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FORM 10-K
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
[X] Annual Report Pursuant to Section 13 or 15(d) of the Securities Exchange
Act of 1934
For the fiscal year ended December 31, 1998
OR
[ ] Transition Report Pursuant to Section 13 or 15(d) of the Securities
Exchange Act of 1934
For the transition period from to
Commission file number 1-13100
HIGHWOODS PROPERTIES, INC.
(Exact name of registrant as specified in its charter)
Maryland 56-1871668
(State or other jurisdiction (I.R.S. Employer
of incorporation or organization) Identification No.)
3100 Smoketree Court, Suite 600
Raleigh, N.C. 27604
(Address of principal executive offices) (Zip Code)
919-872-4924
(Registrant's telephone number, including area code)
Securities registered pursuant to Section 12(b) of the Act:
Name of Each Exchange on
Title of Each Class Which Registered
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Common stock, $.01 par value...................................... New York Stock Exchange
8% Series B Cumulative Redeemable Preferred Shares ............... New York Stock Exchange
Depositary Shares Each Representing a 1/10 Fractional Interest in
an 8% Series D Cumulative Redeemable Preferred Share ............. 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 Registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment of
this Form 10-K. [ ]
The aggregate market value of the shares of common stock held by
non-affiliates (based upon the closing sale price on the New York Stock
Exchange) on March 19, 1999 was $1,428,822,630. As of March 19, 1999, there
were 61,620,383 shares of common stock, $.01 par value, outstanding.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the Registrant's Proxy Statement in connection with its Annual
Meeting of Shareholders to be held June 2, 1999 are incorporated by reference
in Part III Items 10, 11, 12 and 13.
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HIGHWOODS PROPERTIES, INC.
TABLE OF CONTENTS
Item No. Page No.
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PART I
1. Business .................................................................. 3
2. Properties ................................................................ 10
3. Legal Proceedings ......................................................... 15
4. Submission of Matters to a Vote of Security Holders ....................... 15
X. Executive Officers of the Registrant ...................................... 16
PART II
5. Market for Registrant's Common Stock and Related Stockholder Matters ...... 17
6. Selected Financial Data ................................................... 18
7. Management's Discussion and Analysis of Financial Condition and Results
of Operations ............................................................. 20
7A. Quantitative and Qualitative Disclosures About Market Risk ................ 30
8. Financial Statements and Supplementary Data ............................... 31
9. Changes in and Disagreements with Accountants on Accounting and
Financial Disclosure ...................................................... 31
PART III
10. Directors and Executive Officers of the Registrant ........................ 32
11. Executive Compensation .................................................... 32
12. Security Ownership of Certain Beneficial Owners and Management ............ 32
13. Certain Relationships and Related Transactions ............................ 32
PART IV
14. Exhibits, Financial Statement Schedules and Reports on Form 8-K ........... 33
2
PART I
We refer to (1) Highwoods Properties, Inc. as the "Company," (2) Highwoods
Realty Limited Partnership (formerly Highwoods/Forsyth Limited Partnership) as
the "Operating Partnership," (3) the Company's common stock as "Common Stock"
and (4) the Operating Partnership's common partnership interests as "Common
Units."
ITEM 1. BUSINESS
General
The Company is a self-administered and self-managed equity REIT that began
operations through a predecessor in 1978. Originally founded to oversee the
development, leasing and management of the 201-acre Highwoods Office Center in
Raleigh, North Carolina, we have since evolved into one of the largest owners
and operators of suburban office, industrial and retail properties in the
southeastern and midwestern United States. At December 31, 1998, we
o owned or had a majority interest in 658 in-service office, industrial and
retail properties, encompassing approximately 44.6 million rentable square
feet and 2,325 apartment units;
o owned an interest (50% or less) in 18 in-service office and industrial
properties, encompassing approximately 1.6 million rentable square feet;
o owned 1,417 acres (and had agreed to purchase an additional 626 acres) of
undeveloped land suitable for future development; and
o were developing an additional 59 properties, which will encompass
approximately 6.9 million rentable square feet.
The Company conducts substantially all of its activities through, and
substantially all of its interests in the properties are held directly or
indirectly by, the Operating Partnership. The Company is the sole general
partner of the Operating Partnership. At December 31, 1998, the Company owned
86% of the Common Units in the Operating Partnership. Limited partners
(including certain officers and directors of the Company) own the remaining
Common Units. Holders of Common Units may redeem them for the cash value of one
share of the Company's Common Stock or, at the Company's option, one share
(subject to certain adjustments) of Common Stock.
We also provide leasing, property management, real estate development,
construction and miscellaneous services for our properties as well as for third
parties. We conduct our third-party, fee-based services through Highwoods
Services, Inc., a subsidiary of the Operating Partnership, and through
Highwoods/Tennessee Properties, Inc., a wholly owned subsidiary of the Company.
The Company was incorporated in Maryland in 1994. The Operating
Partnership was formed in North Carolina in 1994. Our executive offices are
located at 3100 Smoketree Court, Suite 600, Raleigh, North Carolina 27604, and
our telephone number is (919) 872-4924. We maintain offices in each of our
primary markets.
Operating Strategy
Diversification. Since the Company's initial public offering in 1994, we
have significantly reduced our dependence on any particular market, property
type or tenant. For example, our in-service portfolio has expanded from 41
North Carolina office properties (40 of which were in the Research Triangle
area of North Carolina) to 676 office, industrial and retail properties and
2,325 apartment units in 20 markets in the Southeast and Midwest.
Development and Acquisition Opportunities. We generally seek to engage in
the development of office and industrial projects in our existing geographic
markets, primarily in suburban business parks. We intend to focus our
development efforts on build-to-suit projects and projects where we have
identified sufficient demand. In build-to-suit development, the building is
significantly pre-leased to one
3
or more tenants prior to construction. Build-to-suit projects often foster
strong long-term relationships with tenants, creating future development
opportunities as the facility needs of tenants increase. We believe our
commercially zoned and unencumbered development land in existing business parks
is an advantage we have over many of our competitors in pursuing development
opportunities.
We also seek to acquire selective suburban office and industrial
properties in our existing geographic markets at prices below replacement cost
that offer attractive returns. These would include acquisitions of
underperforming, high-quality properties in our existing markets that offer us
opportunities to improve such properties' operating performance.
Managed Growth Strategy. Our strategy has been to focus our real estate
activities in markets where we believe our extensive local knowledge gives us a
competitive advantage over other real estate developers and operators. As we
expanded into new markets, we continued to maintain this localized approach by
combining with local real estate operators with many years of development and
management experience in their respective markets. Approximately three-quarters
of our properties were either developed by us or are managed on a day-to-day
basis by personnel who previously managed, leased and/or developed those
properties before their acquisition by us.
Our development and acquisition activities also benefit from our local
market presence and knowledge. Our property-level officers have on average more
than 20 years of real estate experience in their respective markets. Because of
this experience, we are in a better position to evaluate acquisition and
development opportunities. In addition, our relationships with our tenants and
those tenants at properties for which we conduct third-party, fee-based
services may lead to development projects when these tenants seek new space.
Efficient, Customer Service-Oriented Organization. We provide a complete
line of real estate services to our tenants and third parties. We believe that
our in-house development, acquisition, construction management, leasing and
management services allow us to respond to the many demands of our existing and
potential tenant base. We provide our tenants cost-effective services such as
build-to-suit construction and space modification, including tenant
improvements and expansions. In addition, the breadth of our capabilities and
resources provides us with market information not generally available. We
believe that the operating efficiencies achieved through our fully integrated
organization also provide a competitive advantage in setting our lease rates
and pricing other services.
Flexible and Conservative Capital Structure. We are committed to
maintaining a flexible and conservative capital structure that: (1) allows
growth through development and acquisition opportunities; (2) promotes future
earnings growth; and (3) provides access to the private and public equity and
debt markets on favorable terms. Accordingly, we expect to meet our long-term
liquidity requirements, including funding our existing and future development
activity, through a combination of:
o borrowings under our unsecured revolving credit facility;
o the issuance of unsecured debt securities;
o borrowings of secured debt;
o the issuance of equity securities by both the Company and the Operating
Partnership;
o the selective disposition of non-core assets; and
o the sale or contribution of certain of our wholly owned properties to
strategic joint ventures to be formed with selected institutional
investors.
4
Recent Developments
Merger and Acquisition Activity. The following table summarizes the
mergers and acquisitions completed during 1998:
Acquisition
Building Closing Rentable Initial
Property Location Type (1) Date Square Feet Cost
- ---------------------------- -------------------------- ---------- ------------ ------------- -------------
(dollars in thousands)
Stony Point Richmond O 01/21/98 117,000 $ 12,750
Anchor Glass Tampa O 01/29/98 101,000 12,150
Garcia Portfolio Tampa O 02/04/98 1,233,000 108,000
Alston & Bird Charlotte O 02/13/98 45,000 7,650
215 South Monroe Tallahassee O 02/19/98 158,000 19,500
Sunset Station Miami O 03/02/98 64,000 8,250
Landmark I & II Orlando O 03/18/98 456,000 70,000
Triad Crow Portfolio Atlanta O 03/26/98 471,000 63,930
University Research Center Charlotte O 03/27/98 148,000 16,050
BTI Corporate Center Research Triangle O 03/27/98 163,000 19,950
4601 Park Square Charlotte O 04/09/98 120,000 10,376
Merrill Lynch Building Baltimore O 04/14/98 137,000 14,196
Clark Building Baltimore O 04/16/98 110,000 9,897
Harrison Park Ft. Lauderdale O/I 04/17/98 643,000 34,000
770 Pelham Road Greenville O 04/24/98 39,000 3,482
4000 Old Court Road Baltimore O 04/28/98 42,000 6,024
Mallard Creek Charlotte O 05/13/98 143,000 12,500
Bayshore Tampa O 05/21/98 84,000 12,500
Shelton Portfolio Piedmont Triad/Charlotte O/I 05/22/98 4,583,000 162,000
Idlewild Tampa O 07/01/98 77,000 4,473
J.C. Nichols Portfolio Kansas City/Des Moines O/I/R/M 07/13/98 5,700,000 544,000
Sandlake Orlando O 07/21/98 42,000 5,050
Horizon One Hollywood O 07/27/98 100,000 7,000
Countryside Place Clearwater O 07/30/98 54,000 4,500
Brandywine Tampa O/l 08/24/98 76,000 3,900
--------- ----------
14,906,000 $1,172,128
========== ==========
- ----------
(1) O = Office
I = Industrial
R = Retail
M = Multifamily
J.C. Nichols Transaction. On July 13, 1998, we completed our previously
reported merger with J.C. Nichols Company, a Missouri real estate operating
company, pursuant to a merger agreement dated December 22, 1997, and amended on
April 29, 1998. Prior to consummation of the transaction, J.C. Nichols had been
subject to the information requirements of the Securities Exchange Act of 1934
and, in accordance therewith, filed reports and other information with the SEC.
As a result of the transaction, we own or have an ownership interest in 57
office, industrial and retail properties and 17 multifamily communities in the
Kansas City metropolitan area. Also as a result of the transaction, we have an
ownership interest in 22 office and industrial properties and one multifamily
community in the Des Moines, Iowa, area.
Under the terms of the merger agreement, the Company acquired all of the
outstanding common stock, $.01 par value, of J.C. Nichols. Under the merger
agreement, J.C. Nichols shareholders were entitled to receive either 2.03
shares of the Company's Common Stock or $65 in cash for each share of J.C.
Nichols common stock. However, the merger agreement limited the aggregate cash
payment to J.C.
5
Nichols shareholders to 40% of the total consideration. The exchange ratio
reflects the average closing price of the Company's Common Stock over the 20
trading days preceding the closing date of the transaction. The transaction was
valued at approximately $544 million and consisted of the issuance of
approximately 5.63 million shares of the Company's Common Stock, the assumption
of approximately $229 million of debt, the incurrence of approximately $15
million in transaction costs and a cash payment of approximately $120 million,
net of cash acquired of approximately $59 million.
Joint Venture and Disposition Activity
For a discussion of our joint venture and disposition activity, see
"Management's Discussion and Analysis of Financial Condition and Results of
Operations -- Recent Developments."
Development Activity
The following table summarizes the 19 development projects placed in
service during 1998:
Placed In Service
Month
Building Placed Number of Rentable Initial
Name Location Type in Service Properties Square Feet Cost (1)
- ---------------------------- ------------------- ---------- ------------ ------------ ------------- -----------
(dollars in thousands)
Newpoint Place ............. Atlanta I Jan-98 1 119,000 $ 4,605
Rexwoods Center V .......... Research Triangle O Jan-98 1 60,000 7,251
Airport Center II .......... Richmond I Mar-98 1 72,000 3,274
Colonnade .................. Memphis O Apr-98 1 89,000 9,296
Harpeth On The
Green V .................. Nashville O Apr-98 1 65,000 6,228
Lakeview Ridge II .......... Nashville O Apr-98 1 61,000 5,854
Highwoods Five ............. Richmond O Apr-98 1 71,000 6,585
Air Park South
Warehouse I .............. Piedmont Triad I May-98 1 100,000 3,077
ClinTrials Research ........ Research Triangle O Jun-98 1 178,000 17,943
Markel-American ............ Richmond O Jun-98 1 106,000 10,386
RMIC ....................... Piedmont Triad O Jun-98 1 90,000 7,225
Southpointe ................ Nashville O Jun-98 1 104,000 9,616
Network Construction ....... Piedmont Triad O Jul-98 1 13,000 733
BB&T ....................... Greenville O Sep-98 1 71,000 5,338
2400 Century Center ........ Atlanta O Sep-98 1 135,000 14,921
Automatic Data
Processing ............... Baltimore O Oct-98 1 110,000 12,200
Sabal Pavilion Phase I ..... Tampa O Oct-98 1 121,000 8,609
Southwind Building C ....... Memphis O Dec-98 1 74,000 5,764
Hard Rock Cafe ............. Orlando O Dec-98 1 63,000 5,217
- ------- --------
Total ...................... 19 1,702,000 $144,122
== ========= ========
- ----------
(1) Initial Cost includes estimated amounts required to complete the project,
including tenant improvement costs.
6
We had 47 suburban office properties, 10 industrial properties and two
retail properties under development totaling 6.9 million rentable square feet
of office and industrial space at December 31, 1998. The following table
summarizes these development projects as of December 31, 1998:
In-process
Rentable Estimated Cost at Pre-Leasing Estimated Estimated
Name Location Square Feet Costs 12/31/98 Percentage (1) Completion Stablization (2)
- ----------------------- ------------------- ------------- ----------- ---------- ---------------- ------------ -----------------
(dollars in thousands)
Office:
Highwoods Center I
@ Tradeport Atlanta 45,000 $ 3,717 $ 1,610 100% 1Q99 1Q99
Highwoods Center II
@ Tradeport Atlanta 53,000 4,825 650 56 4Q99 2Q00
Peachtree Corner Atlanta 109,000 9,238 2,114 0 4Q99 3Q00
Highwoods I Baltimore 125,000 15,300 2,973 0 2Q99 4Q99
Mallard Creek V Charlotte 118,000 12,262 3,289 0 4Q99 4Q00
Parkway Plaza 11 Charlotte 32,000 2,600 1,946 58 1Q99 3Q99
Parkway Plaza 12 Charlotte 22,000 1,800 1,282 0 1Q99 4Q99
Parkway Plaza 14 Charlotte 90,000 7,690 1,834 53 2Q99 1Q00
Lakefront Plaza I Hampton Roads 76,000 7,477 2,977 20 2Q99 1Q00
Belfort Park C1 Jacksonville 54,000 4,830 1,028 0 3Q99 2Q00
Belfort Park C2 Jacksonville 31,000 2,730 907 0 3Q99 2Q00
Velencia Place Kansas City 241,000 34,020 6,814 41 1Q00 1Q00
Southwind Building D Memphis 64,000 6,800 1,918 20 2Q99 4Q99
Caterpillar Financial
Center Nashville 313,000 54,000 12,255 77 1Q00 2Q00
Lakeview Ridge III Nashville 131,000 13,100 6,813 88 2Q99 2Q99
Westwood South Nashville 125,000 13,530 5,345 53 3Q99 1Q00
C N A Maitland III Orlando 78,000 9,885 2,703 100 2Q99 2Q99
Capital Plaza Orlando 341,000 53,000 9,223 30 1Q00 4Q01
Concourse Center
One Piedmont Triad 86,000 8,400 3,781 25 2Q99 1Q00
3737 Glenwood
Avenue Research Triangle 107,000 16,700 5,287 56 3Q99 1Q00
4101 Research
Commons Research Triangle 73,000 9,311 1,691 35 3Q99 2Q00
Capital One Bldg 1 Richmond 124,000 13,728 395 100 2Q99 2Q99
Capital One Bldg 2 Richmond 46,000 4,752 -- 100 3Q99 3Q99
Capital One Bldg 3 Richmond 124,000 13,728 -- 100 4Q99 4Q99
Eastshore II Richmond 76,000 7,842 6,976 100 1Q99 2Q99
Highwoods Common Richmond 49,000 4,840 2,912 100 2Q99 2Q99
Stony Point II Richmond 133,000 13,881 8,700 35 2Q99 4Q99
Highwoods Square South Florida 93,000 12,500 7,266 42 1Q99 4Q99
Sportsline USA South Florida 80,000 10,000 2,576 100 3Q99 3Q99
Intermedia Building 1 Tampa 200,000 27,040 204 100 1Q00 1Q00
Intermedia Building 2 Tampa 30,000 4,056 39 100 1Q00 1Q00
Intermedia Building 3 Tampa 170,000 22,984 44 100 1Q00 1Q00
Intermedia Building 4 Tampa 200,000 29,219 -- 100 2Q00 2Q00
Intermedia Building 5 Tampa 200,000 29,219 -- 100 3Q01 3Q01
Interstate Corporate
Center(3) Tampa 325,000 15,600 14,862 90 1Q99 2Q99
Lakepoint II Tampa 225,000 34,106 3,060 52 4Q99 4Q00
------- -------- -------- ---
In-Process Office Total
or Weighted Average 4,389,000 $534,710 $123,474 63%
========= ======== ======== ===
- ----------
(1) Includes the effect of letters of intent.
(2) We generally consider a development project to be stabilized upon the earlier of the first date such project is at least 95%
occupied or one year from the date of completion.
(3) Redevelopment project.
7
In-process continued
Name Location
- ------------------------------------------------------------------------------------------ ----------------
Industrial:
Bluegrass Lakes I Atlanta
Chastain III Atlanta
Newpoint II Atlanta
Air Park South
Warehouse VI Piedmont Triad
HIW Distribution
Center Richmond
In-Process Industrial Total
or Weighted Average
Retail:
Seville Square Kansas City
Valencia Place Kansas City
In-Process Retail Total
or Weighted Average
Total or Weighted Average
of all In-Process
Development Projects
- ----------
(1) Includes the effect of letters of intent.
(2) We generally consider a development project to be stabilized upon the earlier of the first date such
project is at least 95% occupied or one year from the date of completion.
Rentable Estimated Cost at
Name Square Feet Costs 12/31/98
- ------------------------------------------------------------------------------------------ ------------- ----------- ----------
(dollars in thousands)
Industrial:
Bluegrass Lakes I 112,000 $ 4,700 $ 2,999
Chastain III 54,000 2,098 1,753
Newpoint II 131,000 5,167 1,767
Air Park South
Warehouse VI 189,000 8,000 5,537
HIW Distribution
Center 166,000 5,764 6,495
------- -------- --------
In-Process Industrial Total
or Weighted Average 652,000 $ 25,729 $ 18,551
======= ======== ========
Retail:
Seville Square 119,000 $ 32,100 $ 20,393
Valencia Place 81,000 14,362 --
------- -------- --------
In-Process Retail Total
or Weighted Average 200,000 $ 46,462 $ 20,393
======= ======== ========
Total or Weighted Average
of all In-Process
Development Projects 5,241,000 $606,901 $162,418
========= ======== ========
- ----------
(1) Includes the effect of letters of intent.
(2) We generally consider a development project to be stabilized upon the earlier of the first date such project is at least 95%
occupied or one year from the date of completion.
Pre-Leasing Estimated
Name Percentage (1) Completion
- ------------------------------------------------------------------------------------------ ---------------- ------------
(dollars in thousands)
Industrial:
Bluegrass Lakes I 100% 1Q99
Chastain III 100 4Q98
Newpoint II 27 3Q99
Air Park South
Warehouse VI 100 1Q99
HIW Distribution
Center 23 1Q99
---
In-Process Industrial Total
or Weighted Average 66%
===
Retail:
Seville Square 75% 2Q99
Valencia Place 50 1Q00
---
In-Process Retail Total
or Weighted Average 65%
===
Total or Weighted Average
of all In-Process
Development Projects 64%
===
- ----------
(1) Includes the effect of letters of intent.
(2) We generally consider a development project to be stabilized upon the earlier of the first date such project is at
least 95% occupied or one year from the date of completion.
Estimated
Name Stablization (2)
- ------------------------------------------------------------------------------------------ -----------------
(dollars in
thousands)
Industrial:
Bluegrass Lakes I 1Q99
Chastain III 1Q99
Newpoint II 2Q00
Air Park South
Warehouse VI 1Q99
HIW Distribution
Center 4Q99
In-Process Industrial Total
or Weighted Average
Retail:
Seville Square 3Q99
Valencia Place 1Q00
In-Process Retail Total
or Weighted Average
Total or Weighted Average
of all In-Process
Development Projects
- ----------
(1) Includes the effect of letters of intent.
(2) We generally consider a development project to be stabilized upon the earlier of the first date such
project is at least 95% occupied or one year from the date of completion.
Completed-Not Stabilized
Name Location
- ------------------------------------------------------------------------------------------ -------------------
Office:
Ridgefield III Asheville
10 Glenlakes Atlanta
Patewood VI Greenville
Cool Springs I Nashville
C N A Maitland I Orlando
C N A Maitland II Orlando
Highwoods Centre Research Triangle
Overlook Research Triangle
Red Oak Research Triangle
Situs II Research Triangle
Highwoods Centre Hampton Roads
Completed-Not Stabilized Office
Total or Weighted Average
Industrial:
Chastain II Atlanta
Newpoint III Atlanta
Tradeport 1 Atlanta
Tradeport 2 Atlanta
Air Park South
Warehouse II Piedmont Triad
Completed-Not Stabilized Industrial
Total or Weighted Average
Total or Weighted Average of
all Completed-Not Stabilized
Development Projects
Total or Weighted Average of
all Development Projects
- ----------
(1) Includes the effect of letters of intent.
(2) We generally consider a development project to be stabilized upon the earlier of the first date such
project is at least 95% occupied or one year from the date of completion.
Rentable Estimated Cost at
Name Square Feet Costs 12/31/98
- ------------------------------------------------------------------------------------------ ------------- ----------- ----------
(dollars in thousands)
Office:
Ridgefield III 57,000 $ 5,500 $ 4,870
10 Glenlakes 254,000 35,100 23,560
Patewood VI 107,000 11,400 10,203
Cool Springs I 153,000 16,800 13,778
C N A Maitland I 180,000 24,400 19,450
C N A Maitland II 50,000 4,950 4,670
Highwoods Centre 76,000 8,300 7,673
Overlook 97,000 10,500 8,070
Red Oak 65,000 6,000 4,125
Situs II 59,000 6,300 5,504
Highwoods Centre 98,000 9,925 7,473
------- -------- --------
Completed-Not Stabilized Office
Total or Weighted Average 1,196,000 $139,175 $109,376
========= ======== ========
Industrial:
Chastain II 67,000 2,602 2,502
Newpoint III 84,000 3,000 3,463
Tradeport 1 87,000 3,100 2,529
Tradeport 2 87,000 3,100 2,529
Air Park South
Warehouse II 136,000 4,200 3,012
--------- -------- --------
Completed-Not Stabilized Industrial
Total or Weighted Average 461,000 $ 16,002 $ 14,035
========= ======== ========
Total or Weighted Average of
all Completed-Not Stabilized
Development Projects 1,657,000 $155,177 $123,411
========= ======== ========
Total or Weighted Average of
all Development Projects 6,898,000 $762,078 $285,829
========= ======== ========
- ----------
(1) Includes the effect of letters of intent.
(2) We generally consider a development project to be stabilized upon the earlier of the first date such project is at
least 95% occupied or one year from the date of completion.
Percent
leased/
Name Pre-leased (1) Completion
- ------------------------------------------------------------------------------------------ ---------------- ------------
(dollars in thousands)
Office:
Ridgefield III 37% 3Q98
10 Glenlakes 75 4Q98
Patewood VI 92 3Q98
Cool Springs I 50 3Q98
C N A Maitland I 100 4Q98
C N A Maitland II 100 3Q98
Highwoods Centre 93 4Q98
Overlook 88 4Q98
Red Oak 75 4Q98
Situs II 77 3Q98
Highwoods Centre 50 4Q98
---
Completed-Not Stabilized Office
Total or Weighted Average 77%
===
Industrial:
Chastain II 100% 3Q98
Newpoint III 100 4Q98
Tradeport 1 71 3Q98
Tradeport 2 72 3Q98
Air Park South
Warehouse II 100 4Q98
---
Completed-Not Stabilized Industrial
Total or Weighted Average 89%
===
Total or Weighted Average of
all Completed-Not Stabilized
Development Projects 80%
===
Total or Weighted Average of
all Development Projects 67%
===
- ----------
(1) Includes the effect of letters of intent.
(2) We generally consider a development project to be stabilized upon the earlier of the first date such project is at
least 95% occupied or one year from the date of completion.
Estimated
Name Stablization (2)
- ------------------------------------------------------------------------------------------ -----------------
(dollars in
thousands)
Office:
Ridgefield III 4Q99
10 Glenlakes 4Q99
Patewood VI 1Q99
Cool Springs I 2Q99
C N A Maitland I 1Q99
C N A Maitland II 1Q99
Highwoods Centre 1Q99
Overlook 2Q99
Red Oak 2Q99
Situs II 2Q99
Highwoods Centre 4Q99
Completed-Not Stabilized Office
Total or Weighted Average
Industrial:
Chastain II 1Q99
Newpoint III 1Q99
Tradeport 1 1Q99
Tradeport 2 2Q99
Air Park South
Warehouse II 3Q99
Completed-Not Stabilized Industrial
Total or Weighted Average
Total or Weighted Average of
all Completed-Not Stabilized
Development Projects
Total or Weighted Average of
all Development Projects
- ----------
(1) Includes the effect of letters of intent.
(2) We generally consider a development project to be stabilized upon the earlier of the first date such
project is at least 95% occupied or one year from the date of completion.
8
Development Analysis
Rentable Estimated Pre-Leasing
Square Feet Costs Percentage (1)
------------- ------------------ ---------------
(dollars in thousands)
Summary By Estimated Stablization Date:
First Quarter 1999 1,051,000 $ 76,267 96%
Second Quarter 1999 1,244,000 107,695 85
Third Quarter 1999 413,000 53,652 90
Fourth Quarter 1999 1,136,000 120,298 46
First Quarter 2000 1,206,000 156,259 62
Second Quarter 2000 855,000 110,082 62
Third Quarter 2000 109,000 9,238 --
Fourth Quarter 2000 343,000 46,368 34
Third Quarter 2001 200,000 29,219 100
Fourth Quarter 2001 341,000 53,000 30
--------- -------- ---
Total or Weighted Average 6,898,000 $762,078 67%
========= ======== ===
Summary by Market:
Asheville 57,000 $ 5,500 37%
Atlanta 1,083,000 76,647 68
Baltimore 125,000 15,300 --
Charlotte 262,000 24,352 25
Greenville 107,000 11,400 92
Hampton Roads 174,000 17,402 37
Jacksonville 85,000 7,560 --
Kansas City 441,000 80,482 52
Memphis 64,000 6,800 20
Nashville 722,000 97,430 69
Orlando 649,000 92,235 63
Piedmont Triad 411,000 20,600 84
Research Triangle 477,000 57,111 70
Richmond 718,000 64,535 70
South Florida 173,000 22,500 69
Tampa 1,350,000 162,224 90%
--------- -------- ---
Total or Weighted Average 6,898,000 $762,078 67%
========= ======== ===
Build-to-suit 1,432,000 $189,011 100%
Multi-tenant 5,466,000 573,067 59
--------- -------- ---
Total or Weighted Average 6,898,000 $762,078 67%
========= ======== ===
Average Average
Rentable Average Pre-
Square Feet Estimated Costs Leasing(1)
------------- ------------------ ----------
Average Per Property Type:
Office 118,830 $ 14,338 66%
Industrial 111,300 4,173 75
Retail 100,000 23,231 65
--------- -------- ----------
Weighted Average 116,915 $ 12,917 67%
========= ======== ==========
- ----------
(1) Includes the effect of letters of intent.
Competition
Our properties compete for tenants with similar properties located in our
markets primarily on the basis of location, rent charged, services provided and
the design and condition of the facilities. We also compete with other REITs,
financial institutions, pension funds, partnerships, individual investors and
others when attempting to acquire and develop properties.
Employees
As of December 31, 1998, the Company employed 691 persons, as compared to
476 at December 31, 1997. As of December 31, 1998, the Operating Partnership
employed 609 persons, as compared to 468 persons at December 31, 1997. These
increases are primarily a result of our expansion within our existing markets
and into the Kansas City metropolitan area and Des Moines, Iowa.
9
ITEM 2. PROPERTIES
General
As of December 31, 1998, we owned or had a majority interest in 658
in-service office, industrial and retail properties, encompassing approximately
44.6 million rentable square feet and 2,325 apartment units. The following
table sets forth certain information about our majority-owned in-service
properties at December 31, 1998 in each of our 20 markets:
Percentage of December 1998 Rental Revenue
Rentable ----------------------------------------------------------
Square Feet (1) Occupancy (2) Office Industrial Retail Multi-Family Total
------------------ --------------- ---------- ------------ -------- -------------- ----------
Research Triangle ......... 5,095,000 92% 12.6% 0.3% -- -- 12.9%
Tampa ..................... 4,651,000 92 11.2 0.4 -- -- 11.6
Kansas City ............... 3,052,000(3) 93 3.0 0.3 4.8% 3.1% 11.2
Atlanta ................... 5,495,000 94 8.2 2.0 -- -- 10.2
Piedmont Triad ............ 9,069,000 97 5.7 4.3 -- -- 10.0
South Florida ............. 3,182,000 92 8.1 0.6 -- -- 8.7
Orlando ................... 2,546,000 94 6.3 -- -- -- 6.3
Nashville ................. 2,052,000 93 5.0 0.6 -- -- 5.6
Richmond .................. 1,633,000 93 3.8 0.2 -- -- 4.0
Charlotte ................. 2,043,000 95 3.4 0.5 -- -- 3.9
Jacksonville .............. 1,482,000 93 3.2 -- -- -- 3.2
Greenville ................ 1,113,000 95 2.4 0.2 -- -- 2.6
Memphis ................... 779,000 98 2.6 -- -- -- 2.6
Baltimore ................. 763,000 95 2.1 -- -- -- 2.1
Des Moines ................ 410,000 97 1.2 -- -- 0.6 1.8
Tallahassee ............... 410,000 97 1.2 -- -- -- 1.2
Columbia .................. 425,000 96 1.2 -- -- -- 1.2
Hampton Roads ............. 266,000 98 0.4 0.1 -- -- 0.5
Asheville ................. 124,000 100 0.2 0.1 -- -- 0.3
Ft. Myers ................. 52,000 64 0.1 -- -- -- 0.1
----------- --- ---- --- --- --- -----
44,642,000(3) 94% 81.9% 9.6% 4.8% 3.7% 100.0%
============ === ==== === === === =====
- ----------
(1) Excludes 1,907 apartment units in Kansas City and 418 apartment units in
Des Moines.
(2) Excludes Kansas City's apartment units occupancy of 96% and Des Moines'
apartment units occupancy of 99%.
(3) Excludes 572,000 square feet of basement space.
10
The following table sets forth certain information about the portfolio of
our majority-owned in-service and development properties as of December 31,
1998 and 1997:
December 31, 1998 December 31, 1997
---------------------------- ---------------------------
Percent Percent
Rentable Leased/ Rentable Leased/
Square Feet Pre-Leased Square Feet Pre-leased
------------- ------------ ------------- -----------
In-Service
Office .................. 31,110,000 94% 23,842,000 94%
Industrial .............. 11,871,000 93 6,879,000 93
Retail .................. 1,661,000 92 -- --
---------- -- ---------- --
Total .................. 44,642,000 94% 30,721,000 94%
========== == ========== ==
Under Development
Completed -- Not Stabilized
Office .................. 1,196,000 77% -- --
Industrial .............. 461,000 89 -- --
Retail .................. -- -- -- --
---------- -- ---------- --
Total .................. 1,657,000 80% -- --
========== == ========== ==
In Process
Office .................. 4,389,000 63% 2,688,000 43%
Industrial .............. 652,000 66 585,000 26
Retail .................. 200,000 65 -- --
---------- -- ---------- --
Total .................. 5,241,000 64% 3,273,000 40%
========== == ========== ==
Total
Office .................. 36,695,000 26,530,000
Industrial .............. 12,984,000 7,464,000
Retail .................. 1,861,000 --
---------- ----------
Total .................. 51,540,000 33,994,000
========== ==========
Tenants
The following table sets forth information concerning the 20 largest
tenants of our majority-owned in-service properties as of December 31, 1998:
Percent of Total
Number Annualized Annualized
Tenant of Leases Rental Revenue (1) Rental Revenue
- -------------------------------------------- ----------- -------------------- -----------------
(dollars in thousands)
1. IBM .................................... 15 $ 14,422 2.6%
2. Federal Government ..................... 64 13,991 2.5
3. Bell South ............................. 56 9,693 1.8
4. The Racal Corporation .................. 12 6,878 1.2
5. US Airways ............................. 9 6,513 1.2
6. AT&T ................................... 7 6,462 1.2
7. State of Florida ....................... 27 6,341 1.1
8. Northern Telecom Inc. ................. 3 5,193 0.9
9. Sara Lee ............................... 10 4,953 0.9
10. Sprint ................................. 18 4,722 0.9
11. NationsBank ............................ 27 4,606 0.8
12. Intermedia Communications .............. 17 4,361 0.8
13. PricewaterhouseCoopers ................. 6 3,793 0.7
14. MCI Worldcom ........................... 28 3,693 0.7
15. GTE .................................... 8 3,688 0.7
16. Prudential ............................. 20 3,632 0.7
17. Blue Cross & Blue Shield of NC ......... 8 3,343 0.6
18. Travelers .............................. 5 3,122 0.6
19. Lockheed Martin Corporation ............ 2 2,949 0.5
20. ClinTrials Research .................... 1 2,790 0.5
-- -------- ----
Total ................................. 343 $115,145 20.9%
=== ======== ====
- ----------
(1) Annualized Rental Revenue is December 1998 rental revenue (base rent plus
operating expense pass-throughs) multiplied by 12.
11
The following tables set forth certain information about leasing
activities at our majority-owned in-service properties (excluding apartment
units) for the years ended December 31, 1998, 1997 and 1996.
