Island encompassing approximately 750,000 square feet and one Class A property
in New Jersey encompassing approximately 131,000 square feet. Through these
acquisitions and the Formation Transactions involving the Predecessor, the
Company increased total assets to $543.8 million, including real estate assets
of $488.1 million (net of accumulated depreciation) at December 31, 1996.
The market capitalization of the Company, based on the market value of the
15,559,682 issued and outstanding shares of Common Stock and Units (based on a
share price of $42.25 as of December 31, 1996) and the $264 million (net of
minority partners' 40% interest in debt encumbering the Omni) of debt
outstanding at December 31, 1996, was $921.4 million. As a result, the Company's
total debt to market capitalization ratio at December 31, 1996 equaled 28.8%.
On February 12, 1997, the Board of Directors of the Company declared a
two-for-one stock split, to be effected as a stock dividend distributable on
April 15, 1997 to stockholders of record on April 4, 1997.
Results of Operations
Comparability of Historical Financial Statements
Reckson management believes that in order for a meaningful analysis of the
financial statements to be made, certain transactions which occurred in 1993,
and the distribution of assets made in 1995, should be treated in a manner to
make each accounting period comparable. Accordingly, the revenues and expenses
of the Omni for the year ended December 31, 1994 and the period from January 1,
1995 to June 2, 1995 have been included in the following discussion as well as
the elimination of the revenues and expenses of certain properties not
transferred to the Company. The following sections discuss the results of
operations (excluding investment and other income, as adjusted and in
thousands):
Year Ended December 31, 1996 Compared to Year Ended December 31, 1995
Year Year
Ended Ended
December 31, December 31,
1996 1995
----------- -----------
Base Rents $82,150 $52,249
Tenant Escalations and Reimbursements 10,628 8,755
Equity in Earnings of Service Companies 1,031 1,121
Equity in Real Estate Joint Ventures 266 ----
----------- -----------
Total Operating Revenues 94,075 62,125
----------- -----------
Property Operating Expenses 18,959 12,026
Real Estate Taxes 13,935 9,613
Ground Rents 1,107 990
Marketing, General and Administrative Expenses 5,949 3,725
Interest Expense 13,331 13,754
Depreciation and Amortization 17,670 11,688
----------- -----------
Total Expenses 70,951 51,796
----------- -----------
Income from Operations $23,124 $10,329
=========== ===========
Amount has been presented under the equity method for comparability purposes.
Income from Operations of $23.1 million for the year ended December 31,
1996 increased by $12.8 million as compared to $10.3 million for the 1995
period. The increase in base rents of $29.9 million and $1.9 million in
escalations and reimbursement is primarily attributable to additional square
footage leased and the acquisition of properties during the period from June 3,
1995 to December 31, 1996.
Property operating expenses increased $6.9 million for the year ended
December 31, 1996 compared to the 1995 period. This is primarily as a result of
the Company operating a much larger portfolio of properties. Marketing, general
and administrative expenses increased by $2.2 million for 1996, primarily as a
result of the Company's new operating structure and incremental cost of being a
public company. Interest expense decreased by $.4 million. The relatively small
decrease in interest cost is principally due to the repayment and restructuring
of debt in connection with the Formation Transactions.
Gross operating margin (defined as total operating revenues less total
operating expenses as a percentage of total operating revenues) for 1996 was
63.4% as compared to 62.9% in 1995. This increase reflects the Company's
ability to realize certain operating efficiencies as a result of operating a
larger portfolio in its established markets and as a result of the Company
establishing enhanced budgeting practices since the IPO.
Year Ended December 31, 1995 Compared to Year Ended December 31, 1994
Year Year
Ended Ended
December 31, December 31,
1995 1994
----------- -----------
Base Rents $52,249 $45,333
Tenant Escalations and Reimbursements 8,755 7,317
Equity in Earnings of Service Companies 1,121 1,560
----------- -----------
Total Operating Revenues 62,125 54,210
----------- -----------
Property Operating Expenses 12,026 13,077
Real Estate Taxes 9,613 8,791
Ground Rents 990 924
Marketing, General and Administrative Expenses 3,725 3,371
Interest Expense 13,754 18,743
Depreciation and Amortization 11,688 10,098
----------- -----------
Total Expenses 51,796 55,004
----------- -----------
Income (Loss)from Operations $10,329 $ (794)
=========== ===========
Amount has been presented under the equity method of accounting for
comparability purposes.
Income of $10.3 million for the year ended December 31, 1995 increased
by $11.1 million as compared to the loss of $.8 million for the 1994 period.
The increase in base rents of $6.9 million and $1.4 million in escalations and
reimbursements is primarily attributable to additional square footage leased and
the acquisition of properties during the period from June 3, 1995 to December
31, 1995.
Operating expenses decreased $1.0 million for the year ended December 31,
1995 compared to the 1994 period. Included in operating expenses for the 1994
period are certain repair and maintenance costs incurred in connection with
above average leasing activity. Marketing, general and administrative expenses
increased by approximately $.4 million for 1995, primarily as a result of the
Company's new operating structure and incremental cost of being a public
company. Interest expense decreased by $5.0 million principally due to the
repayment and restructuring of debt in connection with the Formation
Transactions.
Liquidity and Capital Resources
Summary of Cash Flows
In June 1995, the Company completed an initial public offering of
7,438,000 shares of its common stock at $24.25 per share (including a concurrent
offering of 400,000 shares and an over-allotment option of 918,000 shares). Net
proceeds to the Company, after underwriting discounts and other offering costs
were approximately $162 million. In conjunction with the Formation Transactions,
certain investors contributing interests in properties and or property
partnerships received Operating Partnerships units ("Units"). A Unit and a share
of the common stock have essentially the same economic characteristics in as
much as they effectively share equally in the net income or loss of the
Operating Partnership. Holders of Units will have the opportunity beginning on
the second anniversary of the consummation of the IPO to have their Units
redeemed for cash equal to the fair market value thereof at the time of
redemption or, at the election of the Company, shares of common stock on a
one-for-one basis. Each time a Unit is redeemed, the Company's percentage
interest in the Operating Partnership will be proportionately increased.
The Company used the proceeds from the IPO and an initial draw of
$15 million on the Credit Facility (I) to repay certain mortgage indebtedness on
the Properties in the amount of approximately $121.1 million (including
repayment of $10 million of Omni's debt, prepayment costs and other related
expenses); (ii) to pay approximately $6.0 million of notes payable to partners
of certain of the property partnerships; (iii) to pay approximately $1.2 million
of financing fees related to the Credit Facility; (iv) to pay approximately
$16.0 million to purchase interests in property partnerships and or properties
from the non-continuing investors; (v) to acquire certain real estate properties
for approximately $25.9 million; and (vi) to establish working capital reserves.
In April 1996, the Company completed a public offering of 3,000,000 shares
of common stock, at a price of $30.50 per share. Net proceeds to the Company of
approximately $86 million were used to purchase certain of the Acquisition
Properties including the Westchester Properties and to repay borrowings under
the Credit Facility. In October 1996, the Company completed its second add-on
public offering of 1,725,000 shares of common stock at a price of $35.50 per
share. Net proceeds to the Company of approximately $60 million were used to
purchase certain of the Acquisition Properties including Landmark Square and to
repay borrowings under the Credit Facility.
During 1996, the Company made total borrowings under its $150 million
Credit Facility of $144.5 million and repaid $76 million of such borrowings.
Draws on the Credit Facility were used to purchase certain of the Acquisition
Properties, acquire land for future development, fund certain costs relating to
the Company's redevelopment properties and to fund tenant leasing costs. In
October 1996, in connection with the acquisition of Landmark Square, the
Company obtained a $50 million first mortgage loan, such loan has a term of 10
years and bears interest at a fixed rate of 8.02% per annum.
During 1996, the Company generated $39.4 million from operating activities.
Operating cash flows were used to fund tenant leasing costs and capital
expenditures, to pay dividends and for working capital.
During 1996, the Company purchased ten of the Acquisition Properties with
474,381 Units as partial consideration in the transactions.
On March 12, 1997 the Company sold 4,945,000 shares of the Company's common
stock at $45.25 per share for an aggregate consideration of approximately $224
million before deducting offering expenses.
Capitalization
The Company's indebtedness at December 31, 1996 totaled $264.0 million (net
of the minority partners' 40% interest in Omni's debt and including the
Company's share of joint venture debt) and was comprised of $108.5 million
outstanding under the Credit Facility and $155.5 million of mortgage
indebtedness with an average interest rate of approximately 7.60% and an average
maturity of approximately 4.5 years. Based on the Company's total market
capitalization of $921.4 million at December 31, 1996, (calculated at a $42.25
stock price at December 31, 1996 and assuming the conversion of the 3,381,505
Units) the Company's debt represented 28.8% of its total market capitalization.
The Credit Facility has a two year term, with a one year extension and
requires monthly payments of interest only, with the balance of all principal
and accrued interest due on June 2, 1997. The loan agreement provides for a
financing fee equal to 150 basis points on each draw. The loan agreement also
provides for unused commitment fees, over the term of the facility. At
December 31, 1996, the interest rate on the Credit Facility was equal to the one
month LIBOR (approximately 5.41% plus 175 basis points).
Borrowings under the Credit Facility are guaranteed by the Financing
Partnership which guarantee is secured by first mortgage liens on 64 properties
(the "Collateral Properties"). At December 31, 1996, the Collateral Properties
were required to maintain a debt service coverage ratio of at least 2.0.
Availability under the Credit Facility is determined by taking the quotient
resulting from (a) the cash flow attributable to the Collateral Properties
divided by a specified level, divided by (b) the highest of three alternative
interest rates (generally, the current interest rate on borrowings under the
Credit Facility, a specified percentage, or the prevailing interest rate on
five-year U.S. Treasury instruments plus a spread). The Company may increase its
availability under the Credit Facility by adding income producing properties to
the Collateral Properties. The Company is in compliance with all covenants
relating to the Credit Facility.
On February 22, 1996, the Operating Partnership amended and restated
the Credit Facility, pursuant to which the interest rate was reduced to 175
basis points over one-month LIBOR and the minimum debt service coverage ratio
was reduced to 1.6. In addition, the Operating Partnership was given the right
to convert outstanding borrowings at maturity to a five year mortgage loan at a
fixed rate equal to the then prevailing interest rate on five-year U.S. Treasury
instruments plus a spread, provided that certain specified conditions are
satisfied and no event of default exists.
