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EX-21.1 - EXHIBIT 21.1 - T REIT LIQUIDATING TRUST | c98149exv21w1.htm |
EX-32.1 - EXHIBIT 32.1 - T REIT LIQUIDATING TRUST | c98149exv32w1.htm |
EX-31.1 - EXHIBIT 31.1 - T REIT LIQUIDATING TRUST | c98149exv31w1.htm |
Table of Contents
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
(Mark One)
þ | ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
For the fiscal year ended December 31, 2009
Or
o | 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: 0-49782*
T REIT Liquidating Trust
(Exact name of registrant as specified in its charter)
Virginia | 26-0536128 | |
(State or other jurisdiction of | (I.R.S. Employer | |
incorporation or organization) | Identification No.) | |
1551 N. Tustin Avenue, Suite 200, Santa Ana, California | 92705 | |
(Address of principal executive offices) | (Zip Code) |
Registrants telephone number, including area code: (714) 667-8252
Securities registered pursuant to Section 12(b) of the Act:
Title of each class | Name of each exchange on which registered | |
None | None |
Securities registered pursuant to Section 12(g) of the Act:
None
(Title of Class)
(Title of Class)
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes o No þ
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.* Yes o No o
Indicate by check mark whether the registrant (1) has filed all reports required to be filed
by Sections 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 o No o
Indicate by check mark whether registrant has submitted electronically and posted on its
corporate Web site, if any, every Interactive Data File required to be submitted and posted
pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months
(or for such shorter period that the registrant was required to submit and post such files).
Yes o No o
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation
S-K (§229.405 of this chapter) is not contained herein, and will not be contained, to the best of
registrants knowledge, in definitive proxy or information statements incorporated by reference in
Part III of this Form 10-K or any amendment to this Form 10-K.* þ
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated
filer, a non-accelerated filer, or a smaller reporting company. See the definitions of large
accelerated filer, accelerated filer and smaller reporting company in Rule 12b-2 of the
Exchange Act.
Large accelerated filer o | Accelerated filer o | Non-accelerated filer þ | Smaller reporting company o | |||
(Do not check if a smaller reporting company) |
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of
the Act). Yes o No þ
State the aggregate market value of the voting and non-voting common equity held by non-affiliates
computed by reference to the price at which the common equity was last sold, or the average bid and
asked price of such common equity, as of June 30, 2009. Not applicable.
As of March 22, 2010, there were 4,605,000 units of beneficial interest in T REIT Liquidating
Trust outstanding.
DOCUMENTS INCORPORATED BY REFERENCE
None
None
* | T REIT Liquidating Trust is the transferee of the assets and liabilities of T REIT, Inc., and files reports under the Commission file number for T REIT, Inc. T REIT, Inc. filed a Form 15 on July 20, 2007, indicating its notice of termination of registration and filing requirements. |
T REIT LIQUIDATING TRUST
TABLE OF CONTENTS
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PART I |
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21 | ||||||||
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22 | ||||||||
PART II |
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31 | ||||||||
31 | ||||||||
31 | ||||||||
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32 | ||||||||
PART III |
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32 | ||||||||
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34 | ||||||||
35 | ||||||||
36 | ||||||||
PART IV |
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37 | ||||||||
49 | ||||||||
Exhibit 21.1 | ||||||||
Exhibit 31.1 | ||||||||
Exhibit 32.1 |
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Table of Contents
PART I
Item 1. Business.
The use of the words we, us, or our refers to T REIT Liquidating Trust and its
subsidiaries, except where the context otherwise requires.
Overview
We were organized on July 16, 2007, as a liquidating trust pursuant to a plan of liquidation
of T REIT, Inc., or T REIT. On July 20, 2007, in accordance with the Agreement and Declaration of
Trust, or the Liquidating Trust Agreement, by and between T REIT and W. Brand Inlow, or our
Trustee, T REIT transferred its then remaining assets and liabilities to us pursuant to the
Liquidating Trust Agreement. Mr. Inlow previously served as an independent director of T REIT and
the chairman of T REITs board of directors. Upon the transfer of the assets and liabilities to us,
each shareholder of T REIT as of July 16, 2007, or the Record Date, automatically became the holder
of one unit of beneficial interest, or unit, in T REIT Liquidating Trust for each share of T REITs
common stock then currently held of record by such shareholder. Our purpose is to wind up the
affairs of T REIT by liquidating our remaining assets, distributing the proceeds from the
liquidation of our remaining assets to the holders of units, each a beneficiary and, collectively,
our beneficiaries, and paying all liabilities, costs and expenses of T REIT and T REIT Liquidating
Trust.