1998
-------------------------------------------
Office Industrial Retail
-------------- -------------- -------------
Net Effective Rents Related to
Re-Leased Space:
Number of lease transactions (signed
leases) ................................ 1,042 207 26
Rentable square footage leased .......... 5,004,005 1,400,108 66,964
Average per rentable square foot over
the lease term:
Base rent .............................. $ 16.00 $ 5.81 $ 14.81
Tenant improvements .................... ( 0.81) (0.26) ( 0.82)
Leasing commissions .................... ( 0.35) (0.12) ( 0.58)
Rent concessions ....................... ( 0.03) (0.00) ( 0.26)
----------- ---------- -------
Effective rent ......................... $ 14.81 $ 5.43 $ 13.15
Expense stop (1) ....................... ( 4.25) (0.37) ( 0.84)
----------- ---------- -------
Equivalent effective net rent .......... $ 10.56 $ 5.06 $ 12.31
=========== ========== =======
Average term in years ................... 5 3 6
=========== ========== =======
Rental Rate Trends:
Average final rate with expense pass-
throughs ............................... $ 14.12 $ 5.39 $ 10.35
Average first year cash rental rate ..... $ 15.12 $ 5.58 $ 12.41
----------- ---------- -------
Percentage increase ..................... 7.08% 3.53% 19.9 %
=========== ========== =======
Capital Expenditures Related to
Re-leased Space:
Tenant Improvements:
Total dollars committed under
signed leases ......................... $19,144,349 $1,226,526 $340,620
Rentable square feet ................... 5,004,005 1,400,108 66,964
----------- ---------- --------
Per rentable square foot ............... $ 3.83 $ 0.88 $ 5.09
=========== ========== ========
Leasing Commissions:
Total dollars committed under
signed leases ......................... $ 8,348,495 $ 558,840 $222,315
Rentable square feet ................... 5,004,005 1,400,108 66,964
----------- ---------- --------
Per rentable square foot ............... $ 1.67 $ 0.40 $ 3.32
=========== ========== ========
Total:
Total dollars committed under
signed leases ......................... $27,492,844 $1,785,367 $562,935
Rentable square feet ................... 5,004,005 1,400,108 66,964
----------- ---------- --------
Per rentable square foot ............... $ 5.49 $ 1.28 $ 8.41
=========== ========== ========
1997 1996
----------------------------- -----------------------------
Office Industrial Office Industrial
-------------- -------------- -------------- --------------
Net Effective Rents Related to
Re-Leased Space:
Number of lease transactions (signed
leases) ................................ 520 241 306 240
Rentable square footage leased .......... 2,531,393 1,958,539 1,158,563 2,302,151
Average per rentable square foot over
the lease term:
Base rent .............................. $ 16.04 $ 5.37 $ 15.00 $ 4.68
Tenant improvements .................... ( 1.06) (0.22) ( 0.93) (0.15)
Leasing commissions .................... ( 0.39) (0.13) ( 0.31) (0.10)
Rent concessions ....................... ( 0.01) (0.01) -- --
----------- ---------- ---------- ----------
Effective rent ......................... $ 14.58 $ 5.01 $ 13.76 $ 4.43
Expense stop (1) ....................... ( 3.53) (0.23) ( 3.36) (0.39)
----------- ---------- ---------- ----------
Equivalent effective net rent .......... $ 11.05 $ 4.78 $ 10.40 $ 4.04
=========== ========== ========== ==========
Average term in years ................... 4 3 4 2
=========== ========== ========== ==========
Rental Rate Trends:
Average final rate with expense pass-
throughs ............................... $ 13.78 $ 5.08 $ 13.64 $ 4.41
Average first year cash rental rate ..... $ 14.76 $ 5.37 $ 14.46 $ 4.68
----------- ---------- ---------- ----------
Percentage increase ..................... 7.11% 5.71% 6.01% 6.12%
=========== ========== ========== ==========
Capital Expenditures Related to
Re-leased Space:
Tenant Improvements:
Total dollars committed under
signed leases ......................... $11,443,099 $1,421,203 $4,496,523 $ 685,880
Rentable square feet ................... 2,531,393 1,958,539 1,158,563 2,302,151
----------- ---------- ---------- ----------
Per rentable square foot ............... $ 4.52 $ 0.73 $ 3.88 $ 0.30
=========== ========== ========== ==========
Leasing Commissions:
Total dollars committed under
signed leases ......................... $ 4,247,280 $ 890,280 $1,495,498 $ 470,090
Rentable square feet ................... 2,531,393 1,958,539 1,158,563 2,302,151
----------- ---------- ---------- ----------
Per rentable square foot ............... $ 1.68 $ 0.45 $ 1.29 $ 0.20
=========== ========== ========== ==========
Total:
Total dollars committed under
signed leases ......................... $15,690,379 $2,311,483 $5,992,021 $1,155,970
Rentable square feet ................... 2,531,393 1,958,539 1,158,563 2,302,151
----------- ---------- ---------- ----------
Per rentable square foot ............... $ 6.20 $ 1.18 $ 5.17 $ 0.50
=========== ========== ========== ==========
- ----------
(1) "Expense stop" represents operating expenses (generally including taxes,
utilities, routine building expense and common area maintenance) for which
we will not be reimbursed by our tenants.
12
The following tables set forth scheduled lease expirations for executed
leases at our majority-owned in-service properties (excluding apartment units)
as of December 31, 1998, assuming no tenant exercises renewal options.
Office Properties:
Average Percentage of
Percentage of Annual Leased Rents
Rentable Leased Annual Rents Rental Rate Represented
Number of Square Feet Square Footage Under Per Square by
Lease Leases Subject to Represented by Expiring Foot for Expiring
Expiring Expiring Expiring Leases Expiring Leases Leases (1) Expirations (1) Leases
- ------------ ----------- ----------------- ----------------- -------------- ----------------- --------------
(dollars in thousands, except per square foot amounts)
1999 1,157 4,591,018 15.7% $ 67,351 $ 14.67 14.9%
2000 888 4,301,260 14.7 68,599 15.95 15.1
2001 822 4,423,839 15.2 70,487 15.93 15.6
2002 606 4,075,947 14.0 65,138 15.98 14.4
2003 547 3,777,446 12.9 59,652 15.79 13.2
2004 123 1,593,580 5.5 25,073 15.73 5.5
2005 79 1,231,194 4.2 18,365 14.92 4.1
2006 49 1,266,155 4.3 19,601 15.48 4.3
2007 30 852,442 2.9 13,792 16.18 3.0
2008 50 1,858,769 6.4 24,513 13.19 5.4
Thereafter 38 1,217,215 4.2 20,538 16.87 4.5
----- --------- ----- -------- -------- -----
4,389 29,188,865 100.0% $453,109 $ 15.52 100.0%
===== ========== ===== ======== ======== =====
Industrial Properties:
Average Percentage of
Percentage of Annual Leased Rents
Rentable Leased Annual Rents Rental Rate Represented
Number of Square Feet Square Footage Under Per Square by
Lease Leases Subject to Represented by Expiring Foot for Expiring
Expiring Expiring Expiring Leases Expiring Leases Leases (1) Expirations (1) Leases
- ------------ ----------- ----------------- ----------------- -------------- ----------------- --------------
(dollars in thousands, except per square foot amounts)
1999 277 3,200,856 28.9% $16,432 $ 5.13 30.7%
2000 169 2,101,731 18.9 10,035 4.77 18.8
2001 150 1,747,306 15.7 8,198 4.69 15.4
2002 63 1,194,952 10.8 5,436 4.55 10.2
2003 47 677,846 6.1 3,471 5.12 6.5
2004 14 1,084,333 9.8 4,259 3.93 8.0
2005 10 125,380 1.1 906 7.23 1.7
2006 2 196,600 1.8 892 4.54 1.7
2007 4 489,125 4.4 1,726 3.53 3.2
2008 6 247,737 2.2 1,879 7.58 3.5
Thereafter 1 29,876 0.3 166 5.56 0.3
--- --------- ----- ------- ------- -----
743 11,095,742 100.0% $53,400 $ 4.81 100.0%
=== ========== ===== ======= ======= =====
- ----------
(1) Annual Rents Under Expiring Leases are December 1998 rental revenue (base
rent plus operating expense pass-throughs) multiplied by 12.
13
Retail Properties:
Average Percentage of
Percentage of Annual Leased Rents
Rentable Leased Annual Rents Rental Rate Represented
Number of Square Feet Square Footage Under Per Square by
Lease Leases Subject to Represented by Expiring Foot for Expiring
Expiring Expiring Expiring Leases Expiring Leases Leases (1) Expirations (1) Leases
- ------------ ----------- ----------------- ----------------- -------------- ----------------- --------------
(dollars in thousands, except per square foot amounts)
1999 105 448,476 20.7% $ 4,079 $ 9.10 15.5%
2000 72 266,311 12.3 3,086 11.59 11.7
2001 62 232,185 10.7 3,241 13.96 12.3
2002 39 155,927 7.2 2,099 13.46 8.0
2003 41 201,509 9.3 3,100 15.38 11.8
2004 14 157,114 7.3 1,138 7.24 4.3
2005 13 64,999 3.0 1,376 21.17 5.2
2006 9 103,967 4.8 1,151 11.07 4.4
2007 8 63,125 2.9 987 15.64 3.7
2008 14 105,765 4.9 2,333 22.06 8.8
Thereafter 21 363,400 16.9 3,784 10.41 14.3
--- ------- ----- ------- ------- -----
398 2,162,778 100.0% $26,374 $ 12.19 100.0%
=== ========= ===== ======= ======= =====
Total:
Percentage of
Percentage of Leased Rents
Rentable Leased Annual Rents Represented
Number of Square Feet Square Footage Under by
Lease Leases Subject to Represented by Expiring Expiring
Expiring Expiring Expiring Leases Expiring Leases Leases (1) Leases
- ------------ ----------- ----------------- ----------------- -------------- --------------
(dollars in thousands, except per square foot amounts)
1999 1,539 8,240,350 19.4% $ 87,862 16.5%
2000 1,129 6,669,302 15.7 81,720 15.3
2001 1,034 6,403,330 15.1 81,926 15.4
2002 708 5,426,826 12.8 72,673 13.6
2003 635 4,656,801 11.0 66,223 12.4
2004 151 2,835,027 6.7 30,470 5.7
2005 102 1,421,573 3.3 20,647 3.9
2006 60 1,566,722 3.7 21,644 4.1
2007 42 1,404,692 3.3 16,505 3.1
2008 70 2,212,271 5.2 28,725 5.4
Thereafter 60 1,610,491 3.8 24,488 4.6
----- --------- ----- -------- -----
5,530 42,447,385 100.0% $532,883 100.0%
===== ========== ===== ======== =====
- ----------
(1) Annual Rents Under Expiring Leases are December 1998 rental revenue (base
rent plus operating expense pass-throughs) multiplied by 12.
14
Development Land
As of December 31, 1998, we owned 1,417 acres and had committed to
purchase over the next four years an additional 626 acres of land for
development. We estimate that we can develop approximately 22 million square
feet of office, industrial and retail space on the development land.
All of the development land is zoned and available for office, industrial
or retail development, substantially all of which has utility infrastructure
already in place. We believe that our commercially zoned and unencumbered land
in existing business parks gives us an advantage in our future development
activities over other commercial real estate development companies in many of
our markets. Any future development, however, is dependent on the demand for
industrial or office space in the area, the availability of favorable financing
and other factors, and no assurance can be given that any construction will
take place on the development land. In addition, if construction is undertaken
on the development land, we will be subject to the risks associated with
construction activities, including the risk that occupancy rates and rents at a
newly completed property may not be sufficient to make the property profitable,
construction costs may exceed original estimates and construction and lease-up
may not be completed on schedule, resulting in increased debt service expense
and construction expense.
ITEM 3. LEGAL PROCEEDINGS
On October 2, 1998, John Flake, a former stockholder of J.C. Nichols,
filed a putative class action lawsuit on behalf of himself and the other former
stockholders of J.C. Nichols in the United States District Court for the
District of Kansas against J.C. Nichols, certain of its former officers and
directors and the Company. The complaint alleges, among other things, that in
connection with the merger of J.C. Nichols and the Company, (1) J.C. Nichols
and the named directors and officers of J.C. Nichols breached their fiduciary
duties to J.C. Nichols' stockholders, (2) J.C. Nichols and the named directors
and officers of J.C. Nichols breached their fiduciary duties to members of the
J.C. Nichols Company Employee Stock Ownership Trust, (3) all defendants
participated in the dissemination of a proxy statement containing materially
false and misleading statements and omissions of material facts in violation of
Section 14(a) of the Exchange Act of 1934 and (4) the Company filed a
registration statement with the SEC containing materially false and misleading
statements and omissions of material facts in violation of Sections 11 and
12(2) of the Securities Act of 1933. The plaintiffs seek equitable relief and
monetary damages. We believe that the defendants have meritorious defenses to
the plaintiffs' allegations. We intend to vigorously defend this litigation and
have filed a motion to dismiss all claims asserted against the defendants. Due
to the inherent uncertainties of the litigation process and the judicial
system, we are not able to predict the outcome of this litigation. If this
litigation is not resolved in our favor, it could have a material adverse
effect on our business, financial condition and results of operations.
In addition, we are a party to a variety of legal proceedings arising in
the ordinary course of our business. We believe that we are adequately covered
by insurance and indemnification agreements. Accordingly, none of such
proceedings are expected to have a material adverse effect on our business,
financial condition and results of operations.
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
None.
15
ITEM X. EXECUTIVE OFFICERS OF THE REGISTRANT
The following table sets forth certain information with respect to our
executive officers:
Name Age Position and Background
- ---------------------- ----- ---------------------------------------------------------------------------
Ronald P. Gibson 54 Director, President and Chief Executive Officer. Mr. Gibson is one of our
founders and has served as President or managing partner of our
predecessor since its formation in 1978.
John L. Turner 52 Director, Vice Chairman of the Board of Directors and Chief Investment
Officer. Mr. Turner co-founded the predecessor of Forsyth Properties in
1975.
Edward J. Fritsch 40 Executive Vice President, Chief Operating Officer and Secretary.
Mr. Fritsch joined us in 1982.
James R. Heistand 47 Director and Senior Vice President. Mr. Heistand is responsible for our
operations in Florida. Mr. Heistand was the founder and president of
Associated Capital Properties, Inc. prior to its merger with the Company.
Gene H. Anderson 53 Director and Senior Vice President. Mr. Anderson manages the operations
of our Georgia properties. Mr. Anderson was the founder and president
of Anderson Properties, Inc. prior to its merger with the Company.
Michael E. Harris 49 Senior Vice President. Mr. Harris is responsible for our operations in
Tennessee, Missouri, Kansas and Maryland. Mr. Harris was executive vice
president of Crocker Realty Trust prior to its merger with the Company.
Before joining Crocker Realty Trust, Mr. Harris served as senior vice
president, general counsel and chief financial officer of Towermarc
Corporation, a privately owned real estate development firm.
Marcus H. Jackson 42 Senior Vice President. Mr. Jackson is responsible for our operations in
Virginia, North Carolina and South Carolina. Prior to joining us in 1998,
Mr. Jackson was senior vice president of Compass Development and
Construction Services.
Carman J. Liuzzo 38 Vice President, Chief Financial Officer and Treasurer. Prior to joining us
in 1994, Mr. Liuzzo was vice president and chief accounting officer for
Boddie-Noell Enterprises, Inc. and Boddie-Noell Restaurant Properties,
Inc. Mr. Liuzzo is a certified public accountant.
Mack D. Pridgen, III 49 Vice President and General Counsel. Prior to joining us in 1997,
Mr. Pridgen was a partner with Smith Helms Mulliss & Moore, L.L.P.
As we have expanded into new markets, we have sought to enter into
business combinations with local real estate operators with many years of
management and development experience in their respective markets. Messrs.
Turner, Anderson and Heistand each joined us as executive officers as a result
of such business combinations. Mr. Turner entered into a three-year employment
contract with us in 1995 and Messrs. Anderson and Heistand each entered into a
three-year employment contract with us in 1997.
16
PART II
ITEM 5. MARKET FOR REGISTRANT'S COMMON STOCK AND RELATED STOCKHOLDER MATTERS
Market Information and Dividends
The Common Stock has been traded on the New York Stock Exchange ("NYSE")
under the symbol "HIW" since the Company's initial public offering. The
following table sets forth the quarterly high and low sales prices per share
reported on the NYSE for the quarters indicated and the distributions paid per
share during such quarter.
1998 1997
-------------------------------------- -------------------------------------
Quarter
Ended: High Low Distribution High Low Distribution
- ------------------------ ----------- ----------- -------------- ----------- ----------- -------------
March 31 ............. $ 37.44 $ 32.25 $ 0.51 $ 35.50 $ 33.00 $ 0.48
June 30 .............. 35.31 30.69 0.51 33.50 30.00 0.48
September 30 ......... 32.93 23.00 0.54 35.81 31.06 0.51
December 31 .......... 28.81 24.06 0.54 37.38 35.81 0.51
- ----------
On March 19, 1999, the last reported sale price of the Common Stock on the
NYSE was $23.19 per share. On March 19, 1999, the Company had 1,429
stockholders of record.
The Company intends to continue to pay regular quarterly distributions to
holders of shares of Common Stock and holders of Common Units. Although the
Company intends to maintain its current distribution rate, future distributions
by the Company will be at the discretion of the Board of Directors and will
depend on the actual funds from operations of the Company, its financial
condition, capital requirements, the annual distribution requirements under the
REIT provisions of the Internal Revenue Code of 1986 and such other factors as
the Board of Directors deems relevant.
During 1998, the Company's distributions totaled $115,624,000, of which
$13,875,000 represented return of capital for financial statement purposes. The
minimum distribution per share of Common Stock required to maintain REIT status
was approximately $1.62 per share in 1998, $1.56 per share in 1997, $1.44 per
share in 1996 and $1.55 per share in 1995.
The Company has instituted a Dividend Reinvestment and Stock Purchase Plan
under which holders of Common Stock may elect to automatically reinvest their
distributions in additional shares of Common Stock and may make optional cash
payments for additional shares of Common Stock. The Company may issue
additional shares of Common Stock or repurchase Common Stock in the open market
for purposes of financing its obligations under the Dividend Reinvestment and
Stock Purchase Plan.
In August 1997, the Company instituted an Employee Stock Purchase Plan for
all active employees. At the end of each three-month offering period, each
participant's account balance is applied to acquire shares of Common Stock at
90% of the market value of the Common Stock, calculated as the lower of the
average closing price on the NYSE on the five consecutive days preceding the
first day of the quarter or the five days preceding the last day of the
quarter. A participant may not invest more than $7,500 per quarter. During
1998, employees purchased 24,046 shares of Common Stock under the Employee
Stock Purchase Plan.
Sales of Unregistered Securities
On April 1, 1998, the Company issued 13,513 shares of Common Stock in
connection with the merger of Eakin & Smith, Inc. into the Company on April 1,
1996. The shares were issued to three principals of Eakin & Smith, Inc.,
including John W. Eakin, who was an officer and director of the Company. The
shares were issued pursuant to an exemption from the registration requirements
of the Securities Act of 1933 under Rule 506. Each of the three principals of
Eakin & Smith, Inc. is an accredited investor under Rule 501 of the Securities
Act. We exercised reasonable care to assure that the principals were not
purchasing the shares with a view to their distribution.
17
During 1998, the Company issued an aggregate of 740,561 shares of Common
Stock to holders of Common Units upon the redemption of such Common Units in
private offerings exempt from the registration requirements pursuant to Section
4(2) of the Securities Act. Each of the holders of Common Units is an
accredited investor under Rule 501 of the Securities Act. The Company has
registered the resale of such shares under the Securities Act.
ITEM 6. SELECTED FINANCIAL DATA
The following table sets forth selected financial and operating
information for the Company as of December 31, 1998, 1997, 1996, 1995 and 1994,
for the years ended December 31, 1998, 1997, 1996, 1995, and for the period
from June 14, 1994 (commencement of operations) to December 31, 1994. The
following table also sets forth selected financial and operating information on
a historical basis for the Highwoods Group (the predecessor to the Company) for
the period from January 1, 1994, to June 13, 1994. The pro forma operating data
for the year ended December 31, 1994 assumes completion of the initial public
offering and the Formation Transaction (defined below) as of January 1, 1994.
Due to the impact of the initial formation of the Company and the initial
public offering in 1994, the second and third offerings in 1995 and the
transactions more fully described in "Management's Discussion and Analysis --
Overview and Background," the historical results of operations for the year
ended December 31, 1995 and the period from June 14, 1994 to December 31, 1994
may not be comparable to the current period results of operations.
18
The Company and the Highwoods Group
Company
June 14, 1994
Year Ended Year Ended Year Ended Year Ended to
December 31, December 31, December 31, December 31, December 31,
1998 1997 1996 1995 1994
---------------- ---------------- ---------------- -------------- ---------------
(Dollars in thousands, except per share amounts)
Operating Data:
Total revenue .................. $ 514,187 $ 274,470 $ 137,926 $ 73,522 $ 19,442
Rental property operating
expenses ...................... 154,323(1) 76,743(1) 35,313(1) 17,049(1) 5,110(1)
General and
administrative ................ 20,776 10,216 5,666 2,737 810
Interest expense ............... 97,011 47,394 26,610 13,720 3,220
Depreciation and
amortization .................. 91,705 47,533 22,095 11,082 2,607
-------------- ------------ ------------ ------------ ------------
Income (loss) before
minority interest ............. 150,372 92,584 48,242 28,934 7,695
Minority interest .............. (24,335) (15,106) (6,782) (4,937) (808)
-------------- ------------ ------------ ------------ ------------
Income before extraordinary
item .......................... 126,037 77,478 41,460 23,997 6,887
Extraordinary item-loss on
early extinguishment of
debt .......................... (387) (5,799) (2,140) (875) (1,273)
-------------- ------------ ------------ ------------ ------------
Net income (loss) .............. 125,650 71,679 39,320 23,122 5,614
Dividends on Preferred
Shares ........................ (30,092) (13,117) -- -- --
-------------- ------------ ------------ ------------ ------------
Net income available for
common stockholders ........... $ 95,558 $ 58,562 $ 39,320 $ 23,122 $ 5,614
============== ============ ============ ============ ============
Net income per common
share -- basic ................ $ 1.74 $ 1.51 $ 1.51 $ 1.49 $ .63
============== ============ ============ ============ ============
Net income per common
share -- diluted .............. $ 1.74 $ 1.50 $ 1.50 $ 1.48 $ .63
============== ============ ============ ============ ============
Balance Sheet Data
(at end of period):
Real estate, net of
accumulated depreciation....... $3,924,192 $2,614,654 $1,377,874 $ 593,066 $ 207,976
Total assets ................... 4,314,333 2,722,306 1,443,440 621,134 224,777
Total mortgages and notes
payable ....................... 2,008,716 978,558 555,876 182,736 66,864
Other Data:
Number of in-service
properties .................... 658 481 292 191 44
Total rentable square feet ..... 44,642,000 30,721,000 17,455,000 9,215,000 2,746,000
The Company and the Highwoods Group
Highwoods
Company Group
Pro Forma January 1,
Year Ended 1994 to
December 31, June 13,
1994 1994
-------------- --------------
Operating Data:
Total revenue .................. $ 34,282 $ 6,648
Rental property operating
expenses ...................... 9,677(1) 2,596(2)
General and
administrative ................ 1,134 280
Interest expense ............... 5,604 2,473
Depreciation and
amortization .................. 4,638 835
----------- -----------
Income (loss) before
minority interest ............. 13,229 464
Minority interest .............. (1,388) --
----------- -----------
Income before extraordinary
item .......................... 11,841 464
Extraordinary item-loss on
early extinguishment of
debt .......................... -- --
----------- -----------
Net income (loss) .............. 11,841 464
Dividends on Preferred
Shares ........................ -- --
----------- -----------
Net income available for
common stockholders ........... $ 11,841 $ 464
=========== ===========
Net income per common
share -- basic ................ $ 1.32
===========
Net income per common
share -- diluted .............. $ 1.32
===========
Balance Sheet Data
(at end of period):
Real estate, net of
accumulated depreciation....... $ -- --
Total assets ................... -- --
Total mortgages and notes
payable ....................... -- --
Other Data:
Number of in-service
properties .................... -- 14
Total rentable square feet ..... -- 817,000
- ----------
(1) Rental property operating expenses include salaries, real estate taxes,
insurance, repairs and maintenance, property management, security and
utilities.
(2) Rental property operating expenses include salaries, real estate taxes,
insurance, repairs and maintenance, property management, security,
utilities, leasing, development, and construction expenses.
19
ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
OF OPERATIONS
Overview and Background
The Highwoods Group (the predecessor to the Company) was comprised of 13
office properties and one warehouse facility (the "Highwoods-Owned
Properties"), 94 acres of development land and the management, development and
leasing business of Highwoods Properties Company ("HPC"). On June 14, 1994,
following completion of the Company's initial public offering, the Company,
through a business combination involving entities under varying common
ownership, succeeded to the Highwoods-Owned Properties, HPC's real estate
business and 27 additional office properties owned by unaffiliated parties
(such combination being referred to as the "Formation Transaction"). Minority
interest in the Company represents the common partnership interests owned by
various individuals and entities and not the Company in the Operating
Partnership, the entity that owns substantially all of the Company's interests
in the properties and through which the Company, as the sole general partner,
conducts substantially all of its operations. We acquired three additional
properties in 1994 after the Formation Transaction.
In February 1995, we expanded into other North Carolina markets and
diversified our portfolio to include industrial and service center properties
with our $170 million, 57-property business combination with Forsyth Partners.
During 1995, we acquired an aggregate of 144 properties, encompassing 6,357,000
rentable square feet, at an initial cost of $369.9 million.
In September 1996, we acquired 5.7 million rentable square feet of office
and service center space through our $566 million merger with Crocker Realty
Trust, Inc. During 1996, we acquired an aggregate of 91 properties,
encompassing 7,325,500 square feet, at an initial cost of $704.0 million.
In October 1997, we acquired 6.4 million rentable square feet of office
space through our $617 million merger with Associated Capital Properties, Inc.
During 1997, we acquired an aggregate of 176 properties, encompassing 12.8
million rentable square feet, at an initial cost of $1.1 billion.
During 1998, we acquired an aggregate of 186 properties, encompassing 14.9
million rentable square feet and 2,325 apartment units, at an initial cost of
$1.2 billion. See "Business -- Recent Developments" for a table summarizing all
mergers and acquisitions completed during 1998.
This information should be read in conjunction with the accompanying
consolidated financial statements and the related notes thereto.
Results of Operations
Comparison of 1998 to 1997. Revenue from rental operations increased
$231.1 million, or 87%, from $266.9 million for the year ended December 31,
1997 to $498.0 million for the year ended December 31, 1998. The increase is a
result of our acquisition and development activity in 1997 and 1998. In total,
we acquired 186 office, industrial and retail properties, encompassing 14.9
million square feet and 2,325 apartment units during 1998. Same property
revenues, which are the revenues of the 282 in-service properties (encompassing
16.7 million square feet) owned on January 1, 1997 and December 31, 1998,
increased 4.7% for the year ended December 31, 1998, compared to the year ended
December 31, 1997.
During 1998, 1,312 leases, representing 6.4 million square feet of office,
industrial and retail space, were executed at an average rate per square foot
which was 6.8% higher than the average rate per square foot on the expired
leases.
Interest and other income increased $6.5 million from $7.5 million in 1997
to $14.0 million in 1998. The increase is primarily related to an increase in
interest income as we maintained a higher cash position. We also generated
additional management fees, development fees and leasing commissions in 1998.
The Company generated $650,000 in auxiliary income (vending and parking) as a
result of acquiring multifamily communities in the merger with J.C. Nichols.
20
Rental operating expenses increased $77.6 million, or 101.2%, from $76.7
million in 1997 to $154.3 million in 1998. Rental expenses as a percentage of
related rental revenues increased from 28.7% in 1997 to 31.0% in 1998. The
increase is a result of an increase in the percentage of office properties in
the portfolio, which have fewer triple net lease pass-throughs.
Depreciation and amortization for the years ended December 31, 1998 and
1997 were $91.7 million and $47.5 million, respectively. The increase of $44.2
million, or 93.1%, is due to an average increase in depreciable assets and
deferred leasing costs. Interest expense increased $49.6 million, or 104.6%,
from $47.4 million in 1997 to $97.0 million in 1998. The increase is
attributable to an average increase in outstanding debt related to our
acquisition and development activities. Interest expense for the years ended
December 31, 1998 and 1997 included $2.6 million and $2.3 million,
respectively, of amortization of non-cash deferred financing costs and of the
costs related to our interest rate hedge contracts. General and administrative
expenses increased from 3.8% of total rental revenue in 1997 to 4.2% in 1998.
Net income before minority interest and extraordinary item equaled $150.4
million and $92.6 million for the years ended December 31, 1998 and 1997,
respectively. The Company's net income allocated to the minority interest
totaled $24.3 million and $15.1 million for 1998 and 1997, respectively. The
Company incurred an extraordinary loss in the first quarter of 1997 of $3.3
million related to the early extinguishing of debt assumed in the acquisition
of the Anderson Properties and Century Center portfolios. The Company also
recorded $30.1 million and $13.1 million in preferred stock dividends for the
years ended December 31, 1998 and 1997, respectively.
Comparison of 1997 to 1996. Revenue from rental operations increased
$136.1 million, or 104.1%, from $130.8 million in 1996 to $266.9 million in
1997. The increase is primarily a result of revenue from newly acquired and
developed properties as well as acquisitions completed in 1996 which only
contributed partially in 1996. Interest and other income increased 5.6% from
$7.1 million in 1996 to $7.5 million in 1997. Lease termination fees and
third-party income accounted for a majority of such income in 1997 while excess
cash invested in 1996 from two offerings of Common Stock during the summer of
1996, raising total net proceeds of approximately $293 million, accounted for a
majority of such income in 1996.
Rental operating expenses increased $41.4 million, or 117.3%, from $35.3
million in 1996 to $76.7 million in 1997. The increase is due to the net
addition of 13.3 million square feet to the in-service portfolio in 1997 as
well as acquisitions completed in 1996 which only contributed partially in
1996. Rental expenses as a percentage of related rental revenues increased from
27.0% for the year ended December 31, 1996, to 28.7% for the year ended
December 31, 1997. The increase is a result of an increase in the percentage of
office properties in the portfolio, which have fewer triple net lease
pass-throughs.
Depreciation and amortization for the years ended December 31, 1997 and
1996 was $47.5 million and $22.1 million, respectively. The increase of $25.4
million, or 114.9%, is due to an average increase in depreciable assets of
103.5%. Interest expense increased 78.2%, or $20.8 million, from $26.6 million
in 1996 to $47.4 million in 1997. The increase is attributable to the increase
in outstanding debt related to our acquisition and development activity.
Interest expense for the years ended December 31, 1997 and 1996 included $2.3
million and $1.9 million, respectively, of non-cash deferred financing costs
and amortization of the costs related to our interest rate hedge contracts.
General and administrative expenses decreased from 4.3% of rental revenue
in 1996 to 3.8% in 1997. The decrease is attributable to the realization of
synergies from our growth in 1997. Duplication of personnel costs in the third
quarter of 1996 related to the acquisition of Crocker Realty Trust also
contributed to the higher general and administrative expenses in the prior
year.
Net income before minority interest and extraordinary item equaled $92.6
million and $48.2 million, respectively, for the years ended December 31, 1997,
and 1996. The extraordinary items consisted
21
of prepayment penalties incurred and deferred loan cost expensed in connection
with the extinguishment of secured debt assumed in various acquisitions
completed in 1997 and 1996. The Company also recorded $13.1 million in
preferred stock dividends for the year ended December 31, 1997.
Liquidity and Capital Resources
Statement of Cash Flows. The Company generated $263.4 million in cash
flows from operating activities and $797.9 million in cash flows from financing
activities for the year ended December 31, 1998. These combined cash flows of
$1.1 billion were used to fund investing activities during 1998. Such investing
activities consisted primarily of development and acquisition activity during
1998. See "Business -- Recent Developments."
Capitalization. The Company's total indebtedness at December 31, 1998
totaled $2.0 billion and was comprised of $628.1 million of secured
indebtedness with a weighted average interest rate of 7.7% and $1.4 billion of
unsecured indebtedness with a weighted average interest rate of 7.0%. Except as
stated below, all of the mortgage and notes payable outstanding at December 31,
1998 were either fixed rate obligations or variable rate obligations covered by
interest rate hedge contracts. A portion of our $600 million unsecured
revolving loan and approximately $72.8 million of floating rate notes payable
assumed upon consummation of the merger with J.C. Nichols were not covered by
interest rate hedge contracts on December 31, 1998.
Based on the Company's total market capitalization of $4.2 billion at
December 31, 1998 (at the December 31, 1998 stock price of $25.75 and assuming
the redemption for shares of Common Stock of the 10,012,000 Common Units of
minority interest in the Operating Partnership), the Company's debt represented
approximately 48% of its total market capitalization.
We completed the following financing activities during 1998:
o January 1998 Offering. On January 27, 1998, the Company sold 2,000,000 shares
of Common Stock in an underwritten public offering for net proceeds of
approximately $68.2 million.
o February 1998 Debt Offering. On February 2, 1998, the Operating Partnership
sold $125 million of 6.835% MandatOry Par Put Remarketed Securities
("MOPPRS") due February 1, 2013, and $100 million of 7 1/8% notes due
February 1, 2008, in an underwritten public offering for net proceeds of
approximately $226.3 million.
o February 1998 Common Stock Offerings. On February 12, 1998, the Company sold
an aggregate of 1,553,604 shares of Common Stock in two underwritten public
offerings for net proceeds of approximately $51.2 million.
o March 1998 Offering. On March 30, 1998, the Company sold 428,572 shares of
Common Stock in an underwritten public offering for net proceeds of
approximately $14.2 million.
o April 1998 Debt Offering. On April 20, 1998, the Operating Partnership sold
$200 million of 7 1/2% notes due April 15, 2018, in an underwritten public
offering for net proceeds of approximately $197.4 million.
o April 21, 1998 Common Stock Offering. On April 21, 1998, the Company sold
441,176 shares of Common Stock in an underwritten public offering for net
proceeds of approximately $14.2 million.
o Series D Preferred Offering. On April 23, 1998, the Company sold 4,000,000
depositary shares, each representing 1/10 of a share of the Company's 8%
Series D Cumulative Redeemable Preferred Shares, in an underwritten public
offering for net proceeds of approximately $96.7 million.
o April 29, 1998 Common Stock Offering. On April 29, 1998, the Company sold
1,080,443 shares of Common Stock in an underwritten public offering for net
proceeds of approximately $34.6 million.
o $600 Million Credit Facility. On July 3, 1998, we obtained a $600 million
unsecured revolving loan (the "Revolving Loan"). The Revolving Loan matures
in July 2001 and replaced our two previously
22
existing revolving loans aggregating $430 million. The Revolving Loan carries
an interest rate based upon the Operating Partnership's senior unsecured
credit rating. The Revolving Loan also includes a $300 million competitive bid
sub-facility. The Revolving Loan was amended as of December 31, 1998,
primarily to ease the restrictions imposed by certain financial covenants.
o November 1998 Debt Offering. On November 25, 1998, the Operating Partnership
sold $150 million of 8% notes due December 1, 2003, in an underwritten
public offering for net proceeds of approximately $148.1 million.
o December 1998 Debt Offering. On December 9, 1998, the Operating Partnership
sold $50 million of 8 1/8% notes due January 15, 2009, in an underwritten
public offering for net proceeds of approximately $49.3 million.
o Issuance of Common Units and Common Stock. In connection with 1998
acquisitions, the Operating Partnership issued approximately 750,000 Common
Units and the Company issued approximately 5.6 million shares of Common
Stock for an aggregate value of approximately $386.1 million (based on the
market price of a share of Common Stock at the time of the acquisition).
To meet in part our long-term liquidity requirements, we borrow funds at a
combination of fixed and variable rates. Borrowings under the Revolving Loan
bear interest at variable rates. Our long-term debt, which consists of
long-term financings and the issuance of debt securities, typically bears
interest at fixed rates. In addition, we have assumed fixed rate and variable
rate debt in connection with acquiring properties. Our interest rate risk
management objective is to limit the impact of interest rate changes on
earnings and cash flows and to lower our overall borrowing costs. To achieve
these objectives, from time to time we enter into interest rate hedge contracts
such as collars, swaps, caps and treasury lock agreements in order to mitigate
our interest rate risk with respect to various debt instruments. We do not hold
or issue these derivative contracts for trading or speculative purposes.