On February 25, 1997, the Company obtained a commitment for a three-year
$175 million unsecured credit facility from Chase Manhattan Bank and Union Bank
of Switzerland (the "New Credit Facility"). It is expected that upon
syndication the New Credit Facility could provide for a maximum borrowing amount
of up to $225 million. The Company's ability to borrow thereunder will be
subject to the satisfaction of certain financial covenants, including covenants
relating to limitations on unsecured and secured borrowings, minimum interest
and fixed charge coverage ratios, a minimum equity value and a maximum dividend
payout ratio. In addition, borrowings under the New Credit Facility will bear
interest at a floating rate equal to one, two, three or six month LIBOR (at the
Company's election) plus a spread ranging from 1.125% to 1.50%, based on the
Company's leverage ratio. The New Credit Facility will replace the Company's
existing $150 million secured credit facility which is scheduled to mature on
June 2, 1997. Borrowings under the Credit Facility bear interest at a floating
rate equal to one-month LIBOR plus 1.75%. Consummation of the New Credit
Facility arrangement is subject to completion of the lenders' due diligence and
completion of documentation satisfactory to the Company and such lenders.
Historically, rental revenue has been the principal source of funds to pay
operating expenses, debt service and capital expenditures, excluding
non-recurring capital expenditures of the Company. In addition, construction,
management, maintenance, leasing and property management fees have provided
sources of cash flow. The Company expects to meet its short term liquidity
requirements generally through its net cash provided by operating activities
along with the New Credit Facility previously discussed. The Company expects to
meet certain of its financing requirements through long-term secured and
unsecured borrowings and the issuance of debt securities and additional equity
securities of the Company. The Company will refinance existing mortgage
indebtedness or indebtedness under the New Credit Facility at maturity or retire
such debt through the issuance of additional debt securities or additional
equity securities. The Company anticipates that the current balance of cash and
cash equivalents and cash flows from operating activities, together with cash
available from borrowings, will be adequate to meet the capital and liquidity
requirements of the Company in both the short and long-term.
In connection with the acquisition of Landmark Square, the Company
plans to incur approximately $11.5 million of capital improvements to refit the
building to portfolio standards. At December 31, 1996, no material amounts had
been incurred in connection with the refit of this building.
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 operating
activities for distributions to stockholders and for payment of expenditures.
The Company intends to invest amounts accumulated for distribution in short-term
investments.
Inflation
The office leases generally provide for fixed base rent increases or
indexed escalations. In addition, the office leases provide for separate
escalations of real estate taxes and electric costs over a base amount. The
industrial leases generally provide for fixed base rent increases, direct pass
through of certain operating expenses and separate real estate tax escalation
over a base amount. The Company believes that inflationary increases in
expenses will be offset by contractual rent increases and expense escalations
described above.
The Credit Facility bears interest at a variable rate, which will be
influenced by changes in short-term interest rates, and is sensitive to
inflation.
Funds From Operations
Management believes that funds from operations ("FFO") is an appropriate
measure of performance of an equity REIT. Funds from operations is defined by
the National Association of Real Estate Investment Trusts (NAREIT) as net income
or loss, excluding gains or losses from debt restructurings and sales of
properties, plus depreciation and amortization, and after adjustments for
unconsolidated partnerships and joint ventures. Funds from operations does not
represent cash generated from operating activities in accordance with generally
accepted accounting principles and is not indicative of cash available to fund
cash needs. Funds from operations should not be considered as an alternative to
net income as an indicator of the Company's operating performance or as an
alternative to cash flow as a measure of liquidity. (See Selected Financial
Information). In March 1995, NAREIT issued a "White Paper" analysis to address
certain interpretive issues under its definition of FFO. The White Paper
provides that amortization of deferred financing costs and depreciation of
non-rental real estate assets are no longer to be added back to net income to
arrive at FFO.
The Company adopted the new method beginning January 1, 1996. The following table presents the
Company's FFO calculation (in thousands):
June 3, Pro Forma
Year Ended 1995 to Year Ended
December 31, December 31, December 31,
1996 1995 1995
------------ ------------ -----------
Income before limited partners' interest in
Operating Partnership and Extraordinary items $24,382 $10,370 $17,331
Less:
Extraordinary loss, net of limited partners'
interest in Operating Partnership of $364
and $1,788, respectively 895 4,234 4,234
Limited Partners' minority interest in
Operating Partnership 5,960 2,883 4,719
---------- ---------- -----------
Net Income 17,527 3,253 8,378
Adjustment for Funds From Operations
Add:
Limited Partners' minority interest in
Operating Partnership 5,960 2,883 4,719
Depreciation and Amortization 17,429 7,233 12,369
Minority interests in consolidated partnership 808 184 445
Extraordinary loss, net of limited partners'
interest in Operating Partnership of $364
and $1,788 respectively 895 4,234 4,234
Less:
Amount distributed to minority partners in
consolidated partnership 1,486 541 1,015
---------- ---------- -----------
Funds From Operations (FFO) $41,133 $17,246 $29,130
========== ========== ===========
Weighted Average Shares/Units Outstanding 13,216 10,163 10,345
========== ========== ===========
Pro Forma amounts have been prepared as if the IPO and the formation
transactions occurred on January 1, 1995.
Assumes conversion of limited partnership units of the Operating Partnership.
Item 8. Financial Statements and Supplemental Data
The response to this item is included in a separate section of this Form
10-K.
Item 9. Changes in and Disagreements with Accountants on Accounting and
Financial Disclosure
None.
Part III
Item 10. Directors and Executive Officers of the Registrant
The information contained in the section captioned "Proposal I: Election of
Directors" of the Company's definitive proxy statement for the 1997 annual meet
ing of stockholders is incorporated herein by reference.
Item 11. Executive Compensation
The information contained in the section captioned "Executive Compensation"
of the Company's definitive proxy statement for the 1997 annual meeting of
stockholders is incorporated herein by reference.
Item 12. Security Ownership of Certain Beneficial Owners and Management
The information contained in the section captioned "Principal and
Management Stockholders" of the Company's definitive proxy statement for the
1997 annual meeting of stockholders is incorporated herein by reference.
Item 13. Certain Relationships and Related Transactions
The information contained in the section captioned "Certain Relationships
and Related Transactions" of the Company's definitive proxy statement for the
1997 annual meeting of the stockholders is incorporated herein by reference.
Part IV
Item 14. Exhibits, Financial Statement Schedules, and Reports on Form 8-K
(a)(1 and 2) Financial Statements and Schedules
The following consolidated financial information is included as a separate
section of this annual report on Form 10-K:
Reckson Associates Realty Corp. and the Reckson Group
- -----------------------------------------------------
Report of Independent Auditors . . . . . . . . . . . . . . .
Consolidated Balance Sheets as of December 31, 1996 and December 31,
1995. . . . . . . . . . . . . . . . . . . . . . . . . . . .
Consolidated Statements of Operations for the year ended December 31,
1996 and for the period from June 3, 1995 to December 31, 1995 and the
Combined Statements of Operations for the period January 1, 1995 to June
2, 1995 and for the year ended December 31, 1994 . . . . .
Consolidated Statement of Stockholders' Equity for the year ended
December 31, 1996 and for the period from June 3, 1995 to December
31, 1995 and the Combined Statements of Owners' (Deficit) for the period
from January 1, 1995 to June 2, 1995 and for the year ended December
31, 1994. . . . . . . . . . . . . . . . . . . . . . . . . .
Consolidated Statements of Cash Flows for the year ended December 31,
1996 and for the period from June 3, 1995 to December 31, 1995 and the
Combined Statements of Cash Flows for the period January 1, 1995 to
June 2, 1995 and for the year ended December 31, 1994 . . .
Notes to Financial Statements. . . . . . . . . . . . . . . .
Schedule III Real Estate and Accumulated Depreciation. . .
All other schedules are omitted since the required information is not
present in amounts sufficient to require submission of the schedule or because
the information required is included in the financial statements and notes
thereto.
(3) Exhibits
Exhibit
Number Description
3.1* Articles of Incorporation of Registrant
3.2** By-Laws of Registrant
3.3** Amended and Restated Articles of Incorporation
4.1* Specimen Share Certificate
10.1** Amended and Restated Agreement of Limited Partnership of Reckson
Operating Partnership, L.P.
10.2** Second Amended and Restated Agreement of Limited Partnership of Omni
Partners, L.P.
10.3** Omnibus Option Agreement
10.4** Registration Rights Agreement between the Company and Continuing
Investors
10.5** Registration Rights Agreement relating to shares of Common Stock
purchased by members of the Rechler family
10.6** Registration Rights Agreement between Registrant and Odyssey
10.7** Employment and Non-Competition Agreement between Registrant and
Donald Rechler
10.8** Employment and Non-Competition Agreement between Registrant and Scott
Rechler
10.9** Employment and Non-Competition Agreement between Registrant and
Mitchell Rechler
10.10** Employment and Non-Competition Agreement between Registrant and Gregg
Rechler
10.11** Non-Competition Agreement between Registrant and Roger Rechler
10.12** Employment and Non-Competition Agreement between Registrant and
J. Michael Maturo
10.13** Employment and Non-Competition Agreement between Registrant and Jon
L. Halpern
10.14** Purchase Option Agreements relating to the Reckson Option Properties
10.15** Purchase Option Agreements relating to the Other Option Properties
10.16** Amended 1995 Stock Option Plan
10.17** Registrant's Credit Facility
10.18** 1996 Employee Stock Options Plan
10.19** Executive Center Leases
10.20** Supplemental Representations and Warranties Agreement
10.21* Ground Leases for certain of the Properties
10.22** Amended and Restated Agreement of Limited Partnership of Reckson FS
Limited Partnership
10.23** Indemnity Agreement relating to 100 Oser Avenue
10.24** Contribution Agreement by and among Registrant, Reckson Operating
Partnership, L.P. and Tarrytown Corporate Center, Tarrytown
Corporate Center IV, L.P., Tarrytown Corporate Center II,
Crest Realties, 2 Church Street Associates, JAH Realties, and
Jon Halpern
10.25*** Form of Members Agreement for Double D L.L.C.
10.26*** Form of Members Agreement for Halpern Real Estates Development L.L.C.
10.27** Form of Registration Rights Agreement between Registrant and certain
Halpern affiliated entities
10.28** Registration Rights Agreement between Registrant and 125 Baylis Road
L.L.C.
12.1 Statement Regarding Computation of Ratios
21.1 Statement of Subsidiaries
24.1 Powers of Attorney (included in Part IV of this Form 10-K)
27.0 Financial Data Schedule
* Previously filed as an exhibit to Registration Statement on Form S-11 (No.
33-84324) and incorporated herein by reference.
** Previously filed as an exhibit to the Company's Form 8-K report filed the
SEC on November 25, 1996 and incorporated herein by reference.