T REIT was formed in December 1998 in the Commonwealth of Virginia and qualified and elected
to be taxed as a real estate investment trust, or REIT, under the Internal Revenue Code of 1986, as
amended. T REIT was organized to acquire, manage and invest in a diversified portfolio of real
estate projects of office, industrial, retail and service properties. T REIT was formed with the
intent to be listed on a national stock exchange, quoted on a quotation system of a national
securities association or merged with an entity whose shares are listed or quoted. In 2005, as a
result of (i) then current market conditions, (ii) the increasing costs of corporate compliance
(including, without limitation, all federal, state and local regulatory requirements applicable to
us, including the Sarbanes-Oxley Act of 2002, as amended, or the Sarbanes-Oxley Act), and (iii) the
possible need to reduce monthly distributions, the T REIT board of directors determined that a
liquidation would provide shareholders with a greater return on their investment over a reasonable
period of time than through implementation of other alternatives considered.
Liquidation of T REIT, Inc.
On June 3, 2005, the board of directors of T REIT approved a plan of liquidation which was
thereafter approved by the shareholders of T REIT at its 2005 Annual Meeting of Shareholders held
on July 27, 2005. The T REIT plan of liquidation, or the plan of liquidation, contemplated the
orderly sale of all of T REITs assets, the payment of its liabilities, the winding up of
operations and the dissolution of T REIT. The board of directors decision to adopt the plan of
liquidation followed a lengthy process in which the board of directors and management reviewed a
number of strategic alternatives with the goal of maximizing shareholder value. T REIT engaged an
independent third party to perform financial advisory services in connection with T REITs plan of
liquidation, including rendering an opinion as to whether T REITs net real estate liquidation
value range estimate and estimated per share distribution range were reasonable. The plan of
liquidation gave T REITs board of directors the power to sell any and all of its assets without
further approval by its shareholders and provided that liquidating distributions be made to its
shareholders as determined by T REITs board of directors. The plan of liquidation also provided
for the transfer of T REITs remaining assets and liabilities to a liquidating trust if T REIT was
unable to sell its assets and pay its liabilities within 24 months of its shareholders approval of
the plan of liquidation (which was July 27, 2007). On May 10, 2007, T REITs board of directors
approved the transfer and assignment of T REITs assets to a liquidating trust.
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On July 16, 2007, T REIT and our Trustee entered into the Liquidating Trust Agreement in
connection with our formation. On July 20, 2007, T REIT transferred its remaining assets to, and
its remaining liabilities were assumed by, us in accordance with the plan of liquidation and the
Liquidating Trust Agreement. In connection with the transfer of assets to and assumption of
liabilities by us, the stock transfer books of T REIT were closed as of the close of business on
the Record Date and each share of T REITs common stock outstanding on the Record Date
was converted automatically into a unit of beneficial interest. Following the conversion of
shares to units of beneficial interest, all outstanding shares of T REITs common stock were deemed
cancelled. The rights of beneficiaries in their beneficial interests are not represented by any
form of certificate or other instrument. Shareholders of T REIT on the Record Date were not
required to take any action to receive units of beneficial interests. On the date of the
conversion, the economic value of each unit of beneficial interest was equivalent to the economic
value of a share of T REITs common stock. On July 20, 2007, T REIT filed a Form 15
with the United States Securities and Exchange Commission, or the SEC, to terminate the registration of T REITs common
stock under the Securities Exchange Act of 1934, as amended, or the Exchange Act, and T REIT
announced that it would cease filing reports under the Exchange Act. Our Trustee will issue to
beneficiaries and file with the SEC Annual Reports on Form 10-K and Current Reports on Form 8-K
upon the occurrence of a material event relating to us.
Pursuant to the transfer of assets and liabilities from T REIT to us, we acquired a 10.3%
interest in the Congress Center, located in Chicago, Illinois, or the Congress Center property, or
our unconsolidated property, and assumed approximately $9,828,000 of indebtedness, representing the
proportionate share of a secured mortgage loan outstanding on the Congress Center property. We hold
our interest in the Congress Center property pursuant to a 100.0% membership interest in
TREIT-Congress Center, LLC, which in turn holds a 35.5% membership interest in NNN Congress Center,
LLC. NNN Congress Center, LLC holds a 28.9% interest in the Congress Center property. For more
information on the Congress Center property, see Item 2. Properties. Although we acquired
additional assets from T REIT, including interests in certain bank accounts, accounts receivable
and assets for estimated receipts in excess of estimated costs during liquidation, our interest in
the Congress Center property is our only material remaining asset. We intend to complete the plan
of liquidation by either selling our unconsolidated property interest or participating in the sale
of the Congress Center property with the other joint owners of the property. In each case, we refer
to such a sale as the sale or disposition of our remaining asset.