The following table sets forth information regarding our interest rate
hedge contracts as of December 31, 1998:
Notional Maturity Fixed
Type of Hedge Amount Date Reference Rate Rate
- ----------------- ---------- ---------- ----------------------- ------------
(dollars in thousands)
Treasury Lock $100,000 10/1/99 10-Year Treasury 5.725%
Treasury Lock 50,000 3/10/99 10-Year Treasury 5.631
Treasury Lock 100,000 7/1/99 10-Year Treasury 5.674
Swap 100,000 10/1/99 3-Month LIBOR 4.970
Swap 21,112 6/10/02 1-Month LIBOR + 0.75% 7.700
Collar 80,000 10/15/01 1-Month LIBOR 5.40 - 6.25
We enter into swaps, collars and caps to limit our exposure to an increase
in variable interest rates, particularly with respect to amounts outstanding
under our Revolving Loan. The interest rate on all of our variable rate debt is
adjusted at one- and three-month intervals, subject to settlements under these
contracts. We also enter into treasury lock agreements from time to time in
order to limit our exposure to an increase in interest rates with respect to
future debt offerings. Our net payments made to counterparties under interest
rate hedge contracts were $48,000 during 1998. See also our financial
statements and notes thereto.
In addition, we are exposed to certain losses in the event of
nonperformance by the counterparties under the interest rate hedge contracts.
We expect the counterparties, which are major financial institutions, to
perform fully under these contracts. However, if the counterparties were to
default on their obligations under the interest rate hedge contracts, we could
be required to pay the full rates on our debt, even if such rates were in
excess of the rates in the contracts.
Current and Future Cash Needs. Historically, rental revenue has been the
principal source of funds to pay operating expenses, debt service, stockholder
distributions and capital expenditures, excluding nonrecurring capital
expenditures. In addition, construction management, maintenance, leasing
23
and management fees have provided sources of cash flow. We presently have no
plans for major capital improvements to the existing properties, other than
normal recurring building improvements, tenant improvements and lease
commissions. We expect to meet our short-term liquidity requirements generally
through working capital and net cash provided by operating activities along
with the Revolving Loan.
Our short-term (within the next 12 months) liquidity needs also include,
among other things, the funding of approximately $350 million of our existing
development activity. See "Business -- Development Activity." We expect to
fund our short-term liquidity needs through a combination of:
o additional borrowings under our Revolving Loan (approximately $144
million was available as of March 31, 1999);
o the issuance of secured debt;
o the selective disposition of non-core assets; and
o the sale or contribution of some of our wholly owned properties to
strategic joint ventures to be formed with selected partners interested
in investing with us, which will have the net effect of generating
additional capital through such sale or contributions.
Because of certain financial covenants set forth in the Revolving Loan, we
intend to finance a significant portion of our short-term development expenses
through asset sales and joint ventures. Although we believe that we will be
able to fund our short-term development commitments, an inability to sell a
sufficient number of non-core assets or to enter into significant joint venture
arrangements of the type described above could adversely affect our liquidity.
Our long-term liquidity needs generally include the funding of existing
and future development activity, selective asset acquisitions and the
retirement of mortgage debt, amounts outstanding under the Revolving Loan and
long-term unsecured debt. We remain committed to maintaining a flexible and
conservative capital structure. Accordingly, we expect to meet our long-term
liquidity needs through a combination of (1) the issuance by the Operating
Partnership of additional unsecured debt securities, (2) the issuance of
additional equity securities by the Company and the Operating Partnership as
well as (3) the sources described above with respect to our short-term
liquidity. We expect to use such sources to meet our long-term liquidity
requirements either through direct payments or repayment of borrowings under
the Revolving Loan. We do not intend to reserve funds to retire existing
secured or unsecured indebtedness upon maturity. Instead, we will seek to
refinance such debt at maturity or retire such debt through the issuance of
equity or debt securities.
We anticipate that our available cash and cash equivalents and cash flows
from operating activities, together with cash available from borrowings and
other sources, will be adequate to meet our capital and liquidity needs in both
the short and long term. However, if these sources of funds are insufficient or
unavailable, the Company's ability to make the expected distributions to
stockholders discussed below and satisfy other cash requirements may be
adversely affected.
Distributions to Stockholders. 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 recurring, non-incremental revenue-generating expenditures. The
following factors will affect cash flows from operating activities and,
accordingly, influence the decisions of the Board of Directors regarding
distributions: (1) debt service requirements after taking into account the
repayment and restructuring of certain indebtedness; (2) scheduled increases in
base rents of existing leases; (3) changes in rents attributable to the renewal
of existing leases or replacement leases; (4) changes in occupancy rates at
existing properties and procurement of leases for newly acquired or developed
properties; and (5) operating expenses and capital replacement needs.
24
Recent Developments
Joint Venture Activity. On March 15, 1999, we closed a transaction with
Schweiz-Deutschland-USA Dreilander Beteiligung Objekt-DLF 98/29-Walker Fink-KG
("DLF"), pursuant to which we sold or contributed certain office properties
valued at approximately $142 million to a newly created limited partnership
(the "Joint Venture"). DLF contributed approximately $55 million for a 77.19%
interest in the Joint Venture, and the Joint Venture borrowed approximately $71
million from third-party lenders. We retained the remaining 22.81% interest in
the Joint Venture, received cash proceeds of approximately $126 million and are
the sole and exclusive manager and leasing agent of the Joint Venture's
properties, for which we receive customary management fees and leasing
commissions. We used the cash proceeds received in the transaction to fund
existing development activity either through direct payments or repayment of
borrowings under the Revolving Loan.
Pending Disposition Activity. We have recently entered into agreements to
sell approximately 3.9 million rentable square feet of non-core office and
industrial properties for gross proceeds of approximately $385 million.
Non-core properties generally include single buildings or business parks that
do not fit our long-term strategy. The transactions are subject to customary
closing conditions such as expiration of the buyers' due diligence periods.
Although we believe that the transactions will close by May 31, 1999, we can
provide no assurance that all or part of the transactions will be consummated.
Year 2000
Background. The Year 2000 compliance issue refers to the inability of
computer systems and computer software to correctly process any date after
1999. The date change to the new millennium may be a problem because some
computer hardware and software was designed to use only two digits to represent
a year. As a result, some systems may interpret 1/1/00 to be the year 1900. In
addition, some systems may not recognize that the Year 2000 is a leap year.
Both problems could result in system failure or miscalculations, which may
cause disruptions of operations.
The Year 2000 issue, if not corrected, could result in the failure of the
information technology ("IT") systems that we use in our business operations,
such as computer programs related to property management, leasing, financial
reporting, employee benefits, asset management and energy management. In
addition, computerized systems and microprocessors are embedded in a variety of
products used in our operations and properties, such as HVAC controls, lights,
power generators, elevators, life safety systems, phones and security systems.
Approach and Status. Our Year 2000 compliance efforts are divided into two
areas -- "operations level" and "property level." Operations level includes
those information technology systems used in our corporate and division offices
to perform real estate, accounting and human resources functions. Property
level includes the information technology and non-information technology
systems at our individual properties.
Our Information Technology Department is overseeing our operations level
compliance program. With respect to our operations level IT software, we have
completed all three phases (assessment, renovation and validation) of our Year
2000 remediation plan. As part of a standardization of our technology
infrastructure in 1998, computer software that was not Year 2000 compliant was
upgraded or replaced. These software upgrades were off-the-shelf Year 2000
compliant packages. Additionally, we successfully upgraded and tested a Year
2000 compliant version of our corporate accounting and property management
software in December 1998. With respect to our operations level IT hardware, we
have completed the assessment phase of our remediation plan and are 90%
complete (in terms of labor) with all needed renovation. We expect to complete
the renovation and testing phases of our operations level hardware by the third
quarter of 1999.
Our Chief Operating Officer is overseeing our property level compliance
program. We are near completing our inventory of all of our properties' known
information technology and non-information technology systems. This assessment
process is 90% complete and will be completed before the end of the second
quarter of 1999. As part of the inventory process, we are also requesting the
appropriate
25
vendors and manufacturers to certify that their products are Year 2000
compliant. Most have indicated that their products are Year 2000 compliant. We
are approximately 75% complete (in terms of labor) with our identified
renovation needs. This phase is not expected to be completed until the third
quarter. As the final phase of the property level compliance program, we have
been conducting equipment trial runs, where feasible. This validation process
is projected to be completed by the third quarter of 1999.
With respect to Year 2000 issues relating to our customer base, we have
not sought representations from our tenants with respect to their Year 2000
readiness because no one tenant represents more than 3% of our annualized
rental revenue. In addition, since almost all of our suppliers and vendors have
numerous competitors, we believe that there will be no material effect on our
operations due to the failure or interruption of service by a vendor or service
provider on account of Year 2000 issues. As a result, we have not developed a
contingency plan for dealing with third-party Year 2000 failures.
Costs. To date, the costs directly associated with our Year 2000 efforts
have not been material, and we estimate our future costs to be immaterial as
well.
Risks Associated with the Year 2000 Issue. We do not expect Year 2000
failures to have a material adverse effect on our results of operations or
liquidity because:
o we do not rely on a small number of tenants for a significant portion of
our rental revenue; and
o our remediation plan is expected to be complete prior to the Year 2000.
Nevertheless, this forward-looking statement depends on numerous factors, such
as the continued provision of utility services, and we remain exposed to the
risk of Year 2000 failures. See "Disclosure Regarding Forward-looking
Statements" below.
Our disclosures and announcements concerning our Year 2000 programs are
intended to constitute "Year 2000 Readiness Disclosures" as defined in the
recently-enacted Year 2000 Information and Readiness Disclosure Act. The Act
provides added protection from liability for certain public and private
statements concerning an entity's Year 2000 readiness and the Year 2000
readiness of its products and services. The Act also potentially provides added
protection from liability for certain types of Year 2000 disclosures made after
January 1, 1996, and before the date of enactment of the Act.
Possible Environmental Liabilities
In connection with owning or operating our properties, we may be liable
for certain costs due to possible environmental liabilities. Under various
laws, ordinances and regulations, such as the Comprehensive Environmental
Response Compensation and Liability Act, and common law, an owner or operator
of real estate is liable for the costs to remove or remediate certain hazardous
or toxic chemicals or substances on or in the property. Owners or operators are
also liable for certain other costs, including governmental fines and injuries
to persons and property. Such laws often impose liability without regard to
whether the owner or operator knew of, or was responsible for, the presence of
the hazardous or toxic chemicals or substances. The presence of such
substances, or the failure to remediate such substances properly, may adversely
affect the owner's or operator's ability to sell or rent such property or to
borrow using such property as collateral. Persons who arrange for the disposal,
treatment or transportation of hazardous or toxic chemicals or substances may
also be liable for the same types of costs at a disposal, treatment or storage
facility, whether or not that person owns or operates that facility.
Certain environmental laws also impose liability for releasing
asbestos-containing materials. Third parties may seek recovery from owners or
operators of real property for personal injuries associated with
asbestos-containing materials. A number of our properties have
asbestos-containing materials or material that we presume to be
asbestos-containing materials. In connection with owning and operating our
properties, we may be liable for such costs.
26
In addition, it is not unusual for property owners to encounter on-site
contamination caused by off-site sources. The presence of hazardous or toxic
chemicals or substances at a site close to a property could require the
property owner to participate in remediation activities or could adversely
affect the value of the property. Contamination from adjacent properties has
migrated onto at least three of our properties; however, based on current
information, we do not believe that any significant remedial action is
necessary at these affected sites.
As of the date hereof, we have obtained Phase I environmental assessments
(and, in certain instances, Phase II environmental assessments) on
substantially all of our in-service properties. These assessments have not
revealed, nor are we aware of, any environmental liability at our properties
that we believe would materially adversely affect our financial position,
operations or liquidity taken as a whole. This projection, however, could be
incorrect depending on certain factors. For example, material environmental
liabilities may have arisen after the assessments were performed or our
assessments may not have revealed all environmental liabilities or may have
underestimated the scope and severity of environmental conditions observed.
There may also be unknown environmental liabilities at properties for which we
have not obtained a Phase I environmental assessment or have not yet obtained a
Phase II environmental assessment. In addition, we base our assumptions
regarding environmental conditions, including groundwater flow and the
existence and source of contamination, on readily available sampling data. We
cannot guarantee that such data is reliable in all cases. Moreover, we cannot
provide any assurances (1) that future laws, ordinances or regulations will not
impose a material environmental liability or (2) that tenants, the condition of
land or operations in the vicinity of our properties or unrelated third parties
will not affect the current environmental condition of our properties.
Some tenants use or generate hazardous substances in the ordinary course
of their respective businesses. In their leases, we require these tenants to
comply with all applicable laws and to be responsible to us for any damages
resulting from their use of the property. We are not aware of any material
environmental problems resulting from tenants' use or generation of hazardous
or toxic chemicals or substances. We cannot provide any assurances, however,
that all tenants will comply with the terms of their leases or remain solvent.
If tenants do not comply or do not remain solvent, we may at some point be
responsible for contamination caused by such tenants.
Impact of Recently Issued Accounting Standards
In June 1998, the Financial Accounting Standards Board issued Statement
No. 133, Accounting for Derivative Instruments and Hedging Activities, which is
required to be adopted in fiscal years beginning after June 15, 1999. The
Statement will require us to recognize all derivatives on the balance sheet at
fair value. Derivatives that are not hedges must be adjusted to fair value
through income. If the derivative is a hedge, depending on the nature of the
hedge, changes in the fair value of derivatives will either be offset against
the change in fair value of the hedged assets, liabilities or firm commitments
through earnings or recognized in other comprehensive income until the hedged
item is recognized in earnings. The ineffective portion of a derivative's
change in fair value will be immediately recognized in earnings. The fair
market value of our derivatives at December 31, 1998 is discussed in Note 3.
Compliance with the Americans with Disabilities Act
Under the Americans with Disabilities Act (the "ADA"), all public
accommodations and commercial facilities are required to meet certain federal
requirements related to access and use by disabled persons. These requirements
became effective in 1992. Compliance with the ADA requirements could require
removal of access barriers, and noncompliance could result in imposition of
fines by the U.S. government or an award of damages to private litigants.
Although we believe that our properties are substantially in compliance with
these requirements, we may incur additional costs to comply with the ADA.
Although we believe that such costs will not have a material adverse effect on
us, if required changes involve a greater expenditure than we currently
anticipate, our results of operations, liquidity and capital resources could be
materially adversely affected.
27
Funds From Operations and Cash Available for Distributions
We consider funds from operations ("FFO") to be a useful financial
performance measure of the operating performance of an equity REIT because,
together with net income and cash flows, FFO provides investors with an
additional basis to evaluate the ability of a REIT to incur and service debt
and to fund acquisitions and other capital expenditures. FFO does not represent
net income or cash flows from operating, investing or financing activities as
defined by Generally Accepted Accounting Principles ("GAAP"). It should not be
considered as an alternative to net income as an indicator of our operating
performance or to cash flows as a measure of liquidity. FFO does not measure
whether cash flow is sufficient to fund all cash needs, including principal
amortization, capital improvements and distributions to stockholders. Further,
FFO as disclosed by other REITs may not be comparable to our calculation of
FFO, as described below. FFO and cash available for distributions should not be
considered as alternatives to net income as an indication of our performance or
to cash flows as a measure of liquidity.
FFO means net income (computed in accordance with generally accepted
accounting principles) excluding gains (or losses) from debt restructuring and
sales of property, plus depreciation and amortization, and after adjustments
for unconsolidated partnerships and joint ventures. In March 1995, the National
Association of Real Estate Investment Trusts ("NAREIT") issued a clarification
of the definition of FFO. The clarification provides that amortization of
deferred financing costs and depreciation of non-real estate assets are no
longer to be added back to net income in arriving at FFO. Cash available for
distribution is defined as funds from operations reduced by non-revenue
enhancing capital expenditures for building improvements and tenant
improvements and lease commissions related to second generation space.
28
FFO and cash available for distribution for the years ended December 31,
1998, 1997 and 1996 are summarized in the following table:
Year Ended
December 31,
----------------------------------------
1998 1997 1996
------------ ------------ ----------
(in thousands)
FFO:
Income before minority interest and extraordinary item ............... $ 150,372 $ 92,584 $ 48,242
Add (deduct):
Dividends to preferred shareholders ................................ (30,092) (13,117) --
Cost of unsuccessful transactions .................................. 146 -- --
Gain on disposition of assets ...................................... (1,716) -- --
Depreciation and amortization ...................................... 91,705 47,533 22,095
Depreciation on unconsolidated subsidiaries ........................ 974 -- --
Minority interest in Crocker depreciation and amortization ......... -- -- (117)
Third-party service company cash flow .............................. -- -- 400
--------- --------- --------
FFO before minority interest ...................................... 211,389 127,000 70,620
Cash Available for Distribution:
Add (deduct):
Rental income from straight-line rents ............................. (13,385) (7,035) (2,603)
Amortization of deferred financing costs ........................... 2,598 2,256 1,911
Non-incremental revenue generating capital expenditures:
Building improvements paid ........................................ (9,029) (4,401) (3,554)
Second generation tenant improvements paid ........................ (20,115) (9,889) (3,471)
Second generation lease commissions paid .......................... (13,055) (5,535) (1,426)
--------- --------- --------
Cash available for distribution ................................. $ 158,403 $ 102,396 $ 61,477
========= ========= ========
Weighted average shares/units outstanding (1) -- diluted ............. 65,621 46,813 30,442
========= ========= ========
Dividend payout ratio:
FFO ................................................................ 65.2% 73.0% 80.2%
========= ========= ========
Cash available from distribution ................................... 87.0% 90.5% 92.1%
========= ========= ========
- ----------
(1) Assumes redemption of Common Units for shares of Common Stock. Minority
interest Common Unit holders and the stockholders of the Company share
equally on a per Common Unit and per share basis; therefore, the per share
information is unaffected by conversion.
Inflation
In the last five years, inflation has not had a significant impact on us
because of the relatively low inflation rate in our geographic areas of
operation. Most of the leases require the tenants to pay their pro rata share
of operating expenses, including common area maintenance, real estate taxes and
insurance, thereby reducing our exposure to increases in operating expenses
resulting from inflation. In addition, 83% of the leases are for remaining
terms of less than seven years, which may enable us to replace existing leases
with new leases at a higher base if rents on the existing leases are below the
then-existing market rate.
Disclosure Regarding Forward-looking Statements
Some of the information in this Annual Report on Form 10-K may contain
forward-looking statements. Such statements include, in particular, statements
about our plans, strategies and prospects under the headings "Business" and
"Management's Discussion and Analysis of Financial Condition and Results of
Operations." You can identify forward-looking statements by our use of
forward-looking terminology
29
such as "may," "will," "expect," "anticipate," "estimate," "continue" or other
similar words. Although we believe that our plans, intentions and expectations
reflected in or suggested by such forward-looking statements are reasonable, we
cannot assure you that our plans, intentions or expectations will be achieved.
When considering such forward-looking statements, you should keep in mind the
following important factors that could cause our actual results to differ
materially from those contained in any forward-looking statement:
o our markets could suffer unexpected increases in development of office,
industrial and retail properties;
o the financial condition of our tenants could deteriorate;
o the costs of our development projects could exceed our original
estimates;
o we may not be able to complete development, acquisition or joint venture
projects as quickly or on as favorable terms as anticipated;
o we may not be able to lease or release space quickly or on as favorable
terms as old leases;
o we may have incorrectly assessed the environmental condition of our
properties;
o an unexpected increase in interest rates would increase our debt service
costs;
o we may not be able to continue to meet our long-term liquidity
requirements on favorable terms;
o we could lose key executive officers; and
o our southeastern markets may suffer an unexpected decline in economic
growth or increase in unemployment rates.
Given these uncertainties, we caution you not to place undue reliance on
forward-looking statements. We undertake no obligation to publicly release the
results of any revisions to these forward-looking statements that may be made
to reflect any future events or circumstances or to reflect the occurrence of
unanticipated events.
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
The effects of potential changes in interest rates and equity prices are
discussed below. Our market risk discussion includes "forward-looking
statements" and represents an estimate of possible changes in fair value or
future earnings that would occur assuming hypothetical future movements in
interest rates or equity markets. These disclosures are not precise indicators
of expected future losses, but only indicators of reasonably possible losses.
As a result, actual future results may differ materially from those presented.
See "Management's Discussion and Analysis of Results of Operations -- Liquidity
and Capital Resources" and the notes to the consolidated financial statements
for a description of our accounting policies and other information related to
these financial instruments.
Interest Rate Risk
To meet in part our long-term liquidity requirements, we borrow funds at a
combination of fixed and variable rates. Borrowings under the Revolving Loan
bear interest at variable rates. Our long-term debt, which consists of
long-term financings and the issuance of debt securities, typically bears
interest at fixed rates. In addition, we have assumed fixed rate and variable
rate debt in connection with acquiring properties. Our interest rate risk
management objective is to limit the impact of interest rate changes on
earnings and cash flows and to lower our overall borrowing costs. To achieve
these objectives, from time to time we enter into interest rate hedge contracts
such as collars, swaps, caps and treasury lock agreements in order to mitigate
our interest rate risk with respect to various debt instruments. We do not hold
or issue these derivative contracts for trading or speculative purposes.
Certain Variable Rate Debt. As of December 31, 1998, the Company had
approximately $317.3 million of variable rate debt outstanding that was not
protected by interest rate hedge contracts. If the
30
weighted average interest rate on this variable rate debt is 100 basis points
higher or lower in 1999, our interest expense would be increased or decreased
approximately $3.2 million for the year ended December 31, 1999. In addition,
as of December 31, 1998, we had $80 million of additional variable rate debt
outstanding that was protected by an interest rate collar that effectively
keeps the interest rate within a range of 85 basis points. We do not believe
that a 100 basis point increase or decrease in interest rates would materially
affect our interest expense during 1999 with respect to this $80 million of
debt.
Interest Rate Hedge Contracts. For a discussion of our interest rate hedge
contracts in effect at December 31, 1998, see "Management's Discussion and
Analysis of Financial Condition and Results of Operations -- Liquidity and
Capital Resources -- Capitalization." If interest rates increase by 100 basis
points, the aggregate fair market value of these interest rate hedge contracts
as of December 31, 1998 would increase by approximately $22.6 million. If
interest rates decrease by 100 basis points, the aggregate fair market value of
these interest rate hedge contracts as of December 31, 1998 would decrease by
approximately $25.0 million.
In addition, we are exposed to certain losses in the event of
nonperformance by the counterparties under the hedge contracts. We expect the
counterparties, which are major financial institutions, to perform fully under
these contracts. However, if the counterparties were to default on their
obligations under the interest rate hedge contracts, we could be required to
pay the full rates on our debt, even if such rates were in excess of the rates
in the contracts.
Equity Price Risk
On August 28, 1997, we entered into a purchase agreement with UBS AG,
London Branch ("UB-LB") involving the sale of 1.8 million shares of Common
Stock and a related forward contract providing for certain purchase price
adjustments. The forward contract (as amended) generally provides that if the
market price (defined as the weighted average closing price of the Common Stock
for the period beginning March 31, 1999 and ending when UB-LB has sold all of
the shares issued under the forward contract) is less than a certain amount,
which we refer to as the "Forward Price," we must pay UB-LB the difference
times 1.8 million. (Similarly, if the Market Price of a share of Common Stock
is above the Forward Price, UB-LB must pay us the difference in shares of
Common Stock.)
On February 28, 1999, the Company and UB-LB amended the forward contract.
Pursuant to the amendment:
o UB-LB applied $12.8 million in Company collateral to "buy down" the
Forward Price by approximately $7.10 (at March 31, 1999, the forward
price was approximately $25.12);
o We issued 161,924 shares of Common Stock to UB-LB as an interim
settlement payment; and
o UB-LB agreed not to sell any of the shares that we had issued to it until
not later than March 31, 1999.
If the weighted average closing price of one share of Common Stock during
the 60-trading-day period during which UB-LB may sell the shares is 10% lower
or higher than on December 31, 1998, our cost of settling the forward contract
would increase or decrease by approximately $5 million, payable in cash or
shares of Common Stock. The Company has retained the option of repurchasing any
of the shares or cash prior to their distribution by UB-LB.
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
See page F-1 of the financial report included herein.
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
FINANCIAL DISCLOSURE
None.
31
PART III
ITEM 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT
The section under the heading "Election of Directors" of the Proxy
Statement for the Annual Meeting of Stockholders to be held June 2, 1999 is
incorporated herein by reference for information on directors of the Company.
See ITEM X in Part I hereof for information regarding executive officers of the
Company.
ITEM 11. EXECUTIVE COMPENSATION
The section under the heading "Election of Directors" entitled
"Compensation of Directors" of the Proxy Statement and the section titled
"Executive Compensation" of the Proxy Statement are incorporated herein by
reference.
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT
The section under the heading "Security Ownership of Certain Beneficial
Owners and Management" of the Proxy Statement is incorporated herein by
reference.
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
The section under the heading "Certain Relationships and Related
Transactions" of the Proxy Statement is incorporated herein by reference.
32
PART IV
ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON FORM 8-K
(a) List of Documents Filed as a Part of this Report
1. Consolidated Financial Statements and Report of Independent Auditors
See Index on Page F-1
2. Financial Statement Schedules
See Index on Page F-1
3. Exhibits
Ex. FN Description
- ---------- ----------- ---------------------------------------------------------------------
2.1 (1) Master Agreement of Merger and Acquisition by and among the
Company, the Operating Partnership, Associated Capital Properties,
Inc. and its shareholders dated August 27, 1997
2.2 (2) Agreement and Plan of Merger by and among the Company, Jackson
Acquisition Corp. and J.C. Nichols Company dated December 22,
1997
2.3 (3) Amendment No. 1 to Agreement and Plan of Merger by and among the
Company, Jackson Acquisition Corp. and J.C. Nichols Company dated
December 22, 1997
3.1 (4) Amended and Restated Articles of Incorporation of the Company
3.2 (5) Amended and Restated Bylaws of the Company
4.1 (5) Specimen of certificate representing shares of Common Stock
4.2 (6) Indenture among AP Southeast Portfolio Partners, L.P., Bankers Trust
Company of California, N.A. and Bankers Trust Company dated as of
March 1, 1994
4.3 (7) Indenture among the Operating Partnership, the Company and First
Union National Bank of North Carolina dated as of December 1, 1996
4.4 (8) Specimen of certificate representing 8 5/8% Series A Cumulative
Redeemable Preferred Shares
4.5 (9) Specimen of certificate representing 8% Series B Cumulative
Redeemable Preferred Shares
4.6 (10) Specimen of certificate representing 8% Series D Cumulative
Redeemable Preferred Shares
4.7 (10) Specimen of Depositary Receipt evidencing the Depositary Shares
each representing 1/10 of an 8% Series D Cumulative Redeemable
Preferred Share
4.8 (10) Deposit Agreement, dated April 23, 1998, between the Company and
First Union National Bank, as preferred share depositary
4.9 (2) Purchase Agreement between the Company, UBS Limited and Union
Bank of Switzerland, London Branch dated as of August 28, 1997
4.10 (2) Forward Stock Purchase Agreement between the Company and Union
Bank of Switzerland, London Branch dated as of August 28, 1997
4.11 (11) Rights Agreement,dated as of October 6, 1997, between the Company
and First Union National Bank, as rights agent
4.12 (12) Credit Agreement among the Operating Partnership, the Company, the
Subsidiaries named therein and the Lenders named therein dated as of
July 3, 1998
4.13 First Amendment to Credit Agreement among the Operating
Partnership, the Company, the Subsidiaries named therein and the
Lenders named therein dated as of July 3, 1998
4.14 Second Amendment to Credit Agreement among the Operating
Partnership, the Company, the Subsidiaries named therein and the
Lenders named therein dated as of July 3, 1998
33
Ex. FN Description
- ----------- ----------- ------------------------------------------------------------------------
4.15 (2) Agreement to furnish certain instruments defining the rights of
long-term debt holders
10.1 (5) Amended and Restated Agreement of Limited Partnership of the
Operating Partnership
10.2 (8) Amendment to Amended and Restated Agreement of Limited
Partnership of the Operating Partnership with respect to Series A
Preferred Units
10.3 (9) Amendment to Amended and Restated Agreement of Limited
Partnership of the Operating Partnership with respect to Series B
Preferred Units
10.4 (10) Amendment to Amended and Restated Agreement of Limited
Partnership of the Operating Partnership with respect to Series D
Preferred Units
10.5 (13) Amendment to Amended and Restated Agreement of Limited
Partnership of the Operating Partnership with respect to certain rights
of limited partners upon a change of control
10.6 (14) Form of Registration Rights and Lockup Agreement among the
Company and the Holders named therein, which agreement is signed
by all Common Unit holders
10.7 (15) Amended and Restated 1994 Stock Option Plan
10.8 (2) 1997 Performance Award Plan
10.9 (16) Employment Agreement among the Company, the Operating
Partnership and John W. Eakin
10.10 (17) Employment Agreement among the Company, the Operating
Partnership and Gene H. Anderson
10.11 (1) Employment Agreement among the Company, the Operating
Partnership and James R. Heistand
10.12 Form of Executive Supplemental Employment Agreement between the
Company and Named Executive Officers.
10.13 (18) Form of warrants to purchase Common Stock of the Company issued
to John L. Turner, William T. Wilson III and John E. Reece II
10.14 (16) Form of warrants to purchase Common Stock of the Company issued
to W. Brian Reames, John W. Eakin and Thomas S. Smith
10.15 (2) Form of warrants to purchase Common Stock of the Company issued
to James R. Heistand and certain other shareholders of Associated
Capital Properties, Inc.
21 Schedule of subsidiaries of the Company
23 Consent of Ernst & Young LLP
27 Financial Data Schedule
- ----------
(1) Filed as part of the Company's Current Report on Form 8-K dated August 27,
1997 and incorporated herein by reference.
(2) Filed as part of the Company's Annual Report on Form 10-K for the year
ended December 31, 1997 and incorporated herein by reference.
(3) Filed as part of the Company's Current Report on Form 8-K April 29, 1998
and incorporated herein by reference.
(4) Filed as part of the Company's Current Report on Form 8-K dated September
25, 1997 and amended by articles supplementary filed as part of the
Company's Current Report on Form 8-K dated October 4, 1997 and articles
supplementary filed as part of the Company's Current Report on Form 8-K
dated April 20, 1998, each of which is incorporated herein by reference.
(5) Filed as part of Registration Statement 33-76952 with the SEC and
incorporated herein by reference.
34
(6) Filed by Crocker Realty Trust, Inc. as part of Registration Statement No.
33-88482 filed with the SEC and incorporated herein by reference.
(7) Filed as part of the Operating Partnership's Current Reporton Form 8-K
dated December 2, 1996 and incorporated herein by reference.
(8) Filed as part of the Company's Current Report on Form 8-K dated February
12, 1997 and incorporated herein by reference.
(9) Filed as part of the Company's Current Report on Form 8-K dated September
25, 1997 and incorporated herein by reference.
(10) Filed as part of the Company's Current Report on Form 8-K dated April 20,
1998 and incorporated herein by reference.
(11) Filed as part of the Company's Current Report on Form 8-K dated October 4,
1997 and incorporated herein by reference.
(12) Filed as part of the Company's Current Report on Form 8-K dated July
3,1998 and incorporated herein by reference.
(13) Filed as part of the Operating Partnership's Quarterly Report on Form 10-Q
for the quarter ended June 30, 1997 and incorporated herein by reference.
(14) Filed as part of the Company's Annual Report on Form 10-K for the year
ended December 31, 1995 and incorporated herein by reference.
(15) Filed as part of the Company's proxy statement on Schedule 14A relating to
the 1997 Annual Meeting of Stockholders.
(16) Filed as part of the Company's Current Report on Form 8-K dated April 1,
1996 and incorporated herein by reference.
(17) Filed as part of the Company's Current Report on Form 8-K dated January 9,
1997 and incorporated herein by reference.
(18) Filed as part of Registration Statement 33-88364 with the SEC and
incorporated herein by reference.
The Company will provide copies of any exhibit, upon written request, at
a cost of $.05 per page.
(b) Reports on Form 8-K
On November 20, 1998, the Company filed a current report on Form 8-K,
dated November 20, 1998, reporting under items 5 and 7 of the Form the
incorporation of a consent of independent auditors into certain of the
Company's effective registration statements and related prospectuses.
On December 4, 1998, the Company filed a current report on Form 8-K, dated
November 30, 1998, reporting under item 5 of the Form that it had canceled a
letter of intent to sell certain non-core office properties in Florida.
On December 23, 1998, the Company filed a current report on Form 8-K,
dated June 18, 1998, setting forth under item 7 audited financial statements of
Landmark Center and Shelton Properties.
35
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, in the City of
Raleigh, State of North Carolina, on March 31, 1999.
HIGHWOODS PROPERTIES, INC.
By: /s/ RONALD P. GIBSON
-------------------------------------
Ronald P. Gibson, President and
Chief Executive Officer
Pursuant to the requirements of the Securities Exchange Act of 1934, this
report has been signed by the following persons in the capacities and on the
dates indicated.
Signature Title Date
- -------------------------------------- ----------------------------- ---------------
/s/ O. TEMPLE SLOAN, JR. Chairman of the Board of March 31, 1999
- ------------------------------------- Directors
O. Temple Sloan, Jr.
/s/ RONALD P. GIBSON President, Chief Executive March 31, 1999
- ------------------------------------- Officer and Director
Ronald P. Gibson
/s/ JOHN L. TURNER Vice Chairman of the Board March 31, 1999
- ------------------------------------- and Chief Investment
John L. Turner Officer
/s/ GENE H. ANDERSON Senior Vice President and March 31, 1999
- ------------------------------------- Director
Gene H. Anderson
/s/ JAMES R. HEISTAND Senior Vice President and March 31, 1999
- ------------------------------------- Director
James R. Heistand
/s/ THOMAS W. ADLER Director March 31, 1999
- -------------------------------------
Thomas W. Adler
/s/ KAY NICHOLS CALLISON Director March 31, 1999
- -------------------------------------
Kay Nichols Callison
/s/ WILLIAM E. GRAHAM, JR. Director March 31, 1999
- -------------------------------------
William E. Graham, Jr.
/s/ GLENN ORR, JR. Director March 31, 1999
- -------------------------------------
Glenn Orr, Jr.
/s/ WILLARD H. SMITH JR. Director March 31, 1999
- -------------------------------------
Willard H. Smith Jr.
/s/ STEPHEN TIMKO Director March 31, 1999
- -------------------------------------
Stephen Timko
/s/ CARMAN J. LIUZZO Vice President and Chief March 31, 1999
- ------------------------------------- Financial Officer (Principal
Carman J. Liuzzo Financial Officer and
Principal Accounting
Officer) and Treasurer
36
INDEX TO FINANCIAL STATEMENTS
Page
-----
Highwoods Properties, Inc.
Report of Independent Auditors ......................................................... F-2
Consolidated Balance Sheets as of December 31, 1998 and 1997 ........................... F-3
Consolidated Statements of Income for the Years Ended December 31, 1998, 1997 and 1996.. F-4
Consolidated Statements of Stockholders' Equity for the Years Ended December 31, 1998,
1997 and 1996 ......................................................................... F-5
Consolidated Statements of Cash Flows for the Years Ended December 31, 1998, 1997 and
1996 .................................................................................. F-6
Notes to Consolidated Financial Statements ............................................. F-8
Schedule III -- Real Estate and Accumulated Depreciation ............................... F-29
All other schedules are omitted because they are not applicable, or
because the required information is included in the financial statements or
notes thereto.
F-1
REPORT OF INDEPENDENT AUDITORS
THE BOARD OF DIRECTORS AND STOCKHOLDERS
HIGHWOODS PROPERTIES, INC.