*** Previously filed as an exhibit to the Company's Form 8-K report filed with
the SEC on March 8, 1996 and incorporated herein by reference.
(b) Reports on Form 8-K
On October 1, 1996, the Company filed a report on Form 8-K relating to its
acquisition of Landmark Square.
On November 8, 1996, the Company filed a report on Form 8-K putting the
Underwriting Agreement relating to a underwritten offing of 1,725,000 shares of
common stock of the Company on file.
On November 25, 1996, the Company filed a report on Form 8-K relating to
the amendment of the Company's 1995 Stock Option Plan and adoption of the 1996
Employee Stock Option Plan.
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, the registrant has duly caused this report to be signed on
its behalf by the undersigned, thereunto duly authorized on March 28, 1997.
Reckson Associates Realty Corp.
By: /s/ Donald J. Rechler
(Donald J. Rechler)
Chairman of the Board, President and
Chief Executive Officer
KNOW ALL MEN BY THESE PRESENTS, that we, the undersigned officers and
directors of Reckson Associates Realty Corp., hereby severally constitute Scott
H. Rechler, Mitchell D. Rechler and J. Michael Maturo, and each of them singly,
our true and lawful attorneys with full power to them, and each of them singly,
to sign for us and in our names in the capacities indicated below, the Form 10-K
filed herewith and any and all amendments to said Form 10-K, and generally to do
all such things in our names and in our capacities as officers and directors to
enable Reckson Associates Realty Corp. to comply with the provisions of the
Securities Exchange Act of 1934, and all requirements of the Securities and
Exchange Commission, hereby ratifying and confirming our signatures as they
may be signed by our said attorneys, or any of them, to said Form 10-K and any
and all amendments thereto.
Pursuant to the requirements of the Securities Exchange Act of 1934, this report
has been signed below by the following persons on behalf of the registrant and
in the capacities and on the dates indicated.
Name Title Date
- --------------------- --------------------------------------- --------------
/s/ Donald J. Rechler Chairman of the Board, President, Chief
(Donald J. Rechler) Executive Officer and Director March 28, 1997
/s/ Scott Rechler Executive Vice President, Chief Operating
(Scott Rechler) Officer and Director March 28, 1997
/s/ Roger M. Rechler
(Roger M. Rechler) Vice Chairman of the Board and Director March 28, 1997
/s/ J. Michael Maturo Executive Vice President and Chief Financial
(J. Michael Maturo) Officer March 28, 1997
/s/ Mitchell D. Rechler
(Mitchell D. Rechler) Executive Vice President and Director March 28, 1997
/s/ Harvey R. Blau
(Harvey R. Blau) Director March 28, 1997
/s/ Leonard Feinstein
(Leonard Feinstein) Director March 28, 1997
/s/ John V.N. Klein
(John V.N. Klein) Director March 28, 1996
/s/ Conrad Stephenson
(Conrad Stephenson) Director March 28, 1997
/s/ Herve A. Kevenides
(Herve A. Kevenides) Director March 28, 1997
Report of Independent Auditors
Board of Directors and Stockholders
Reckson Associates Realty Corp.
We have audited the accompanying consolidated balance sheets of
Reckson Associates Realty Corp. as of December 31, 1996 and 1995, and the
related consolidated statements of operations, stockholders' equity, and cash
flows for the year ended December 31, 1996 and for the period from June 3,
1995 (commencement of operations) to December 31, 1995 of Reckson
Associates Realty Corp. and the related combined statements of operations,
owners' (deficit) and cash flows for the period January 1, 1995 to June 2, 1995
and for the year ended December 31, 1994 of the Reckson Group. We have
also audited the financial statement schedule listed in the Index at Item 14(a).
These financial statements and financial statement schedule are the
responsibility of the Company's management. Our responsibility is to express an
opinion on these financial statements and financial statement schedule based on
our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly,
in all material respects, the consolidated financial position of Reckson
Associates Realty Corp. at December 31, 1996 and 1995, and the consolidated
results of operations and cash flows for the year ended December 31, 1996 and
for the period June 3, 1995 (commencement of operations) to December 31, 1995 of
Reckson Associates Realty Corp. and the combined results of operations and
cash flows for the period January 1, 1995 to June 2, 1995 and for the year
ended December 31, 1994 of the Reckson Group in conformity with generally
accepted accounting principles. Also, in our opinion, the financial statement
schedule referred to above, when considered in relation to the basic financial
statements taken as a whole, presents fairly, in all material respects, the
information required to be set forth therein.
ERNST & YOUNG LLP
New York, New York
February 25, 1997,
except for Note 14 as to which
the date is March 12, 1997
Reckson Associates Realty Corp.
Consolidated Balance Sheets
(in thousands, except share amounts)
December 31,
1996 1995
--------- ---------
Assets
Commercial real estate properties, at cost
(Notes 1, 2, 3, 4, 6, 7 and 10)
Land $ 45,259 $ 15,579
Buildings and improvements 457,403 266,798
Land held for future development 5,637 3,112
Development in progress 8,469 2,567
Furniture, fixtures and equipment 2,736 2,656
--------- ---------
519,504 290,712
Less accumulated depreciation (88,602) (74,725)
--------- ---------
430,902 215,987
Investments in real estate joint ventures 5,437 ---
Investment in mortgage notes (Note 7) 51,837 ---
Cash and cash equivalents (Note 12) 12,688 6,984
Tenant receivables 1,732 1,476
Affiliate receivables (Note 6) 3,826 219
Deferred rent receivable 12,573 8,737
Prepaid expenses and other assets 6,225 1,118
Contract and land deposits and pre-acquisition costs 7,100 721
Deferred lease and loan costs, less accumulated
amortization of $12,915 (1996) and $10,291 (1995) 11,438 7,486
--------- ---------
Total Assets $543,758 $242,728
========= =========
Liabilities
Mortgage notes payable (Note 2 and 3) $161,513 $98,126
Credit facility (Note 3) 108,500 40,000
Accrued expenses and other liabilities (Note 4) 15,868 6,667
Dividends and distributions payable 9,442 ---
Affiliate payables (Note 6) 502 257
--------- ---------
Total Liabilities 295,825 145,050
--------- ---------
Minority interest in consolidated partnership 9,187 9,771
Limited Partners' minority interest in Operating
Partnership 51,879 26,148
Commitments and other comments (Notes 8, 9, 12
and 14) --- ---
--------- ---------
61,066 35,919
--------- ---------
Stockholders' Equity (Note 5):
Preferred Stock, $.01 par value, 25,000,000 shares
authorized, none issued or outstanding --- ---
Common Stock, $.01 par value, 100,000,000 shares
authorized, 12,178,177 and 7,454,594 shares
issued and outstanding, respectively 122 75
Additional paid in capital 186,745 61,684
--------- ---------
Total Stockholders' Equity 186,867 61,759
--------- ---------
Total Liabilities and Stockholders' Equity $543,758 $242,728
========= =========
See Accompanying Notes to Financial Statements
Reckson Associates Realty Corp.
Consolidated Statements of Operations
and
Reckson Group
Combined Statements of Operations
(in thousands, except share amounts)
Reckson Reckson
Associates Associates
Realty Corp Realty Corp Reckson Group Reckson Group
for the June 3, 1995 for the Period for the
Year Ended to January 1, 1995 Year Ended
December 31, December 31, to December 31,
1996 1995 June 2, 1995 1994
--------------- --------------- --------------- ---------------
Revenues (Note 9):
Base rents $82,150 $32,661 $16,413 $39,431
Tenant escalations and reimbursements 10,628 5,246 2,907 6,510
Construction revenues - net --- --- 432 688
Management revenues --- --- 589 1,076
Equity in earnings of service companies 1,031 100 --- ---
Equity in earnings of real estate
joint ventures 266 --- --- ---
Investment and other income (Note 10) 2,066 448 548 1,739
--------------- --------------- --------------- ---------------
Total Revenues 96,141 38,455 20,889 49,444
--------------- --------------- --------------- ---------------
Expenses:
Operating Expenses:
Property operating expenses 18,959 7,144 3,985 10,496
Real estate taxes 13,935 5,755 3,390 7,798
Ground rents 1,107 579 234 500
Marketing, general and administrative 5,949 1,859 1,858 3,704
--------------- --------------- --------------- ---------------
Total Operating Expenses 39,950 15,337 9,467 22,498
Interest 13,331 5,331 7,622 17,426
Depreciation and amortization 17,670 7,233 3,606 8,274
--------------- --------------- --------------- ---------------
Total Expenses 70,951 27,901 20,695 48,198
--------------- --------------- --------------- ---------------
Income before minority interests and
extraordinary item 25,190 10,554 194 1,246
Minority partners' interest in consolidated
partnership income (808) (184) --- ---
Limited partners' minority interest in
Operating Partnership income (5,960) (2,883) --- ---
--------------- --------------- --------------- ---------------
Income before extraordinary item 18,422 7,487 194 1,246
Extraordinary items (loss) gain on
extinguishment of debts, net of Limited
Partners' minority interest in Operating
Partnership share of $364 and $1,788,
respectively, (Notes 1, 3 and 10) (895) (4,234) --- 4,434
--------------- --------------- --------------- ---------------
Net income $17,527 $3,253 $194 $5,680
=============== =============== =============== ===============
Net income per common share:
Income before extraordinary item $1.85 $1.02
Extraordinary item (loss) on
extinguishment of debts (.09) (.58)
--------------- ---------------
Net income per common share $1.76 $.44
=============== ===============
Weighted average common shares
outstanding 9,964,000 7,339,000
=============== ===============
See Accompany Notes to Financial Statements
Reckson Associates Realty Corp.