Our Advisor
Grubb & Ellis Realty Investors, LLC (formerly known as Triple Net Properties, LLC), or Grubb &
Ellis Realty Investors, or our Advisor, manages our day-to-day business affairs and assets and
carries out the directives of our Trustee pursuant to an advisory agreement, or the Advisory
Agreement. Our Advisor is a Virginia limited liability company that was formed in April 1998 to
advise syndicated limited partnerships, limited liability companies and other entities regarding
the acquisition, management and disposition of real estate assets. Our Advisor advises us as well
as certain other entities, which have an ownership interest in the Congress Center property, with
respect to the management and eventual disposition of the Congress Center property.
Liquidation Update
We are focused on improving rental income and cash flow by aggressively marketing rentable
space and extending and renewing existing leases for the Congress Center property. In January
2010, we completed the extension of a 91,000 square foot lease with Akzo Nobel, Inc., through 2019.
We currently expect to market and sell our one remaining asset by December 31, 2010.
Our existence was to terminate initially upon the earliest of (i) the distribution of all of
our assets in accordance with the terms of Liquidating Trust Agreement, or (ii) the expiration of a
period of three years from the date assets were first transferred to us, or July 20, 2010. However,
we were able to extend our existence beyond the three-year term to July 20, 2013 as a result of our
Trustee determining that an extension is reasonably necessary to fulfill our purpose and our
receipt of additional No-Action Relief from the Staff of the SEC from compliance with certain
registration and reporting requirements of the Exchange Act. Although we can provide no assurances,
we currently expect to sell our remaining asset by December 31, 2010 and anticipate completing the
plan of liquidation by March 31, 2011.
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Current Investment Objectives and Policies
In accordance with the plan of liquidation, our primary objective is to obtain the highest
possible sales value for our interest in the Congress Center property, while maintaining current
value and income from this investment. Due to the adoption of the plan of liquidation, we will not
acquire any new properties, and we are focused on liquidating
our remaining asset. However, we cannot assure our beneficiaries that we will achieve these
objectives or that the capital of our beneficiaries will not decrease.
In accordance with the plan of liquidation, we currently consider various factors when
evaluating potential property dispositions. These factors include, without limitation, (i) the
ability to sell our remaining asset at the highest possible price in order to maximize the return
to our beneficiaries; and (ii) the ability of buyers to finance the acquisition of our remaining
asset. Until we successfully sell our remaining asset, our primary operating strategy is to enhance
the performance and value of the Congress Center property through strategies designed to address
the needs of current and prospective tenants. These strategies include:
| managing costs and seeking to minimize operating expenses through centralized management, leasing, marketing, financing, accounting, renovation and data processing activities; |
| improving rental income and cash flow by aggressively marketing rentable space and raising rents when feasible and extending and renewing existing leases; and |
| emphasizing regular maintenance and periodic renovation to meet the needs of tenants and to maximize long-term returns. |
Tax Treatment
We issue an annual information statement to our beneficiaries with tax information for their
tax returns. Beneficiaries are urged to consult with their own tax advisors as to their own filing
requirements and the appropriate tax reporting of this information on their returns.
Reports to Beneficiaries
Our Trustee is expected to issue annual reports to our beneficiaries showing our assets and
liabilities at the end of each fiscal year and our receipts and disbursements for the period. The
annual reports also describe changes in our assets during the reporting period and the actions
taken by our Trustee during the period. Our Trustee files with the SEC (i) an Annual Report on Form
10-K and (ii) a Current Report on Form 8-K upon the occurrence of a material event relating to us.
Meetings of Beneficiaries; Removal of Trustee
Generally, there will be no meetings of our beneficiaries. However, our Trustee may at any
time call a meeting of our beneficiaries to be held at such time and at such place as our Trustee
shall determine. In addition, holders of at least 25% of the units held by all beneficiaries may
require our Trustee to call a meeting of our beneficiaries. Our Trustee may be removed at any time,
with cause, by beneficiaries having aggregate units of at least a majority of the total units held
by all beneficiaries. Our Trustee may be removed at any time, without cause, by beneficiaries
having aggregate units of at least two-thirds of the total units held by all beneficiaries.
Distributions
During the years ended December 31, 2009 and 2008 and the period from July 20, 2007 through
December 31, 2007, we did not make any distributions to our beneficiaries. We estimate that we will
make future aggregate cash distributions of approximately $1,714,000, or $0.37 per unit, based upon
estimated net proceeds from the sale of our remaining asset, the estimated timing of such sale,
amounts required to settle known liabilities, the levels of reserves deemed necessary or
appropriate for known and unknown liabilities, and other considerations. Because the estimate of
additional cash distributions is based on various assumptions and projections, there can be no
assurance that the actual amount of distributions will not differ materially from our estimate.