We have audited the accompanying consolidated balance sheets of Highwoods
Properties, Inc. as of December 31, 1998 and 1997, and the related consolidated
statements of income, stockholders' equity, and cash flows for each of the
three years in the period ended December 31, 1998. Our audits also included the
financial statement schedule listed in the Index at Item 14(a). These financial
statements and schedule are the responsibility of the Company's management. Our
responsibility is to express an opinion on these financial statements and
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 Highwoods
Properties, Inc. at December 31, 1998 and 1997, and the consolidated results of
its operations and its cash flows for each of the three years in the period
ended December 31, 1998 in conformity with generally accepted accounting
principles. Also, in our opinion, the related financial statement schedule,
when considered in relation to the basic financial statements taken as a whole,
presents fairly in all material respects the information set forth therein.
ERNST & YOUNG LLP
Raleigh, North Carolina
February 16, 1999, except for Note 15 as to which
the date is March 15, 1999
F-2
HIGHWOODS PROPERTIES, INC.
Consolidated Balance Sheets
(Dollars in thousands, except per share amounts)
December 31,
------------------------------
1998 1997
-------------- -------------
Assets
Real estate assets, at cost:
Land and improvements ................................................ $ 559,100 $ 344,315
Buildings and tenant improvements .................................... 3,186,584 2,194,641
Development in process ............................................... 189,465 95,387
Land held for development ............................................ 150,622 64,454
Furniture, fixtures and equipment .................................... 7,693 3,362
---------- ----------
4,093,464 2,702,159
Less -- accumulated depreciation ..................................... (169,272) (87,505)
---------- ----------
Net real estate assets ............................................... 3,924,192 2,614,654
Property held for sale ............................................... 131,262 --
Cash and cash equivalents .............................................. 31,445 10,146
Restricted cash ........................................................ 24,263 9,341
Accounts receivable net of allowance of $1,688 and $555 at December 31,
1998 and 1997, respectively .......................................... 27,948 17,701
Advances to related parties ............................................ 10,420 9,072
Notes receivable ....................................................... 40,225 --
Accrued straight-line rents receivable ................................. 27,194 13,033
Investment in unconsolidated subsidiaries .............................. 21,088 --
Other assets:
Deferred leasing costs ............................................... 45,785 21,688
Deferred financing costs ............................................. 38,750 22,294
Prepaid expenses and other ........................................... 15,237 17,607
---------- ----------
99,772 61,589
Less -- accumulated amortization ..................................... (23,476) (13,230)
---------- ----------
76,296 48,359
---------- ----------
$4,314,333 $2,722,306
========== ==========
Liabilities and stockholders' equity
Mortgages and notes payable ............................................ $2,008,716 $ 978,558
Accounts payable, accrued expenses and other liabilities ............... 130,575 55,121
---------- ----------
Total liabilities .................................................... 2,139,291 1,033,679
Minority interest ...................................................... 279,043 287,186
Stockholders' equity:
Preferred stock, $.01 par value, authorized 10,000,000 shares;
8 5/8% Series A Cumulative Redeemable Preferred Shares (liquidation
preference $1,000 per share), 125,000 shares issued and outstanding at
December 31, 1998 and 1997 ........................................... 125,000 125,000
8% Series B Cumulative Redeemable Preferred Shares (liquidation
preference $25 per share), 6,900,000 shares issued and outstanding at
December 31, 1998 and 1997 ........................................... 172,500 172,500
8% Series D Cumulative Redeemable Preferred Shares (liquidation
preference $250 per share), 400,000 shares and 0 shares issued and
outstanding at December 31, 1998 and 1997, respectively .............. 100,000 --
Common stock, $.01 par value, authorized 100,000,000 shares; issued and
outstanding 59,865,259 and 46,838,600 at December 31, 1998 and 1997,
respectively ......................................................... 599 468
Additional paid-in capital ............................................. 1,546,592 1,132,100
Distributions in excess of net earnings ................................ (48,692) (28,627)
---------- ----------
Total stockholders' equity ........................................... 1,895,999 1,401,441
---------- ----------
$4,314,333 $2,722,306
========== ==========
See accompanying notes to consolidated financial statements.
F-3
HIGHWOODS PROPERTIES, INC.
Consolidated Statements of Income
(in thousands, except per share amounts)
For the Years Ended December 31, 1998, 1997 and 1996
1998 1997 1996
----------- ----------- -----------
Revenue:
Rental income ...................................................... $498,001 $266,933 $130,848
Equity in earnings of unconsolidated affiliates .................... 430 -- --
Gain on disposition of assets ...................................... 1,716 -- --
Interest and other income .......................................... 14,040 7,537 7,078
-------- -------- --------
Total revenue ........................................................ 514,187 274,470 137,926
Operating expenses:
Rental property .................................................... 154,323 76,743 35,313
Depreciation and amortization ...................................... 91,705 47,533 22,095
Interest expense:
Contractual ....................................................... 94,413 45,138 24,699
Amortization of deferred financing costs .......................... 2,598 2,256 1,911
-------- -------- --------
97,011 47,394 26,610
General and administrative ......................................... 20,776 10,216 5,666
-------- -------- --------
Income before minority interest and extraordinary item ............ 150,372 92,584 48,242
Minority interest .................................................... (24,335) (15,106) (6,782)
-------- -------- --------
Income before extraordinary item .................................. 126,037 77,478 41,460
Extraordinary item -- loss on early extinguishment
of debt ............................................................ (387) (5,799) (2,140)
-------- -------- --------
Net income ........................................................ 125,650 71,679 39,320
Dividends on preferred stock ......................................... (30,092) (13,117) --
-------- -------- --------
Net income available for common stockholders ....................... $95,558 $58,562 $39,320
======== ======== ========
Net income per common share -- basic:
Income before extraordinary item ................................... $ 1.75 $ 1.66 $ 1.59
Extraordinary item -- loss on early extinguishment of debt ......... ( .01) ( .15) ( .08)
-------- -------- --------
Net income ......................................................... $ 1.74 $ 1.51 $ 1.51
======== ======== ========
Weighted average shares outstanding -- basic ....................... 54,791 38,770 26,111
======== ======== ========
Net income per common share -- diluted:
Income before extraordinary item ................................... $ 1.74 $ 1.65 $ 1.58
Extraordinary item loss on early extinguishment of debt ............ -- ( .15) ( .08)
-------- -------- --------
Net income ......................................................... $ 1.74 $ 1.50 $ 1.50
======== ======== ========
Weighted average shares outstanding -- diluted ..................... 55,076 39,161 30,442
======== ======== ========
See accompanying notes to consolidated financial statements.
F-4
HIGHWOODS PROPERTIES, INC.
Consolidated Statements of Stockholders' Equity
(Dollars in thousands, except for number of shares)
For the Years Ended December 31, 1998, 1997 and 1996
Retained
Earnings
Number of Additional (Distributions
Common Common Series A Series B Series D Paid-In in Excess of
Shares Stock Preferred Preferred Preferred Capital Net Earnings) Total
------------ -------- ----------- ----------- ----------- ------------- --------------- -------------
Balance at December 31,
1995 ................... 19,404,411 $194 $ -- $ -- $ -- $ 355,248 $ (1,632) $ 353,810
Issuance of Common
Stock .................. 15,976,161 160 -- -- -- 419,892 -- 420,052
Common Stock
dividends .............. -- -- -- -- -- -- (48,259) (48,259)
Net income .............. -- -- -- -- -- -- 39,320 39,320
Shares issued upon
redemption of
Common Units ........... 255,583 2 -- -- -- 5,422 -- 5,424
---------- ---- -------- -------- -------- ---------- -------- ----------
Balance at December 31,
1996 ................... 35,636,155 356 -- -- -- 780,562 (10,571) 770,347
Issuance of Common
Stock .................. 10,702,215 107 -- -- -- 349,147 -- 349,254
Series A Preferred Shares
offering ............... -- -- 125,000 -- -- (3,191) -- 121,809
Series B Preferred Shares
offering ............... -- -- -- 172,500 -- (6,154) -- 166,346
Common Stock
dividends .............. -- -- (76,618) (76,618)
Preferred stock
dividends .............. -- -- -- -- -- -- (13,117) (13,117)
Net Income .............. -- -- -- -- -- -- 71,679 71,679
Shares issued upon
redemption of
Common Units ........... 500,230 5 -- -- -- 11,736 -- 11,741
---------- ---- -------- -------- -------- ---------- -------- ----------
Balance at December 31,
1997 ................... 46,838,600 468 125,000 172,500 -- 1,132,100 (28,627) 1,401,441
Issuance of Common
Stock .................. 12,036,711 120 -- -- -- 385,951 -- 386,071
Series D Preferred Shares
offering ............... -- -- -- -- 100,000 (3,192) -- 96,808
Common Stock
dividends .............. -- -- -- -- -- -- (115,623) (115,623)
Preferred Stock
dividends .............. -- -- -- -- -- -- (30,092) (30,092)
Net income .............. -- -- -- -- -- -- 125,650 125,650
Shares issued upon
redemption of
Common Units ........... 989,948 11 -- -- -- 31,733 -- 31,744
---------- ---- -------- -------- -------- ---------- -------- ----------
Balance at December 31,
1998 ................... 59,865,259 $599 $125,000 $172,500 $100,000 $1,546,592 $(48,692) $1,895,999
========== ==== ======== ======== ======== ========== ======== ==========
See accompanying notes to consolidated financial statements.
F-5
HIGHWOODS PROPERTIES, INC.
Consolidated Statements of Cash Flows
(Dollars in thousands)
For the Years Ended December 31, 1998, 1997 and 1996
1998 1997 1996
--------------- ------------- -------------
Operating activities:
Net income ................................................... $ 125,650 $ 71,679 $ 39,320
Adjustments to reconcile net income to net cash provided
by operating activities:
Depreciation ............................................... 85,046 44,393 20,752
Amortization ............................................... 9,257 5,396 3,254
Loss on early extinguishment of debt ....................... 387 5,799 2,140
Minority interest .......................................... 24,335 15,106 6,782
Gain on sale of properties ................................. (1,716) -- --
Changes in operating assets and liabilities:
Accounts receivable ....................................... (7,168) (8,662) (1,734)
Prepaid expenses and other assets ......................... 393 (3,270) (776)
Accrued straight-line rents receivable .................... (14,161) (6,848) (2,778)
Accounts payable, accrued expenses and other
liabilities ............................................. 41,410 6,599 4,357
------------ ---------- ----------
Net cash provided by operating activities ............... 263,433 130,192 71,317
Investing activities:
Proceeds from disposition of real estate assets .............. 26,347 1,419 900
Additions to real estate assets .............................. (943,446) (465,066) (181,444)
Advances to related parties .................................. (1,348) (6,666) (1,132)
Other assets and notes receivable ............................ (47,889) (18,580) (3,626)
Cash from contributed net assets ............................. 55,064 -- 20,711
Cash paid in exchange for net assets ......................... (128,807) (35,390) (322,276)
------------ ---------- ----------
Net cash used in investing activities ................... (1,040,079) (524,283) (486,867)
------------ ---------- ----------
Financing activities:
Distributions paid on Common Stock and Common Units .......... (136,891) (88,397) (55,515)
Dividends paid on preferred stock ............................ (30,092) (11,720) --
Net proceeds from sale of preferred stock .................... 96,808 288,155 --
Net proceeds from the sale of Common Stock ................... 198,439 345,325 406,595
Payment of prepayment penalties .............................. (387) (6,945) (1,184)
Borrowings on revolving loans ................................ 956,500 563,500 307,500
Repayment of revolving loans ................................. (846,500) (264,000) (299,000)
Proceeds from mortgages and notes payable .................... 745,356 100,000 213,500
Repayment of mortgages and notes payable ..................... (170,304) (532,481) (141,216)
Payment of deferred financing costs .......................... (14,984) (270) (10,898)
------------ ---------- ----------
Net cash provided by financing activities ............... 797,945 393,167 419,782
------------ ---------- ----------
Net increase (decrease) in cash and cash equivalents ......... 21,299 (924) 4,232
Cash and cash equivalents at beginning of the period ......... 10,146 11,070 6,838
------------ ---------- ----------
Cash and cash equivalents at end of the period ............... $ 31,445 $ 10,146 $ 11,070
============ ========== ==========
Supplemental disclosure of cash flow information:
Cash paid for interest ....................................... $ 95,468 $ 51,283 $ 26,039
============ ========== ==========
See accompanying notes to consolidated financial statements.
F-6
HIGHWOODS PROPERTIES, INC.
Consolidated Statements of Cash Flows -- Continued
(Dollars in thousands)
For the Years Ended December 31, 1998, 1997 and 1996
Supplemental disclosure of non-cash investing and financing activities:
The following summarizes the net assets contributed by holders of common
partnership interests ("Common Units") in Highwoods Realty Limited Partnership
(the "Operating Partnership") other than Highwoods Properties, Inc. (the
"Company") or acquired subject to mortgage notes payable:
1998 1997 1996
----------- ----------- -----------
Assets:
Real estate assets, net .......................................... $478,224 $782,136 $625,137
Cash and cash equivalents ........................................ 55,064 -- 20,711
Restricted cash .................................................. -- 2,727 11,476
Tenant leasing costs, net ........................................ -- 131 --
Deferred financing costs, net .................................... -- 227 3,871
Accounts receivable and other .................................... 6,634 913 1,635
Investment in unconsolidated affiliates .......................... 18,218 -- --
Notes receivable ................................................. 29,176 -- --
-------- -------- --------
Total assets ................................................... $587,316 786,134 662,830
-------- -------- --------
Liabilities:
Mortgages and notes payable ...................................... 345,106 555,663 244,129
Accounts payable, accrued expenses and other liabilities ......... 34,044 19,527 19,142
-------- -------- --------
Total liabilities .............................................. 379,150 575,190 263,271
-------- -------- --------
Net assets .................................................... $208,166 $210,944 $399,559
======== ======== ========
See accompanying notes to consolidated financial statements.
F-7
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
December 31, 1998
1. DESCRIPTION OF BUSINESS AND SIGNIFICANT ACCOUNTING POLICIES
Description of the Company
Highwoods Properties, Inc. (the "Company") is a self-administered and
self-managed real estate investment trust ("REIT") which operates in the
southeastern and midwestern United States. The Company's assets include 658
in-service office, industrial and retail properties; 2,325 apartment units;
1,417 acres of undeveloped land suitable for future development; and an
additional 59 properties under
development.
The Company conducts substantially all of its activities through, and
substantially all of its interests in the properties are held directly or
indirectly by, Highwoods Realty Limited Partnership (formerly Highwoods/Forsyth
Limited Partnership, the "Operating Partnership"). The Company is the sole
general partner of the Operating Partnership. At December 31, 1998, the Company
owned 86% of the common partnership interests ("Common Units") in the Operating
Partnership. Limited partners (including certain officers and directors of the
Company) own the remaining Common Units. Holders of Common Units may redeem them
for the cash value of one share of the Company's common stock, $.01 par value
(the "Common Stock'), or, at the Company's option, one share (subject to certain
adjustments) of Common Stock.
The Company also provides leasing, property management, real estate
development, construction and miscellaneous services for its properties as well
as for third parties. The Company conducts its third-party fee-based services
through Highwoods Services, Inc., a subsidiary of the Operating Partnership
accounted for using the equity method of accounting, and through
Highwoods/Tennessee Properties, Inc., a wholly owned subsidiary of the Company.
Generally one year after issuance, the Operating Partnership is obligated
to redeem each Common Unit at the request of the holder thereof for cash equal
to the fair market value of one share of the Company's Common Stock at the time
of such redemption, provided that the Company at its option may elect to
acquire any such Common Unit presented for redemption for cash or one share of
Common Stock. When a Common Unit holder redeems a Common Unit for a share of
Common Stock or cash, the minority interest will be reduced and the Company's
share in the Operating Partnership will be increased. The Common Units owned by
the Company are not redeemable for cash.
Basis of Presentation
The consolidated financial statements include the accounts of the Company
and the Operating Partnership and its majority controlled affiliates. All
significant intercompany balances and transactions have been eliminated in the
consolidated financial statements.
The Company is a REIT under Sections 856 through 860 of the Internal
Revenue Code of 1986, as amended.
Minority interest represents the limited partnership interest in the
Operating Partnership owned by Common Unit holders other than the Company. Per
share information is calculated using the weighted average number of shares
outstanding.
The extraordinary loss represents the write-off of loan origination fees
and prepayment penalties paid on the early extinguishment of debt and is shown
net of the minority interest's share in the loss.
F-8
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
1. DESCRIPTION OF BUSINESS AND SIGNIFICANT ACCOUNTING POLICIES -- Continued
Real Estate Assets
Real estate assets are stated at the lower of cost or fair value. All
capitalizable costs related to the improvement or replacement of commercial
real estate properties are capitalized. Depreciation is computed by the
straight-line method over the estimated useful life of 40 years for buildings
and improvements and 5 to 7 years for furniture and equipment. Tenant
improvements are amortized over the life of the respective leases, using the
straight-line method.
Cash Equivalents
The Company considers highly liquid investments with a maturity of three
months or less when purchased to be cash equivalents.
Restricted Cash
The Company is required by a certain mortgage note to maintain various
depository accounts, a cash collateral account and a contingency reserve
account. All rents with respect to the collateralized properties are made
payable to, and deposited directly in, the depository accounts, which are then
transferred to the cash collateral account. Subsequent to payment of debt
service and other required escrows, the residual balance of the cash collateral
account is funded to the Company for capital expenditures and operations. The
Company is required to maintain a minimum contingency reserve account balance
of $7,000,000. At December 31, 1998, the account balances were $9,072,421,
including $7,120,655 in the contingency reserve account. At December 31, 1997,
the account balances were $8,624,090, including $7,069,186 in the contingency
reserve account.
The Company is required by certain mortgage notes to escrow real estate
taxes with the mortgagor. At December 31, 1998, and 1997, $2,672,448 and
$717,350, respectively, were escrowed for real estate taxes.
Investment in Unconsolidated Affiliates
Investment in unconsolidated affiliates are accounted for on the equity
method and reflect the Company's share of income or loss of the affiliate,
reduced by distributions received and increased by contributions made.
Revenue Recognition
Minimum rental income is recognized on a straight-line basis over the term
of the lease. Unpaid rents are included in accounts receivable. Certain lease
agreements provide for the reimbursement of real estate taxes, insurance,
advertising and certain common area maintenance costs. These additional rents
are recorded on the accrual basis. All rent and other receivables from tenants
are due from commercial building tenants located in the properties.
Deferred Lease Fees and Loan Costs
Lease fees, concessions and loan costs are capitalized at cost and
amortized over the life of the related lease or loan term, respectively.
F-9
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
1. DESCRIPTION OF BUSINESS AND SIGNIFICANT ACCOUNTING POLICIES -- Continued
Income Taxes
The Company is a REIT for federal income tax purposes. A corporate REIT is
a legal entity that holds real estate assets, and through distributions to
stockholders, is permitted to reduce or avoid the payment of Federal income
taxes at the corporate level. To maintain qualification as a REIT, the Company
must distribute to stockholders at least 95% of REIT taxable income.
No provision has been made for income taxes because the Company qualified
as a REIT, distributed the necessary amount of taxable income and, therefore,
incurred no income tax expense during the period.
Concentration of Credit Risk
Management of the Company performs ongoing credit evaluations of its
tenants. The majority-owned properties (excluding apartment units) are leased
to approximately 4,400 tenants in 20 geographic locations. The Company's
tenants engage in a wide variety of businesses. There is no dependence upon any
single tenant.
Interest Rate Risk Management
The Company may enter into interest rate hedge contracts such as swaps,
caps and collars in order to mitigate its interest rate risk on a related
financial instrument. The Company has designated these derivative financial
instruments as hedges and applies deferral accounting. Gains and losses related
to the termination of such derivative financial instruments are deferred and
amortized to interest expense over the term of the debt instrument. Payments to
or from counterparties are recorded as adjustments to interest expense.
The Company also utilizes treasury lock agreements to hedge interest rate
risk on anticipated debt offerings. These anticipatory hedges are designated as
hedges of identified debt issuances which have a high probability of occurring.
Gains and losses resulting from changes in the market value of these contracts
are deferred and amortized into interest expense over the life of the related
debt instrument.
The Company is exposed to certain losses in the event of non-performance
by the counterparties under the interest rate hedge contracts. The
counterparties are major financial institutions with credit ratings of Aa3 or
better, and are expected to perform fully under the agreements. However, if
they were to default on their obligations under the arrangements, the Company
could be required to pay the full rate under its Revolving Loans and the
variable rate mortgages, even if such rate were in excess of the rate in the
interest rate hedge contracts. The Company would not realize a material loss as
of December 31, 1998, in the event of non-performance by any one counterparty.
Additionally, the Company limits the amount of credit exposure with any one
institution.
Stock Compensation
The Company grants stock options for a fixed number of shares to employees
with an exercise price equal to the fair value of the shares at the date of
grant. As described in Note 9, 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.
F-10
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
1. DESCRIPTION OF BUSINESS AND SIGNIFICANT ACCOUNTING POLICIES -- Continued
Use of Estimates
The preparation of financial statements in accordance 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.
Comprehensive Income
In June 1997, the Financial Accounting Standards Board ("FASB") issued
Statement of Financial Accounting Standards No. 130, Reporting Comprehensive
Income ("FAS 130"). FAS 130 requires that total comprehensive income and
comprehensive income per share be disclosed with equal prominence as net income
and earnings per share. Comprehensive income is defined as changes in
stockholder's equity exclusive of transactions with owners such as capital
contributions and dividends. The Company adopted this Standard in 1998. The
Company did not report any comprehensive income items in any of the years
presented.
Segment Reporting
Effective January 1, 1998, the Company adopted Statement of Financial
Accounting Standards No. 131, Disclosures about Segments of an Enterprise and
Related Information ("FAS 131"), which superceded Statement of Financial
Accounting Standards No. 14, Financial Reporting for Segments of a Business
Enterprise. FAS 131 establishes standards for the public reporting of
information about operating segments in annual financial statements and
requires that those enterprises report selected information about operating
segments in interim financial reports. The adoption of FAS 131 did not affect
the Company's net income or financial position.
Impact of Recently Issued Accounting Standards
In June 1998, the FASB issued Statement No. 133, Accounting for Derivative
Instruments and Hedging Activities, which is required to be adopted in fiscal
years beginning after June 15, 1999. The Statement will require the Company to
recognize all derivatives on the balance sheet at fair value. Derivatives that
are not hedges must be adjusted to fair value through income. If the derivative
is a hedge, depending on the nature of the hedge, changes in the fair value of
derivatives will either be offset against the change in fair value of the
hedged assets, liabilities or firm commitments through earnings or recognized
in other comprehensive income until the hedged item is recognized in earnings.
The ineffective portion of a derivative's change in fair value will be
immediately recognized in earnings. The fair market value of the Company's
derivatives at December 31, 1998 are discussed in Note 3.
Reclassifications
Certain amounts in the December 31, 1996 Financial Statements have been
reclassified to conform to the December 31, 1997 presentation. These
reclassifications had no material effect on net income or stockholders' equity
as previously reported.
2. INVESTMENT IN UNCONSOLIDATED AFFILIATES
As a result of the Company's merger with J.C. Nichols Company, the Company
had investments accounted for under the equity method of accounting which
consisted of the following at December 31, 1998:
F-11
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
2. INVESTMENT IN UNCONSOLIDATED AFFILIATES -- Continued
Percent owned
--------------
Center Court Partners ...................... 50.0%
Dallas County Partners ..................... 50.0
Dallas County Partners II .................. 50.0
Dallas County Partners III L.C ............. 50.0
Fountain Three ............................. 50.0
Terrace Place Partners ..................... 50.0
Meredith Drive Associates L.P .............. 49.5
Board of Trade Investment Company .......... 49.0
Kessinger/Hunter ........................... 30.0
4600 Madison Associates L.P ................ 12.5
Raphael Hotel Group L.P .................... 5.0
Selected aggregate financial data for unconsolidated affiliates for 1998
and 1997 is presented below:
1998 1997
----------- -----------
(in thousands)
Total assets ...................... $143,662 $131,341
Total liabilities ................. $116,089 $141,526
Net income ........................ $ 4,412 $ 3,714
F-12
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
3. MORTGAGES AND NOTES PAYABLE
Mortgages and notes payable consisted of the following at December 31,
1998, and 1997:
1998 1997
------------- -----------
(in thousands)
Mortgage notes payable:
7.9% mortgage note due 2001 ................... $ 133,000 $140,000
9.0% mortgage note due 2005 ................... 39,043 39,630
8.1% mortgage note due 2005 ................... 30,454 30,951
8.0% mortgage note due 2007 ................... 42,842 43,465
8.0% mortgage note due 2013 ................... 55,754 --
6.5% to 13.0% mortgage notes due between
1999 and 2022 ................................. 254,234 78,330
Variable rate Industrial Revenue Bonds due
between 1999 and 2015 ......................... 70,800 --
Variable rate mortgage notes due 2021 ......... 1,975 --
---------- --------
$ 628,102 $332,376
---------- --------
Unsecured indebtedness:
6.75% notes due 2003 .......................... $ 100,000 $100,000
8.0% notes due 2003 ........................... 150,000 --
7.0% notes due 2006 ........................... 110,000 110,000
7.125% notes due 2008 ......................... 100,000 --
8.125% notes due 2009 ......................... 50,000 --
7.19% notes due 2011 .......................... 100,000 100,000
6.835% notes due 2013 ......................... 125,000 --
7.5% notes due 2018 ........................... 200,000 --
Variable rate note due 2002 ................... 21,114 21,682
Revolving loan due 1998 ....................... -- 50,000
Revolving loan due 1999 ....................... -- 264,500
Revolving loan due 2001 ....................... 424,500 --
---------- --------
$1,380,614 $646,182
---------- --------
Total .................................................. $2,008,716 $978,558
========== ========
Secured Indebtedness
Mortgage notes payable were secured by real estate with an aggregate
carrying value of $1.2 billion at December 31, 1998.
The 7.9% mortgage note due 2001 is secured by 45 of the properties (the
"Mortgage Note Properties"), which are held by AP Southeast Portfolio Partners,
L.P. (the "Financing Partnership"). The Company has a 99.99% economic interest
in the Financing Partnership, which is managed indirectly by the Company. The
7.9% mortgage note is a conventional, monthly pay, first mortgage note in the
principal amount of $133 million issued by the Financing Partnership. The 7.9%
mortgage note is a limited recourse obligation of the Financing Partnership as
to which, in the event of a default under the indenture or the mortgage,
recourse may be had only against the Mortgage Note Properties and other assets
that have been pledged as security. The 7.9% mortgage note was issued to Kidder
Peabody Acceptance Corporation I pursuant to an indenture, dated March 1, 1994,
among the Financing Partnership, Bankers Trust Company of California, N.A. and
Bankers Trust Company.
F-13
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
3. MORTGAGES AND NOTES PAYABLE -- Continued
The Financing Partnership may make optional principal payments on the 7.9%
mortgage note on any distribution date, subject to the payment of a yield
maintenance charge in connection with such payments made prior to August 1,
2000.
Unsecured Indebtedness
On June 24, 1997, a trust formed by the Operating Partnership sold $100
million of Exercisable Put Option Securities due June 15, 2004 ("X-POS"), which
represent fractional undivided beneficial interest in the trust. The assets of
the trust consist of, among other things, $100 million of Exercisable Put
Option Notes due June 15, 2011 (the "Put Option Notes"), issued by the
Operating Partnership. The Put Option Notes bear an interest rate of 7.19%,
representing an effective borrowing cost of 7.09% from the date of issuance
through June 15, 2004, net of a related put option and certain interest rate
hedge contract costs. Under certain circumstances, the Put Option Notes could
become subject to early maturity on June 15, 2004.
On February 2, 1998, the Operating Partnership sold $125 million of
MandatOry Par Put Remarketed Securities ("MOPPRS") due February 1, 2013. The
MOPPRS bear an interest rate of 6.835%, representing an effective borrowing
cost of 6.31% from the date of issuance through January 31, 2003 (the
"Remarketing Date"), net of a related remarketing option. Under certain
circumstances, the MOPPRS could become subject to early maturity on the
Remarketing Date.
During 1998, the Company obtained a $600 million unsecured revolving loan
(as amended, the "Revolving Loan"). The Revolving Loan matures in July 2001 and
replaced the Company's two previously existing revolving loans aggregating $430
million. The Revolving Loan carries an interest rate based upon the Operating
Partnership's senior unsecured credit rating. The Revolving Loan also includes
a $300 million competitive bid sub-facility. At December 31, 1998, the
effective interest rate for borrowing under the Revolving Loan was 6.18%. The
Company had $152.5 of borrowing availability under the Revolving Loan at
December 31, 1998. The terms of the Revolving Loan require the Company to pay
an annual facility fee equal to .15% of the aggregate amount of the Revolving
Loan and include certain restrictive covenants which limit, among other things,
dividend payments, and which require compliance with certain financial ratios
and measurements. At December 31, 1998, the Company was in compliance with
these covenants.
Interest Rate Hedge Contracts
To meet in part its long-term liquidity requirements, the Company borrows
funds at a combination of fixed and variable rates. Borrowings under the
Revolving Loan bear interest at variable rates. The Company's long-term debt,
which consists of long-term financings and the issuance of debt securities,
typically bears interest at fixed rates. In addition, the Company has assumed
fixed rate and variable rate debt in connection with acquiring properties. The
Company's interest rate risk management objective is to limit the impact of
interest rate changes on earnings and cash flows and to lower its overall
borrowing costs. To achieve these objectives, from time to time the Company
enters into interest rate hedge contracts such as collars, swaps, caps and
treasury lock agreements in order to mitigate its interest rate risk with
respect to various debt instruments. The Company does not hold or issue these
derivative contracts for trading or speculative purposes.
F-14
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
3. MORTGAGES AND NOTES PAYABLE -- Continued
The following table sets forth information regarding the Company's
interest rate hedge contracts as of December 31, 1998:
Notional Maturity Fixed Fair Market
Type of Hedge Amount Date Reference Rate Rate Value
- --------------- ---------- ---------- ----------------------- ------------- ------------
(dollars in thousands)
Treasury Lock $50,000 3/10/99 10-Year Treasury 5.631% $ (3,708)
Treasury Lock 100,000 7/1/99 10-Year Treasury 5.674 (7,313)
Treasury Lock 100,000 10/1/99 10-Year Treasury 5.725 (7,394)
Swap 100,000 10/1/99 3-Month LIBOR 4.970 93
Swap 21,112 6/10/02 1-Month LIBOR + 0.75% 7.700 (733)
Collar 80,000 10/15/01 1-Month LIBOR 5.40-6.25 (1,376)
The interest rate on all of the Company's variable rate debt is adjusted
at one- and three-month intervals, subject to settlements under these
contracts. Net payments made to counterparties under the Company's swaps,
collars and caps were $48,000 in 1998 and $47,000 in 1997 and were recorded as
increases to interest expense. Payments received from counterparties were
$167,000 in 1996 and were recorded as a reduction of interest expense.
In addition, the Company is exposed to certain losses in the event of
non-performance by the counterparties under the interest rate hedge contracts.
The Company expects the counterparties, which are major financial institutions,
to perform fully under these contracts. However, if the counterparties were to
default on their obligations under the interest rate hedge contracts, the
Company could be required to pay the full rates on its debt, even if such rates
were in excess of the rates in the contracts.
Other Information
The aggregate maturities of the mortgage and notes payable at December 31,
1998 are as follows:
Year of Maturity Principal Amount
- -------------------------------- -----------------
(in thousands)
1999 ......................... $ 44,387
2000 ......................... 29,736
2001 ......................... 576,956
2002 ......................... 66,013
2003 ......................... 265,576
Thereafter ................... 1,026,048
----------
$2,008,716
==========
Total interest capitalized was $17,968,000 in 1998, $7,238,000 in 1997,
and $2,935,000 in 1996.
4. EMPLOYEE BENEFIT PLANS
Management Compensation Program
The Company has established an incentive compensation plan for employees
of the Company. The plan provides for payment of a cash bonus to participating
officers and employees if certain Company performance objectives are achieved.
The amount of the bonus to participating officers and employees is based on a
formula determined for each employee by the executive compensation committee,
but
F-15
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
4. EMPLOYEE BENEFIT PLANS -- Continued
may not exceed 100% of base salary. All bonuses may be subject to adjustment to
reflect individual performance as measured by specific qualitative criteria to
be approved by the executive compensation committee. Bonuses are accrued in the
year earned and are included in accrued expenses in the Consolidated Balance
Sheets.
In addition, as an incentive to retain top management, the Company has
established a deferred compensation plan which provides for phantom stock
awards. Under the deferred compensation plan, phantom stock or stock
appreciation rights equal in value to 25% of the yearly cash bonus may be set
aside in an incentive pool, with payment after five years. If an employee
leaves the Company for any reason (other than death, disability or normal
retirement) prior to the end of the five-year period, all awards under the
deferred compensation plan will be forfeited.
401(k) Savings Plan
The Company has a 401(k) savings plan covering substantially all employees
who meet certain age and employment criteria. The Company matches the first 6%
of compensation deferred at the rate of 50% of employee contributions. During
1998, 1997 and 1996, the Company contributed $588,000, $353,000, and $160,000,
respectively to the Plan. Administrative expenses of the plan are paid by the
Company.
Employee Stock Purchase Plan
In August 1997, the Company instituted an Employee Stock Purchase Plan for
all active employees. At the end of each three-month offering period, each
participant's account balance is applied to acquire shares of Common Stock at
90% of the market value of the Common Stock, calculated as the lower of the
average closing price on the New York Stock Exchange on the five consecutive
days preceding the first day of the quarter or the five days preceding the last
day of the quarter. A participant may not invest more than $7,500 per quarter.
Employees purchased 24,046 and 5,839 shares of Common Stock under the Employee
Stock Purchase Plan during the years ended December 31, 1998 and 1997,
respectively.
5. RENTAL INCOME
The Company's real estate assets are leased to tenants under operating
leases, substantially all of which expire over the next 10 years. The minimum
rental amounts under the leases are generally either subject to scheduled fixed
increases or adjustments based on the Consumer Price Index. Generally, the
leases also require that the tenants reimburse the Company for increases in
certain costs above the base year costs.
Expected future minimum rents to be received over the next five years and
thereafter from tenants for leases in effect at December 31, 1998, are as
follows (in thousands):
1999 ...................... $ 493,190
2000 ...................... 455,254
2001 ...................... 388,659
2002 ...................... 321,121
2003 ...................... 252,459
Thereafter ................ 936,741
----------
$2,847,424
==========
F-16
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
6. RELATED PARTY TRANSACTIONS
The Company makes advances to Highwoods Services, Inc. for working capital
purposes. These advances bear interest at a rate of 7% per annum, are due on
demand and totaled $10,420,000 at December 31, 1998, and $7,022,000 at December
31, 1997. The Company recorded interest income from these advances of $826,000,
$142,000 and $91,000 for the years ended December 31, 1998, 1997 and 1996,
respectively.
On December 8, 1998, the Company purchased the Bluegrass Valley office
development project from a limited liability company controlled by an executive
officer and director of the Company for approximately $2.5 million.
On October 1, 1997, the Company sold the Ivy Distribution Center in
Winston-Salem, North Carolina, to a limited liability company controlled by an
executive officer and director of the Company for $2,050,000. The Company
accepted a note receivable of $2,050,000 as consideration for this transaction
which approximated the carrying value of the property. The note bore interest
at 8% per annum and was paid in full on October 8, 1998. The Company recorded
interest income of $123,000 and $41,000 for the years ended December 31, 1998
and 1997, respectively.
On March 18, 1997, the Company purchased 5.68 acres of development land in
Raleigh, North Carolina, for $1,298,959 from a partnership in which an
executive officer and director and an additional director of the Company each
had an 8.5% limited partnership interest.
7. STOCKHOLDERS' EQUITY
Common Stock Distributions
Distributions paid on Common Stock were $2.10, $1.98 and $1.86 per share
for the years ended December 31, 1998, 1997 and 1996, respectively.