Consolidated Statement of Stockholders' Equity
and
Reckson Group
Combined Statement of Owner's (Deficit)
(in thousands)
Retained Limited
Additional Earnings Total Partners
Common Paid in Owners'/ Stockholders Minority
Stock Capital (Deficit) Equity Interest
------ ---------- ---------- ---------- ----------
Owners' Deficit, December 31, 1993 $ --- $ --- $(69,129) $(69,129)
Cumulative effect of accounting change
related to available-for-sale securities --- --- 140 140
Distributions --- --- (10,300) (10,300)
Contributions --- --- 254 254
Adjustment to unrealized gain on
available-for-sale securities --- --- (137) (137)
Net income --- --- 5,680 5,680
------ ---------- ---------- ---------- ----------
Owners' Deficit, December 31, 1994 --- --- (73,492) (73,492)
Distributions --- --- (4,399) (4,399)
Contributions --- --- 119 119
Adjustment to unrealized gain on
available-for-sale securities --- --- 95 95
Net income --- --- 194 194
------ ---------- ---------- ---------- ----------
Owners' Deficit, June 2, 1995 --- --- (77,483) (77,483)
Deficit not contributed by the Owners
of Reckson Group --- --- 9,589 9,589
Deficit contributed by the Owners of
Reckson Group --- (67,894) 67,894 ---
Initial public offering 75 161,936 --- 162,011
Establishment of minority interest in
Operating Partnership. --- (25,651) --- (25,651) (25,651)
Issuance of Operating Partnership
units (Note 11) --- --- --- --- 3,237
Net income --- --- 3,253 3,253 1,095
Dividends paid and payable --- (6,707) (3,253) (9,960) (3,835)
------ ---------- ---------- ---------- ----------
Stockholders' equity, December 31, 1995 75 61,684 --- 61,759 26,148
Proceeds from pubic offerings 47 120,498 --- 120,545 24,671
Issuance of Operating Partnership units
(Note 11) --- 10,909 --- 10,909 3,135
Proceeds from exercise of employee
options --- 263 --- 263 75
Net Income 17,527 17,527 5,596
Dividends paid and payable (6,609) (17,527) (24,136) (7,746)
------ ---------- ---------- ---------- ----------
Stockholders' equity, December 31, 1996 $122 $186,745 --- $186,867 $51,879
====== ========== ========== ========== ==========
See Accompanying Notes to Financial Statementts
Reckson Associates Realty Corp.
Consolidated Statements of Cash Flows
and
Reckson Group
Combined Statements of Cash Flows
(in thousands)
Reckson Reckson
Associates Associates
Realty Corp Realty Corp Reckson Group Reckson Group
for the June 3, 1995 for the Period for the
Year Ended to January 1, 1995 Year Ended
December 31, December 31, to December 31,
1996 1995 June 2, 1995 1994
--------------- --------------- --------------- ---------------
Cash Flows from Operating Acitivities:
Net Income $17,527 $3,253 $194 $5,680
Adjustments to reconcile net income to
net cash provided by operating activities:
Depreciation and amortization 17,670 7,233 3,606 8,274
Loss (Gain)on extinguishment of debts,
net of minority interest 895 4,234 --- (4,434)
Minority partners' interest in consolidated
partnership 808 184 --- ---
Limited Partners' minority interest in
Operating Partnership 5,960 2,883 --- ---
Gain on sales of properties and securities --- --- (134) (1,528)
Distribution from and share of net (income)
loss from investments in partnerships (75) --- (303) 56
Equity in earnings of service companies (931) (100) --- ---
Interest income on mortgage notes receivable (870) --- --- ---
Changes in operating assets and liabilities:
Prepaid expenses and other assets (608) (297) 417 148
Tenant and affiliate receivables (4,093) (2,438) 302 (1,112)
Accrued expenses and other liabilities 3,139 2,071 (2,463) 988
--------------- --------------- --------------- ---------------
Net cash provided by operating activities 39,422 17,023 1,619 8,072
--------------- --------------- --------------- ---------------
Cash Flows from Investing Activities:
Cash from contributed net assets --- 629 --- ---
Purchases of commercial real estate
properties (181,130) (49,241) --- ---
Repayment of notes payable-affiliates --- (6,000) --- ---
Cash paid in exchange for partnership net
assets --- (16,075) --- ---
Investment in mortgage receivables (50,892) --- --- ---
Increase in contract deposits and
preacquisition costs (6,668) (810) --- ---
Additions to developments in progress (5,902) (2,567) --- ---
Additions to land held for development (2,525) --- --- ---
Additions to land, buildings and improvements (12,441) (2,326) (814) (4,424)
Payment of leasing costs (5,028) (1,672) (125) (1,351)
Additions to furniture, fixtures and
equipment (115) (21) (13) (125)
Investments in and advances to real estate
joint ventures (5,832) (232) --- ---
Investment in service compares (3,170) --- --- ---
Distributions from partnership investments --- --- 115 ---
Contributions to partnership investments --- --- (244) (486)
Proceeds from sales of properties and
securities --- --- 371 7,924
--------------- --------------- --------------- ---------------
Net cash (used in) provided by investing
activities (273,703) (78,315) (710) 1,538
--------------- --------------- --------------- ---------------
Cash Flows from Financing Activities:
Proceeds from borrowings 54,402 40,779 14,004 2,153
Principal payments on borrowings (380) (151,230) (13,088) (2,489)
Payment of loan costs and prepayment
penalties (2,525) (9,138) (268) (51)
Advances from (to) affiliates (2,952) (243) (1,060) 2,475
Proceeds from credit facility 144,500 40,000 --- ---
Principal payments on credit facility (76,000) --- --- ---
Proceeds from issuance of common stock,
and exercise of options, net of
issuance costs 145,317 162,100 --- ---
Payment of dividends and distribution
to minority partners in consolidated
partnership (22,546) (13,795) --- ---
Distributions to minority partners in
consolidated partnership (1,392) (541) --- ---
Deferred offering costs --- --- (400) (1,226)
Distributions to Predecessor Owners --- --- (4,280) (10,046)
Increase in security deposits payable 1,561 343 --- ---
--------------- --------------- --------------- ---------------
Net cash provided by (used in) financing
activities 239,985 68,275 (5,092) (9,184)
--------------- --------------- --------------- ---------------
Net increase (decrease) in cash and cash
equivalents 5,704 6,983 (4,183) 426
Cash and cash equivalents at beginning of
period 6,984 1 7,041 6,615
--------------- --------------- --------------- ---------------
Cash and cash equivalents at end of period $12,688 $6,984 $2,858 $7,041
=============== =============== =============== ===============
Supplemental Disclosure of Cash Flow
Information:
Cash paid during the period for interest $13,261 $4,700 $8,600 $17,800
=============== =============== =============== ===============
See Accompanying Notes to Financial Statements
Reckson Associates Realty Corp.
and
Reckson Group
Notes to Financial Statements
1. Description of Business and Significant Accounting Policies
Description of Business
Reckson Associates Realty Corp. (the "Company") and the Reckson Group
(the "Predecessor") are engaged in the ownership, management, operation, leasing
and development of commercial real estate properties, principally office and
industrial buildings and also own certain undeveloped land (collectively, the
"Properties") located in the New York City tri-state area.
Organization and Formation of the Company
The Company was incorporated in Maryland in September 1994 and is the
successor to the operations of the Reckson Group. On June 2, 1995, the Company
completed an initial public offering of 6,120,000 shares of $.01 par value
common stock ("the Offering"). The Offering price was $24.25 per share resulting
in gross proceeds of $148,410,000. The Company also issued 400,000 shares in a
concurrent offering to the Rechler family resulting in $9,700,000 of additional
proceeds. On June 28, 1995, the underwriters exercised their over allotment
option and, accordingly, the Company issued an additional 918,000 shares of
common stock and received gross proceeds of $22,261,500. The aggregate proceeds
to the Company, net of underwriters' discount, advisory fee and offering costs
were approximately $162,000,000.
The following transactions occurred simultaneously with the completion of
the Offering:
The Company consummated various purchase agreements to acquire
certain properties and interests in partnerships which owned
properties from certain non-continuing investors. Pursuant to such
agreements the Company paid approximately $6,952,000 in cash to
non-continuing investors.
The Company became the sole general partner of Reckson Operating
Partnership L.P. (the "Operating Partnership") by contributing
substantially all of the net proceeds of the Offering, in exchange for
an approximate 73% interest in the Operating Partnership. All
properties acquired by the Company are held by or through the
Operating Partnership.
The Operating Partnership executed various option and purchase
agreements whereby it issued 2,758,960 units in the Operating
Partnership ("Units") to the continuing investors and assumed
approximately $163,438,000 (net of the Omni mortgages) of
indebtedness in exchange for interests in certain property
partnerships, fee simple and leasehold interests in properties and
development land, certain business assets of the executive center
entities and 100% of the non-voting preferred stock of the management
and construction companies. In addition, the Operating Partnership
paid approximately $2,623,000 for costs associated with the transfer
of the properties and other interests.
The Operating Partnership contributed $17,500,000 to Omni Partners,
L.P. ("Omni"). Omni used $10,000,000 to repay mortgage indebtedness
encumbering Omni's property and $1,000,000 to repay a loan from its
existing partners. In addition, the remaining $27,214,000 balance of
the first mortgage was refinanced. In July 1995, Omni distributed
$6,500,000 to its minority partners to redeem a portion of their
limited partnership interest. In addition, the Operating Partnership
paid approximately $805,000 of financing costs, on behalf of Omni, in
connection with the refinancing of Omni's debt. As a result of these
transactions, the Operating Partnership has a 60% managing general
partner interest in Omni. In addition, the Operating Partnership will
receive a priority interest in the Omni's annual cash flow equal to
12% of $11,000,000 of the Operating Partnership's aggregate capital
contributions.
The Operating Partnership used a portion of the Offering proceeds and
the proceeds of certain new mortgage borrowings to repay
approximately $114,016,000 of indebtedness (excluding the Omni
indebtedness and including $1,500,000 of a line of credit). In
conjunction with such repayment, the Operating Partnership incurred
an extraordinary loss of approximately $6,022,000 (before minority
interest) consisting of approximately $6,355,000 in prepayment costs
and other fees, $1,742,000 of unamortized deferred financing fees
written off and net of a gain on partial forgiveness of a mortgage
obligation of approximately $2,075,000. In addition, the Operating
Partnership used $5,000,000 of the Offering proceeds to repay notes
to certain Predecessor partnerships.
The Operating Partnership borrowed $15,000,000 under a credit
facility (see Note 3) to repay certain mortgage indebtedness and to
fund a commercial real estate investment.
Basis of Presentation and Summary of Significant Accounting Policies
The accompanying consolidated financial statements of Reckson Associates
Realty Corp. include the accounts of the Company and its subsidiaries. The
Company's investments in Reckson Management Group, Inc., Reckson
Construction Group, Inc. and Reckson Executive Centers, L.L.C. are accounted
for on the equity method. All significant intercompany balances and transactions
have been eliminated in consolidation.
The minority interests at December 31, 1996 represent approximately a 22%
limited partnership interest in the Operating Partnership and a 40% minority
partners' interest in the Omni.
The Reckson Group was not a legal entity but rather a combination of
partnerships, an "S" corporation and affiliated real estate management and
construction corporations which were under the common control of Reckson
Associates (a general partnership) and affiliated entities. All significant
intercompany transactions and balances were eliminated in combination. The
Reckson Group used the equity method of accounting for investments in less than
50% owned entities and majority owned entities where control was temporary.
Use of Estimates
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the amounts reported in the financial statements and
accompanying notes. Actual results could differ from those estimates.