As of March 22, 2010, we estimate that the aggregate net proceeds from the liquidation of T
REIT will be approximately $52,314,000 (of which approximately $50,600,000 has already been paid to
T REIT shareholders prior to the transfer of T REITs assets and liabilities to us) and we expect
that our beneficiaries will receive approximately $11.36 per unit in aggregate liquidating
distributions (of which $10.99 per share has already been paid to T REIT shareholders prior to the
transfer of T REITs assets and liabilities to us).
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Competition
As we complete the plan of liquidation, we will be in competition with other sellers of
similar properties or interests in properties to locate suitable purchasers, which may result in us
receiving lower net proceeds than our estimated liquidation proceeds. Additionally, until we sell
our remaining asset, we will compete with a considerable number of other real estate companies to
lease office space, some of which may have greater marketing and financial resources than we do.
Principal factors of competition in our business are the quality of properties (including the
design and condition of improvements), leasing terms (including rent and other charges and
allowances for tenant improvements), attractiveness and convenience of location, the quality and
breadth of tenant services provided, and the reputation as an owner and operator of quality office
properties in the relevant market. Our ability to compete also depends upon, among other factors,
trends of the national, regional and local economies, financial condition and operating results of current
and prospective tenants, availability and cost of capital, including capital raised by incurring
debt, construction and renovation costs, taxes, governmental regulations, legislation and
population trends.
In selling the Congress Center property, we are in competition with other sellers of similar
properties to locate suitable purchasers, which may result in us receiving lower net proceeds than
our estimated liquidation proceeds.
As of March 22, 2010, we have a 10.3% unconsolidated ownership interest in the Congress Center
property. Other entities managed by our Advisor also own interests in this property, as well as
other properties located in Chicago, Illinois. Our property may face competition in this region from such
other properties owned, operated or managed by our Advisor or our Advisors affiliates. Our Advisor
or its affiliates have interests that may vary from ours in this geographic market.
Government Regulations
Many laws and governmental regulations are applicable to our property and changes in these
laws and regulations, or their interpretation by agencies and the courts, occur frequently.
Costs of Compliance with the Americans with Disabilities Act. Under the Americans with
Disabilities Act of 1990, or ADA, all public accommodations must meet federal requirements for
access and use by disabled persons. Although we believe that we are in substantial compliance with
present requirements of the ADA, the Congress Center property has not been audited, nor have
investigations of the Congress Center property been conducted to determine compliance. We may incur
additional costs in connection with the ADA. Additional federal, state and local laws also may
require modifications to the Congress Center property or restrict our ability to renovate the
Congress Center property. We cannot predict the cost of compliance with the ADA or other
legislation. If we incur substantial costs to comply with the ADA or any other legislation, our
financial condition, results of operations, cash flow and ability to satisfy our debt service
obligations and pay distributions could be adversely affected.
Costs of Government Environmental Regulation and Private Litigation. Environmental laws and
regulations hold us liable for the costs of removal or remediation of certain hazardous or toxic
substances which may be on the Congress Center property. These laws could impose liability without
regard to whether we are responsible for the presence or release of the hazardous materials.
Government investigations and remediation actions may have substantial costs and the presence of
hazardous substances on the Congress Center property could result in personal injury or similar
claims by private plaintiffs. Various laws also impose liability on persons who arrange for the
disposal or treatment of hazardous or toxic substances for the cost of removal or remediation of
hazardous substances at the disposal or treatment facility. These laws often impose liability
whether or not the person arranging for the disposal ever owned or operated the disposal facility.
As the owner and operator of the Congress Center property, we may be deemed to have arranged for
the disposal or treatment of hazardous or toxic substances.
Use of Hazardous Substances by Some of Our Tenants. Some of our tenants may handle hazardous
substances and wastes on the Congress Center property as part of their routine operations.
Environmental laws and regulations subject these tenants, and potentially us, to liability
resulting from such activities. We require our tenants, in their leases, to comply with these
environmental laws and regulations and to indemnify us for any related liabilities. We are unaware
of any material noncompliance, liability or claim relating to hazardous or toxic substances or
petroleum products in connection with the Congress Center property.
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Other Federal, State and Local Regulations. The Congress Center property is subject to various
federal, state and local regulatory requirements, such as state and local fire and life safety
requirements. If we fail to comply with these various requirements, we may incur governmental fines
or private damage awards. While we believe that the Congress Center property is currently in
material compliance with all of these regulatory requirements, we do not know whether existing
requirements will change or whether future requirements will require us to make significant
unanticipated expenditures that will adversely affect our ability to make distributions to our unit
holders. We believe, based in part on engineering reports which we generally obtain at the time we
acquired our interest in the Congress Center property, that the Congress Center property complies
in all material respects with current regulations. However, if we were required to make significant
expenditures under applicable regulations, our financial condition, results of operations, cash
flow and ability to satisfy our debt service obligations and to pay distributions could be
adversely affected.
Property Sales
During the years ended December 31, 2009 and 2008, and the period from July 20, 2007 to
December 31, 2007, we did not sell any assets.