For federal income tax purposes, the following table summarizes the
estimated taxability of distributions paid:
1998 1997 1996
---------- ---------- ----------
Per share:
Ordinary income .................... $ 1.84 $ 1.39 $ 1.50
Capital gains ...................... .01 -- .01
Return of capital .................. .25 .59 .35
------- ------- -------
Total .............................. $ 2.10 $ 1.98 $ 1.86
======= ======= =======
The Company's tax returns for the year ended December 31, 1998, have not
been filed, and the taxability information for 1998 is based upon the best
available data. The Company's tax returns have not been examined by the IRS,
and therefore the taxability of distributions is subject to change.
The tax basis of the Company's assets is approximately $3,335,636,000 and
the tax basis of the Company's liabilities is $2,108,076,000.
On January 25, 1999, the Board of Directors declared a Common Stock
distribution of $.54 per share payable on February 17, 1999, to stockholders of
record on February 4, 1999.
F-17
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
7. STOCKHOLDERS' EQUITY -- Continued
Preferred Stock
On February 7, 1997, the Company issued 125,000 8 5/8% Series A Cumulative
Redeemable Preferred Shares (the "Series A Preferred Shares"). The Series A
Preferred Shares are non-voting and have a liquidation preference of $1,000 per
share for an aggregate liquidation preference of $125.0 million plus accrued
and unpaid dividends. The net proceeds (after underwriting commission and other
offering costs) of the Series A Preferred Shares issued were $121.8 million.
Holders of the Series A Preferred Shares are entitled to receive, when, as and
if declared by the Company's Board of Directors, out of funds legally available
for payment of distributions, cumulative preferential cash distributions at a
rate of 8 5/8% of the liquidation preference per annum (equivalent to $86.25
per share). On or after February 12, 2027, the Series A Preferred Shares may be
redeemed for cash at the option of the Company. The redemption price (other
than the portion thereof consisting of accrued and unpaid distributions) is
payable solely out of the sale proceeds of other capital shares of the Company,
which may include shares of other series of preferred stock. The Company's 1998
distributions of $86.25 per Series A Preferred Share will be taxed as ordinary
income.
On September 22, 1997, the Company issued 6,900,000 8% Series B Cumulative
Redeemable Preferred Shares (the "Series B Preferred Shares"). The Series B
Preferred Shares are non-voting and have a liquidation preference of $25 per
share for an aggregate liquidation preference of $172.5 million plus accrued
and unpaid dividends. The net proceeds (after underwriting commission and other
offering costs) of the Series B Preferred Shares issued were $166.3 million.
Holders of the Series B Preferred Shares are entitled to receive, when, as and
if declared by the Company's Board of Directors, out of funds legally available
for payment of distributions, cumulative preferential cash distributions at a
rate of 8% of the liquidation preference per annum (equivalent to $2.00 per
share). On or after September 25, 2002, the Series B Preferred Shares may be
redeemed for cash at the option of the Company. The redemption price (other
than the portion thereof consisting of accrued and unpaid distributions) is
payable solely out of the sale proceeds of other capital shares of the Company,
which may include shares of other series of preferred stock. The Company's 1998
distributions of $2.00 per Series B Preferred Share will be taxed as ordinary
income.
On April 23, 1998, the Company issued 4,000,000 depositary shares (the
"Series D Depositary Shares"), each representing a 1/10 fractional interest in
an 8% Series D Cumulative Redeemable Preferred Share (the "Series D Preferred
Shares"). The Series D Preferred Shares are non-voting and have a liquidation
preference of $250 per share for an aggregate liquidation preference of $100
million plus accrued and unpaid dividends. The net proceeds (after underwriting
commission and other offering costs) of the Series D Preferred Shares issued
were $96.8 million. Holders of Series D Preferred Shares are entitled to
receive, when, as and if declared by the Company's Board of Directors out of
funds legally available for payment of distributions, cumulative preferential
cash distributions at a rate of 8% of the liquidation preference per annum
(equivalent to $20.00 per share). On or after April 23, 2003, the Series D
Preferred Shares may be redeemed for cash at the option of the Company. The
redemption price (other than the portion thereof consisting of accrued and
unpaid distributions) is payable solely out of the sale proceeds of other
capital shares of the Company, which may include shares of other series of
preferred stock. The Company's 1998 distributions of $1.04 per Series D
Depositary Share will be taxed as ordinary income.
Shareholder Rights Plan
On October 4, 1997, the Board declared a dividend on one preferred share
purchase right ("Right") for each outstanding share of Common Stock to be
distributed to all holders of record of the Common Stock on October 16, 1997.
The Rights attach to shares of Common Stock subsequently issued. Each
F-18
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
7. STOCKHOLDERS' EQUITY -- Continued
Right entitles the registered holder to purchase one-hundredth of a
participating preferred share for an exercise price of $140.00 per
one-hundredth of a participating preferred share, subject to adjustment as
provided in the rights agreement. The Rights will generally be exercisable only
if a person or group acquires 15% or more of the Common Stock or announces a
tender offer for 15% or more of the Common Stock. The Rights will expire on
October 6, 2007, unless the expiration date of the Rights is extended, and the
Rights are subject to redemption at a price of $0.01 per Right under certain
circumstances.
Dividend Reinvestment Plan
The Company has instituted a Dividend Reinvestment and Stock Purchase Plan
under which holders of Common Stock may elect to automatically reinvest their
distributions in additional shares of Common Stock and may make optional cash
payments for additional shares of Common Stock. The Company may issue
additional shares of Common Stock or repurchase Common Stock in the open market
for purposes of financing its obligations under the Dividend Reinvestment and
Stock Purchase Plan.
Forward Share Purchase Agreement
On August 28, 1997, the Company entered into a purchase agreement with UBS
AG, London Branch ("UB-LB") involving the sale of 1.8 million shares of Common
Stock and a related forward contract providing for certain purchase price
adjustments. The forward contract (as amended) generally provides that if the
market price (defined as the weighted average closing price of the Common Stock
for the period beginning March 31, 1999 and ending when UB-LB has sold all of
the shares issued under the forward contract) is less than a certain amount
(the "Forward Price"), the Company must pay UB-LB the difference times 1.8
million. (Similarly, if the Market Price of a share of Common Stock is above
the Forward Price, UB-LB must pay the Company the difference in shares of
Common Stock.)
8. EARNINGS PER SHARE
In 1997, the Financial Accounting Standards Board ("FASB") issued
Statement No. 128, "Earnings Per Share," which is effective for financial
statements for periods ending after December 15, 1997. FASB Statement No. 128
requires the restatement of prior period earnings per share and requires the
disclosure of additional supplemental information detailing the calculation of
earnings per share.
FASB Statement No. 128 replaced the calculation of primary and fully
diluted earnings per share with basic and diluted earnings per share. Unlike
primary earnings per share, basic earnings per share excludes any dilutive
effects of options, warrants and convertible securities. Diluted earnings per
share is very similar to the previously reported fully diluted earnings per
share. It is computed using the weighted average number of shares of Common
Stock and the dilutive effect of options, warrants and convertible securities
outstanding, using the "treasury stock" method. Earnings per share data are
required for all periods for which an income statement or summary of earnings
is presented, including summaries outside the basic financial statements. All
earnings per share amounts for all periods presented have, where appropriate,
been restated to conform to the FASB Statement 128 requirements.
The following table sets forth the computation of basic and diluted
earnings per share:
F-19
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
8. EARNINGS PER SHARE -- Continued
1998 1997 1996
-------------- -------------- ----------
(in thousands, except per share amounts)
Numerator:
Income before minority interest and extraordinary
item .................................................... $150,372 $ 92,584 $ 48,242
Non-convertible preferred stock dividends (3) ............ (30,092) (13,117) --
Minority interest ........................................ (24,335) (15,106) (6,782)
General partner's portion of extraordinary item .......... (387) (5,799) (2,140)
-------- -------- --------
Numerator for basic earnings per share -- income
available to common stockholders ........................ $ 95,558 $ 58,562 $ 39,320
Effect of dilutive securities:
Minority interest ....................................... --(1) --(2) 6,782
Minority interest portion of extraordinary item ......... --(1) --(2) (292)
---------- ---------- --------
--(1) --(2) 6,490
Numerator for diluted earnings per share -- income
available to common stockholders -- after assumed
conversions .............................................. $ 95,558 $ 58,562 $ 45,810
Denominator:
Denominator for basic earnings per share --
weighted-average shares .................................. 54,791 38,770 26,111
Effect of dilutive securites:
Employee stock options (3) .............................. 240 318 190
Warrants (3) ............................................ 45 73 32
Common Units converted .................................. --(1) --(2) 4,109
---------- ---------- --------
Dilutive potential common shares ......................... 285 391 4,331
Denominator for diluted earnings per share --
adjusted weighted average shares and assumed
conversions .............................................. 55,076 39,161 30,442
Basic earnings per share ................................... $ 1.74 $ 1.51 $ 1.51
========== ========== ========
Diluted earnings per share ................................. $ 1.74 $ 1.50 $ 1.50
========== ========== ========
- ----------
(1) 10,545,460 in Common Units and related $24,335,000 in minority interest,
net of $62,000 of the minority interest's portion of the extraordinary
item, were excluded from the dilutive earnings per share calculation due
to the anti-dilutive effect.
(2) 7,651,935 in Common Units and the related $13,960,000 in minority interest,
net of $1,146,000 of the minority interest's portion of the extraordinary
item, were excluded from the dilutive earnings per share calculation due
to the anti-dilutive effect.
(3) For additional disclosures regarding outstanding preferred stock, the
employee stock options and the warrants, see Notes 3, 6 and 8.
9. STOCK OPTIONS AND WARRANTS
As of December 31, 1998, 5,838,627 shares of the Company's authorized
Common Stock were reserved for issuance upon the exercise of options under the
Amended and Restated 1994 Stock Option Plan. Options generally vest over a
four- or five-year period beginning with the date of grant.
F-20
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
9. STOCK OPTIONS AND WARRANTS -- Continued
In 1995, the Financial Accounting Standards Board issued a Statement of
Financial Accounting Standards No. 123, "Accounting for Stock-Based
Compensation," ("SFAS 123"). SFAS 123 recommends the use of a fair value based
method of accounting for an employee stock option whereby compensation cost is
measured at the grant date on the fair value of the award and is recognized
over the service period (generally the vesting period of the award). However,
SFAS 123 specifically allows an entity to continue to measure compensation cost
under Accounting Principles Board Opinion No. 25, "Accounting for Stock Issued
to Employees" ("APB 25") so long as pro forma disclosures of net income and
earnings per share are made as if SFAS 123 had been adopted. The Company has
elected to follow APB 25 and related interpretations in accounting for its
employee stock options because the Company believes that the models available
to estimate the fair value of employee stock options do not provide a reliable
single measure of the fair value of employee stock options. Moreover, such
models required the input of highly subjective assumptions, which can
materially affect the fair value estimates. APB 25 requires the recognition of
compensation expense at the date of grant equal to the difference between the
option price and the value of the underlying stock. Because the exercise price
of the Company's employee stock options equals the market price of the
underlying stock on the date of grant, the Company records no compensation
expense for the award of employee stock options.
Under SFAS 123, a public entity must estimate the fair value of a stock
option by using an option-pricing model that takes into account as of the grant
date the exercise price and expected life of the options, the current price of
the underlying stock and its expected volatility, expected dividends on the
stock, and the risk-free interest rate for the expected term of the option.
SFAS provides examples of possible pricing models and includes the
Black-Scholes pricing model, which the Company used to develop its pro forma
disclosures. However, as previously noted, the Company does not believe that
such models provide a reliable single measure of the fair value of employee
stock options. Furthermore, the Black-Scholes model was developed for use in
estimating the fair value of traded options that have no vesting restrictions
and are fully transferable, rather than for use in estimating the fair value of
employee stock options subject to vesting and transferability restrictions.
Because SFAS 123 is applicable only to options granted subsequent to
December 31, 1994, only options granted subsequent to that date were valued
using this Black-Scholes model. The fair value of the options granted in 1998
was estimated at the date of grant using the following weighted average
assumptions: risk-free rates ranging between 3.29% and 6.01%, dividend yield of
9.0% and a weighted average expected life of the options of five years. The
fair value of the options granted in 1997 was estimated at the date of grant
using the following weighted-average assumptions: risk-free interest rates
ranging between 5.75% and 6.72%, dividend yield of 6.5% and a weighted average
expected life of the options of five years. The fair value of the 1996 options
were estimated at the date of grant using the following weighted average
assumptions: risk-free interest rate of 6.47%, expected volatility of .182,
dividend yield of 7.07% and a weighted-average expected life of the options of
five years. Had the compensation cost for the Company's stock option plans been
determined based on the fair value at the date of grant for awards in 1998,
1997 and 1996 consistent with the provisions of SFAS 123, the Company's net
income and net income per share would have decreased to the pro forma amounts
indicated below:
F-21
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
9. STOCK OPTIONS AND WARRANTS -- Continued
Year ended
December 31
------------------------------------------
1998 1997 1996
------------ ------------ ------------
(dollars in thousands, except per share
amounts)
Net income -- as reported ............................. $95,558 $ 58,562 $ 39,320
Net income -- pro forma ............................... $93,394 $ 57,383 $ 38,861
Net income per share -- basic (as reported) ........... $ 1.74 $ 1.51 $ 1.51
Net income per share -- diluted (as reported) ......... $ 1.74 $ 1.50 $ 1.50
Net income per share -- basic (pro forma) ............. $ 1.70 $ 1.48 $ 1.49
Net income per share -- diluted (pro forma) ........... $ 1.70 $ 1.47 $ 1.49
The following table summarizes information about employees' and Board of
Directors' stock options outstanding at December 31, 1998, 1997 and 1996:
Options Outstanding
---------------------------
Weighted
Average
Number Exercise
of Shares Price
------------- -----------
Balances at December 31, 1995 ......... 689,320 $ 21.54
Options granted ....................... 586,925 28.27
Options canceled ...................... -- --
Options exercised ..................... (10,545) 20.75
------- --------
Balances at December 31, 1996 ......... 1,265,700 24.67
Options granted ....................... 2,250,765 32.90
Options canceled ...................... (76,040) 22.20
Options exercised ..................... (117,428) 21.84
--------- --------
Balances at December 31, 1997 ......... 3,322,997 30.40
Options granted ....................... 737,754 27.21
Options canceled ...................... (11,800) 31.11
Options exercised ..................... (25,400) 21.98
--------- --------
Balances at December 31, 1998 ......... 4,023,551 $ 29,83
========= ========
Options Exercisable
-------------------------
Weighted
Average
Number of Exercise
Shares Price
----------- -----------
December 31, 1996 ......... 225,350 $ 21.74
December 31, 1997 ......... 686,870 $ 30.94
December 31, 1998 ......... 1,315,898 $ 26.65
Exercise prices for options outstanding as of December 31, 1998, ranged
from $9.54 to $35.50. The weighted average remaining contractual life of those
options is 7.7 years. Using the Black-Scholes options valuation model, the
weighted average fair value of options granted during 1998, 1997 and 1996 was
$2.98, $3.23 and $3.10, respectively.
F-22
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
9. STOCK OPTIONS AND WARRANTS -- Continued
Warrants
In connection with various acquisitions in 1997, 1996 and 1995 the Company
issued warrants to certain officers and directors.
Number of Exercise
Date of Issuance Warrants Price
- --------------------------- ----------- -----------
February 1995 ......... 100,000 $ 21.00
April 1996 ............ 150,000 $ 28.00
October 1997 .......... 1,479,290 $ 32.50
December 1997 ......... 120,000 $ 34.13
---------
Total ................... 1,849,290
=========
The warrants granted in February 1995, April 1996 and December 1997 expire
10 years from the date of issuance. All warrants are exercisable from the date
of issuance. The warrants granted in October 1997 do not have an expiration
date. There were no warrants issued during 1998.
10. COMMITMENTS AND CONTINGENCIES
Lease
Certain properties in the portfolio are subject to land leases expiring
through 2082. Rental payments on these leases are adjusted annually based on
either the consumer price index or on a predetermined schedule.
For three properties, the Company has the option to purchase the leased
land during the lease term at the greater of 85% of appraised value or $35,000
per acre.
For one property, the Company has the option to purchase the leased land
at any time during the lease term. The purchase price ranges from $1,800,000 to
$2,200,000 depending on the exercise date.
The obligation for future minimum lease payments is as follows (in
thousands):
1999 ..................... $ 1,459
2000 ..................... 1,459
2001 ..................... 1,459
2002 ..................... 1,433
2003 ..................... 1,414
Thereafter ............... 58,684
-------
$65,908
=======
Litigation
On October 2, 1998, John Flake, a former stockholder of J.C. Nichols
Company, filed a putative class action lawsuit on behalf of himself and the
other former stockholders of J.C. Nichols in the United States District Court
for the District of Kansas against J.C. Nichols, certain of its former officers
and directors and the Company. The complaint alleges, among other things, that
in connection with the merger of J.C. Nichols and the Company (1) J.C. Nichols
and the named directors and officers of J.C. Nichols breached their fiduciary
duties to J.C. Nichols' stockholders, (2) J.C. Nichols and the named directors
and officers of J.C. Nichols breached their fiduciary duties to members of the
J.C. Nichols Company Employee Stock Ownership Trust, (3) all defendants
participated in the dissemination of a
F-23
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
10. COMMITMENTS AND CONTINGENCIES -- Continued
proxy statement containing materially false and misleading statements and
omissions of material facts in violation of Section 14(a) of the Securities
Exchange Act of 1934 and (4) the Company filed a registration statement with
the Securities and Exchange Commission containing materially false and
misleading statements and omissions of material facts in violation of Sections
11 and 12(2) of the Securities Act of 1933. The plaintiffs seek equitable
relief and monetary damages. The Company believes that the defendants have
meritorious defenses to the plaintiffs' allegations. The Company intends to
vigorously defend this litigation and has filed a motion to dismiss all claims
asserted against the defendants. Due to the inherent uncertainties of the
litigation process and the judicial system, the Company is not able to predict
the outcome of this litigation. If this litigation is not resolved in our
favor, it could have a material adverse effect on the Company's business,
financial condition and results of operations.
In addition, the Company is a party to a variety of legal proceedings
arising in the ordinary course of our business. The Company believes that it is
adequately covered by insurance and indemnification agreements. Accordingly,
none of such proceedings are expected to have a material adverse affect on the
Company's business, financial condition and results of operations.
Contracts
The Company has entered into construction contracts totaling $348 million
at December 31, 1998. The amounts remaining on these contracts as of December
31, 1998 totaled $130 million.
The Company has entered into various contracts under which it is committed
to acquire 626 acres of land over a four-year period for an aggregate purchase
price of approximately $79 million.
Capital Expenditures
The Company presently has no plans for major capital improvements to the
existing properties, other than normal recurring building improvements, tenant
improvements and lease commissions.
Environmental Matters
Substantially all of the Company's in-service properties have been
subjected to Phase I environmental assessments (and, in certain instances,
Phase II environmental assessments). Such assessments and/or updates have not
revealed, nor is management aware of, any environmental liability that
management believes would have a material adverse effect on the accompanying
consolidated financial statements.
Employment Agreements
As the Company has expanded into new markets, it has sought to enter into
business combinations with local real estate operators with many years of
management and development experience in their respective markets. Accordingly,
in connection with joining the Company as executive officers as a result of
such business combinations, these persons have entered into employment
agreements with the Company.
11. DISCLOSURE ABOUT FAIR VALUE OF FINANCIAL INSTRUMENTS
The following disclosures of estimated fair values were determined by
management using available market information and appropriate valuation
methodologies. Considerable judgment is necessary to interpret market data and
develop estimated fair values. Accordingly, the estimates presented herein are
not necessarily indicative of the amounts that the Company could realize upon
disposition of the financial instruments. The use of different market
assumptions and/or estimation methodologies may have a
F-24
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
11. DISCLOSURE ABOUT FAIR VALUE OF FINANCIAL INSTRUMENTS -- Continued
material effect on the estimated fair values. The carrying amounts and
estimated fair values of the Company's financial instruments at December 31,
1998 were as follows:
Carrying Fair
Amount Value
------------- -------------
(in thousands)
Cash and cash equivalents ............. $ 31,445 $ 31,445
Accounts and notes receivable ......... $ 68,173 $ 68,173
Mortgages and notes payable ........... $2,008,716 $2,042,950
Interest rate hedge contracts ......... $ 2,046 $ (20,431)
The fair values for the Company's fixed rate mortgages and notes payable
were estimated using discounted cash flow analysis, based on the Company's
estimated incremental borrowing rate at December 31, 1998, for similar types of
borrowing arrangements. The carrying amounts of the Company's variable rate
borrowings approximate fair value.
The fair values of the Company's interest rate hedge contracts represent
the estimated amount the Company would receive or pay to terminate or replace
the financial instruments at current market rates.
Disclosures about the fair value of financial instruments are based on
relevant information available to the Company at December 31, 1998. Although
management is not aware of any factors that would have a material effect on the
fair value amounts reported herein, such amounts have not been revalued since
that date and current estimates of fair value may significantly differ from the
amounts presented herein.
12. ACQUISITION
On July 13, 1998, the Company completed its acquisition of the J.C.
Nichols Company ("JCN"), a Missouri real estate operating company, pursuant to
a merger agreement dated December 22, 1997 and amended on April 29, 1998. The
aggregate consideration totaled $544 million and consisted of the issuance of
approximately 5.63 million shares of the Company's Common Stock, the assumption
of approximately $229 million of debt, approximately $15 million in transaction
costs and a cash payment of approximately $120 million, net of cash acquired of
approximately $59 million. The merger was accounted for under the purchase
method of accounting. The results of operations of JCN have been included in
the Company's financial statements for the period from July 13, 1998 to
December 31, 1998. Unaudited pro forma information is provided in Note 13 as if
the acquisition of JCN had occurred at the beginning of the respective years
presented.
13. SUPPLEMENTAL PRO FORMA INFORMATION (UNAUDITED)
The following unaudited pro forma information has been prepared assuming
the following transactions all occurred as of January 1, 1997: (1) the
acquisition of 176 properties during 1997 at an initial cost of $1.1 billion;
(2) the issuance of 125,000 Series A Preferred Shares; (3) the issuance of $100
million of X-POS; (4) the issuance of 6,900,000 Series B Preferred Shares; (5)
the issuance of 1,800,000 shares of Common Stock in August 1997; (6) the
issuance of 8,500,000 shares of Common Stock in October 1997; (7) the
acquisition of 186 properties during 1998 at an initial cost of $1.2 billion;
(8) the issuance of $125 million of MOPPRS and $100 million unsecured notes due
2008 in February 1998; (9) the issuance of an aggregate of 5,503,795 shares of
Common Stock in underwritten public offerings during 1998; (10) the issuance of
400,000 Series D Preferred Shares; and (11) the issuance of $200 million of
unsecured notes due 2018 in April 1998.
F-25
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
13. SUPPLEMENTAL PRO FORMA INFORMATION (UNAUDITED) -- Continued
Pro forma interest expense was calculated based on the indebtedness
outstanding after debt repayment and using the effective interest rate on such
indebtedness. In connection with various transactions, the Company issued
Common Stock and the Operating Partnership issued Common Units totaling
approximately 6.5 million and 6.7 million in 1998 and 1997, respectively, which
were recorded at fair market value upon the closing date of the transactions.
Pro Forma Year Ended Pro Forma Year Ended
December 31, 1998 December 31, 1997
---------------------- ---------------------
(in thousands, except per share amounts)
Revenues ................................ $ 560,799 $ 455,612
Net income before
extraordinary item ..................... $ 102,895 $ 75,807
Net income .............................. $ 102,508 $ 70,008
Net income per share -- basic ........... $ 1.87 $ 1.15
Net income per share -- diluted ......... $ 1.86 $ 1.14
The pro forma information is not necessarily indicative of what the
Company's results of operations would have been if the transactions had
occurred at the beginning of each period presented. Additionally, the pro forma
information does not purport to be indicative of the Company's results of
operations for future periods.
14. SEGMENT INFORMATION
The sole business of the Company is the acquisition, development and
operation of rental real estate properties. The Company operates office,
industrial and retail properties and apartment units. There are no material
inter-segment transactions.
The Company's chief operating decision maker ("CDM") assesses and measures
operating results based upon property level net operating income. The operating
results for the individual assets within each property type have been
aggregated since the CDM evaluates operating results and allocates resources on
a property-by-property basis within the various property types.
The accounting policies of the segments are the same as those described in
note 1. Further, all operations are within the United States and no tenant
comprises more than 10% of consolidated revenues. The following table
summarizes the rental income, net operating income and assets for each
reportable segment for the years ended December 31, 1998, 1997 and 1996:
F-26
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
14. SEGMENT INFORMATION -- Continued
1998 1997 1996
----------- ----------- -----------
(in thousands)
Rental income:
Office segment .................................................... $ 426,571 $ 233,527 $ 112,475
Industrial segment ................................................ 48,134 33,406 18,373
Retail segment .................................................... 13,922 -- --
Apartment segment ................................................. 9,374 -- --
--------- --------- ---------
$ 498,001 $ 266,933 $ 130,848
========= ========= =========
Net operating income:
Office segment net operating income ............................... $ 290,553 $ 162,685 $ 80,201
Industrial segment net operating income ........................... 39,392 27,505 15,334
Retail segment net operating income ............................... 8,869 -- --
Apartment segment net operating income ............................ 4,864 -- --
--------- --------- ---------
$ 343,678 $ 190,190 $ 95,535
Reconciliation to income before minority interest and extraordinary
item:
Equity in income of unconsolidated affiliates ..................... 430 -- --
Gain on disposition of assets ..................................... 1,716 -- --
Interest and other income ......................................... 14,040 7,537 7,078
Interest expense .................................................. (97,011) (47,394) (26,610)
General and administrative expenses ............................... (20,776) (10,216) (5,666)
Depreciation and amortization ..................................... (91,705) (47,533) (22,095)
--------- --------- ---------
Income before minority interest and extraordinary item ............ $ 150,372 $ 92,584 $ 48,242
========= ========= =========
At December 31,
---------------------------------------------
1998 1997 1996
------------- ------------- -------------
Total Assets:
Office segment .............. $3,268,124 $2,361,973 $1,217,332
Industrial segment .......... 495,675 288,511 176,307
Retail segment .............. 239,555 -- --
Apartment segment ........... 139,093 -- --
Corporate and other ......... 171,886 71,822 49,801
---------- ---------- ----------
Total Assets ................ $4,314,333 $2,722,306 $1,443,440
========== ========== ==========
15. SUBSEQUENT EVENTS
On March 15, 1999, the Company closed a transaction with
Schweiz-Deutschland-USA Dreilander Beteiligung Objekt-DLF 98/29 -- Walter
Fink-KG ("DLF"), pursuant to which the Company sold or contributed certain
office properties valued at approximately $142 million to a newly created
limited partnership (the "Joint Venture"). DLF contributed approximately $55
million for a 77.19% interest in the Joint Venture, and the Joint Venture
borrowed approximately $71 million from third-party lenders. The Company
retained the remaining 22.81% interest in the Joint Venture, received cash
proceeds of approximately $126 million and is the sole and exclusive manager
and leasing agent of the Joint Venture's properties, for which the Company
receives customary management fees and leasing commissions. The net book value
of these properties at December 31, 1998 was $131.3 million. The Company used
the cash
F-27
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
15. SUBSEQUENT EVENTS -- Continued
proceeds received in the transaction to fund existing development activity
either through direct payments or repayment of borrowings under the Revolving
Loan.
On February 28, 1999, the Company and UB-LB amended the forward contract
described in Note 7. Pursuant to the amendment:
o UB-LB applied $12.8 million, which is classified as restricted cash as of
December 31, 1998, in Company collateral to "buy down" the Forward Price
by approximately $7.10 to (at March 31, 1999, the forward price was
approximately $25.12);
o The Company issued 161,924 shares of common stock to UB-LB as an interim
settlement payment; and
o UB-LB agreed not to sell any of the shares that the Company had issued to
it until not later than March 31, 1999.
The Company has recently entered into agreements to sell approximately 3.9
million rentable square feet of non-core office and industrial properties for
gross proceeds of approximately $385 million. Non-core properties generally
include single buildings or business parks that do not fit the Company's long-
term strategy. The transactions are subject to customary closing conditions
such as expiration of the buyers' due diligence periods. Although the Company
believes that the transactions will close by May 31, 1999, it can provide no
assurance that all or part of the transactions will be consummated.
16. SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED):
Selected quarterly financial data for the years ended December 31, 1998
and 1997 are as follows:
For the year ended December 31, 1997*
-------------------------------------------------------------------------------------
First Quarter Second Quarter Third Quarter Fourth Quarter Total
--------------- ---------------- --------------- ---------------- -----------
(in thousands except per share amounts)
Revenues ...................... $58,321 $61,238 $63,655 $91,256 $274,470
-------- -------- -------- -------- --------
Income before minority
interest and extraordinary
item ........................ 19,554 20,595 21,554 30,881 92,584
Minority interest ............. (3,129) (3,295) (3,448) (5,234) (15,106)
Extraordinary item ............ (3,337) -0- (1,328) (1,134) (5,799)
-------- -------- -------- -------- --------
Net income .................... 13,088 17,300 16,778 24,513 71,679
======== ======== ======== ======== ========
Preferred dividends ........... (1,407) (2,695) (2,870) (6,145) (13,117)
-------- -------- -------- -------- --------
Net income available for
common stockholders ......... $11,681 $14,605 $13,908 $18,368 $58,562
-------- -------- -------- -------- --------
Per share:
Income before
extraordinary
item -- basic .............. $ .43 $ .41 $ .42 $ .42 $ 1.66
======== ======== ======== ======== ========
Income before
extraordinary
item -- diluted ............ $ .42 $ .40 $ .42 $ .41 $ 1.65
======== ======== ======== ======== ========
F-28
HIGHWOODS PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (Continued)
16. SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED): -- Continued
For the year ended December 31, 1998*
-------------------------------------------------------------------------------------
First Quarter Second Quarter Third Quarter Fourth Quarter Total
--------------- ---------------- --------------- ---------------- -----------
(in thousands, except per share amounts)
Revenues ...................... $102,488 $115,641 $142,940 $153,118 $514,187
-------- -------- -------- -------- --------
Income before minority
interest and extraordinary
item ........................ 34,037 37,251 40,309 38,775 150,372
Minority interest ............. (5,608) (6,266) (6,031) (6,430) (24,335)
Extraordinary item ............ (46) -- (324) (17) (387)
-------- -------- -------- -------- --------
Net income .................... 28,383 30,985 33,954 32,328 125,650
======== ======== ======== ======== ========
Preferred dividends ........... (6,145) (7,656) (8,145) (8,146) (30,092)
-------- -------- -------- -------- --------
Net income available for
common stockholders ......... $ 22,238 $ 23,329 $ 25,809 $ 24,182 $95,558
-------- -------- -------- -------- --------
Per share:
Income before
extraordinary
item -- basic .............. $ .45 $ .45 $ .45 $ .41 $ 1.75
======== ======== ======== ======== ========
Income before
extraordinary
item -- diluted ............ $ .45 $ .44 $ .45 $ .40 $ 1.74
======== ======== ======== ======== ========
- ----------
* The total of the four quarterly amounts for net income per share does not
equal the total for the year due to the use of a weighted average to compute
the average number of shares outstanding.
F-29
HIGHWOODS PROPERTIES, INC.
SCHEDULE III -- REAL ESTATE AND ACCUMULATED DEPRECIATION
December 31, 1998
(In thousands)
Cost Capitalized
Subsequent Gross Amount at
Initial Cost to Acquisition Which Carried at Close of Period
Building & Building & Building &
Description Encumbrance Land Improvements Land Improvements Land Improvements Total (16)
- ------------------------- ------------- -------- -------------- ------ -------------- -------- -------------- ------------
Asheville, NC
Ridgefield III -- 743 3,183 -- 861 743 4,044 4,787
Ridgefield I 1,662 636 3,607 -- 234 636 3,841 4,477
Ridgefield II 1,812 910 5,157 -- 173 910 5,330 6,240
Atlanta,GA
1765 The Exchange -- 767 6,305 -- 271 767 6,576 7,343
One Point Royal -- 1,754 16,621 -- 44 1,754 16,665 18,419
Two Point Royal -- 1,793 14,951 -- 56 1,793 15,007 16,800
400 North Business Park -- 979 6,112 -- 144 979 6,256 7,235
50 Glenlake -- 2,500 20,000 -- 242 2,500 20,242 22,742
6348 Northeast 1,400 277 1,629 -- 26 277 1,655 1,932
Expressway
6438 Northeast 1,587 181 2,225 -- 46 181 2,271 2,452
Expressway
Bluegrass Place 1 -- 491 2,016 -- 24 491 2,040 2,531
Bluegrass Place 2 -- 412 2,529 -- 28 412 2,557 2,969
1700 Century Circle -- 1,115 3,148 -- 310 1,115 3,458 4,573
1800 Century Boulevard -- 1,441 28,939 -- 378 1,441 29,317 30,758
1875 Century Boulevard -- -- 8,790 -- 318 -- 9,108 9,108
1900 Century Boulevard -- -- 4,721 -- 314 -- 5,035 5,035
2200 Century Parkway -- -- 14,274 -- 754 -- 15,028 15,028
2400 Century Center -- -- 12,435 -- 2,486 -- 14,921 14,921
2600 Century Parkway -- -- 10,254 -- 312 -- 10,566 10,566
2635 Century Parkway -- -- 21,083 -- 726 -- 21,809 21,809
2800 Century Parkway -- -- 19,963 -- 208 -- 20,171 20,171
Chattahoochee Avenue -- 248 1,817 -- 216 248 2,033 2,281
Chastain Place I -- 472 3,011 -- 901 472 3,912 4,384
Chastain Place II -- 607 1,338 -- 507 607 1,845 2,452
Chastain Place III -- -- -- -- 35 -- 35 35
Corporate Lakes -- 1,275 7,227 -- 339 1,275 7,566 8,841
Distribution Center
Cosmopolitan North -- 2,855 4,155 -- 463 2,855 4,618 7,473
Deerfield land -- 879 -- -- -- 879 -- 879
EKA Chemical -- 609 9,883 -- 3 609 9,886 10,495
1035 Fred Drive -- 270 1,239 -- 13 270 1,252 1,522
1077 Fred Drive -- 384 1,191 -- 29 384 1,220 1,604
5125 Fulton Industrial -- 578 3,116 -- 81 578 3,197 3,775
Blvd
Fulton Corporate Center -- 542 2,042 -- 70 542 2,112 2,654
10 Glenlake -- 2,569 20,333 -- 1 2,569 20,334 22,903
Glenlakes -- 2,908 -- -- -- 2,908 -- 2,908
Gwinnett Distribution -- 1,128 5,943 -- 293 1,128 6,236 7,364
Center
Kennestone Corporate -- 518 4,874 -- 99 518 4,973 5,491
Center
Lavista Business Park -- 821 5,244 -- 443 821 5,687 6,508
Norcross, I, II -- 326 1,979 -- 20 326 1,999 2,325
Nortel -- 3,341 32,109 -- 2 3,341 32,111 35,452
Newpoint Place I -- 825 2,452 -- 1,329 825 3,781 4,606
Newpoint Place III -- 661 1,866 -- 831 661 2,697 3,358
Newpoint Place -- 187 -- -- -- 187 -- 187
Newpoint - Site E -- 984 -- -- -- 984 -- 984
Oakbrook I 1,985 873 4,948 -- 73 873 5,021 5,894
Oakbrook II 3,416 1,579 8,950 -- 573 1,579 9,523 11,102
Oakbrook III 3,877 1,480 8,388 -- 172 1,480 8,560 10,040
Oakbrook IV 2,348 953 5,400 -- 45 953 5,445 6,398
Oakbrook V 5,586 2,206 12,501 -- 210 2,206 12,711 14,917
Oakbrook Summitt 4,565 950 6,572 -- 146 950 6,718 7,668
Life on
Which
Accumulated Date of Depreciation
Description Depreciation Construction is Computed
- ------------------------- -------------- -------------- -------------
Asheville, NC
Ridgefield III 57 1998 5-40 yrs.