Real Estate
Depreciation is computed utilizing the straight-line method over the
estimated useful lives of ten to thirty years for buildings and improvements and
five to ten years for furniture, fixtures and equipment. Tenant improvements,
which are included in buildings and improvements, are amortized on a
straight-line basis over the term of the related leases.
Cash Equivalents
The Company considers highly liquid investments with a maturity of three
months or less when purchased, to be cash equivalents.
Deferred Costs
Lease fees and loan costs are capitalized and amortized over the life of
the related lease or loan. The Company incurred costs related to the Offering
which were charged to Stockholders' Equity.
Income Taxes
Prior to June 3, 1995 all of the Properties were owned by partnerships and
an S-corporation, whose partners and shareholders were required to include their
respective share of profits and losses in their individual tax returns.
The Company generally will not be subject to federal income taxes as long
as it qualifies as a real estate investment trust ("REIT"). A REIT will
generally not be subject to federal income taxation on that portion of income
that qualifies as REIT taxable income and to the extent that it distributes such
taxable income to its stockholders and complies with certain requirements. As a
REIT, the Company is allowed to reduce taxable income by all or a portion of
distributions to stockholders and must distribute at least 95% of its taxable
income to qualify as a REIT. As distributions have exceeded taxable income, no
Federal income tax provision has been reflected in the accompanying consolidated
financial statements. State income taxes are not significant.
During 1996, the Company paid dividends of $1.78 per share all of which
was considered ordinary income for federal income tax purposes. During 1995,
the Company paid dividends of $1.33 per share of which approximately 38% was
ordinary income and 62% was a return of capital for federal income tax purposes.
Revenue Recognition
Minimum rental income is recognized on a straight-line basis over the term
of the lease. The excess of rents recognized over amounts contractually due are
included in deferred rents receivable on the accompanying balance sheets.
Contractually due but unpaid rents are included in tenant receivables on the
accompanying balance sheets. Certain lease agreements provide for reimbursement
of real estate taxes, insurance, common area maintenance costs and indexed
rental increases, which are recorded on an accrual basis.
The Company records interest income on investments in mortgage notes on
an accrual basis of accounting. The Company does not accrue interest on
impaired loans where, in the judgment of management, collection of interest
according to the contractual terms is considered doubtful. Among the factors
the Company considers in making an evaluation of the collectibility of interest
are, the status of the loan, the financial condition of the borrower, the value
of the underlying real estate and anticipated future events. Loan discounts are
amortized over the life of the loan using the constant interest method.
Construction Operations
Construction operations are accounted for utilizing the completed contract
method. Under this method, costs and related billings are deferred until the
contract is substantially complete. Estimated losses on uncompleted contracts
are recorded in the period that management determines that a loss may be
incurred.
Stock Options
The Company has elected to follow Accounting Principles Board Opinion
No. 25, "Accounting for Stock Issued to Employees" (APB 25) and related
Interpretations in accounting for its employee stock options because, the
alternative fair value accounting provided for under FASB Statement No. 123,
"Accounting for Stock-Based Compensation," (FAS No. 123) requires use of option
valuation models that were not developed for use in valuing employee stock
options. Under APB 25, no compensation expense was recognized because the
exercise price of the Company's employee stock options equals the market price
of the underlying stock on the date of grant (see Note 5).
Per Share Data
Earnings per common share are based upon the weighted average number
of common shares outstanding during the period. Primary earnings per common
share are based upon the weighted average number of such shares and the assumed
equivalent shares outstanding during the period. The assumed exercise of
outstanding stock options, using the treasury stock method, is not materially
dilutive and such amounts are not presented. The conversion of Units into common
stock (see Note 5) would not have a significant effect on per share amounts as
the Units share proportionately with the common stock in the results of the
Operating Partnership's operations.
Reclassifications
Certain prior year amounts have been reclassified to conform to the current
year presentation.
2. Mortgage Notes Payable
At December 31, 1996, there are thirteen mortgage notes payable. Properties
with an aggregate carrying value at December 31, 1996 of approximately $112
million are pledged as collateral against the mortgage notes payable which are
non-recourse to the Company. The mortgage notes bear interest at rates ranging
from 6.25% to 9.25%, and mature between 1999 and 2006. During 1996, the Company
capitalized interest incurred on a certain mortgage note payable to fund certain
development costs in the amount of $159,546. Certain of the mortgage notes
payable are guaranteed by certain limited partners in the Operating Partnership.
Scheduled principal repayments during the next five years and thereafter are as
follows (in thousands):
Year Ended December 31,
- -----------------------
1997......................................... $1,556
1998......................................... 2,027
1999......................................... 2,068
2000......................................... 81,976
2001......................................... 16,455
Thereafter................................... 57,431
----------
$161,513
==========
3. Credit Facilities
On February 25, 1997, the Company obtained a commitment for a three-year
$175 million unsecured credit facility from Chase Manhattan Bank and Union Bank
of Switzerland (the "New Credit Facility") which upon syndication could provide
for a maximum borrowing amount of up to $225 million. The Company's ability to
borrow thereunder will be subject to the satisfaction of certain financial
covenants, including limitations on unsecured and secured borrowings, minimum
interest and fixed charge coverage ratios, a minimum equity value and a maximum
dividend payout ratio. In addition, borrowings under the New Credit Facility
will bear interest at a floating rate equal to one, two, three or six month
LIBOR (at the Company's election) plus a spread ranging from 1.125% to 1.50%,
based on the Company's leverage ratio. The New Credit Facility will replace the
Company's existing $150 million secured credit facility. Consummation of the
New Credit Facility arrangement is subject to completion of the lenders' due
diligence and completion of documentation satisfactory to the Company and such
lenders.
On June 2, 1995, the Company obtained a credit facility (the "Credit
Facility") from a financial institution in the amount of $150 million, which is
collateralized by a first mortgage on 64 properties (the "Collateral
Properties") with an aggregate carrying value at December 31, 1996 of
approximately $214 million. The Credit Facility has a two-year term, and
requires monthly payments of interest only at a rate equal to the one-month
LIBOR rate (approximately 5.41% on December 31, 1996) plus 175 basis points. The
Company pays a financing fee equal to 150 basis points on each draw. The loan
agreement also provides for unused commitment fees over the term of the
facility. Outstanding borrowings under the Credit Facility and accrued interest
are due on June 2, 1997. The Company has the option to extend the term of the
Credit Facility one year subject to an extension fee of 1.0% of the principal
indebtedness outstanding on the extension date. The Collateral Properties are
required to maintain a debt service coverage ratio of at least 2.0.
On February 22, 1996, the Operating Partnership amended and restated
the Credit Facility, pursuant to which the interest rate was reduced to 175
basis points over one-month LIBOR and the minimum debt service coverage ratio
was reduced to 1.6. In addition, the Operating Partnership has the right to
convert outstanding borrowings at maturity to a five-year mortgage loan at a
fixed rate equal to the prevailing interest rate on five-year U.S. Treasury
instruments plus a spread, provided that certain specified conditions are
satisfied and no event of default exists. In connection with the amendment and
restatement of the Credit Facility the Company wrote off approximately $1.2
million of loan costs. The Credit Facility contains a number of customary
financial covenants and provides for certain limitations (as defined therein) on
the amount of borrowings.
During 1996, the Company capitalized interest incurred on Credit Facility
borrowings to fund certain development costs in the amount of $800,434.
4. Land Leases
The Company leases, pursuant to noncancellable operating leases, the land
on which five of its buildings were constructed. The leases, which contain
renewal options, expire between 2018 and 2080. The leases contain provisions
for scheduled increases in the minimum rent and one of the leases additionally
provides for adjustments to rent based upon the fair market value of the
underlying land at specified intervals. Minimum ground rent is recognized on a
straight-line basis over the terms of the leases. The excess of amounts
recognized over amounts contractually due is $1,676,000 and $1,434,000 at
December 31, 1996 and 1995, respectively. These amounts are included in
accrued expenses and other liabilities on the accompanying balance sheets.
Future minimum lease commitments relating to the land leases as of
December 31, 1996 are as follows (in thousands):
1997 .......................... $840
1998 .......................... 850
1999 .......................... 959
2000 .......................... 972
2001 .......................... 981
Thereafter .................... 38,247
-----------
$42,849
===========
5. Stockholders' Equity
A Unit and a share of common stock have essentially the same economic
characteristics as they effectively share equally in the net income or loss and
distributions of the Operating Partnership. Beginning on the second anniversary
of the consummation of the Offering, Units may be redeemed for cash or, at the
election of the Company, for shares of common stock on a one-for-one basis.
The Company established a stock option plan (the "1995 Stock Option
Plan") for the purpose of attracting and retaining executive officers, directors
and other key employees. In addition, during 1996, the Company established a
stock option plan for non officers and new hires of the Company (the "1996
Employee Stock Option Plan"). As of December 31, 1996, 750,000 of the
Company's authorized shares have been reserved for issuance under the 1995
Stock Option Plan and 200,000 of the Company's authorized shares have been
reserved for issuance under the 1996 Employee Stock Option Plan. Outstanding
options to purchase an aggregate of 617,584 shares have been granted at
exercise prices ranging from $24.25 per share to $39.50 per share under the 1995
Stock Option Plan and outstanding options to purchase an aggregate of 87,000
shares have been granted at exercise prices ranging from $36.50 per share to
$39.50 per share under the 1996 Employee Stock Option Plan. These options vest
in three equal installments on the first, second and third anniversaries of the
date of grant. In addition, each of the five independent directors of the
Company have been granted options to purchase 4,000 shares at exercise prices
ranging from $24.50 per share to $31.125 per share (the market price on the date
of grant). The options granted to the independent directors were exercisable on
the date of grant. During 1996, 13,977 options were exercised resulting in
proceeds to the Company of approximately $338,000.
Pro forma information regarding net income and earnings per share is
required by FAS No. 123, and has been determined as if the Company had
accounted for its employee stock options under the fair value method of FAS
No. 123. The fair value for these options was estimated at the date of grant
using a Black-Scholes option pricing model with the following weighted-average
assumptions for 1996 and 1995; respectively: risk-free interest rate of 5%;
dividend yields of 7.26% and 9.82%; volatility factors of the expected market
price of the Company's common stock of .134, and a weighted-average expected
life of the option of 5 years.
The Black-Scholes option valuation model was developed for use in
estimating the fair value of traded options which have no vesting restrictions
and are fully transferable. In addition, option valuation models require the
input of highly subjective assumptions including the expected stock price
volatility. Because the Company's employee stock options have characteristics
significantly different from those of traded options, and because changes in the
subjective input assumptions can materially affect the fair value estimate, in
management's opinion, the existing models do not necessarily provide a reliable
single measure of the fair value of its employee stock options.