Significant Tenants
As of December 31, 2009, we had no consolidated properties, however, five tenants at the
Congress Center property accounted for 10.0% or more of the aggregate annual rental income at that
property for the year ended December 31, 2009, as follows:
Percentage of | Lease | |||||||||||||||
2009 Annual | 2009 Annual | Square Footage | Expiration | |||||||||||||
Tenant | Base Rent* | Base Rent | (Approximate) | Date** | ||||||||||||
Department of Homeland Security |
$ | 3,538,000 | 28.6 | % | 76,000 | April 2012 | ||||||||||
North American Co. Life and Health Insurance |
$ | 2,472,000 | 20.0 | % | 101,000 | Feb. 2012 | ||||||||||
Akzo Nobel, Inc. |
$ | 2,131,000 | 17.2 | % | 91,000 | Dec. 2013 | ||||||||||
United States Treasury Department |
$ | 1,677,000 | 13.6 | % | 37,000 | Feb. 2013 | ||||||||||
National Railroad Passenger Corporation |
$ | 1,249,000 | 10.1 | % | 50,000 | Dec. 2011 |
* | Annualized rental income is based on contractual base rent from leases in effect as of December 31, 2009. | |
** | In January 2010, we completed a lease extension on the Akzo Nobel, Inc. lease to December 2019. |
Employees
We have no employees. Substantially all of our work is performed by employees of our Advisor
and its affiliates.
Financial Information About Industry Segments
We internally evaluate the Congress Center property and our interest therein as one industry
segment and, accordingly, we do not report segment information.
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Item 1A. Risk Factors.
Risks Associated With Our Liquidation
If we are unable to find a buyer for our one remaining unconsolidated property at our expected
sales price, our liquidating distributions to our beneficiaries may be delayed or reduced.
As of March 22, 2010, the Congress Center property is not subject to a binding sales agreement
providing for the sale of our entire interest in the property. In calculating the estimated range
of liquidating distributions to our beneficiaries, we assumed that we would be able to find a buyer
for the Congress Center property at an amount based on our best estimate of market value for the
property. However, we may have overestimated the sales price that we will ultimately be able to
obtain for this asset. For example, in order to find a buyer in a timely manner, we may be required
to lower our asking price below the low end of our current estimate of the propertys fair value.
If we are not able to find a buyer for this asset in a timely manner or if we have overestimated
the sales price we will receive, our liquidating distributions to our beneficiaries would be
delayed and/or reduced. Furthermore, the projected amount of liquidating distributions to our
beneficiaries are based upon the appraisal of our property, but real estate market values are
constantly changing and fluctuate with changes in interest rates, supply and demand dynamics,
occupancy percentages, lease rates, the availability of suitable buyers, the perceived quality and
dependability of income flows from tenancies and a number of other factors, both local and
national. The net liquidation proceeds from the Congress Center property may also be affected by
the terms of prepayment or assumption costs associated with debt encumbering the property. In
addition, co-ownership matters, transactional fees and expenses, environmental contamination at our
property or unknown liabilities, if any, may adversely impact the net liquidation proceeds from the
asset.
We may be unable to sell our jointly held unconsolidated property or our unconsolidated property
interest at our expected value.
In order to realize a return on our investment, we presently intend to sell our unconsolidated
property interest. However, we may not be able to find a purchaser for such interest due to market
conditions or we may be unable to receive our expected value for our unconsolidated property
interest because we hold only a minority interest in the underlying property. As a result, we may
be forced to attempt to sell our unconsolidated property. Because of the nature of joint ownership
of our unconsolidated property, we may need to agree with our co-owners on the terms of the sale of
our unconsolidated property before such sale can be affected. There can be no assurance that we
will agree with our co-owners on satisfactory sales terms. If the parties are unable to agree, the
matter could ultimately go before a court of law, and a judicial partition could be sought. A
failure to reach agreement with these parties regarding the sales terms of our unconsolidated
property may delay or reduce our liquidating distributions therefrom.
Our co-ownership arrangements with affiliated entities may not reflect solely our
beneficiaries best interest and may subject our investment in Congress Center to increased risks.