Ridgefield I 260 1987 5-40 yrs.
Ridgefield II 328 1989 5-40 yrs.
Atlanta,GA
1765 The Exchange 239 1983 5-40 yrs.
One Point Royal 329 1996 5-40 yrs.
Two Point Royal 392 1997 5-40 yrs.
400 North Business Park 278 1985 5-40 yrs.
50 Glenlake 563 1997 5-40 yrs.
6348 Northeast 80 1978 5-40 yrs.
Expressway
6438 Northeast 107 1981 5-40 yrs.
Expressway
Bluegrass Place 1 71 1995 5-40 yrs.
Bluegrass Place 2 89 1996 5-40 yrs.
1700 Century Circle 217 1972 5-40 yrs.
1800 Century Boulevard 1,444 1975 5-40 yrs.
1875 Century Boulevard 458 1976 5-40 yrs.
1900 Century Boulevard 275 1971 5-40 yrs.
2200 Century Parkway 777 1971 5-40 yrs.
2400 Century Center 91 1998 5-40 yrs.
2600 Century Parkway 515 1973 5-40 yrs.
2635 Century Parkway 1,084 1980 5-40 yrs.
2800 Century Parkway 997 1983 5-40 yrs.
Chattahoochee Avenue 148 1970 5-40 yrs.
Chastain Place I 276 1997 5-40 yrs.
Chastain Place II 9 1998 5-40 yrs.
Chastain Place III -- N/A N/A
Corporate Lakes 426 1988 5-40 yrs.
Distribution Center
Cosmopolitan North 247 1980 5-40 yrs.
Deerfield land -- N/A N/A
EKA Chemical 196 1998 5-40 yrs.
1035 Fred Drive 62 1973 5-40 yrs.
1077 Fred Drive 60 1973 5-40 yrs.
5125 Fulton Industrial 164 1973 5-40 yrs.
Blvd
Fulton Corporate Center 106 1973 5-40 yrs.
10 Glenlake 21 1998 5-40 yrs.
Glenlakes -- N/A N/A
Gwinnett Distribution 323 1991 5-40 yrs.
Center
Kennestone Corporate 215 1985 5-40 yrs.
Center
Lavista Business Park 290 1973 5-40 yrs.
Norcross, I, II 94 1970 5-40 yrs.
Nortel 635 1998 5-40 yrs.
Newpoint Place I 108 1998 5-40 yrs.
Newpoint Place III 5 1998 5-40 yrs.
Newpoint Place -- N/A N/A
Newpoint - Site E -- N/A N/A
Oakbrook I 309 1981 5-40 yrs.
Oakbrook II 733 1983 5-40 yrs.
Oakbrook III 613 1984 5-40 yrs.
Oakbrook IV 329 1985 5-40 yrs.
Oakbrook V 799 1985 5-40 yrs.
Oakbrook Summitt 327 1981 5-40 yrs.
F-30
Cost Capitalized
Subsequent
Initial Cost to Acquisition
Building & Building &
Description Encumbrance Land Improvements Land Improvements
- --------------------------- ------------- -------- -------------- ----------- --------------
Oxford Lake Business -- 855 7,014 -- 77
Center
Peachtree Corners Land -- -- -- 744 --
Southside Distribution -- 810 4,482 -- 78
Center
Steel Drive -- 171 1,219 (171) (1,219)
Highwoods Center I -- -- -- -- 9
Tradeport
Atlanta Tradeport -- -- -- 7,124 --
Baltimore, MD
4000 Old Court Medical -- 862 5,152 1 15
Building
9690 Deereco Road -- 1,188 16,296 -- 206
Automatic Data Processing -- 2,277 7,667 -- 2,256
The Atrium -- 1,390 9,864 -- 107
Business Center at Owings -- 827 1,581 -- 16
Mills, Lot 7
Business Center at Owings -- 786 2,241 -- 23
Mills, Lot 8
Business Center at Owings -- 960 6,125 -- 63
Mills, Lot 9
Clark Building -- 1,675 8,764 -- 193
Merrill Lynch Building -- 2,960 11,316 -- 16
Sportsman Club -- -- -- 9,851 --
Birmingham, AL
Grandview I -- 1,895 10,739 (1,895) (10,739)
Boca Raton, FL
Highwoods Square -- 2,586 14,657 -- 178
Highwoods Plaza -- 1,772 10,042 -- 165
Highwoods Square -- -- -- -- 44
One Boca Place -- 5,736 32,505 -- 517
Charlotte, NC
4101 Stuart Andrew -- 70 510 -- 245
Boulevard
4105 Stuart Andrew -- 26 189 -- 22
Boulevard
4109 Stuart Andrew -- 87 636 -- 40
Boulevard
4201 Stuart Andrew -- 110 809 -- 53
Boulevard
4205 Stuart Andrew -- 134 979 -- 52
Boulevard
4209 Stuart Andrew -- 91 665 -- 42
Boulevard
4215 Stuart Andrew -- 133 978 -- 48
Boulevard
4301 Stuart Andrew -- 232 1,702 -- 144
Boulevard
4321 Stuart Andrew -- 73 534 -- 30
Boulevard
4601 Park Square -- 2,601 7,802 -- --
Alston & Bird -- 2,362 5,379 -- --
First Citizens Building -- 647 5,528 -- 358
Twin Lakes Distribution -- 2,816 6,571 -- --
Center
Mallard Creek I -- 1,248 4,142 -- 41
Mallard Creek III -- 845 4,762 -- 19
Mallard Creek IV -- 348 1,152 -- --
Mallard Creek VI -- -- -- 834 --
NationsFord Business Park -- 1,206 -- 5 --
Oak Hill Business Park 1,941 750 4,248 -- 51
English
Oak Hill Business Park 1,428 471 2,671 -- 278
Laurel
Oak Hill Business Pk Live -- 1,403 5,611 -- 565
Oak
Gross Amount at
Which Carried at Close of Period
Life on
Which
Building & Accumulated Date of Depreciation
Description Land Improvements Total (16) Depreciation Construction is Computed
- --------------------------- -------- -------------- ------------ -------------- -------------- -------------
Oxford Lake Business 855 7,091 7,946 308 1985 5-40 yrs.
Center
Peachtree Corners Land 744 -- 744 -- N/A N/A
Southside Distribution 810 4,560 5,370 217 1988 5-40 yrs.
Center
Steel Drive -- -- -- -- 1975 5-40 yrs.
Highwoods Center I -- 9 9 -- N/A N/A
Tradeport
Atlanta Tradeport 7,124 -- 7,124 -- N/A N/A
Baltimore, MD
4000 Old Court Medical 863 5,167 6,030 93 1987 5-40 yrs.
Building
9690 Deereco Road 1,188 16,502 17,690 433 1989 5-40 yrs.
Automatic Data Processing 2,277 9,923 12,200 39 1998 5-40 yrs.
The Atrium 1,390 9,971 11,361 262 1986 5-40 yrs.
Business Center at Owings 827 1,597 2,424 42 1989 5-40 yrs.
Mills, Lot 7
Business Center at Owings 786 2,264 3,050 60 1989 5-40 yrs.
Mills, Lot 8
Business Center at Owings 960 6,188 7,148 163 1988 5-40 yrs.
Mills, Lot 9
Clark Building 1,675 8,957 10,632 165 1974 5-40 yrs.
Merrill Lynch Building 2,960 11,332 14,292 210 1982 5-40 yrs.
Sportsman Club 9,851 -- 9,851 -- N/A N/A
Birmingham, AL
Grandview I -- -- -- -- 1989 5-40 yrs.
Boca Raton, FL
Highwoods Square 2,586 14,835 17,421 900 1989 5-40 yrs.
Highwoods Plaza 1,772 10,207 11,979 617 1980 5-40 yrs.
Highwoods Square -- 44 44 -- N/A N/A
One Boca Place 5,736 33,022 38,758 1,980 1987 5-40 yrs.
Charlotte, NC
4101 Stuart Andrew 70 755 825 124 1984 5-40 yrs.
Boulevard
4105 Stuart Andrew 26 211 237 25 1984 5-40 yrs.
Boulevard
4109 Stuart Andrew 87 676 763 64 1984 5-40 yrs.
Boulevard
4201 Stuart Andrew 110 862 972 87 1982 5-40 yrs.
Boulevard
4205 Stuart Andrew 134 1,031 1,165 97 1982 5-40 yrs.
Boulevard
4209 Stuart Andrew 91 707 798 70 1982 5-40 yrs.
Boulevard
4215 Stuart Andrew 133 1,026 1,159 105 1982 5-40 yrs.
Boulevard
4301 Stuart Andrew 232 1,846 2,078 170 1982 5-40 yrs.
Boulevard
4321 Stuart Andrew 73 564 637 49 1982 5-40 yrs.
Boulevard
4601 Park Square 2,601 7,802 10,403 139 1972 5-40 yrs.
Alston & Bird 2,362 5,379 7,741 120 1965 5-40 yrs.
First Citizens Building 647 5,886 6,533 708 1989 5-40 yrs.
Twin Lakes Distribution 2,816 6,571 9,387 90 1991 5-40 yrs.
Center
Mallard Creek I 1,248 4,183 5,431 72 1986 5-40 yrs.
Mallard Creek III 845 4,781 5,626 76 1990 5-40 yrs.
Mallard Creek IV 348 1,152 1,500 18 1993 5-40 yrs.
Mallard Creek VI 834 -- 834 -- N/A N/A
NationsFord Business Park 1,211 -- 1,211 -- N/A N/A
Oak Hill Business Park 750 4,299 5,049 261 1984 5-40 yrs.
English
Oak Hill Business Park 471 2,949 3,420 230 1984 5-40 yrs.
Laurel
Oak Hill Business Pk Live 1,403 6,176 7,579 440 1989 5-40 yrs.
Oak
F-31
Cost Capitalized
Subsequent
Initial Cost to Acquisition
Building & Building &
Description Encumbrance Land Improvements Land Improvements
- ------------------------ --------------- ------- -------------- ----------------- --------------
Oak Hill Business Park 2,147 1,073 6,078 -- 145
Scarlett
Oak Hill Business Park 3,359 1,243 7,044 -- 211
Twin Oak
Oak Hill Business Park 1,217 442 2,505 -- 903
Willow
Oak Hill Business Park 5,027 1,623 9,196 -- 784
Water
Pinebrook -- 846 4,607 -- 65
Parkway Plaza -- 1,110 4,741 -- 299
Building One
Parkway Plaza -- 1,694 6,777 -- 1,221
Building Two
Parkway Plaza (4) 1,570 6,282 -- 488
Building Three
Parkway Plaza -- -- 2,438 -- 531
Building Six
Parkway Plaza -- -- 4,648 -- 176
Building Seven
Parkway Plaza -- -- 4,698 -- 129
Building Eight
Parkway Plaza -- -- 6,008 -- 28
Building Nine
Parkway Plaza -- -- -- -- 107
Building Eleven
Steele Creek Park -- 499 1,998 (499) (1,998)
Building A
Steele Creek Park -- 110 441 (110) (441)
Building B
Steele Creek Park -- 188 751 (188) (751)
Building E
Steele Creek Park -- 196 783 (196) (783)
Building G - 1
Steele Creek Park -- 169 677 (169) (677)
Building H
Steele Creek Park -- 148 592 (148) (592)
Building K
University Research -- 3,694 13,330 -- --
Center
Columbia, SC
Center Point I 3,500 1,313 7,441 -- 86
Center Point II -- 1,183 6,702 1 2,005
Center Point V -- 265 1,279 -- 195
Center Point VI -- -- -- 265 --
Fontaine I 3,472 1,219 6,907 -- 326
Fontaine II 1,782 941 5,335 -- 718
Fontaine III -- 853 4,833 -- 87
Fontaine V 1,176 395 2,237 -- --
Des Moines, IA
Crestwood (6) -- -- 676 1,674
Edgewater (6) -- -- 525 7,652
Highland (6) -- -- 1,976 4,428
Neptune 6,000 -- -- 1,672 3,187
Sunset (6) -- -- 23 800
Veridan (6) -- -- 3,615 4,472
Winwood Apartments 23,000 -- -- 3,320 12,999
Waterford (6) -- -- 177 3,669
Piedmont Triad, NC
Airport Center Drive -- 1,600 -- (563)(18) --
6348 Burnt Poplar -- 721 2,883 -- 8
6350 Burnt Poplar -- 339 1,365 -- 17
Chimney Rock A/B -- 1,610 3,757 -- --
Chimney Rock C -- 604 1,408 -- --
Chimney Rock D -- 236 550 -- --
Chimney Rock E -- 1,692 3,948 -- --
Chimney Rock F -- 1,431 3,338 -- --
Chimney Rock G -- 1,044 2,435 -- --
Gross Amount at
Which Carried at Close of Period
Life on
Which
Building & Accumulated Date of Depreciation
Description Land Improvements Total (16) Depreciation Construction is Computed
- ------------------------ ------- -------------- ------------ -------------- -------------- -------------
Oak Hill Business Park 1,073 6,223 7,296 393 1982 5-40 yrs.
Scarlett
Oak Hill Business Park 1,243 7,255 8,498 421 1985 5-40 yrs.
Twin Oak
Oak Hill Business Park 442 3,408 3,850 230 1982 5-40 yrs.
Willow
Oak Hill Business Park 1,623 9,980 11,603 708 1985 5-40 yrs.
Water
Pinebrook 846 4,672 5,518 169 1986 5-40 yrs.
Parkway Plaza 1,110 5,040 6,150 407 1982 5-40 yrs.
Building One
Parkway Plaza 1,694 7,998 9,692 880 1983 5-40 yrs.
Building Two
Parkway Plaza 1,570 6,770 8,340 639 1984 5-40 yrs.
Building Three
Parkway Plaza -- 2,969 2,969 271 1996 5-40 yrs.
Building Six
Parkway Plaza -- 4,824 4,824 364 1985 5-40 yrs.
Building Seven
Parkway Plaza -- 4,827 4,827 360 1986 5-40 yrs.
Building Eight
Parkway Plaza -- 6,036 6,036 460 1984 5-40 yrs.
Building Nine
Parkway Plaza -- 107 107 -- N/A N/A
Building Eleven
Steele Creek Park -- -- -- -- 1989 5-40 yrs.
Building A
Steele Creek Park -- -- -- -- 1985 5-40 yrs.
Building B
Steele Creek Park -- -- -- -- 1985 5-40 yrs.
Building E
Steele Creek Park -- -- -- -- 1989 5-40 yrs.
Building G - 1
Steele Creek Park -- -- -- -- 1987 5-40 yrs.
Building H
Steele Creek Park -- -- -- -- 1985 5-40 yrs.
Building K
University Research 3,694 13,330 17,024 266 1980 5-40 yrs.
Center
Columbia, SC
Center Point I 1,313 7,527 8,840 436 1988 5-40 yrs.
Center Point II 1,184 8,707 9,891 513 1996 5-40 yrs.
Center Point V 265 1,474 1,739 87 1997 5-40 yrs.
Center Point VI 265 -- 265 -- N/A N/A
Fontaine I 1,219 7,233 8,452 405 1985 5-40 yrs.
Fontaine II 941 6,053 6,994 595 1987 5-40 yrs.
Fontaine III 853 4,920 5,773 306 1988 5-40 yrs.
Fontaine V 395 2,237 2,632 130 1990 5-40 yrs.
Des Moines, IA
Crestwood 676 1,674 2,350 54 1987 5-40 yrs.
Edgewater 525 7,652 8,177 144 1989 5-40 yrs.
Highland 1,976 4,428 6,404 134 1987 5-40 yrs.
Neptune 1,672 3,187 4,859 120 1986 5-40 yrs.
Sunset 23 800 823 22 1989 5-40 yrs.
Veridan 3,615 4,472 8,087 141 1989 5-40 yrs.
Winwood Apartments 3,320 12,999 16,319 323 1986 5-40 yrs.
Waterford 177 3,669 3,846 72 1990 5-40 yrs.
Piedmont Triad, NC
Airport Center Drive 1,037 -- 1,037 -- N/A N/A
6348 Burnt Poplar 721 2,891 3,612 280 1990 5-40 yrs.
6350 Burnt Poplar 339 1,382 1,721 133 1992 5-40 yrs.
Chimney Rock A/B 1,610 3,757 5,367 55 1981 5-40 yrs.
Chimney Rock C 604 1,408 2,012 20 1983 5-40 yrs.
Chimney Rock D 236 550 786 8 1983 5-40 yrs.
Chimney Rock E 1,692 3,948 5,640 58 1985 5-40 yrs.
Chimney Rock F 1,431 3,338 4,769 49 1987 5-40 yrs.
Chimney Rock G 1,044 2,435 3,479 35 1987 5-40 yrs.
F-32
Cost Capitalized
Subsequent
Initial Cost to Acquisition
Building & Building &
Description Encumbrance Land Improvements Land Improvements
- ---------------------------- ------------- ------- -------------- ------------------- --------------
Deep River Corporate 2,273 1,033 5,855 -- 191
Center
Airpark East-Copier (3) 252 1,008 -- 123
Consultants
Airpark East-Building 01 (3) 377 1,510 -- 46
Airpark East-Building 02 (3) 461 1,842 -- 22
Airpark East-Building 03 (3) 321 1,283 -- 71
Airpark -- 149 727 313(17) 206
East-HewlettPackard
Airpark East-Inacom -- 106 478 222(17) 293
Building
Airpark East-Simplex -- 103 526 196(17) 256
Airpark East-Building A (3) 541 2,913 -- 366
Airpark East-Building B (3) 779 3,200 -- 275
Airpark East-C Building (3) 2,384 9,535 -- 360
Airpark East-Building D -- 271 3,213 575(17) 709
Airpark East Expansion -- -- -- 598 --
Airpark East Land -- 1,317 -- (1,306)(17) 4
Airpark East-Service (3) 275 1,099 -- 89
Center 1
Airpark East-Service (3) 222 889 -- 118
Center 2
Airpark East-Service (3) 304 1,214 -- 64
Center 3
Airpark East-Service (3) 224 898 -- 16
Center 4
Airpark East-Service Court (3) 194 774 -- 44
Airpark East-Warehouse 1 (3) 384 1,535 -- 80
Airpark East-Warehouse 2 (3) 372 1,488 -- 68
Airpark East-Warehouse 3 (3) 370 1,480 -- 27
Airpark East-Warehouse 4 (3) 657 2,628 -- 178
Airpark East-Highland (3) 175 699 -- 8
206 South Westgate Drive -- 91 664 -- 79
207 South Westgate Drive -- 138 1,012 -- 8
300 South Westgate Drive -- 68 496 -- 6
305 South Westgate Drive -- 30 220 -- 73
307 South Westgate Drive -- 66 485 -- 7
309 South Westgate Drive -- 68 496 -- 21
311 South Westgate Drive -- 75 551 -- 26
315 South Westgate Drive -- 54 396 -- 9
317 South Westgate Drive -- 81 597 -- 15
319 South Westgate Drive -- 54 396 -- 7
4600 Dundas Circle -- 62 456 (62) (456)
4602 Dundas Circle -- 68 498 (68) (498)
7906 Industrial Village -- 62 455 -- 16
Road
7908 Industrial Village -- 62 455 -- 11
Road
7910 Industrial Village -- 62 455 -- 14
Road
Airpark North - DC1 (3) 723 2,891 -- 63
Airpark North - DC2 (3) 1,094 4,375 -- 91
Airpark North - DC3 (3) 378 1,511 -- 240
Airpark North - DC4 (3) 377 1,508 -- 137
Airpark North Land -- 804 -- -- --
2606 Phoenix Drive(100 -- 63 466 -- --
Series)
2606 Phoenix Drive(200 -- 63 466 -- 3
Series)
2606 Phoenix Drive(300 -- 31 229 -- 70
Series)
2606 Phoenix Drive(400 -- 52 382 -- 11
Series)
2606 Phoenix Drive(500 -- 64 471 -- 9
Series)
2606 Phoenix Drive(600 -- 78 575 -- 16
Series)
Network Construction -- -- 533 -- 200
Gross Amount at
Which Carried at Close of Period
Life on
Which
Building & Accumulated Date of Depreciation
Description Land Improvements Total (16) Depreciation Construction is Computed
- ---------------------------- ------- -------------- ------------ -------------- -------------- -------------
Deep River Corporate 1,033 6,046 7,079 406 1989 5-40 yrs.
Center
Airpark East-Copier 252 1,131 1,383 99 1990 5-40 yrs.
Consultants
Airpark East-Building 01 377 1,556 1,933 182 1990 5-40 yrs.
Airpark East-Building 02 461 1,864 2,325 182 1986 5-40 yrs.
Airpark East-Building 03 321 1,354 1,675 146 1986 5-40 yrs.
Airpark 462 933 1,395 140 1996 5-40 yrs.
East-HewlettPackard
Airpark East-Inacom 328 771 1,099 109 1996 5-40 yrs.
Building
Airpark East-Simplex 299 782 1,081 87 1997 5-40 yrs.
Airpark East-Building A 541 3,279 3,820 397 1986 5-40 yrs.
Airpark East-Building B 779 3,475 4,254 412 1988 5-40 yrs.
Airpark East-C Building 2,384 9,895 12,279 1,014 1990 5-40 yrs.
Airpark East-Building D 846 3,922 4,768 345 1997 5-40 yrs.
Airpark East Expansion 598 -- 598 -- N/A N/A
Airpark East Land 11 4 15 -- N/A N/A
Airpark East-Service 275 1,188 1,463 139 1985 5-40 yrs.
Center 1
Airpark East-Service 222 1,007 1,229 96 1985 5-40 yrs.
Center 2
Airpark East-Service 304 1,278 1,582 149 1985 5-40 yrs.
Center 3
Airpark East-Service 224 914 1,138 88 1985 5-40 yrs.
Center 4
Airpark East-Service Court 194 818 1,012 88 1990 5-40 yrs.
Airpark East-Warehouse 1 384 1,615 1,999 165 1985 5-40 yrs.
Airpark East-Warehouse 2 372 1,556 1,928 157 1985 5-40 yrs.
Airpark East-Warehouse 3 370 1,507 1,877 148 1986 5-40 yrs.
Airpark East-Warehouse 4 657 2,806 3,463 259 1988 5-40 yrs.
Airpark East-Highland 175 707 882 69 1990 5-40 yrs.
206 South Westgate Drive 91 743 834 58 1986 5-40 yrs.
207 South Westgate Drive 138 1,020 1,158 88 1986 5-40 yrs.
300 South Westgate Drive 68 502 570 43 1986 5-40 yrs.
305 South Westgate Drive 30 293 323 27 1985 5-40 yrs.
307 South Westgate Drive 66 492 558 46 1985 5-40 yrs.
309 South Westgate Drive 68 517 585 46 1985 5-40 yrs.
311 South Westgate Drive 75 577 652 60 1985 5-40 yrs.
315 South Westgate Drive 54 405 459 37 1985 5-40 yrs.
317 South Westgate Drive 81 612 693 58 1985 5-40 yrs.
319 South Westgate Drive 54 403 457 35 1985 5-40 yrs.
4600 Dundas Circle -- -- -- -- 1985 5-40 yrs.
4602 Dundas Circle -- -- -- -- 1985 5-40 yrs.
7906 Industrial Village 62 471 533 40 1985 5-40 yrs.
Road
7908 Industrial Village 62 466 528 43 1985 5-40 yrs.
Road
7910 Industrial Village 62 469 531 46 1985 5-40 yrs.
Road
Airpark North - DC1 723 2,954 3,677 288 1986 5-40 yrs.
Airpark North - DC2 1,094 4,466 5,560 440 1987 5-40 yrs.
Airpark North - DC3 378 1,751 2,129 223 1988 5-40 yrs.
Airpark North - DC4 377 1,645 2,022 170 1988 5-40 yrs.
Airpark North Land 804 -- 804 -- N/A N/A
2606 Phoenix Drive(100 63 466 529 40 1989 5-40 yrs.
Series)
2606 Phoenix Drive(200 63 469 532 43 1989 5-40 yrs.
Series)
2606 Phoenix Drive(300 31 299 330 28 1989 5-40 yrs.
Series)
2606 Phoenix Drive(400 52 393 445 38 1989 5-40 yrs.
Series)
2606 Phoenix Drive(500 64 480 544 47 1989 5-40 yrs.
Series)
2606 Phoenix Drive(600 78 591 669 57 1989 5-40 yrs.
Series)
Network Construction -- 733 733 16 1988 5-40 yrs.
F-33
Cost Capitalized
Subsequent
Initial Cost to Acquisition
Building & Building &
Description Encumbrance Land Improvements Land Improvements
- --------------------------- -------------- -------- -------------- ----------- --------------
5 Dundas Circle -- 72 531 -- 10
7 Dundas Circle -- 75 552 -- 14
8 Dundas Circle -- 84 617 -- 19
302 Pomona Drive -- 84 617 -- 72
304 Pomona Drive -- 22 163 -- --
306 Pomona Drive -- 50 368 -- 8
308 Pomona Drive -- 72 531 -- 2
9 Dundas Circle -- 51 373 -- 3
2616 Phoenix Drive -- 135 990 -- 81
500 Radar Road -- 202 1,484 -- 104
502 Radar Road -- 39 285 -- 62
504 Radar Road -- 39 285 -- 3
506 Radar Road -- 39 285 -- 7
Regency One-Piedmont -- 515 2,347 -- 576
Center
Regency Two-Piedmont -- 435 1,859 -- 509
Center
Sears Cenfact -- 861 3,446 -- 22
4000 Spring Garden Street -- 127 933 -- 67
4002 Spring Garden Street -- 39 290 -- 2
4004 Spring Garden Street -- 139 1,019 -- 57
Air Park South -- 491 1,895 -- 691
Warehouse I
Air Park South -- -- -- -- 1,005
Warehouse VI
RF Micro Devices -- 512 7,674 -- 132
Airpark West(1) (4) 954 3,817 -- 365
Airpark West(2) (4) 887 3,536 (3) 487
Airpark West(4) (4) 226 903 -- 124
Airpark West(5) (4) 242 966 -- 72
Airpark West(6) (4) 326 1,308 -- 99
7327 West Friendly -- 60 441 -- 6
Avenue
7339 West Friendly -- 63 465 -- 14
Avenue
7341 West Friendly -- 113 831 -- 93
Avenue
7343 West Friendly -- 72 531 -- 7
Avenue
7345 West Friendly -- 66 485 -- 12
Avenue
7347 West Friendly -- 97 709 -- 61
Avenue
7349 West Friendly -- 53 388 -- 13
Avenue
7351 West Friendly -- 106 778 -- 28
Avenue
7353 West Friendly -- 123 901 -- 12
Avenue
7355 West Friendly -- 72 525 -- 7
Avenue
150 Stratford -- 2,777 11,459 -- 238
Chesapeake (4) 1,236 4,944 -- 8
Forsyth Corporate Center 1,936 326 1,850 -- 624
The Knollwood(370) (3) 1,819 7,451 -- 468
The Knollwood(380) (3) 2,977 11,912 6,027 1,127
RMIC -- 1,091 5,525 -- 609
Robinhood -- 290 1,159 -- 111
101 Stratford -- 1,205 6,810 -- 94
Consolidated Center/ -- 625 2,126 -- 52
Building I
Consolidated Center/ -- 625 4,376 -- 55
Building II
Consolidated Center/ -- 680 3,522 -- 47
Building III
Consolidated Center/ -- 376 1,624 -- 112
Building IV
Champion Headquarters -- 1,725 6,280 -- 85
Gross Amount at
Which Carried at Close of Period
Life on
Which
Building & Accumulated Date of Depreciation
Description Land Improvements Total (16) Depreciation Construction is Computed
- --------------------------- -------- -------------- ------------ -------------- -------------- -------------
5 Dundas Circle 72 541 613 54 1987 5-40 yrs.
7 Dundas Circle 75 566 641 54 1986 5-40 yrs.
8 Dundas Circle 84 636 720 64 1986 5-40 yrs.
302 Pomona Drive 84 689 773 68 1987 5-40 yrs.
304 Pomona Drive 22 163 185 14 1987 5-40 yrs.
306 Pomona Drive 50 376 426 39 1987 5-40 yrs.
308 Pomona Drive 72 533 605 47 1987 5-40 yrs.
9 Dundas Circle 51 376 427 35 1986 5-40 yrs.
2616 Phoenix Drive 135 1,071 1,206 95 1985 5-40 yrs.
500 Radar Road 202 1,588 1,790 152 1981 5-40 yrs.
502 Radar Road 39 347 386 35 1986 5-40 yrs.
504 Radar Road 39 288 327 26 1986 5-40 yrs.
506 Radar Road 39 292 331 26 1986 5-40 yrs.
Regency One-Piedmont 515 2,923 3,438 288 1996 5-40 yrs.
Center
Regency Two-Piedmont 435 2,368 2,803 294 1996 5-40 yrs.
Center
Sears Cenfact 861 3,468 4,329 337 1989 5-40 yrs.
4000 Spring Garden Street 127 1,000 1,127 98 1983 5-40 yrs.
4002 Spring Garden Street 39 292 331 27 1983 5-40 yrs.
4004 Spring Garden Street 139 1,076 1,215 107 1983 5-40 yrs.
Air Park South 491 2,586 3,077 51 1998 5-40 yrs.
Warehouse I
Air Park South -- 1,005 1,005 -- N/A N/A
Warehouse VI
RF Micro Devices 512 7,806 8,318 237 1997 5-40 yrs.
Airpark West(1) 954 4,182 5,136 620 1984 5-40 yrs.
Airpark West(2) 884 4,023 4,907 387 1985 5-40 yrs.
Airpark West(4) 226 1,027 1,253 135 1985 5-40 yrs.
Airpark West(5) 242 1,038 1,280 118 1985 5-40 yrs.
Airpark West(6) 326 1,407 1,733 184 1985 5-40 yrs.
7327 West Friendly 60 447 507 39 1987 5-40 yrs.
Avenue
7339 West Friendly 63 479 542 43 1989 5-40 yrs.
Avenue
7341 West Friendly 113 924 1,037 84 1988 5-40 yrs.
Avenue
7343 West Friendly 72 538 610 46 1988 5-40 yrs.
Avenue
7345 West Friendly 66 497 563 47 1988 5-40 yrs.
Avenue
7347 West Friendly 97 770 867 86 1988 5-40 yrs.
Avenue
7349 West Friendly 53 401 454 40 1988 5-40 yrs.
Avenue
7351 West Friendly 106 806 912 76 1988 5-40 yrs.
Avenue
7353 West Friendly 123 913 1,036 79 1988 5-40 yrs.
Avenue
7355 West Friendly 72 532 604 46 1988 5-40 yrs.
Avenue
150 Stratford 2,777 11,697 14,474 1,151 1991 5-40 yrs.
Chesapeake 1,236 4,952 6,188 480 1993 5-40 yrs.
Forsyth Corporate Center 326 2,474 2,800 222 1985 5-40 yrs.
The Knollwood(370) 1,819 7,919 9,738 863 1994 5-40 yrs.
The Knollwood(380) 9,004 13,039 22,043 1,450 1990 5-40 yrs.
RMIC 1,091 6,134 7,225 58 1998 5-40 yrs.
Robinhood 290 1,270 1,560 152 1989 5-40 yrs.
101 Stratford 1,205 6,904 8,109 195 1986 5-40 yrs.
Consolidated Center/ 625 2,178 2,803 61 1983 5-40 yrs.
Building I
Consolidated Center/ 625 4,431 5,056 125 1983 5-40 yrs.
Building II
Consolidated Center/ 680 3,569 4,249 100 1989 5-40 yrs.
Building III
Consolidated Center/ 376 1,736 2,112 46 1989 5-40 yrs.
Building IV
Champion Headquarters 1,725 6,365 8,090 179 1993 5-40 yrs.
F-34
Cost Capitalized
Subsequent
Initial Cost to Acquisition
Building & Building &
Description Encumbrance Land Improvements Land Improvements
- --------------------------- ------------- ------- -------------- ----------------- --------------
Grassy Creek - Building G -- 1,439 3,357 -- --
Grassy Creek - Building H -- 1,606 3,748 -- --
Grassy Creek - Building I -- 1,835 4,283 -- --
Hampton Park - Building 5 -- 318 742 -- --
Hampton Park - Building 6 -- 371 866 -- --
Hampton Park - Building 7 -- 212 495 -- --
Hampton Park - Building 8 -- 212 495 -- --
Hampton Park - Building 9 -- 212 495 -- --
5100 Indiana Avenue -- 490 1,143 -- --
Members Warehouse -- 602 1,406 -- --
Madison Park - Building -- 211 493 -- --
5610
Madison Park - Building (16) 941 2,196 -- --
5620
Madison Park - Building (16) 1,486 3,468 -- --
5630
Madison Park - Building (16) 893 2,083 -- --
5635
Madison Park - Building (16) 3,632 8,476 -- --
5640
Madison Park - Building (16) 1,081 2,522 -- --
5650
Madison Park - Building (16) 1,910 4,456 -- --
5660
Madison Park - Building (16) 5,891 13,753 -- --
5655
711 Almondridge -- 301 702 -- --
710 Almondridge -- 1,809 4,221 -- --
500 Northridge -- 1,789 4,174 -- --
520 Northridge -- 1,645 3,876 -- --
531 Northridge -- 4,992 11,648 -- --
Warehouse
531 Northridge Office -- 766 1,788 -- --
540 Northridge -- 2,038 4,755 -- --
550 Northridge -- 472 1,102 -- --
US Airways -- 2,625 14,824 -- 180
University Commercial -- 429 1,771 -- 136
Center-Landmark 03
University Commercial -- 514 2,058 -- 165
Center-Archer 04
University Commercial -- 276 1,155 -- 66
Center-Service Center 1
University Commercial -- 215 859 -- 120
Center-Service Center 2
University Commercial -- 167 668 -- 27
Center-Service Center 3
University Commercial -- 203 812 -- 7
Center-Warehouse 1
University Commercial -- 196 786 -- 12
Center-Warehouse 2
Westpoint Business (1) 795 3,181 -- --
Park-BMF
Westpoint Business -- 346 1,384 -- 1
Park-Luwabahnson
Westpoint Business (1) 120 480 -- 24
Park(3 & 4)
West Point Business Park -- 1,759 -- (518)(19) --
Westpoint Business (1) 393 1,570 -- 65
Park-Wp 11
Westpoint Business (1) 382 1,531 -- 48
Park-Wp 12
Westpoint Business (1) 297 1,192 -- 45
Park-Wp 13
Westpoint Business -- 640 2,577 -- --
Park-Fairchild
Westpoint Business -- 178 590 -- 265
Park-Warehouse5
Gross Amount at
Which Carried at Close of Period
Life on
Which
Building & Accumulated Date of Depreciation
Description Land Improvements Total (16) Depreciation Construction is Computed
- --------------------------- ------- -------------- ------------ -------------- -------------- -------------
Grassy Creek - Building G 1,439 3,357 4,796 47 1984 5-40 yrs.
Grassy Creek - Building H 1,606 3,748 5,354 52 1985 5-40 yrs.
Grassy Creek - Building I 1,835 4,283 6,118 60 1986 5-40 yrs.
Hampton Park - Building 5 318 742 1,060 14 1981 5-40 yrs.
Hampton Park - Building 6 371 866 1,237 12 1980 5-40 yrs.
Hampton Park - Building 7 212 495 707 7 1983 5-40 yrs.
Hampton Park - Building 8 212 495 707 7 1984 5-40 yrs.