For purposes of pro forma disclosures, the estimated fair value of the options
is amortized to expense over the options' vesting period. The Company's pro
forma information follows (in thousands except for earnings per share
information):
Year Ended June 3, 1995 to
December 31, 1996 December 31, 1995
----------------- -----------------
Pro forma net income $17,431 $3,226
================= =================
Pro forma earnings per share $1.75 $.44
================= =================
A summary of the Company's stock option activity, and related information
follows:
Weighted
Average
Exercise
Options Price
--------- ---------
Outstanding - June 3, 1995 ---- ---
Granted 432,030 $24.46
Exercised --- ---
Forfeited --- ---
---------
Outstanding - December 31, 1995 432,030 $24.46
Granted 310,739 $33.88
Exercised (13,977) $24.78
Forfeited (18,185) $25.55
=========
Outstanding - December 31, 1996 710,607 $28.56
=========
The weighted average fair value of options granted for the period June 2,
1995 to December 31, 1995 and for the year ended December 31, 1996 was $.49 and
$1.71, respectively. In addition, there were 15,000 options at a weighted
average per share exercise price of $24.25 per option and 201,782 options at a
weighted average per share exercise price of $27.89 per option exercisable at
December 31, 1995 and 1996, respectively.
Exercise prices for options outstanding as of December 31, 1996 ranged
from $24.25 per share to $39.50 per share. The weighted-average remaining
contractual life of those options is 9.1 years.
The Company made loans to certain senior officers to purchase Units at
market prices ranging from $24.25 per Unit to $43.875 per Unit based on the
market price of the Company's common stock on the date of the loan. The
loans bear interest at rates ranging between 8% and 8.5% and are secured by
the Units purchased. Such loans will be forgiven ratably at each anniversary of
employment over a four year period. The remaining loan balance of approximately
$250,000 and $350,000 at December 31, 1996 and 1995, respectively has been
included as a reduction of paid in capital on the accompanying consolidated
balance sheets.
On February 12, 1997, the Board of Directors of the Company declared a
two-for-one stock split to be effected as a stock dividend distributable on
April 15, 1997 to stockholders of record on April 4, 1997.
6. Related Party Transactions
The Company, through its subsidiaries and affiliates, provides management,
leasing and other tenant related services to the Properties. Certain executive
officers of the Company have continuing ownership interests in the
unconsolidated subsidiaries.
In connection with the IPO, the Company was granted options, exercisable
over a 10 year period to acquire six properties owned by Reckson (the "Reckson
Option Properties") and four properties in which Reckson owns a non-controlling
minority interest (the "Other Option Properties" and, together with the Reckson
Option Properties, the "Option Properties") at a purchase price equal to the
lesser of (I) a fixed purchase price and (ii) the Net Operating Income, as
defined, attributable to such Option Property during the 12 month period
preceding the exercise of the option dividend by a capitalization rate of 11.5%,
but the purchase price shall in no case be less than the outstanding balance of
the mortgage debt encumbering the Option Property on the acquisition date.
During 1996, the Company made construction loan advances to fund certain
redevelopment and leasing costs relating to one of the Other Option Properties.
At December 31, 1996, advances due the Company is approximately $2,940,000.
Such amount bears interest at the rate of 12% per annum and is due on demand.
During 1996, the Company acquired three of the Reckson Option Properties
for an aggregate purchase price of approximately $26 million. In connection
with the purchase of such Option Properties the Company issued 135,614 Units at
prices ranging from $32.75 per Unit to $37.00 per Unit as partial consideration
in the transactions. Such Units were issued to certain members of management
and entities whose partners include members of management.
7. Commercial Real Estate Investments
During the period from June 3, 1995 to December 31, 1995 the Company
acquired four office properties encompassing 360,000 square feet and five
industrial properties encompassing 543,000 square feet for an aggregate
purchase price of approximately $54.4 million.
During 1996, the Company acquired one office property encompassing
187,000 square feet and 11 industrial properties encompassing 856,308 square
feet on Long Island for an aggregate purchase price of approximately $50
million.
In February 1996, the Company acquired eight office properties in
Westchester County, New York, encompassing 935,000 square feet for an
aggregate purchase price of approximately $79 million. In addition, during
1996, the Company acquired three office properties (including one joint venture
property) located in Westchester County encompassing 547,494 square feet for
an aggregate purchase price of approximately $13.5 million.
In October 1996, the Company purchased Landmark Square, a six building
office complex encompassing approximately 800,000 square feet located in
Stamford, Connecticut for an aggregate purchase price of approximately $77
million.
In December 1996, the Company contracted to acquire five Class A
suburban office properties encompassing approximately 500,000 square feet
located in Northern New Jersey for a purchase price of approximately $56
million.
In addition, the Company has invested approximately $50.9 million in
certain mortgage indebtedness encumbering four Class A office buildings on
Long Island encompassing approximately 750,000 square feet and one Class A
office building in New Jersey encompassing approximately 131,000 square feet.
8. Fair Value of Financial Instruments
The following disclosures of estimated fair value at December 31, 1996 were
determined by management, using available market information and appropriate
valuation methodologies. Considerable judgment is necessary to interpret market
data and develop estimated fair value. The use of different market assumptions
and/or estimation methodologies may have a material effect on the estimated fair
value amounts.
Cash equivalents and variable rate debt are carried at amounts which
reasonably approximate their fair values.
Mortgage notes payable have an estimated aggregate fair value which
approximates its carrying value. Estimated fair value is based on interest
rates currently available to the Company for issuance of debt with similar
terms and remaining maturities.
9. Rental Income
The Properties are being leased to tenants under operating leases. The
minimum rental amount due under the leases are generally either subject to
scheduled fixed increases or indexed escalations. In addition, the leases
generally also require that the tenants reimburse the Company for increases in
certain operating costs and real estate taxes above base year costs.
Included in base rents and tenant escalations and reimbursements in the
accompanying statements of operations are amounts from Reckson Executive
Centers, LLC, an equity investee, as follows (in thousands):
Tenant
Escalations
and
For the Periods Base Rents Reimbursements
---------- --------------
Year ended December 31, 1996 $1,898 $417
June 3, 1995 to December 31, 1995 $1,095 $100
January 1, 1995 to June 2, 1995 $675 $48
Year ended December 31, 1994 $1,660 $136
Expected future minimum rents to be received over the next five years and
thereafter from leases in effect at December 31, 1996 are as follows (in
thousands):
Reckson Executive
Centers, LLC Other Tenants Total
----------------- ------------- -----------
1997 ................. $2,076 $93,319 $95,395
1998 ................. 2,294 85,282 87,576
1999 ................. 2,303 76,574 78,877
2000 ................. 1,218 67,273 68,491
2001 ................. 447 53,961 54,408
Thereafter ........... 2,230 137,537 139,767
----------------- ------------- -----------
$10,568 $513,946 $524,514
================= ============= ===========
10. Property Sales and Other Transactions
In December 1994, the Predecessor sold three parcels of land pursuant to
eminent domain proceedings for aggregate proceeds of $1,126,000. The parcels
of land had an aggregate cost basis of $172,000 and the Predecessor recorded a
gain on sale of $954,000 which is included in investment and other income in
the accompanying combined statement of operations.
The Predecessor owned a 33 1 3% and 65% interest in two affiliated entities
which were accounted for under the equity method. Such entities recorded gains
on extinguishment of debts of $1,041,000 and $6,288,000, respectively, during
1994. The Predecessor's share of the extraordinary gains on extinguishment of
debts amounted to $347,000 and $4,087,000, respectively.
One of the partnerships ("HMCC Associates") included in the Predecessor
constructed a building for which operations commenced in 1990. Effective on
December 21, 1993, the following transactions occurred: (I) a new partnership
was formed, Omni Partners, L.P. ("Omni") and the building was transferred to
Omni, (ii) Omni admitted Reckson, Inc. and Odyli, Inc. as general partners
(.5% interest each) and Odyssey Partners, L.P. ("Odyssey") as a limited partner
(55.02% interest), (iii) HMCC Associates and Reckson, Inc. (Predecessor
entities) made an initial capital contribution of $7,920,000 and $80,000,
respectively, and Odyssey and Odyli, Inc. (the "Odyssey Group") made an initial
capital contribution of $10,000,000 (additional contributions of $232,000
and $289,000, respectively, were made through December 31, 1993 to cover
various costs associated with the new debt described below), (iv) the original
construction loan payable ($105,190,000, including accrued but unpaid interest)
was satisfied by a payment of $64,000,000 resulting in a forgiveness of debt of
$41,190,000, and (v) Omni encumbered the building with a new first mortgage
of $35,000,000, second mortgage of $10,000,000 and a $1,000,000 note
payable (all part of the $64,000,000 payment).
The following table sets forth the results of operations of Omni (in thousands):
Condensed Statements of Operations
Period from
January 1,1995 Year ended
to June 2, 1995 December 31, 1994
----------------- -----------------
Base rents $4,812 $10,086
Tenant escalations and reimbursements 602 1,276
----------------- -----------------
Total revenues 5,414 11,362
----------------- -----------------
Property operating expenses 1,212 3,123
Real estate taxes 897 1,818
Ground rent 233 560
Interest 1,549 3,161
Depreciation and amortization 1,181 2,637
Marketing, general and administrative 21 136
----------------- -----------------
Total expenses 5,093 11,435
----------------- -----------------
Income (loss) from operations $321 $(73)
================= =================
Summarized statements of operations for these properties are as follows (in
thousands):
Period from
January 1, 1995 Year ended
to June 2, 1995 December 31, 1994
----------------- -----------------
Revenues $1,637 $4,653
----------------- -----------------
Property operating expenses 279 542
Real estate taxes 429 825
Ground rent 56 136
Interest 748 1,844
Depreciation and amortization 332 804
Marketing, general and administrative 13 265
----------------- -----------------
Total expenses 1,857 4,416
----------------- -----------------
(Loss) income from operations $(220) $237
================= =================
11. Non-Cash Investing and Financing Activities
Additional supplemental disclosures of non-cash investing and financing
activities are as follows (in thousands, except unit amounts):
(1) Assets totaling $161,610 net of liabilities of $229,504 were contri-
buted to the Company as part of the Formation transaction in exchange
for 2,758,960 Units
(2) In November 1995, the Company purchased a 99,000 square foot multi-tenant
office building as follows:
Cash Paid $7,020
Issuance of 131,670 Units 3,193
-------------
Total purchase price $10,213
=============
(3) During 1996, the Company purchased eight office properties located in
Westchester County and associated management and construction operations
as follows:
Cash Paid $58,533
Issuance of 338,767 units 9,527
Purchase price holdback 1,700
Mortgage assumed 9,366
---------
Total purchase price $79,126
=========
(4) During 1996, the Company acquired three of the option properties as
follows:
Debt assumed and repaid $21,750
Issuance of 135,614 units 4,516
---------
Total purchase price $26,266
=========
12. Commitments and Other Comments
The Company entered into employment agreements with its chairman and five
executive officers. The agreements are for terms expiring through June 1998.