We acquired our interest in the Congress Center property through a co-ownership arrangement
with affiliates of our Advisor. Each co-owner is required to approve all sales, refinancings,
leases and lease amendments. This acquisition was financed, in part, by loans under which we may
have been or are jointly and severally liable for the entire loan amount along with the other
co-owner(s). The terms of this co-ownership arrangement may be more favorable to the co-owner(s)
than to our beneficiaries. In addition, investing in properties through co-ownership arrangements
subjects those investments to risks not present in a wholly-owned property, including, among
others, the following:
| the risk that the co-owner(s) in the investment might become bankrupt; |
| the risk that the co-owner(s) may at any time have economic or business interests or goals which are inconsistent with our business interests or goals; |
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| the risk that the co-owner(s) may not be able to make required payments on loans under which we are jointly and severally liable; |
| the risk that all the co-owners may not approve refinancings, leases and lease amendments requiring unanimous consent of co-owners that would have adverse consequences for beneficiaries; or |
| the risk that the co-owner(s) may be in a position to take action contrary to our instructions or requests or contrary to our policies or objectives, such as disapproving the sale of the property. |
Actions by co-owner(s) requiring unanimous consent of co-owners might have the result of
blocking actions that are in our best interest subjecting the applicable property to liabilities in
excess of those otherwise contemplated and may have the effect of reducing our cash available for
distribution to our beneficiaries. It also may be difficult for us to sell our interest in any
co-ownership arrangement at the time we deem best for our beneficiaries.
The downturn in the credit markets may increase the cost of borrowing, and may make it difficult
for prospective buyers of the Congress Center property to obtain financing, which would have a
material adverse effect on our liquidation.
Ongoing events in the financial markets have had an adverse impact on the credit markets and,
as a result, the availability of credit has become more expensive and difficult to obtain. Most
lenders are imposing more stringent restrictions on the terms of credit and there may be a general
reduction in the amount of credit available in the markets in which we conduct business. The
negative impact on the tightening of the credit markets may have a material adverse effect on
prospective buyers of the Congress Center property resulting from, but not limited to, an inability
to assume the current loan on the Congress Center property which matures on October 1, 2014 and /or
otherwise finance the acquisition of the Congress Center property on favorable terms, if at all,
increased financing costs, stricter loan-to-value ratios requiring significantly higher cash down
payments upon purchase or financing with increasingly restrictive covenants.
The negative impact of the adverse changes in the credit markets on the real estate sector
generally or on prospective buyers inability to obtain financing on favorable terms, if at all,
may have a material adverse effect on our liquidation.
Our ability to dispose of our interest in the Congress Center property and our ability to pay
distributions to our beneficiaries are subject to general economic and regulatory factors we
cannot control or predict.
Our liquidation is subject to the risks of a national economic slowdown or disruption, other
changes in national, regional or local economic conditions or changes in tax, real estate,
environmental or zoning laws. The following factors may affect income from the Congress Center
property, which would have a materially adverse effect on our ability to dispose of our interest in
the Congress Center property, and subsequently our ability to pay distributions to our
beneficiaries:
| poor economic times may result in defaults by tenants at the Congress Center property. We may also be required to provide rent concessions or reduced rental rates to maintain or increase occupancy levels; |
| job transfers and layoffs may cause vacancies to increase and a lack of future population and job growth may make it difficult to maintain or increase occupancy levels; |
| increases in supply of competing properties or decreases in demand for the Congress Center property may impact our ability to maintain or increase occupancy levels; |
| changes in interest rates and availability of debt financing could render the sale of the Congress Center property difficult or unattractive; |
| periods of high interest rates may reduce cash flow from leveraged property; |
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| increased insurance premiums, real estate taxes or energy or other expenses may reduce funds available for distribution or, to the extent such increases are passed through to tenants, may lead to tenant defaults. Also, any such increased expenses may make it difficult to increase rents to tenants on turnover, which may limit our ability to increase our returns; and |
| inability to increase or maintain the current occupancy rate and/or further deterioration of property values may prevent prospective buyers from obtaining financing for the acquisition of the Congress Center property due to stricter loan to value ratios, which would increase the amount of cash needed to purchase the property. |
We may delay or reduce our estimated liquidating distributions.
As of March 22, 2010, we estimate that our net proceeds from liquidation will be approximately
$52,314,000 (of which approximately $50,600,000 has already been paid to T REIT shareholders prior
to the transfer of T REITs assets and liabilities to us) and we expect that our beneficiaries will
receive approximately $11.36 per unit in liquidating distributions (of which $10.99 per share has
already been paid to T REIT shareholders prior to the transfer of T REITs assets and liabilities
to us). However, our expectations about the amount of liquidating distributions that we will make
and when we will make them are based on many estimates and assumptions, one or more of which may
prove to be incorrect. As a result, the actual amount of liquidating distributions we pay to our
beneficiaries may be more or less than we currently estimate. In addition, the liquidating
distributions may be paid later than we predict.
If any of the parties to a future sale agreement default thereunder, or if a sale does not
otherwise close, our liquidating distributions to our beneficiaries may be delayed or reduced.
The consummation of any future potential sales transaction is subject to the satisfaction of
applicable closing conditions. If the transaction contemplated by the future sale agreement does
not close because of a buyer default, failure of a closing condition or for any other reason, we
will need to locate a new buyer for the asset, which we may be unable to do promptly or at a price
or on terms that are as favorable as the failed transaction. We will also incur additional costs
involved in locating a new buyer and negotiating a new sale agreement for the applicable asset.