Hampton Park - Building 9 212 495 707 7 1985 5-40 yrs.
5100 Indiana Avenue 490 1,143 1,633 16 1982 5-40 yrs.
Members Warehouse 602 1,406 2,008 20 1986 5-40 yrs.
Madison Park - Building 211 493 704 7 1988 5-40 yrs.
5610
Madison Park - Building 941 2,196 3,137 30 1983 5-40 yrs.
5620
Madison Park - Building 1,486 3,468 4,954 47 1983 5-40 yrs.
5630
Madison Park - Building 893 2,083 2,976 28 1986 5-40 yrs.
5635
Madison Park - Building 3,632 8,476 12,108 116 1985 5-40 yrs.
5640
Madison Park - Building 1,081 2,522 3,603 34 1984 5-40 yrs.
5650
Madison Park - Building 1,910 4,456 6,366 61 1984 5-40 yrs.
5660
Madison Park - Building 5,891 13,753 19,644 188 1987 5-40 yrs.
5655
711 Almondridge 301 702 1,003 10 1988 5-40 yrs.
710 Almondridge 1,809 4,221 6,030 59 1989 5-40 yrs.
500 Northridge 1,789 4,174 5,963 58 1988 5-40 yrs.
520 Northridge 1,645 3,876 5,521 55 1988 5-40 yrs.
531 Northridge 4,992 11,648 16,640 161 1989 5-40 yrs.
Warehouse
531 Northridge Office 766 1,788 2,554 25 1989 5-40 yrs.
540 Northridge 2,038 4,755 6,793 66 1987 5-40 yrs.
550 Northridge 472 1,102 1,574 15 1989 5-40 yrs.
US Airways 2,625 15,004 17,629 424 1970-1987 5-40 yrs.
University Commercial 429 1,907 2,336 191 1985 5-40 yrs.
Center-Landmark 03
University Commercial 514 2,223 2,737 241 1986 5-40 yrs.
Center-Archer 04
University Commercial 276 1,221 1,497 134 1983 5-40 yrs.
Center-Service Center 1
University Commercial 215 979 1,194 122 1983 5-40 yrs.
Center-Service Center 2
University Commercial 167 695 862 67 1984 5-40 yrs.
Center-Service Center 3
University Commercial 203 819 1,022 79 1983 5-40 yrs.
Center-Warehouse 1
University Commercial 196 798 994 77 1983 5-40 yrs.
Center-Warehouse 2
Westpoint Business 795 3,181 3,976 308 1986 5-40 yrs.
Park-BMF
Westpoint Business 346 1,385 1,731 135 1990 5-40 yrs.
Park-Luwabahnson
Westpoint Business 120 504 624 49 1988 5-40 yrs.
Park(3 & 4)
West Point Business Park 1,241 -- 1,241 -- N/A N/A
Westpoint Business 393 1,635 2,028 166 1988 5-40 yrs.
Park-Wp 11
Westpoint Business 382 1,579 1,961 151 1988 5-40 yrs.
Park-Wp 12
Westpoint Business 297 1,237 1,534 118 1988 5-40 yrs.
Park-Wp 13
Westpoint Business 640 2,577 3,217 250 1990 5-40 yrs.
Park-Fairchild
Westpoint Business 178 855 1,033 180 1995 5-40 yrs.
Park-Warehouse5
F-35
Cost Capitalized
Subsequent Gross Amount at
Initial Cost to Acquisition Which Carried at Close of Period
Building & Building & Building &
Description Encumbrance Land Improvements Land Improvements Land Improvements Total (16)
- ---------------------------- ------------- -------- -------------- -------- -------------- -------- -------------- ------------
Greenville, SC
385 Building 1 -- 1,413 1,401 -- 2,524 1,413 3,925 5,338
385 Land -- -- -- 1,800 -- 1,800 -- 1,800
Nationsbank Plaza -- 642 9,349 -- 1,315 642 10,664 11,306
Brookfield Plaza 4,703 1,489 8,437 -- 297 1,489 8,734 10,223
Brookfield-CRS Sirrine 11,884 3,022 17,125 -- -- 3,022 17,125 20,147
Brookfield-YMCA 423 33 189 -- 16 33 205 238
Patewood I -- 942 5,016 -- 51 942 5,067 6,009
Patewood II -- 942 5,018 -- 100 942 5,118 6,060
Patewood III 5,343 835 4,733 -- 141 835 4,874 5,709
Patewood IV (27) 1,210 6,856 -- -- 1,210 6,856 8,066
Patewood V 4,714 1,677 9,503 -- -- 1,677 9,503 11,180
Patewood VI -- 2,375 7,141 -- 326 2,375 7,467 9,842
769 Pelham Rd. -- 705 2,778 -- -- 705 2,778 3,483
Patewood Business Center 2,541 1,312 7,436 -- 111 1,312 7,547 8,859
Jacksonville, FL
Belfort Park I -- 1,322 4,285 83 194 1,405 4,479 5,884
Belfort Park II -- 831 5,066 52 400 883 5,466 6,349
Belfort Parkway III -- 647 4,027 41 537 688 4,564 5,252
Belfort Park VI -- -- -- 447 -- 447 -- 447
Belfort Park VII -- -- -- 926 -- 926 -- 926
CIGNA Building -- 381 1,592 24 155 405 1,747 2,152
Harry James Building -- 272 1,358 17 150 289 1,508 1,797
Independent Square -- 3,985 44,633 250 9,597 4,235 54,230 58,465
Three Oaks Plaza -- 1,630 14,036 102 744 1,732 14,780 16,512
Reflections 6,639 958 9,877 60 343 1,018 10,220 11,238
Southpoint Building -- 594 3,987 37 188 631 4,175 4,806
SWD Land Annex -- -- -- -- 5 -- 5 5
Highwoods Center -- 1,143 6,476 -- 73 1,143 6,549 7,692
Life of the South Building -- 184 4,750 12 519 196 5,269 5,465
Tallahasse, FL
Blair Stone Building -- 1,550 32,988 -- 413 1,550 33,401 34,951
215 South Monroe St. -- 1,950 17,853 4 140 1,954 17,993 19,947
Building
Shawnee Mission, KS
Corinth Square North (7) 2,693 10,772 -- 322 2,693 11,094 13,787
Shops
Corinth Shops South (7) 1,043 4,172 -- 33 1,043 4,205 5,248
Fairway Shops 2,792 673 2,694 -- 80 673 2,774 3,447
Georgetown Marketplace 5,500 1,399 5,598 -- -- 1,399 5,598 6,997
Prairie Village Shops 11,308 3,289 13,157 -- 407 3,289 13,564 16,853
Shannon Valley Shopping 6,583 1,669 6,678 -- 4 1,669 6,682 8,351
Center
Trailwood III Shops 820 223 893 -- 4 223 897 1,120
Trailwood Shops -- 458 1,831 -- 65 458 1,896 2,354
Valencia Place -- -- -- -- 48 -- 48 48
Westwood Shops -- 113 453 -- 2 113 455 568
Brymar Building -- 329 1,317 -- 21 329 1,338 1,667
Corinth Executive Square -- 514 2,054 -- 281 514 2,335 2,849
Corinth Office Building 911 529 2,116 -- 47 529 2,163 2,692
Fairway North Building 8,000 753 3,013 -- 140 753 3,153 3,906
Fairway West Building 4,775 851 3,402 -- 69 851 3,471 4,322
Hartford Office Building -- 568 2,271 -- 62 568 2,333 2,901
Land - Kansas -- 28,275 121 -- -- 28,275 121 28,396
Nichols Building 966 490 1,959 -- 25 490 1,984 2,474
Oak Park Building -- 368 1,470 -- 144 368 1,614 1,982
Prairie Village Office -- 749 2,997 -- 108 749 3,105 3,854
Center
Quivira Business Park A -- 191 447 -- 13 191 460 651
Quivira Business Park B -- 179 417 -- 6 179 423 602
Quivira Business Park C -- 189 440 -- -- 189 440 629
Quivira Business Park D -- 154 360 -- -- 154 360 514
Quivira Business Park E -- 251 586 -- -- 251 586 837
Quivira Business Park F -- 171 400 -- 20 171 420 591
Quivira Business Park G -- 205 477 -- -- 205 477 682
Quivira Business Park H -- 175 407 -- -- 175 407 582
Life on
Which
Accumulated Date of Depreciation
Description Depreciation Construction is Computed
- ---------------------------- -------------- -------------- -------------
Greenville, SC
385 Building 1 62 1998 5-40 yrs.
385 Land -- N/A N/A
Nationsbank Plaza 387 1973 5-40 yrs.
Brookfield Plaza 568 1987 5-40 yrs.
Brookfield-CRS Sirrine 993 1990 5-40 yrs.
Brookfield-YMCA 19 1990 5-40 yrs.
Patewood I 240 1985 5-40 yrs.
Patewood II 245 1987 5-40 yrs.
Patewood III 351 1989 5-40 yrs.
Patewood IV 397 1989 5-40 yrs.
Patewood V 551 1990 5-40 yrs.
Patewood VI 92 N/A 5-40 yrs.
769 Pelham Rd. 61 1989 5-40 yrs.
Patewood Business Center 443 1983 5-40 yrs.
Jacksonville, FL
Belfort Park I 141 1988 5-40 yrs.
Belfort Park II 164 1988 5-40 yrs.
Belfort Parkway III 189 1988 5-40 yrs.
Belfort Park VI -- N/A N/A
Belfort Park VII -- N/A N/A
CIGNA Building 59 1972 5-40 yrs.
Harry James Building 53 1982 5-40 yrs.
Independent Square 1,802 1975 5-40 yrs.
Three Oaks Plaza 458 1972 5-40 yrs.
Reflections 335 1985 5-40 yrs.
Southpoint Building 131 1980 5-40 yrs.
SWD Land Annex -- N/A N/A
Highwoods Center 376 1991 5-40 yrs.
Life of the South Building 157 1964 5-40 yrs.
Tallahasse, FL
Blair Stone Building 1,015 1994 5-40 yrs.
215 South Monroe St. 367 1976 5-40 yrs.
Building
Shawnee Mission, KS
Corinth Square North 129 1962 5-40 yrs.
Shops
Corinth Shops South 50 1953 5-40 yrs.
Fairway Shops 36 1940 5-40 yrs.
Georgetown Marketplace 74 1974 5-40 yrs.
Prairie Village Shops 165 1948 5-40 yrs.
Shannon Valley Shopping 86 1988 5-40 yrs.
Center
Trailwood III Shops 10 1986 5-40 yrs.
Trailwood Shops 23 1968 5-40 yrs.
Valencia Place -- N/A 5-40 yrs.
Westwood Shops 5 1926 5-40 yrs.
Brymar Building 17 1968 5-40 yrs.
Corinth Executive Square 26 1973 5-40 yrs.
Corinth Office Building 25 1960 5-40 yrs.
Fairway North Building 37 1985 5-40 yrs.
Fairway West Building 39 1983 5-40 yrs.
Hartford Office Building 26 1978 5-40 yrs.
Land - Kansas 1 N/A N/A
Nichols Building 23 1978 5-40 yrs.
Oak Park Building 18 1976 5-40 yrs.
Prairie Village Office 37 1960 5-40 yrs.
Center
Quivira Business Park A 6 1975 5-40 yrs.
Quivira Business Park B 5 1973 5-40 yrs.
Quivira Business Park C 5 1973 5-40 yrs.
Quivira Business Park D 4 1973 5-40 yrs.
Quivira Business Park E 7 1973 5-40 yrs.
Quivira Business Park F 5 1973 5-40 yrs.
Quivira Business Park G 6 1973 5-40 yrs.
Quivira Business Park H 8 1973 5-40 yrs.
F-36
Cost Capitalized
Subsequent Gross Amount at
Initial Cost to Acquisition Which Carried at Close of Period
Building & Building & Building &
Description Encumbrance Land Improvements Land Improvements Land Improvements Total (16)
- --------------------------- ------------- -------- -------------- ------ -------------- -------- -------------- ------------
Quivira Business Park J -- 360 839 -- 5 360 844 1,204
Quivira Business Park L -- 98 228 -- -- 98 228 326
Quivira Business Park K -- 95 222 -- -- 95 222 317
Quivira Business Park -- 257 600 -- 125 257 725 982
SWB
Kansas City, MO
48th & Penn (15) 418 3,765 -- 472 418 4,237 4,655
Balcony Retail (15) 889 8,002 -- -- 889 8,002 8,891
Brookside Shopping 4,078 2,002 8,602 154 642 2,156 9,244 11,400
Center
Court of the Penguins (15) 566 5,091 -- 101 566 5,192 5,758
Colonial Shops -- 138 550 -- 24 138 574 712
Crestwood Shops -- 253 1,013 -- 47 253 1,060 1,313
Esplanade (15) 748 6,734 -- 6 748 6,740 7,488
Land Under Ground -- 9,789 115 -- -- 9,789 115 9,904
Leases Retail
Halls Block (15) 275 2,478 -- 1 275 2,479 2,754
Kenilworth -- 113 452 -- -- 113 452 565
Macy's Block (15) 504 4,536 -- -- 504 4,536 5,040
Millcreek Retail (15) 602 5,422 -- 500 602 5,922 6,524
Nichols Block Retail (15) 600 5,402 -- -- 600 5,402 6,002
96th & Nall Shops -- 99 397 -- 7 99 404 503
Plaza Central (15) 405 3,649 -- 1 405 3,650 4,055
Plaza Savings South (15) 357 3,211 -- 1,049 357 4,260 4,617
Romanelli Annex Shops -- 24 97 -- -- 24 97 121
Red Bridge Shops -- 1,091 4,364 -- 54 1,091 4,418 5,509
Romanelli Shops -- 219 875 -- 108 219 983 1,202
Seville Shops West -- 300 2,696 -- -- 300 2,696 2,996
Seville Square -- -- -- -- 368 -- 368 368
Swanson Block (15) 949 8,537 -- 37 949 8,574 9,523
Theater Block (15) 1,197 10,769 -- 41 1,197 10,810 12,007
Time Block Retail (15) 1,292 11,627 -- 805 1,292 12,432 13,724
Triangle (15) 308 2,771 -- -- 308 2,771 3,079
Cole Garden Apartments -- 22 122 -- -- 22 122 144
Corinth Gardens -- 283 1,603 -- 39 283 1,642 1,925
Coach House North 20,000 1,604 9,092 -- 127 1,604 9,219 10,823
Coach House South 4,500 3,707 21,008 -- 51 3,707 21,059 24,766
Coach Lamp -- 870 4,929 -- 59 870 4,988 5,858
Corinth Paddock -- 1,050 5,949 -- 92 1,050 6,041 7,091
Corinth Place 4,500 639 3,623 -- 6 639 3,629 4,268
Rental Houses -- -- 939 -- -- -- 939 939
Kenilworth 7,379 2,160 12,240 -- 177 2,160 12,417 14,577
Kirkwood Circle -- 3,000 -- -- 1 3,000 1 3,001
Mission Valley 1,107 576 3,266 -- 29 576 3,295 3,871
Neptune 3,498 1,073 6,079 -- 44 1,073 6,123 7,196
Parklane -- 273 1,548 -- 4 273 1,552 1,825
Penn Wick Apartments -- 31 175 -- -- 31 175 206
Regency House 4,294 1,853 10,500 -- 361 1,853 10,861 12,714
St. Charles Apartments -- 29 164 -- -- 29 164 193
Sulgrave 7,974 2,621 14,855 -- (30) 2,621 14,825 17,446
Tama Apartments -- 16 93 -- -- 16 93 109
Wornall Road Apartments -- 30 171 -- -- 30 171 201
4900 Main Building -- 3,202 12,809 -- 46 3,202 12,855 16,057
63rd & Brookside Building -- 71 283 -- 7 71 290 361
Balcony Office (15) 65 585 -- 82 65 667 732
Bannister Business Center 1,157 306 713 -- 76 306 789 1,095
Challenger Inc. 13,500 13,475 -- -- -- 13,475 -- 13,475
Esplanade Block Office (15) 375 3,374 -- 2 375 3,376 3,751
Marley Continental Homes -- 180 1,620 -- -- 180 1,620 1,800
of KS
Millcreek Office (15) 79 710 -- 129 79 839 918
Land - Missouri -- 4,665 188 -- -- 4,665 188 4,853
Nichols Block Office (15) 74 668 -- -- 74 668 742
One Ward Parkway -- 666 2,663 -- 54 666 2,717 3,383
Plaza Land Company -- 50 -- -- -- 50 -- 50
Park Plaza Building (15) 1,352 5,409 -- 33 1,352 5,442 6,794
Life on
Which
Accumulated Date of Depreciation
Description Depreciation Construction is Computed
- --------------------------- -------------- -------------- -------------
Quivira Business Park J 10 1973 5-40 yrs.
Quivira Business Park L 3 1985 5-40 yrs.
Quivira Business Park K 8 1985 5-40 yrs.
Quivira Business Park 8 1973 5-40 yrs.
SWB
Kansas City, MO
48th & Penn 56 1948 5-40 yrs.
Balcony Retail 119 1925 5-40 yrs.
Brookside Shopping 101 1919 5-40 yrs.
Center
Court of the Penguins 79 1945 5-40 yrs.
Colonial Shops 7 1907 5-40 yrs.
Crestwood Shops 13 1932 5-40 yrs.
Esplanade 100 1928 5-40 yrs.
Land Under Ground 1 N/A N/A
Leases Retail
Halls Block 37 1964 5-40 yrs.
Kenilworth 5 1965 5-40 yrs.
Macy's Block 67 1926 5-40 yrs.
Millcreek Retail 81 1920 5-40 yrs.
Nichols Block Retail 80 1930 5-40 yrs.
96th & Nall Shops 5 1976 5-40 yrs.
Plaza Central 54 1958 5-40 yrs.
Plaza Savings South 48 1948 5-40 yrs.
Romanelli Annex Shops 1 1963 5-40 yrs.
Red Bridge Shops 52 1959 5-40 yrs.
Romanelli Shops 11 1925 5-40 yrs.
Seville Shops West 40 1980 5-40 yrs.
Seville Square 10 N/A N/A
Swanson Block 127 1967 5-40 yrs.
Theater Block 160 1928 5-40 yrs.
Time Block Retail 172 1929 5-40 yrs.
Triangle 41 1925 5-40 yrs.
Cole Garden Apartments 1 1960 5-40 yrs.
Corinth Gardens 19 1961 5-40 yrs.
Coach House North 106 1986 5-40 yrs.
Coach House South 244 1984 5-40 yrs.
Coach Lamp 58 1961 5-40 yrs.
Corinth Paddock 70 1973 5-40 yrs.
Corinth Place 42 1987 5-40 yrs.
Rental Houses 11 1971-1989 5-40 yrs.
Kenilworth 143 1965 5-40 yrs.
Kirkwood Circle -- N/A N/A
Mission Valley 38 1964 5-40 yrs.
Neptune 71 1988 5-40 yrs.
Parklane 18 1924 5-40 yrs.
Penn Wick Apartments 2 1965 5-40 yrs.
Regency House 145 1960 5-40 yrs.
St. Charles Apartments 2 1922 5-40 yrs.
Sulgrave 190 1967 5-40 yrs.
Tama Apartments 1 1965 5-40 yrs.
Wornall Road Apartments 2 1918 5-40 yrs.
4900 Main Building 159 1986 5-40 yrs.
63rd & Brookside Building 3 1919 5-40 yrs.
Balcony Office 7 1928 5-40 yrs.
Bannister Business Center 9 1985 5-40 yrs.
Challenger Inc. -- N/A N/A
Esplanade Block Office 39 1945 5-40 yrs.
Marley Continental Homes 19 N/A 5-40 yrs.
of KS
Millcreek Office 8 1925 5-40 yrs.
Land - Missouri 2 N/A 5-40 yrs.
Nichols Block Office 8 1938 5-40 yrs.
One Ward Parkway 44 1980 5-40 yrs.
Plaza Land Company -- N/A N/A
Park Plaza Building 72 1983 5-40 yrs.
F-37
Cost Capitalized
Subsequent
Initial Cost to Acquisition
Building & Building &
Description Encumbrance Land Improvements Land Improvements
- ---------------------------- ------------- -------- -------------- ------------------- --------------
Parkway Building -- 395 1,578 -- 130
Romanelli Annex Office -- 73 294 -- 6
Building
Red Bridge Professional -- 405 1,621 -- 78
Building
Two Brush Creek Plaza -- 961 3,845 -- 44
Theatre Block Office (15) 242 2,179 -- --
Time Block Office (15) 199 1,792 -- 4
Memphis, TN
Atrium I & II -- 1,530 6,121 40 133
Centrum -- 1,013 5,488 -- 91
Colonnade -- -- -- 1,300 7,996
Hickory Hill Medical Plaza -- 398 2,256 -- 4
3400 Players Club -- 1,005 3,816 -- 1,695
Parkway
International Place -- 4,847 27,469 -- 858
Phase II
Kirby Centre -- 525 2,973 -- 77
International Place -- -- -- 1,566 --
Phase III
Southwind Office -- 996 5,643 -- 26
Center A
Southwind Office Center -- 1,356 7,684 -- 259
B
Southwind Office -- 1,070 3,834 -- 839
Center C
Norfolk, VA
Battlefield Business 2,680 774 4,387 -- --
Center II
Greenbriar Business 2,730 936 5,305 -- 55
Center
Hampton Center Two -- -- -- 2 --
Hampton Center Three -- -- -- 2 --
Highwoods Centre -- 2 7,257 -- 98
Riverside II -- -- -- 483 --
Riverside Building -- 1,495 5,963 -- 319
Nashville, TN
3401 Westend -- 6,103 23,343 -- 1,153
5310 Maryland Way -- 1,923 7,360 -- 50
Ayers Land -- -- -- 1,164 --
Southpointe -- -- -- 1,655 7,961
BNA Corporate Center 11,465 -- 22,588 -- 710
Century City Plaza I -- 903 3,612 -- 310
Cool Springs - Building II -- -- -- 6,796 --
Cool Springs I -- -- -- 1,983 11,477
Eastpark 1, 2, 3 3,956 3,137 11,842 -- 842
Grassmere -- 1,779 -- (348)(24) --
Grassmere I 2,817 1,251 7,091 -- 594
Grassmere II 4,341 2,260 12,804 -- 234
Grassmere III 4,984 1,340 7,592 -- 5
Highwoods Plaza I -- 1,772 6,380 -- 2,611
Highwoods Plaza II -- 1,448 6,948 -- 1,214
Harpeth On The Green II -- 1,419 5,677 1 305
Harpeth on the Green III -- 1,658 6,633 2 289
Harpeth on the Green IV -- 1,709 6,835 5 371
Harpeth on the Green V -- -- -- 662 5,566
Lakeview Ridge -- 2,179 7,545 -- 166
Lakeview Ridge II -- -- -- 557 5,297
Ridge Development -- 1,960 -- (1,870)(25) --
The Sparrow Building -- 1,262 5,047 -- 73
Grassmere/Thousdale -- 760 -- -- --
Land
Winners Circle -- 1,495 7,072 2 181
Orlando, FL
Sunport Center -- 1,505 9,777 -- 102
Oakridge Center -- 4,700 18,761 -- 226
Gross Amount at
Which Carried at Close of Period
Life on
Which
Building & Accumulated Date of Depreciation
Description Land Improvements Total (16) Depreciation Construction is Computed
- ---------------------------- -------- -------------- ------------ -------------- -------------- -------------
Parkway Building 395 1,708 2,103 23 1906-1910 5-40 yrs.
Romanelli Annex Office 73 300 373 3 1963 5-40 yrs.
Building
Red Bridge Professional 405 1,699 2,104 19 1972 5-40 yrs.
Building
Two Brush Creek Plaza 961 3,889 4,850 49 1983 5-40 yrs.
Theatre Block Office 242 2,179 2,421 25 1928 5-40 yrs.
Time Block Office 199 1,796 1,995 21 1945 5-40 yrs.
Memphis, TN
Atrium I & II 1,570 6,254 7,824 321 1984 5-40 yrs.
Centrum 1,013 5,579 6,592 204 1979 5-40 yrs.
Colonnade 1,300 7,996 9,296 209 1998 5-40 yrs.
Hickory Hill Medical Plaza 398 2,260 2,658 131 1988 5-40 yrs.
3400 Players Club 1,005 5,511 6,516 341 1997 5-40 yrs.
Parkway
International Place 4,847 28,327 33,174 1,769 1988 5-40 yrs.
Phase II
Kirby Centre 525 3,050 3,575 176 1984 5-40 yrs.
International Place 1,566 -- 1,566 -- N/A N/A
Phase III
Southwind Office 996 5,669 6,665 333 1991 5-40 yrs.
Center A
Southwind Office Center 1,356 7,943 9,299 449 1990 5-40 yrs.
B
Southwind Office 1,070 4,673 5,743 4 1998 5-40 yrs.
Center C
Norfolk, VA
Battlefield Business 774 4,387 5,161 254 1987 5-40 yrs.
Center II
Greenbriar Business 936 5,360 6,296 312 1984 5-40 yrs.
Center
Hampton Center Two 2 -- 2 -- N/A N/A
Hampton Center Three 2 -- 2 -- N/A N/A
Highwoods Centre 2 7,355 7,357 22 N/A 5-40 yrs.
Riverside II 483 -- 483 -- N/A N/A
Riverside Building 1,495 6,282 7,777 193 1988 5-40 yrs.
Nashville, TN
3401 Westend 6,103 24,496 30,599 1,799 1982 5-40 yrs.
5310 Maryland Way 1,923 7,410 9,333 499 1994 5-40 yrs.
Ayers Land 1,164 -- 1,164 -- N/A N/A
Southpointe 1,655 7,961 9,616 71 1998 5-40 yrs.
BNA Corporate Center -- 23,298 23,298 1,625 1985 5-40 yrs.
Century City Plaza I 903 3,922 4,825 299 1987 5-40 yrs.
Cool Springs - Building II 6,796 -- 6,796 -- N/A 5-40 yrs.
Cool Springs I 1,983 11,477 13,460 66 N/A 5-40 yrs.
Eastpark 1, 2, 3 3,137 12,684 15,821 995 1978 5-40 yrs.
Grassmere 1,431 -- 1,431 -- N/A N/A
Grassmere I 1,251 7,685 8,936 468 1984 5-40 yrs.
Grassmere II 2,260 13,038 15,298 798 1985 5-40 yrs.
Grassmere III 1,340 7,597 8,937 441 1990 5-40 yrs.
Highwoods Plaza I 1,772 8,991 10,763 843 1996 5-40 yrs.
Highwoods Plaza II 1,448 8,162 9,610 525 1997 5-40 yrs.
Harpeth On The Green II 1,420 5,982 7,402 360 1984 5-40 yrs.
Harpeth on the Green III 1,660 6,922 8,582 396 1987 5-40 yrs.
Harpeth on the Green IV 1,714 7,206 8,920 429 1989 5-40 yrs.
Harpeth on the Green V 662 5,566 6,228 164 1998 5-40 yrs.
Lakeview Ridge 2,179 7,711 9,890 439 1986 5-40 yrs.
Lakeview Ridge II 557 5,297 5,854 148 1998 5-40 yrs.
Ridge Development 90 -- 90 -- N/A N/A
The Sparrow Building 1,262 5,120 6,382 292 1982 5-40 yrs.
Grassmere/Thousdale 760 -- 760 -- N/A N/A
Land
Winners Circle 1,497 7,253 8,750 223 1987 5-40 yrs.
Orlando, FL
Sunport Center 1,505 9,879 11,384 301 1990 5-40 yrs.
Oakridge Center 4,700 18,987 23,687 576 1966-1992 5-40 yrs.
F-38
Cost Capitalized
Subsequent
Initial Cost to Acquisition
Building & Building &
Description Encumbrance Land Improvements Land Improvements
- -------------------------- ------------- -------- -------------- ----------------- --------------
Corporate Square -- 900 1,717 -- 340
Executive Point Towers -- 2,200 7,230 -- 265
Sandlake Southwest 3,528 1,025 4,049 -- 3
Lakeview Office Park -- 5,400 13,994 -- 353
2699 Lee Road Building -- 1,500 6,003 -- 293
MetroWest Center 3,482 1,344 7,618 -- 108
Landmark I -- 6,785 28,243 -- 42
Landmark II -- 6,785 28,206 -- 105
C N A Maitland I -- 1,858 16,129 -- --
C N A Maitland II -- 743 2,639 -- 905
Hard Rock Caf[00e9] -- 1,305 3,570 -- --
Metro West Land -- -- -- 5,505 --
One Winter Park 2,294 1,000 3,652 -- 139
The Palladium -- 1,400 5,500 -- 59
201 Pine Street Building -- 4,400 29,836 -- 700
Capital Plaza -- -- -- 2,970 --
Premier Point North -- 800 3,037 -- 80
Premier Point South -- 600 3,404 -- 103
Interlachen Village 2,081 1,100 2,689 -- 46
Signature Plaza -- 4,300 30,294 -- 1,501
Skyline Center -- 700 2,748 -- 58
Southwest Corporate 3,666 991 5,613 -- --
Center
Research Triangle, NC
Blue Ridge II -- 434 (2) 29 1,429
Blue Ridge I -- 722 4,538 -- 959
3404 North Duke Street -- 879 3,522 -- 1
Fairfield II -- 910 3,647 -- 519
3600 Glenwood Avenue -- -- -- -- 10,994
3645 Trust Drive - One 1,754 520 2,949 -- 48
North Commerce
Center
3737 Glenwood Ave. -- -- -- -- 70
4020 North Roxboro Road -- 675 2,708 -- 1,222
4101 North Roxboro Road -- 1,059 4,243 -- 283
Fairfield I -- 805 3,227 -- 587
4201 Research Commons -- 1,204 7,715 -- 2,414
4301 Research Commons -- 900 7,425 -- 693
4401 Research Commons -- 1,249 8,929 -- 4,871
4501 Research Commons -- 785 4,448 -- 1,092
4800 North Park -- 2,678 17,673 -- 242
4900 North Park 1,440 770 1,989 -- 273
5000 North Park -- 1,010 4,697 -- 1,006
5200 Green's Dairy - One 585 169 959 -- 17
North Commerce
Center
5220 Green's Dairy - One 1,057 382 2,165 -- 94
North Commerce
Center
5301 Departure Drive 2,432 882 5,000 -- 6
4000 Aerial Center -- 541 2,163 -- 128
Amica -- 289 1,517 -- 80
Arrowwood -- 955 3,383 -- 258
Aspen -- 560 2,088 -- 270
Birchwood -- 201 907 -- 38
BTI -- -- 15,504 -- 10
BTI Houses -- 250 250 -- --
Capital Center -- 851 -- (629)(20) --
Cedar East -- 563 2,491 -- 247
Cedar West -- 563 2,475 -- 454
ClinTrials Research -- 2,497 12,798 -- 2,648
Colony Corporate Center -- 613 3,296 -- 598
Concourse -- 986 12,069 -- 679
Cape Fear -- 131 -- -- 2,612
Creekstone Crossing -- 728 3,841 -- 100
Cotton -- 460 1,844 -- 117
Catawba -- 125 (15) -- 1,928
Gross Amount at
Which Carried at Close of Period
Life on
Which
Building & Accumulated Date of Depreciation
Description Land Improvements Total (16) Depreciation Construction is Computed
- -------------------------- -------- -------------- ------------ -------------- -------------- -------------
Corporate Square 900 2,057 2,957 84 1971 5-40 yrs.
Executive Point Towers 2,200 7,495 9,695 253 1978 5-40 yrs.
Sandlake Southwest 1,025 4,052 5,077 48 1986 5-40 yrs.
Lakeview Office Park 5,400 14,347 19,747 461 1975 5-40 yrs.
2699 Lee Road Building 1,500 6,296 7,796 185 1974 5-40 yrs.
MetroWest Center 1,344 7,726 9,070 465 1988 5-40 yrs.
Landmark I 6,785 28,285 35,070 624 1983 5-40 yrs.
Landmark II 6,785 28,311 35,096 631 1985 5-40 yrs.
C N A Maitland I 1,858 16,129 17,987 17 1998 5-40 yrs.
C N A Maitland II 743 3,544 4,287 18 1998 5-40 yrs.
Hard Rock Caf[00e9] 1,305 3,570 4,875 4 1998 5-40 yrs.
Metro West Land 5,505 -- 5,505 -- N/A N/A
One Winter Park 1,000 3,791 4,791 121 1982 5-40 yrs.
The Palladium 1,400 5,559 6,959 170 1988 5-40 yrs.
201 Pine Street Building 4,400 30,536 34,936 1,056 1980 5-40 yrs.
Capital Plaza 2,970 -- 2,970 -- N/A 5-40 yrs.
Premier Point North 800 3,117 3,917 100 1983 5-40 yrs.
Premier Point South 600 3,507 4,107 115 1983 5-40 yrs.
Interlachen Village 1,100 2,735 3,835 88 1987 5-40 yrs.
Signature Plaza 4,300 31,795 36,095 1,009 1986 5-40 yrs.
Skyline Center 700 2,806 3,506 86 1985 5-40 yrs.
Southwest Corporate 991 5,613 6,604 325 1984 5-40 yrs.
Center
Research Triangle, NC
Blue Ridge II 463 1,427 1,890 445 1988 5-40 yrs.
Blue Ridge I 722 5,497 6,219 668 1982 5-40 yrs.
3404 North Duke Street 879 3,523 4,402 305 1985 5-40 yrs.
Fairfield II 910 4,166 5,076 401 1989 5-40 yrs.
3600 Glenwood Avenue -- 10,994 10,994 492 1986 5-40 yrs.
3645 Trust Drive - One 520 2,997 3,517 180 1984 5-40 yrs.
North Commerce
Center
3737 Glenwood Ave. -- 70 70 -- N/A N/A
4020 North Roxboro Road 675 3,930 4,605 236 1989 5-40 yrs.
4101 North Roxboro Road 1,059 4,526 5,585 382 1984 5-40 yrs.
Fairfield I 805 3,814 4,619 291 1987 5-40 yrs.
4201 Research Commons 1,204 10,129 11,333 2,056 1991 5-40 yrs.
4301 Research Commons 900 8,118 9,018 756 1989 5-40 yrs.
4401 Research Commons 1,249 13,800 15,049 2,984 1987 5-40 yrs.
4501 Research Commons 785 5,540 6,325 803 1985 5-40 yrs.
4800 North Park 2,678 17,915 20,593 2,086 1985 5-40 yrs.
4900 North Park 770 2,262 3,032 299 1984 5-40 yrs.
5000 North Park 1,010 5,703 6,713 911 1980 5-40 yrs.
5200 Green's Dairy - One 169 976 1,145 64 1984 5-40 yrs.
North Commerce
Center
5220 Green's Dairy - One 382 2,259 2,641 135 1984 5-40 yrs.
North Commerce
Center
5301 Departure Drive 882 5,006 5,888 291 1984 5-40 yrs.
4000 Aerial Center 541 2,291 2,832 124 1992 5-40 yrs.
Amica 289 1,597 1,886 236 1983 5-40 yrs.
Arrowwood 955 3,641 4,596 517 1979 5-40 yrs.
Aspen 560 2,358 2,918 333 1980 5-40 yrs.
Birchwood 201 945 1,146 129 1983 5-40 yrs.
BTI -- 15,514 15,514 310 1995 5-40 yrs.
BTI Houses 250 250 500 2 1970 5-40 yrs.
Capital Center 222 -- 222 -- N/A N/A
Cedar East 563 2,738 3,301 392 1981 5-40 yrs.
Cedar West 563 2,929 3,492 472 1981 5-40 yrs.
ClinTrials Research 2,497 15,446 17,943 146 1998 5-40 yrs.
Colony Corporate Center 613 3,894 4,507 507 1985 5-40 yrs.
Concourse 986 12,748 13,734 1,560 1986 5-40 yrs.
Cape Fear 131 2,612 2,743 1,453 1979 5-40 yrs.