The Company sponsors a defined contribution savings plan pursuant to
section 401(k) of the Internal Revenue Code. Under such plan, there are no prior
service costs. All employees are eligible to participate in the plan after one
year of service. Employer contributions are based on a discretionary amount
determined by the Company's management. During 1995 and 1996, the
Company made no contributions.
At December 31, 1996, the Company had restricted cash of $1.8 million which
collateralized an outstanding letter of credit for an equal amount.
13. Quarterly Financial Data (Unaudited)
The following summary represents the Company's results of operations for each
quarter during 1996 and 1995 (in thousands, except share amounts):
1996
-----------------------------------------------------------------
First Quarter Second Quarter Third Quarter Fourth Quarter
-------------- -------------- -------------- --------------
Total revenues $19,065 $22,694 $24,718 $29,663
============== ============== ============== ==============
Income before minority interests
and extraordinary item $4,902 $6,421 $6,395 $7,472
Minority interest (1,584) (1,730) (1,682) (1,772)
Extraordinary (loss) (895) --- --- ---
-------------- -------------- -------------- --------------
Net (loss) income $2,423 $4,691 4,713 5,700
============== ============== ============== ==============
Net income per weighted average
common share:
Income before extraordinary item $.45 $.46 $.45 $.48
Extraordinary loss (.12) --- --- ---
-------------- -------------- -------------- --------------
Net (loss) income $.33 $.46 $.45 $.48
============== ============== ============== ==============
Weighted average common shares
outstanding 7,444,806 10,174,605 10,440,237 11,770,800
============== ============== ============== ==============
1995
------------------------------------------------
Second Quarter Third Quarter Fourth Quarter
-------------- -------------- --------------
Total revenues $ 5,025 $16,081 $17,349
============== ============== ==============
Income before minority interests
and extraordinary item $1,205 $4,670 $4,679
Minority interest (580) (1,253) (1,234)
Extraordinary (loss) (4,234) --- ---
-------------- -------------- --------------
Net (loss) income $(3,609) $3,417 3,445
============== ============== ==============
Net income per weighted average
common share:
Income before extraordinary item $.09 $.46 $.46
Extraordinary loss (.64) --- ---
-------------- -------------- --------------
Net (loss) income $(.55) $.46 $.46
============== ============== ==============
Weighted average common shares
outstanding 6,586,850 7,454,594 7,454,594
============== ============== ==============
From June 3, 1995 (commencement of operations) to June 30, 1995
14. Subsequent Events
On March 12, 1997 the Company sold 4,945,000 shares of the Company's common
stock at $45.25 per share for an aggregate consideration of approximately $224
million before deducting offering expenses.
Reckson Associates Realty Corp.
And
Reckson Group
Schedule III-Real Estate and Accumulated Depreciation
December 31, 1996
(In thousands)
Cost Capitalized
Subsequent to Gross Amount at Which
Initial Cost Acquisition Carried at Close of Period
Column A Column B Column C Column D Column E
Buildings Buildings
and and
Description Encumberance Land Improvements Land Improvements Land Improvements Total
- ----------- --------- --------- --------- --------- --------- --------- --------- ---------
Vanderbilt Industrial Park,
Hauppauge, New York
(28 buildings in an
industrial park) $1,956 $10,085 $--- $7,391 $1,956 $17,476 $19,432
Airport International Plaza,
Islip, New York
(17 buildings in an
industrial park) $2,616 1,263 13,608 --- 9,433 1,263 23,041 24,304
County Line Industrial Center,
Huntington, New York
(3 buildings in an
industrial park) 628 3,686 --- 2,177 628 5,863 6,491
32 Windsor Place, Islip, New
York 32 321 --- 46 32 367 399
42 Windsor Place, Islip, New
York 48 327 --- 538 48 865 913
505 Walt Whitman Rd.,
Huntington, New York 140 42 --- 39 140 81 221
1170 Northern Blvd.,
N. Hempstead, New York 30 99 --- 31 30 130 160
50 Charles Lindbergh Blvd.,
Mitchel Field, New York 15,479 12,089 --- 4,642 --- 16,731 16,731
200 Broadhollow Road,
Melville, New York 6,649 338 3,354 --- 1,995 338 5,349 5,687
48 South Service Road,
Melville, New York 1,652 10,245 --- 2,752 1,652 12,997 14,649
395 North Service Road,
Melville, New York 10,000 15,551 --- 5,870 --- 21,421 21,421
6800 Jericho Turnpike,
Syosset, New York 15,001 582 6,566 --- 5,122 582 11,688 12,270
6900 Jericho Turnpike,
Syosset, New York 5,279 385 4,228 --- 1,135 385 5,363 5,748
300 Motor Parkway,
Hauppauge, New York 276 1,136 --- 552 276 1,688 1,964
88 Duryea Road,
Hauppauge, New York 200 1,565 --- 600 200 2,165 2,365
210 Blydenburgh Road,
Islandia, New York 11 158 --- 143 11 301 312
208 Blydenburgh Road,
Islandia, New York 12 192 --- 146 12 338 350
71 Hoffman Lane,
Islandia, New York 19 260 --- 171 19 431 450
933 Motor Parkway,
Smithtown, New York 106 375 --- 262 106 637 743
65 and 85 South Service Road
Plainview, New York 40 218 --- 10 40 228 268
333 Earl Ovington Blvd.(Omni)
Mitchel Field, New York 42,580 67,221 --- 14,864 --- 82,085 82,085
135 Fell Court
Islip, New York 462 1,265 --- 6 462 1,271 1,733
40 Cragwood Road,
South Plainfield, New Jersey 708 7,131 17 2,875 725 10,006 10,731
110 Marcus Drive,
Huntington, New York 390 1,499 --- 13 390 1,512 1,902
333 East Shore Road,
Great Neck, New York 564 --- 84 --- 648 648
310 East Shore Road,
Great Neck, New York 2,322 485 2,009 --- 251 485 2,260 2,745
70 Schmitt Blvd.,
Farmingdale, New York 642 727 3,408 --- 5 727 3,413 4,140
19 Nicholas Drive,
Yapbank, New York 160 7,399 --- --- 160 7,399 7,559
1516 Motor Parkway,
Hauppauge, New York 603 6,722 --- --- 603 6,722 7,325
125 Baylis Road,
Melville, New York 1,601 8,626 --- 31 1,601 8,657 10,258
35 Pinelawn Road,
Melville, New York 999 7,073 --- 1,098 999 8,171 9,170
520 Broadhollow Road,
Melville, New York 457 5,572 --- 1,357 457 6,929 7,386
1660 Walt Whitman Road,
Melville, New York 370 5,072 --- 220 370 5,292 5,662
70 Maxess Road,
Melville, New York 1,900 708 1,859 5 1,871 713 3,730 4,443
85 Nicon Court,
Hauppauge, New York 797 2,818 --- 54 797 2,872 3,669
104 Parkway Drive So.,
Hauppauge, New York 54 804 --- 125 54 929 983
20 Melville Park Rd.,
Melville, New York 391 2,650 --- 66 391 2,716 3,107
105 Price Parkway,
Hauppauge, New York 2,030 6,327 --- 313 2,030 6,640 8,670
48 Harbor Park Drive,
Hauppauge, New York 1,304 2,247 --- 91 1,304 2,338 3,642
125 Ricefield Lane,
Hauppauge, New York 13 852 --- 316 13 1,168 1,181
110 Ricefield Lane,
Hauppauge, New York 33 1,043 --- 50 33 1,093 1,126
120 Ricefield Lane,
Hauppauge, New York 16 1,051 --- 28 16 1,079 1,095
135 Ricefield Lane,
Hauppauge, New York 24 906 --- 374 24 1,280 1,304
30 Hub Drive,
Huntington, New York 469 1,571 --- 214 469 1,785 2,254
60 Charles Lindbergh,
Mitchel Field, New York --- 20,800 --- 1,113 --- 21,913 21,913
155 White Plains Road.,
Tarrytown, New York 1,613 2,542 --- 76 1,613 2,618 4,231
2 Church Street,
Tarrytown, New York 232 1,307 --- 49 232 1,356 1,588
235 Main Street,
Tarrytown, New York 955 5,375 --- 197 955 5,572 6,527
245 Main Street,
Tarrytown, New York 1,294 7,284 --- 278 1,294 7,562 8,856
505 White Plains Road,
Tarrytown, New York 236 1,332 --- 84 236 1,416 1,652
555 White Plains Road,
Tarrytwon, New York 712 4,133 --- 1,727 712 5,860 6,572
560 White Plains Road,
Tarrytown, New York 1,553 8,756 --- 650 1,553 9,406 10,959
580 White Plains Road,
Tarrytown, New York 9,097 2,591 14,595 --- 1,059 2,591 15,654 18,245
660 White Plains Road,
Tarrytown, New York 3,929 22,640 --- 384 3,929 23,024 26,953
Landmark Square,
Stamford, CT 49,948 11,603 64,466 --- 478 11,603 64,944 76,547
Land held for development 5,637 --- --- --- 5,637 --- 5,637
Development in progress 3,107 3,677 --- 1,685 3,107 5,362 8,469
Other Property --- --- --- 923 --- 923 923
--------- --------- --------- --------- --------- --------- --------- ---------
Total $161,513 $53,981 $386,701 $22 $76,064 $54,003 $462,765 $516,768
========= ========= ========= ========= ========= ========= ========= =========
Column A Column F Column G Column H Column I
Life on which
Accumlated Date of Date Depreciation
Description Depreciation Construction Acquired is Computed
- ----------- --------- --------- --------- ---------
Vanderbilt Industrial Park,
Hauppauge, New York
(28 buildings in an 1961- 1961- 10-
industrial park) $10,649 1979 1979 30 years
Airport International Plaza,
Islip, New York
(17 buildings in an 1970- 1970- 10-
industrial park) 11,541 1988 1988 30 years
County Line Industrial Center,
Huntington, New York
(3 buildings in an 1975- 1975- 10-
industrial park) 3,581 1979 1979 30 years
32 Windsor Place, Islip, 10-
New York 273 1971 1971 30 years
42 Windsor Place, Islip, 10-
New York 564 1972 1972 30 years
505 Walt Whitman Rd., 10-
Huntington, New York 51 1950 1968 30 years
1170 Northern Blvd., 10-
N. Hempstead, New York 108 1947 1962 30 years
50 Charles Lindbergh Blvd., 10-
Mitchel Field, New York 8,067 1984 1984 30 years
200 Broadhollow Road, 10-
Melville, New York 2,890 1981 1981 30 years
48 South Service Road, 10-
Melville, New York 5,257 1986 1986 30 years
395 North Service Road, 10-
Melville, New York 7,731 1988 1988 30 years
6800 Jericho Turnpike, 10-
Syosset, New York 7,051 1977 1978 30 years