These additional costs are not included in our projections. In the event that we incur these
additional costs, our liquidating distributions to our beneficiaries would be delayed and/or
reduced.
Decreases in property values may reduce the amount that we receive upon the sale of our interest
in the Congress Center property.
The underlying value of the Congress Center property may be reduced by a number of factors
that are beyond our control, including, without limitation, the following:
| adverse changes in economic conditions; |
| the financial performance of our tenants, and the ability of our tenants to satisfy their obligations under their leases; |
| terminations and renewals of leases by our tenants; |
| competition; and |
| changes in real estate tax rates and other operating expenses. |
Any reduction in the value of the Congress Center property would make it more difficult for us
to sell the asset for the amount that we have estimated. Reductions in the amount that we receive
when we sell our interest in the Congress Center property could decrease or delay the payment of
liquidating distributions to beneficiaries.
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If we are unable to maintain the occupancy rates of currently leased space and lease currently
available space, if tenants default under their leases or other obligations to us during the
liquidation process or if our cash flow during the liquidation is otherwise less than we expect,
our liquidating distributions to our beneficiaries may be delayed and/or reduced.
In calculating our estimated liquidating distributions to our beneficiaries, we assumed that
we would maintain the occupancy rates of currently leased space, that we would be able to rent
certain currently available space at market rents and that we would not experience any significant
tenant defaults during the liquidation process that were not subsequently cured. Negative trends in
one or more of these factors during the liquidation process may adversely affect the resale value
of the Congress Center property, which would hinder our ability to sell the property and reduce our
liquidating distributions to our beneficiaries. To the extent that we receive less rental income
than we expect during the liquidation process, our liquidating distributions to our beneficiaries
will be reduced. We may also decide in the event of a tenant default to restructure the lease,
which could require us to substantially reduce the rent payable to us under the lease, or make
other modifications that are unfavorable to us, which could decrease or delay the payment of
liquidating distributions to our beneficiaries.
If our liquidation costs or unpaid liabilities are greater than we expect, our liquidating
distributions to our beneficiaries may be delayed and/or reduced.
Before making the final liquidating distribution to our beneficiaries, we will need to pay or
arrange for the payment of all of our transaction costs in the liquidation, and all other costs and
all valid claims of our creditors. Our Trustee may also decide to acquire one or more insurance
policies covering unknown or contingent claims against us, for which we would pay a premium which
has not yet been determined. Our Trustee may also decide to establish a reserve fund to pay these
contingent claims. The total amount of transaction costs in the liquidation is not yet final, and,
therefore we have used estimates of these costs in calculating the amounts of our projected
liquidating distributions to our beneficiaries. To the extent that we have underestimated these
costs in calculating our projections, our actual net liquidation value may be lower than our
estimated range. In addition, if the claims of our creditors are greater than we have anticipated
or we decide to acquire one or more insurance policies covering unknown or contingent claims
against us, our liquidating distributions to our beneficiaries may be delayed and/or reduced.
Further, if a reserve fund is established, payment of liquidating distributions to our
beneficiaries may be delayed and/or reduced.
If we are not able to sell the Congress Center property in a timely manner, we may experience
severe liquidity problems, may not be able to meet our obligations to our creditors and ultimately
may become subject to bankruptcy proceedings.
In the event we are not able to sell the Congress Center property within a reasonable period
of time and for a reasonable amount, or if our expenses exceed our estimates, we may experience
severe liquidity problems and not be able to meet our financial obligations to our creditors in a
timely manner. If we cannot meet our obligations to our creditors in a timely manner, we may
ultimately become subject to bankruptcy proceedings.
We may be unable to secure funds for future capital improvements, which could adversely impact our
ability to attract or retain tenants, and subsequently pay liquidating distributions to our
beneficiaries.
In order to attract and retain tenants, the Congress Center property may be required to expend
funds for capital improvements. In addition, the Congress Center property may require substantial
funds for renovations in order to be sold, upgraded or repositioned in the market. If the Congress
Center property has insufficient capital reserves, it will have to obtain financing from other
sources. The Congress Center property has established capital reserves in an amount it, in its
discretion, believes is necessary. The lender also may require escrow of capital reserves in excess
of any established reserves. If these reserves or any reserves otherwise established are designated
for other uses or are insufficient to meet the Congress Center propertys cash needs, the Congress
Center property may have to obtain financing from either affiliated or unaffiliated sources to fund
cash requirements. We cannot assure our beneficiaries that sufficient financing will be available
to the Congress Center property or, if available, will be available to it on economically feasible
terms or on terms that would be considered acceptable. Moreover, certain reserves required by the
lender may be designated for specific uses and may not be available for capital purposes such as
future capital improvements. Additional borrowing for capital improvements at the Congress Center
property will increase interest expense, which could have a negative impact on our proportionate
share of the proceeds from the sale of the
Congress Center property, and therefore our ability to pay liquidating distributions to our
beneficiaries may be adversely affected.