Creekstone Crossing 728 3,941 4,669 368 1990 5-40 yrs.
Cotton 460 1,961 2,421 152 1972 5-40 yrs.
Catawba 125 1,913 2,038 1,088 1980 5-40 yrs.
F-39
Cost Capitalized
Subsequent
Initial Cost to Acquisition
Building & Building &
Description Encumbrance Land Improvements Land Improvements
- --------------------------- ------------- -------- -------------- ------------------- --------------
Cottonwood -- 609 3,253 -- 22
Cypress -- 567 1,729 -- 141
Dogwood -- 766 2,777 -- 16
EPA Annex -- 2,601 10,920 -- 109
Expressway Warehouse -- 242 -- 4 1,894
Global Software -- 465 5,358 -- 2,102
Hawthorn -- 904 3,782 -- 73
Highwoods Health Club -- 142 524 -- 1,308
Holiday Inn Reservations -- 867 2,735 -- 136
Center
Holly -- 300 1,144 -- 44
Healthsource -- 1,294 10,593 10 1,620
Highwoods Tower One -- 203 16,914 -- 544
Highwoods Centre -- 532 5,960 -- 877
Ironwood -- 319 1,276 -- 353
Kaiser -- 133 3,625 -- 606
Laurel -- 884 2,524 -- 53
Lake Plaza East -- 856 4,893 -- 696
Highwoods Office Center -- 1,103 49 (387)(21) --
North
Highwoods Office Center -- 2,518 -- -- --
South
Leatherwood -- 213 851 -- 413
Martin Land -- -- -- 3,409 --
A4 Health Systems -- 717 3,418 -- 1,297
Creekstone Park -- 796 -- (647)(22) --
Northpark I -- 405 -- 93 3,542
North Park - Land -- 962 -- 39 --
Phase I - One North 1,961 768 4,353 -- 265
Commerce Center
\`W' Building - One North 3,737 1,163 6,592 -- 1,329
Commerce Center
Overlook -- -- -- -- 42
Pamlico/Roanoke -- 269 -- 20 11,087
Phoenix -- 394 2,019 -- 40
Raleigh Corp Center Lot D -- -- -- 2,039 --
4101 Research Commons -- 1,349 -- (1,349)(23) 3
Rexwoods Center I (4) 775 -- 103 3,691
Rexwoods II -- 355 (12) 7 1,863
Rexwoods III -- 886 -- 34 2,902
Rexwoods IV -- 586 -- -- 3,629
Rexwoods V -- 1,301 4,977 -- 973
Riverbirch -- 448 -- 21 4,434
Situs I -- 693 2,917 (1) 1,476
Situs II -- -- -- 718 4,736
Six Forks Center I -- 666 2,663 -- 477
Six Forks Center II -- 1,086 4,345 -- 427
Six Forks Center III -- 862 4,411 -- 202
Smoketree Tower -- 2,353 11,802 -- 2,724
South Square I (4) 606 3,785 -- 553
South Square II -- 525 4,710 -- 270
Sycamore -- 255 -- -- 5,809
Building 2A - Triangle (4) 377 4,004 -- 702
Business Center
Building 2B - Triangle (4) 118 1,225 -- 212
Business Center
Building 3 - Triangle (4) 409 5,349 -- 656
Business Center
Building 7 - Triangle (4) 414 6,301 -- 544
Business Center
Willow Oak -- 458 4,685 -- 1,791
Richmond, VA
Highwoods Distribution -- -- -- 2,763 --
Center
Airport Center One -- 708 4,374 -- 1,071
Airport Center 2 -- 362 2,896 -- 16
1309 Cary Street -- 171 685 -- 71
Gross Amount at
Which Carried at Close of Period
Life on
Which
Building & Accumulated Date of Depreciation
Description Land Improvements Total (16) Depreciation Construction is Computed
- --------------------------- -------- -------------- ------------ -------------- -------------- -------------
Cottonwood 609 3,275 3,884 380 1983 5-40 yrs.
Cypress 567 1,870 2,437 276 1980 5-40 yrs.
Dogwood 766 2,793 3,559 319 1983 5-40 yrs.
EPA Annex 2,601 11,029 13,630 1,076 1966 5-40 yrs.
Expressway Warehouse 246 1,894 2,140 398 1990 5-40 yrs.
Global Software 465 7,460 7,925 948 1996 5-40 yrs.
Hawthorn 904 3,855 4,759 1,808 1987 5-40 yrs.
Highwoods Health Club 142 1,832 1,974 28 1998 5-40 yrs.
Holiday Inn Reservations 867 2,871 3,738 337 1984 5-40 yrs.
Center
Holly 300 1,188 1,488 162 1984 5-40 yrs.
Healthsource 1,304 12,213 13,517 887 1996 5-40 yrs.
Highwoods Tower One 203 17,458 17,661 3,497 1991 5-40 yrs.
Highwoods Centre 532 6,837 7,369 30 1998 5-40 yrs.
Ironwood 319 1,629 1,948 262 1978 5-40 yrs.
Kaiser 133 4,231 4,364 1,313 1988 5-40 yrs.
Laurel 884 2,577 3,461 292 1982 5-40 yrs.
Lake Plaza East 856 5,589 6,445 851 1984 5-40 yrs.
Highwoods Office Center 716 49 765 14 N/A N/A
North
Highwoods Office Center 2,518 -- 2,518 -- N/A N/A
South
Leatherwood 213 1,264 1,477 192 1979 5-40 yrs.
Martin Land 3,409 -- 3,409 -- N/A N/A
A4 Health Systems 717 4,715 5,432 422 1996 5-40 yrs.
Creekstone Park 149 -- 149 -- N/A N/A
Northpark I 498 3,542 4,040 194 1997 5-40 yrs.
North Park - Land 1,001 -- 1,001 -- N/A N/A
Phase I - One North 768 4,618 5,386 279 1981 5-40 yrs.
Commerce Center
\`W' Building - One North 1,163 7,921 9,084 523 1983 5-40 yrs.
Commerce Center
Overlook -- 42 42 -- N/A N/A
Pamlico/Roanoke 289 11,087 11,376 2,515 1980 5-40 yrs.
Phoenix 394 2,059 2,453 248 1990 5-40 yrs.
Raleigh Corp Center Lot D 2,039 -- 2,039 -- N/A N/A
4101 Research Commons -- 3 3 -- N/A N/A
Rexwoods Center I 878 3,691 4,569 933 1990 5-40 yrs.
Rexwoods II 362 1,851 2,213 242 1993 5-40 yrs.
Rexwoods III 920 2,902 3,822 550 1992 5-40 yrs.
Rexwoods IV 586 3,629 4,215 609 1995 5-40 yrs.
Rexwoods V 1,301 5,950 7,251 174 1998 5-40 yrs.
Riverbirch 469 4,434 4,903 1,185 1987 5-40 yrs.
Situs I 692 4,393 5,085 583 1996 5-40 yrs.
Situs II 718 4,736 5,454 28 1998 5-40 yrs.
Six Forks Center I 666 3,140 3,806 266 1982 5-40 yrs.
Six Forks Center II 1,086 4,772 5,858 423 1983 5-40 yrs.
Six Forks Center III 862 4,613 5,475 516 1987 5-40 yrs.
Smoketree Tower 2,353 14,526 16,879 2,095 1984 5-40 yrs.
South Square I 606 4,338 4,944 561 1988 5-40 yrs.
South Square II 525 4,980 5,505 579 1989 5-40 yrs.
Sycamore 255 5,809 6,064 333 1997 5-40 yrs.
Building 2A - Triangle 377 4,706 5,083 859 1984 5-40 yrs.
Business Center
Building 2B - Triangle 118 1,437 1,555 214 1984 5-40 yrs.
Business Center
Building 3 - Triangle 409 6,005 6,414 1,071 1988 5-40 yrs.
Business Center
Building 7 - Triangle 414 6,845 7,259 862 1986 5-40 yrs.
Business Center
Willow Oak 458 6,476 6,934 1,207 1995 5-40 yrs.
Richmond, VA
Highwoods Distribution 2,763 -- 2,763 -- N/A N/A
Center
Airport Center One 708 5,445 6,153 260 1997 5-40 yrs.
Airport Center 2 362 2,912 3,274 57 1998 5-40 yrs.
1309 Cary Street 171 756 927 44 1987 5-40 yrs.
F-40
Cost Capitalized
Subsequent
Initial Cost to Acquisition
Building & Building &
Description Encumbrance Land Improvements Land Improvements
- -------------------------- ------------- ------- -------------- ----------------- --------------
4900 Cox -- 1,324 5,305 -- 155
Technology Park 1 -- 541 2,166 -- 140
East Shore One -- -- -- 114 --
Eastshore II -- -- -- -- 29
Grove Park II -- -- -- 570 --
Grove Park -- 349 2,685 470 3,075
Highwoods One -- 1,846 8,613 -- 1,977
Richfood Holdings -- 785 5,170 -- 1,322
Building
End of Cox Road Land -- 966 -- (296)(26) --
Highwoods Five -- 806 4,948 -- 831
Sadler & Cox Land -- -- -- 1,657 --
Development Opportunity -- 26 -- -- --
Strip
Liberty Mutual Building 3,351 1,205 4,819 -- 488
Waterfront Plaza (5) 585 2,347 -- 257
Markel-American -- 1,372 8,667 -- 347
North Park Building -- 2,163 8,659 -- 299
Hamilton Beach Building (5) 1,086 4,344 -- 148
One Shockoe Plaza -- -- -- -- 19,277
Westshore I 358 1,431 -- 24
Westshore II -- 545 2,181 -- 30
West Shore III -- 961 3,601 -- 1,131
Stony Point I -- 1,384 11,445 -- 864
Stony Point II -- -- -- 2,983 --
Technology Park 2 -- 264 1,058 -- 41
Virginia Center -- 1,438 5,858 -- 319
Technology Park
Virginia Mutual -- -- -- 907 --
Vantage Place-A -- 203 811 -- 86
Vantage Place-B -- 233 931 -- 126
Vantage Place-C -- 235 940 -- 70
Vantage Place-D -- 218 873 -- 186
Vantage Point -- 1,089 4,354 -- 505
South Florida
2828 Coral Way Building -- 1,100 4,303 -- 86
The Atrium at Coral -- 3,000 16,398 -- 267
Gables
Atrium West 4,166 1,300 5,564 -- 96
Avion -- 800 4,307 -- 87
Centrum Plaza 2,791 1,000 3,545 -- 53
Comeau Building -- 460 3,683 -- 61
Corporate Square -- 1,750 3,385 -- 92
Highwoods Cypress Creek -- -- -- 4,525 --
Dadeland Towers North 6,376 3,700 18,571 -- 477
Debartolo Land -- -- -- 1,722 --
Highwoods Court at Doral -- 3,423 13,692 -- 1,301
The 1800 Eller Drive -- -- 9,724 -- 336
Building
Emerald Hills Plaza I -- 1,450 5,830 -- 89
Emerald Hills Plaza II -- 1,450 7,030 -- 112
Gulf Atlantic Center -- -- 11,237 3 247
Horizon One -- 998 6,070 -- 461
Highwoods Park H1 -- 215 542 -- 15
Highwoods Park H2 -- 532 1,838 -- 16
Highwoods Park A -- 462 1,680 -- 25
Highwoods Park B -- 388 1,362 -- 43
Highwoods Park C -- 1,121 3,962 -- 26
Highwoods Park D -- 1,123 3,865 -- 21
Highwoods Park E -- 1,142 3,981 -- 25
Highwoods Park F -- 382 1,284 -- 65
Highwoods Park G -- 346 2,155 -- 74
Highwoods Park J -- 326 2,380 -- 20
Highwoods Park L -- 6,375 -- -- 3
Highwoods Park M -- 714 4,133 -- 26
Highwoods Park N -- -- 114 -- 14
Gross Amount at
Which Carried at Close of Period
Life on
Which
Building & Accumulated Date of Depreciation
Description Land Improvements Total (16) Depreciation Construction is Computed
- -------------------------- ------- -------------- ------------ -------------- -------------- -------------
4900 Cox 1,324 5,460 6,784 438 1991 5-40 yrs.
Technology Park 1 541 2,306 2,847 194 1991 5-40 yrs.
East Shore One 114 -- 114 -- N/A N/A
Eastshore II -- 29 29 -- N/A N/A
Grove Park II 570 -- 570 -- N/A N/A
Grove Park 819 5,760 6,579 208 1997 5-40 yrs.
Highwoods One 1,846 10,590 12,436 1,006 1996 5-40 yrs.
Richfood Holdings 785 6,492 7,277 288 1997 5-40 yrs.
Building
End of Cox Road Land 670 -- 670 -- N/A N/A
Highwoods Five 806 5,779 6,585 76 1998 5-40 yrs.
Sadler & Cox Land 1,657 -- 1,657 -- N/A N/A
Development Opportunity 26 -- 26 -- N/A N/A
Strip
Liberty Mutual Building 1,205 5,307 6,512 277 1990 5-40 yrs.
Waterfront Plaza 585 2,604 3,189 268 1988 5-40 yrs.
Markel-American 1,372 9,014 10,386 136 1998 5-40 yrs.
North Park Building 2,163 8,958 11,121 583 1989 5-40 yrs.
Hamilton Beach Building 1,086 4,492 5,578 386 1986 5-40 yrs.
One Shockoe Plaza -- 19,277 19,277 1,008 1996 5-40 yrs.
Westshore I 358 1,455 1,813 103 1995 5-40 yrs.
Westshore II 545 2,211 2,756 148 1995 5-40 yrs.
West Shore III 961 4,732 5,693 296 1997 5-40 yrs.
Stony Point I 1,384 12,309 13,693 289 1990 5-40 yrs.
Stony Point II 2,983 -- 2,983 -- N/A N/A
Technology Park 2 264 1,099 1,363 95 1991 5-40 yrs.
Virginia Center 1,438 6,177 7,615 705 1985 5-40 yrs.
Technology Park
Virginia Mutual 907 -- 907 -- N/A N/A
Vantage Place-A 203 897 1,100 105 1987 5-40 yrs.
Vantage Place-B 233 1,057 1,290 92 1988 5-40 yrs.
Vantage Place-C 235 1,010 1,245 93 1987 5-40 yrs.
Vantage Place-D 218 1,059 1,277 115 1988 5-40 yrs.
Vantage Point 1,089 4,859 5,948 437 1990 5-40 yrs.
South Florida
2828 Coral Way Building 1,100 4,389 5,489 132 1985 5-40 yrs.
The Atrium at Coral 3,000 16,665 19,665 512 1984 5-40 yrs.
Gables
Atrium West 1,300 5,660 6,960 175 1983 5-40 yrs.
Avion 800 4,394 5,194 126 1985 5-40 yrs.
Centrum Plaza 1,000 3,598 4,598 110 1988 5-40 yrs.
Comeau Building 460 3,744 4,204 115 1926 5-40 yrs.
Corporate Square 1,750 3,477 5,227 111 1981 5-40 yrs.
Highwoods Cypress Creek 4,525 -- 4,525 -- N/A N/A
Dadeland Towers North 3,700 19,048 22,748 592 1972 5-40 yrs.
Debartolo Land 1,722 -- 1,722 -- N/A N/A
Highwoods Court at Doral 3,423 14,993 18,416 361 1987 5-40 yrs.
The 1800 Eller Drive -- 10,060 10,060 314 1983 5-40 yrs.
Building
Emerald Hills Plaza I 1,450 5,919 7,369 181 1979 5-40 yrs.
Emerald Hills Plaza II 1,450 7,142 8,592 219 1979 5-40 yrs.
Gulf Atlantic Center 3 11,484 11,487 302 1986 5-40 yrs.
Horizon One 998 6,531 7,529 116 1985 5-40 yrs.
Highwoods Park H1 215 557 772 10 1984 5-40 yrs.
Highwoods Park H2 532 1,854 2,386 33 1984 5-40 yrs.
Highwoods Park A 462 1,705 2,167 30 1984 5-40 yrs.
Highwoods Park B 388 1,405 1,793 24 1984 5-40 yrs.
Highwoods Park C 1,121 3,988 5,109 70 1984 5-40 yrs.
Highwoods Park D 1,123 3,886 5,009 68 1984 5-40 yrs.
Highwoods Park E 1,142 4,006 5,148 70 1984 5-40 yrs.
Highwoods Park F 382 1,349 1,731 -- 1984 5-40 yrs.
Highwoods Park G 346 2,229 2,575 38 1984 5-40 yrs.
Highwoods Park J 326 2,400 2,726 42 1984 5-40 yrs.
Highwoods Park L 6,375 3 6,378 -- N/A N/A
Highwoods Park M 714 4,159 4,873 73 1984 5-40 yrs.
Highwoods Park N -- 128 128 2 1984 5-40 yrs.
F-41
Cost Capitalized
Subsequent
Initial Cost to Acquisition
Building & Building &
Description Encumbrance Land Improvements Land Improvements
- ----------------------------- -------------- -------- -------------- -------- --------------
Highwoods Park P -- -- 96 -- 14
Palm Beach Gardens -- 1,000 4,510 -- 98
Office Park
Pine Island Commons 3,037 1,750 4,175 -- 84
Sheraton Design Center -- 1,000 4,040 -- 524
Sunset Station Plaza -- 660 7,721 -- 67
Venture Corporate -- 1,867 7,458 -- 419
Center I
Venture Corporate -- 1,867 8,837 -- 135
Center II
Venture Corporate -- 1,867 8,838 -- 128
Center III
Tampa, FL
5400 Gray Street -- 350 293 -- 7
Anchor Glass -- -- (109) 1,281 11,054
Atrium -- 1,639 9,286 -- 70
7201 - 7243B Bryan Dairy (11) 352 2,398 -- 1
7245 - 7279 Bryan Dairy (11) 352 2,396 -- 74
Benjamin Center #7 -- 296 1,678 -- 41
Benjamin Center #9 -- 300 1,699 -- 60
Brandywine I -- 667 1,904 -- 65
Brandywine II -- 483 965 -- 14
Bayshore Place 6,499 2,248 10,323 -- 9
Bay View -- 1,304 5,964 -- 48
Bay Vista Garden Center (14) 447 4,777 -- --
Bay Vista Garden (14) 1,328 6,981 -- 366
Center II
Bay Vista Office Center (14) 935 4,480 -- 138
Bay Vista Retail Center (14) 283 1,135 -- --
Countryside Place -- 843 3,731 -- --
Clearwater Point -- 317 1,531 -- --
Cross Bayou -- 468 2,997 -- 9
Crossroads Office Center -- 561 3,342 -- 77
Clearwater Tower -- 1,601 5,955 -- 17
Cypress Center Land -- 1,410 -- -- --
Cypress West 2,113 615 4,988 -- 129
Brookwood Day Care -- 61 347 -- 24
Center
Expo Building -- 171 969 -- 21
Interstate Corporate -- 1,412 5,647 -- 7,941
Center
Feathersound II 2,291 800 7,282 -- 224
Fireman's Fund Building -- 500 4,107 -- 80
Fireman's Fund Land -- -- -- 1,000 --
Grand Plaza (Office) -- 1,100 7,676 -- 187
Grand Plaza (Retail) -- 840 10,647 -- 187
Federated -- -- -- 6,017 --
Horizon Office Building (2) -- 6,114 -- 120
IBP 8302 Laurel Fair Circle (12) 63 595 -- 16
IBP 8306 Laurel Fair Circle (12) 102 968 -- 16
IBP 8308 Laurel Fair Circle (12) 118 1,087 -- 37
IBP 4510 Oakfair Blvd (12) 118 1,110 -- 41
IBP 4514 Oakfair Blvd (12) 71 366 -- 304
IBP 4520 Oakfair Blvd (12) 173 1,621 -- 16
IBP 4524 Oakfair Blvd (12) 141 1,329 -- 37
IBP Land -- 3,781 -- -- --
Idlewild -- 623 3,859 -- 2
Lakeside (2) -- 7,200 -- 148
Lakepointe I (2) 2,100 31,078 -- 559
Lakeside Technology -- 1,325 8,084 -- 81
Center
Mariner Square 2,474 650 2,821 -- 60
Marathon I (13) 215 1,059 -- 1
Marathon II (13) 215 1,049 -- --
Northside Square Office (9) 601 3,601 -- --
Building
Gross Amount at
Which Carried at Close of Period
Life on
Which
Building & Accumulated Date of Depreciation
Description Land Improvements Total (16) Depreciation Construction is Computed
- ----------------------------- -------- -------------- ------------ -------------- -------------- -------------
Highwoods Park P -- 110 110 2 1984 5-40 yrs.
Palm Beach Gardens 1,000 4,608 5,608 145 1984 5-40 yrs.
Office Park
Pine Island Commons 1,750 4,259 6,009 131 1985 5-40 yrs.
Sheraton Design Center 1,000 4,564 5,564 134 1982 5-40 yrs.
Sunset Station Plaza 660 7,788 8,448 181 1984 5-40 yrs.
Venture Corporate 1,867 7,877 9,744 265 1982 5-40 yrs.
Center I
Venture Corporate 1,867 8,972 10,839 277 1982 5-40 yrs.
Center II
Venture Corporate 1,867 8,966 10,833 270 1982 5-40 yrs.
Center III
Tampa, FL
5400 Gray Street 350 300 650 9 1973 5-40 yrs.
Anchor Glass 1,281 10,945 12,226 263 1988 5-40 yrs.
Atrium 1,639 9,356 10,995 544 1989 5-40 yrs.
7201 - 7243B Bryan Dairy 352 2,399 2,751 53 1988 5-40 yrs.
7245 - 7279 Bryan Dairy 352 2,470 2,822 63 1987 5-40 yrs.
Benjamin Center #7 296 1,719 2,015 124 1991 5-40 yrs.
Benjamin Center #9 300 1,759 2,059 106 1989 5-40 yrs.
Brandywine I 667 1,969 2,636 22 1984 5-40 yrs.
Brandywine II 483 979 1,462 9 1984 5-40 yrs.
Bayshore Place 2,248 10,332 12,580 163 1990 5-40 yrs.
Bay View 1,304 6,012 7,316 141 1982 5-40 yrs.
Bay Vista Garden Center 447 4,777 5,224 106 1982 5-40 yrs.
Bay Vista Garden 1,328 7,347 8,675 216 1997 5-40 yrs.
Center II
Bay Vista Office Center 935 4,618 5,553 131 1982 5-40 yrs.
Bay Vista Retail Center 283 1,135 1,418 26 1987 5-40 yrs.
Countryside Place 843 3,731 4,574 61 1988 5-40 yrs.
Clearwater Point 317 1,531 1,848 35 1981 5-40 yrs.
Cross Bayou 468 3,006 3,474 68 1982 5-40 yrs.
Crossroads Office Center 561 3,419 3,980 103 1981 5-40 yrs.
Clearwater Tower 1,601 5,972 7,573 136 1990 5-40 yrs.
Cypress Center Land 1,410 -- 1,410 -- N/A N/A
Cypress West 615 5,117 5,732 169 1985 5-40 yrs.
Brookwood Day Care 61 371 432 22 1986 5-40 yrs.
Center
Expo Building 171 990 1,161 58 1981 5-40 yrs.
Interstate Corporate 1,412 13,588 15,000 302 N/A 5-40 yrs.
Center
Feathersound II 800 7,506 8,306 225 1986 5-40 yrs.
Fireman's Fund Building 500 4,187 4,687 135 1982 5-40 yrs.
Fireman's Fund Land 1,000 -- 1,000 -- N/A N/A
Grand Plaza (Office) 1,100 7,863 8,963 250 1985 5-40 yrs.
Grand Plaza (Retail) 840 10,834 11,674 335 1985 5-40 yrs.
Federated 6,017 -- 6,017 -- N/A N/A
Horizon Office Building -- 6,234 6,234 194 1980 5-40 yrs.
IBP 8302 Laurel Fair Circle 63 611 674 13 1987 5-40 yrs.
IBP 8306 Laurel Fair Circle 102 984 1,086 22 1987 5-40 yrs.
IBP 8308 Laurel Fair Circle 118 1,124 1,242 28 1987 5-40 yrs.
IBP 4510 Oakfair Blvd 118 1,151 1,269 29 1987 5-40 yrs.
IBP 4514 Oakfair Blvd 71 670 741 15 1987 5-40 yrs.
IBP 4520 Oakfair Blvd 173 1,637 1,810 36 1987 5-40 yrs.
IBP 4524 Oakfair Blvd 141 1,366 1,507 30 1987 5-40 yrs.
IBP Land 3,781 -- 3,781 -- N/A N/A
Idlewild 623 3,861 4,484 73 1981 5-40 yrs.
Lakeside -- 7,348 7,348 222 1978 5-40 yrs.
Lakepointe I 2,100 31,637 33,737 958 1986 5-40 yrs.
Lakeside Technology 1,325 8,165 9,490 249 1984 5-40 yrs.
Center
Mariner Square 650 2,881 3,531 87 1973 5-40 yrs.
Marathon I 215 1,060 1,275 24 1997 5-40 yrs.
Marathon II 215 1,049 1,264 23 1987 5-40 yrs.
Northside Square Office 601 3,601 4,202 80 1986 5-40 yrs.
Building
F-42
Cost Capitalized
Subsequent
Initial Cost to Acquisition
Building & Building &
Description Encumbrance Land Improvements Land Improvements
- ---------------------------- -------------- ---------- -------------- -------- --------------
Northside Square Retail (9) 800 2,808 -- 3
Building
Parkside (2) -- 9,193 -- 199
Sabal Pavilion - Phase I -- -- -- 660 7,949
Sabal Pavilion - Phase II -- -- -- 661 --
Pavillion Office Building (2) -- 16,022 -- 181
Park Place -- -- -- 1,508 --
Pinebrook Business 2,219 -- (95) 1,234 9,613
Center
USF&G -- 1,366 7,742 -- 1,370
Registry I -- 744 4,216 -- 120
Registry II -- 908 5,147 -- 211
Registry Square -- 344 1,951 -- 41
Rocky Point Land -- -- -- 3,484 --
Sabal Business Center I -- 375 2,127 -- 26
Sabal Business Center II 1,218 342 1,935 -- 99
Sabal Business Center III 840 290 1,642 -- 16
Sabal Business Center IV 2,078 819 4,638 -- --
Sabal Business Center V 2,497 1,026 5,813 -- 8
Sabal Business Center VI 5,838 1,609 9,116 -- 48
Sabal Business Center VII 4,749 1,519 8,605 -- 32
Sabal Lake Building -- 572 3,241 -- 146
Sabal Industrial Park Land -- -- -- 301 --
Sabal Park Plaza -- 611 3,460 -- 292
Sabal Tech Center -- 548 3,107 -- --
Summit Executive Centre -- 579 2,749 -- --
Spectrum (2) 1,450 14,173 -- 147
Starkey Road Center -- 383 2,163 -- 16
Turtle Creek 4900 (10) 188 1,353 -- 51
Creekside Dr
Turtle Creek 4902 (10) 72 514 -- 15
Creekside Dr
Turtle Creek 4904 (10) 41 298 -- 7
Creekside Dr
Turtle Creek 4906 (10) 75 541 -- 7
Creekside Dr
Turtle Creek 4908 (8) 124 885 -- 18
Creekside Dr
Turtle Creek 4910 (8) 171 1,223 -- --
Creekside Dr
Turtle Creek 4911 (8) 200 1,434 -- --
Creekside Dr
Turtle Creek 4912 (8) 29 211 -- --
Creekside Dr
Turtle Creek 4914 (8) 65 464 -- --
Creekside Dr
Telecom Technology 1,250 11,224 -- 837
Center
Tower Place -- 3,194 18,098 -- 533
Westshore Square 2,970 1,130 5,155 -- 18
REO Building -- 795 4,484 -- 91
FT Myers, FL
Sunrise Office Center -- 422 3,478 -- 61
------- ----- ------ ----- -----
634,986 2,961,471 94,407 334,608
======= ======= ========= ====== =======
Gross Amount at
Which Carried at Close of Period
Life on
Which
Building & Accumulated Date of Depreciation
Description Land Improvements Total (16) Depreciation Construction is Computed
- ---------------------------- ---------- -------------- ------------ -------------- -------------- -------------
Northside Square Retail 800 2,811 3,611 62 1986 5-40 yrs.
Building
Parkside -- 9,392 9,392 285 1979 5-40 yrs.
Sabal Pavilion - Phase I 660 7,949 8,609 39 1998 5-40 yrs.
Sabal Pavilion - Phase II 661 -- 661 -- N/A N/A
Pavillion Office Building -- 16,203 16,203 494 1982 5-40 yrs.
Park Place 1,508 -- 1,508 -- N/A N/A
Pinebrook Business 1,234 9,518 10,752 210 1987 5-40 yrs.
Center
USF&G 1,366 9,112 10,478 603 1988 5-40 yrs.
Registry I 744 4,336 5,080 274 1985 5-40 yrs.
Registry II 908 5,358 6,266 343 1987 5-40 yrs.
Registry Square 344 1,992 2,336 116 1988 5-40 yrs.
Rocky Point Land 3,484 -- 3,484 -- N/A N/A
Sabal Business Center I 375 2,153 2,528 124 1982 5-40 yrs.
Sabal Business Center II 342 2,034 2,376 124 1984 5-40 yrs.
Sabal Business Center III 290 1,658 1,948 97 1984 5-40 yrs.
Sabal Business Center IV 819 4,638 5,457 269 1984 5-40 yrs.
Sabal Business Center V 1,026 5,821 6,847 339 1988 5-40 yrs.
Sabal Business Center VI 1,609 9,164 10,773 531 1988 5-40 yrs.
Sabal Business Center VII 1,519 8,637 10,156 500 1990 5-40 yrs.
Sabal Lake Building 572 3,387 3,959 218 1986 5-40 yrs.
Sabal Industrial Park Land 301 -- 301 -- N/A N/A
Sabal Park Plaza 611 3,752 4,363 313 1987 5-40 yrs.
Sabal Tech Center 548 3,107 3,655 180 1989 5-40 yrs.
Summit Executive Centre 579 2,749 3,328 61 1988 5-40 yrs.
Spectrum 1,450 14,320 15,770 437 1984 5-40 yrs.
Starkey Road Center 383 2,179 2,562 48 1980 5-40 yrs.
Turtle Creek 4900 188 1,404 1,592 35 1985 5-40 yrs.
Creekside Dr
Turtle Creek 4902 72 529 601 12 1985 5-40 yrs.
Creekside Dr
Turtle Creek 4904 41 305 346 7 1985 5-40 yrs.
Creekside Dr
Turtle Creek 4906 75 548 623 12 1985 5-40 yrs.
Creekside Dr
Turtle Creek 4908 124 903 1,027 20 1985 5-40 yrs.
Creekside Dr
Turtle Creek 4910 171 1,223 1,394 27 1985 5-40 yrs.
Creekside Dr
Turtle Creek 4911 200 1,434 1,634 32 1985 5-40 yrs.
Creekside Dr
Turtle Creek 4912 29 211 240 5 1985 5-40 yrs.
Creekside Dr
Turtle Creek 4914 65 464 529 10 1985 5-40 yrs.
Creekside Dr
Telecom Technology 1,250 12,061 13,311 346 1991 5-40 yrs.
Center
Tower Place 3,194 18,631 21,825 1,092 1988 5-40 yrs.
Westshore Square 1,130 5,173 6,303 116 1976 5-40 yrs.
REO Building 795 4,575 5,370 141 1983 5-40 yrs.
FT Myers, FL
Sunrise Office Center 422 3,539 3,961 107 1974 5-40 yrs.
----- ------ ------ ----- ---- -------------
729,393 3,296,079 4,025,472 167,989
======= ========= ========= =======
- --------
(1) These assets are pledged as collateral for a $5,580,000 first mortgage
loan.
(2) These assets are pledged as collateral for a $42,842,000 first mortgage
loan.
(3) These assets are pledged as collateral for an $47,011,000 first mortgage
loan.
(4) These assets are pledged as collateral for a $30,454,000 first mortgage
loan.
(5) These assets are pledged as collateral for a $4,769,000 first mortgage
loan.
(6) These assets are pledged as collateral for a $29,735,000 first mortgage
loan.
F-43
(7) These assets are pledged as collateral for a $8,605,000 first mortgage
loan.
(8) These assets are pledged as collateral for a $1,157,000 first mortgage
loan.
(9) These assets are pledged as collateral for a $1,721,000 first mortgage
loan.
(10) These assets are pledged as collateral for a $2,488,000 first mortgage
loan.
(11) These assets are pledged as collateral for a $3,371,000 first mortgage
loan.
(12) These assets are pledged as collateral for a $3,760,000 first mortgage
loan.
(13) These assets are pledged as collateral for a $1,187,000 first mortgage
loan.
(14) These assets are pledged as collateral for a $3,244,000 first mortgage
loan.
(15) These assets are pledged as collateral for a $61,268,000 first mortgage
loan.
(16) These assets are pledged as collateral for a $17,931,000 first mortgage
loan.
(17) Reflects land transferred to Airpark East - Hewlett Packard, Airpark East
- Inacom, Airpark East Building D and Airpark East-Simplex.
(18) Reflects land transferred to Concourse Center 1 land in progress.
(19) Reflects land sale.
(20) Reflects land transferred to Situs 1 and Situs 2.
(21) Reflects land transferred to Red Oak.
(22) Reflect land transfers to Highwoods Centre and Sycamore.
(23) Transfer to land held for development.
(24) Reflects land transfer to Grassmere1.
(25) Reflects transfer of land to Lakeview Ridge II, Lakeview Ridge III, and
sale of 3.35 acres of land.
(26) Reflects transfer of land to Highwoods Common.
(27) Patewood III and IV are considered one property for encumbrance purposes.
(28) The aggregate cost for Federal Income Tax purposes was approximately
$3,227,000,000.
F-44
HIGHWOODS PROPERTIES, INC.
NOTE TO SCHEDULE III
(in thousands)
As of December 31, 1998, 1997 and 1996
A summary of activity for real estate and accumulated depreciation is as
follows:
December 31,
------------------------------------------------
1998 1997 1996
-------------- -------------- --------------
Real Estate:
Balance at beginning of year ........................ $2,603,410 $1,390,079 $ 598,536
Additions:
Acquisitions, development and improvements ......... 1,447,637 1,216,687 792,697
Cost of real estate sold ............................ (25,575) (3,356) (1,154)
---------- ---------- ----------
Balance at close of year (a) .......................... $4,025,472 $2,603,410 $1,390,079
========== ========== ==========
Accumulated Depreciation:
Balance at beginning of year ........................ $ 86,062 $ 42,194 $ 21,452
Depreciation expense ................................ 83,462 44,002 20,752
Real estate sold .................................... (1,535) (134) (10)
---------- ---------- ----------
Balance at close of year (b) ........................ $ 167,989 $ 86,062 $ 42,194
========== ========== ==========
- ----------
(a) Reconciliation of total cost to balance sheet caption at December 31, 1998,
1997 and 1996 (in thousands):
1998 1997 1996
------------- ------------- -------------
Total per schedule III ...................... $4,025,472 $2,603,410 $1,390,079
Construction in progress exclusive
of land included in Schedule III .......... 189,465 95,387 28,859
Furniture, fixtures and equipment ........... 7,693 3,362 2,096
Property held for sale ...................... (129,166) -- --
---------- ---------- ----------
Total real estate assets at cost ............ $4,093,464 $2,702,159 $1,421,034
========== ========== ==========
(b) Reconciliation of total accumulated depreciation to balance sheet caption
at December 31, 1998, 1997 and 1996 (in thousands):
1998 1997 1996
----------- ---------- ----------
Total per schedule III ............................................ $167,989 $86,062 $42,195
Accumulated depreciation -- furniture, fixtures and equipment...... 3,953 1,443 965
Property held for sale ............................................ (2,670) -- --
-------- ------- -------
Total accumulated depreciation .................................... $169,272 $87,505 $43,160
======== ======= =======
F-45