6900 Jericho Turnpike, 10-
Syosset, New York 2,609 1982 1982 30 years
300 Motor Parkway, 10-
Hauppauge, New York 1,000 1979 1979 30 years
88 Duryea Road, 10-
Hauppauge, New York 896 1980 1980 30 years
210 Blydenburgh Road, 10-
Islandia, New York 210 1969 1969 30 years
208 Blydenburgh Road, 10-
Islandia, New York 251 1969 1969 30 years
71 Hoffman Lane, 10-
Islandia, New York 310 1970 1970 30 years
933 Motor Parkway 10-
Smithtown, New York 431 1973 1973 30 years
65 and 85 South Service Road 10-
Plainview, New York 220 1961 1961 30 years
333 Earl Ovington Blvd. (Omni) 10-
Mitchell Field, New York 8,848 1990 1995 30 years
135 Fell Court 10-
Islip, New York 193 1965 1992 30 years
40 Cragwood Road, 10-
South Plainfield, New Jersey 5,669 1970 1983 30 years
110 Marcus Drive, 10-
Huntington, New York 1,080 1980 1980 30 years
333 East Shore Road, 10-
Great Neck, New York 394 1976 1976 30 years
310 East Shore Road, 10-
Great Neck, New York 1,086 1981 1981 30 years
70 Schmitt Blvd.,
Farmingdale, New York 152 1965 1995 30 years
19 Nicholas Drive,
Yapbank, New York 350 1989 1995 30 years
1516 Motor Parkway,
Hauppauge, New York 336 1981 1995 30 years
125 Baylis Road,
Melville, New York 360 1980 1995 30 years
35 Pinelawn Road,
Melville, New York 360 1980 1995 30 years
520 Broadhollow Road,
Melville, New York 382 1978 1995 30 years
1660 Walt Whitman Road,
Melville, New York 216 1980 1995 30 years
70 Maxess Road,
Melville, New York --- 1967 1995 30 years
85 Nicon Court,
Hauppauge, New York 95 1984 1995 30 years
104 Parkway Drive So.,
Hauppauge, NY 19 1985 1996 30 years
20 Melville Park Rd.,
Melville, NY 4 1965 1996 30 years
105 Price Parkway, 10-
Hauppauge, NY 92 1969 1996 30 years
48 Harbor Park Drive, 10-
Hauppauge, NY 25 1976 1996 30 years
125 Ricefield Lane, 10-
Hauppauge, NY 29 1973 1996 30 years
110 Ricefield Lane,
Hauppauge, NY 28 1980 1996 30 years
120 Ricefield Lane,
Hauppauge, NY 4 1983 1996 30 years
135 Ricefield Lane, 10-
Hauppauge, NY 34 1981 1996 30 years
30 Hub Drive, 10-
Huntington, NY 9 1976 1996 30 years
60 Charles Lindbergh, 10-
Mitchel Field, NY 401 1989 1996 30 years
155 White Plains Road., 10-
Tarrytown, NY 26 1963 1996 30 years
2 Church Street, 10-
Tarrytown, NY 38 1979 1996 30 years
235 Main Street, 10-
Tarrytown, NY 159 1974 1996 30 years
245 Main Street, 10-
Tarrytown, NY 215 1983 1996 30 years
505 White Plains Road, 10-
Tarrytown, NY 44 1974 1996 30 years
555 White Plains Road, 10-
Tarrytwon, NY 114 1972 1996 30 years
560 White Plains Road, 10-
Tarrytown, NY 279 1980 1996 30 years
580 White Plains Road, 10-
Tarrytown, NY 470 1977 1996 30 years
660 White Plains Road, 10-
Tarrytown, NY 605 1983 1996 30 years
Landmark Square, 1973-
Stamford, CT 512 1984 1996 30 years
Land held for development --- N/A various N/A
Development in progress 11
Other property 15
---------
Total $86,344
=========
These land parcels are leased (see Note 4).
These properties are pledged as collateral for the Credit Facility
($108,500,000 outstanding at December 31, 1995 See Note 3).
There are no encumbrances on these properties.
The Encumberance of $2,616 is related to one property. The remaining 16
properties are pledged as collateral for the Credit Facility.
The changes in real estate for each of the periods in the three years ended
December 31, 1996 are as follows:
January 1, 1996 June 3, 1995 January 1, 1995
to to to Year ended
December 31, 1996 December 31, 1995 June 2, 1995 December 31, 1994
----------------- ----------------- ----------------- -----------------
Real estate balance at beginning
of period $288,056 $216,333 $159,693 $157,544
Improvements 15,174 3,768 814 4,424
Disposal, including write-off of
fully depreciated building
improvements (936) (3,174) --- (2,275)
Properties not contributed to the
Company --- --- (15,133) ---
Consolidation of Omni --- --- 70,959 ---
Acquisitions 214,474 55,054 --- ---
Cash paid in exchange for properties --- 16,075 --- ---
_____________ ______________ _____________ ______________
Balance at end of period $516,768 $288,056 $216,333 $159,693
============= ============== ============= ==============
The changes in accumulated depreciation, exclusive of amounts relating to equip-
ment, autos, furniture and fixtures, for each of the periods in the three years
ended December 31, 1995 are as follows:
January 1, 1996 June 3, 1995 January 1, 1995
to to to Year ended
December 31, 1996 December 31, 1995 June 2, 1995 December 31, 1994
----------------- ----------------- ----------------- -----------------
Balance at beginning of period $72,499 $69,841 $71,596 $68,071
Depreciation for period 14,781 5,832 2,453 5,598
Disposal, including write-off of
fully depreciated building
improvements (936) (3,174) --- (2,073)
Properties not contributed to the
Company --- --- (7,946) ---
Consolidation of Omni --- --- 3,738 ---
------------- ------------- ------------- -------------
Balance at end of period $86,344 $72,499 $69,841 $71,596
============= ============= ============= =============
The Omni was consolidated as a result of the Company purchasing a controlling
interest as part of the Formation transactions.
EXHIBIT INDEX
Exhibit
Number Description
- ------- -----------
3.1* Articles of Incorporation of Registrant
3.2** By-Laws of Registrant
3.3** Amended and Restated Articles of Incorporation
4.1* Specimen Share Certificate
10.1** Amended and Restated Agreement of Limited Partnership of Reckson
Operating Partnership, L.P.
10.2** Second Amended and Restated Agreement of Limited Partnership of Omni
Partners, L.P.
10.3** Omnibus Option Agreement
10.4** Registration Rights Agreement between the Company and Continuing
Investors
10.5** Registration Rights Agreement relating to shares of Common Stock
purchased by members of the Rechler family
10.6** Registration Rights Agreement between Registrant and Odyssey
10.7** Employment and Non-Competition Agreement between Registrant and
Donald Rechler
10.8** Employment and Non-Competition Agreement between Registrant and Scott
Rechler
10.9** Employment and Non-Competition Agreement between Registrant and
Mitchell Rechler
10.10** Employment and Non-Competition Agreement between Registrant and Gregg
Rechler
10.11** Non-Competition Agreement between Registrant and Roger Rechler
10.12** Employment and Non-Competition Agreement between Registrant and
J. Michael Maturo
10.13** Employment and Non-Competition Agreement between Registrant and Jon
L. Halpern
10.14** Purchase Option Agreements relating to the Reckson Option Properties
10.15** Purchase Option Agreements relating to the Other Option Properties
10.16** Amended 1995 Stock Option Plan
10.17** Registrant's Credit Facility
10.18** 1996 Employee Stock Options Plan
10.19** Executive Center Leases
10.20** Supplemental Representations and Warranties Agreement
10.21* Ground Leases for certain of the Properties
10.22** Amended and Restated Agreement of Limited Partnership of Reckson FS
Limited Partnership
10.23** Indemnity Agreement relating to 100 Oser Avenue
10.24** Contribution Agreement by and among Registrant, Reckson Operating
Partnership, L.P. and Tarrytown Corporate Center, Tarrytown
Corporate Center IV, L.P., Tarrytown Corporate Center II,
Crest Realties, 2 Church Street Associates, JAH Realties, and
Jon Halpern
10.25*** Form of Members Agreement for Double D L.L.C.
10.26*** Form of Members Agreement for Halpern Real Estates Development L.L.C.
10.27** Form of Registration Rights Agreement between Registrant and certain
Halpern affiliated entities
10.28** Registration Rights Agreement between Registrant and 125 Baylis Road
L.L.C.
12.1 Statement Regarding Computation of Ratios
21.1 Statement of Subsidiaries
24.1 Powers of Attorney (included in Part IV of this Form 10-K)
27.0 Financial Data Schedule
* Previously filed as an exhibit to Registration Statement on Form S-11 (No.
33-84324) and incorporated herein by reference.
** Previously filed as an exhibit to the Company's Form 8-K report filed the
SEC on November 25, 1996 and incorporated herein by reference.
*** Previously filed as an exhibit to the Company's Form 8-K report filed with
the SEC on March 8, 1996 and incorporated herein by reference.
**** Previously filed as on Exhibit to the Company's Form 8-K report filed with
the SEC on November 25, 1996 and incorporated herein by reference.
Exhibit 12.1
Reckson Associates Realty Corp.
Ratios of Earnings to Fixed Charges
The following table sets forth the Company's consolidated ratios of
earnings to fixed charges for the periods shown:
June 3, 1995 January 1, 1995 Year Ended December 31,
Year Ended to to --------------------------------
December 31, 1996 December 31, 1995 June 2, 1995 1994 1993 1992
- ----------------- ----------------- --------------- ------ ------ ------
2.72x 2.71x 0.96x 0.97x 0.65x 0.70x
Prior to completion of the IPO on June 2, 1995, the Company's predecessors
operated in a manner as to minimize net taxable income to the owners. The
IPO and the related formation transactions permitted the Company to deleverage
its properties significantly, resulting in a significantly improved ratio of
earnings to fixed charges.
Exhibit 21.1
Reckson Associates Realty Corp.
Statement of Subsidiaries
Name State of Organization
- ------------------------------ -----------------------------
Omni Partners, L.P. Delaware
Reckson FS Limited Parntership Delaware