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The Congress Center property is subject to property taxes that may increase in the future, which
could adversely affect our ability to sell our interest in the Congress Center property and to
subsequently pay liquidating distributions to our beneficiaries.
The Congress Center property is subject to property taxes that may increase as tax rates
change and as the Congress Center property is reassessed by taxing authorities. If property taxes
increase, our ability to sell our interest in the Congress Center property and subsequently pay
liquidating distributions to our beneficiaries could be adversely affected.
There can be no assurance that the plan of liquidation will result in greater returns to our
beneficiaries on their investment within a reasonable period of time, than our beneficiaries would
receive through other alternatives reasonably available to us.
While T REITs board of directors and special committee each believed that a liquidation would
be more likely to provide our beneficiaries with a greater return on their investment within a
reasonable period of time than our beneficiaries would receive through other alternatives
reasonably available to us at the time, such belief relied upon certain assumptions and judgments
concerning future events which may be unreliable or incorrect.
We have terminated our regular monthly distributions and future liquidating distributions will be
determined at the sole discretion of our Trustee.
In accordance with the plan of liquidation, regular monthly distributions to T REIT
shareholders were terminated effective August 1, 2005. Future liquidating distributions to our
beneficiaries will be made from net proceeds received by us from our unconsolidated property
interest and the ultimate sale of our remaining asset, and will be determined at the sole
discretion of our Trustee. Liquidating distribution amounts will generally depend on net proceeds
received from the sale of our remaining asset, our anticipated cash needs to satisfy liquidation
and other expenses, financial condition and capital requirements, and other factors our Trustee may
deem relevant. Our ability to pay distributions to our beneficiaries may be adversely affected by
the risks described herein.
Our Trustee may amend the plan of liquidation without further beneficiary approval.
Our Trustee may amend the plan of liquidation without further approval from our beneficiaries,
to the extent permitted by Virginia law. Thus, to the extent that Virginia law permits us to so do,
we may decide to conduct the liquidation differently than previously disclosed to beneficiaries.
We have the authority to sell our remaining asset under terms less favorable than those assumed
for the purpose of estimating our net liquidation value range.
We have the authority to sell our remaining asset on such terms and to such parties as we
determine, in our Trustees sole discretion. Our beneficiaries will have no subsequent opportunity
to vote on such matters and will, therefore, have no right to approve or disapprove the terms of
such sale. Accordingly, our beneficiaries must rely solely on our judgment with respect to the sale
process and our judgment may not always be the best judgment when
evaluating our actions in hindsight.
The plan of liquidation may lead to litigation which could result in substantial costs and
distract our Trustee.
Historically, extraordinary corporate actions by a company, such as the plan of liquidation,
may sometimes lead to securities class action lawsuits being filed against that company. We may
become involved in this type of litigation as a result of the plan of liquidation. As of March 22,
2010, no such lawsuits relative to the plan of liquidation have been filed. However, if such a
lawsuit is filed against us, the litigation is likely to be expensive and, even if we ultimately
prevail, the process will divert our Trustees attention from implementing the plan of liquidation
and otherwise operating our business. If we do not prevail in any such lawsuit which may be filed
against us in the future, we may be liable for damages. In such event, we cannot predict the amount
of any such damages; however, they may be significant and may reduce our cash available for
distribution to our beneficiaries.
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Our Advisor has conflicts of interest that differ from our beneficiaries interests as a result of
the liquidation.
Our Advisor has interests in the liquidation that are different from our beneficiaries
interests as a beneficiary. Our Trustee is aware of these actual and potential conflicts of
interest, some of which are summarized below.
| Our Advisor or its affiliates receive compensation under the Advisory Agreement, including fees for disposing of our remaining asset. Our advisor has engaged Triple Net Properties Realty, Inc., or Realty, an affiliate of our Advisor, to provide various services to us in connection with our remaining asset, including disposing of our remaining asset. In accordance with the plan of liquidation, our Advisor or Realty will be paid to liquidate our remaining asset pursuant to the Advisory Agreement. If we sell the unconsolidated property, such fee will be the lesser of: (i) 3.0% of the contracted sales price of the Congress Center property; or (ii) 50.0% of the competitive, market-based real estate commission. Additionally, the property disposition fee paid to our Advisor and Realty shall not exceed, when added to the sums we pay to any unaffiliated parties in connection with the disposition of the property: (i) up to 6.0% of the contracted sales price, or (ii) the competitive, market based real estate commission. Based on our estimated sales price as of December 31, 2009, we estimate that pursuant to the Advisory Agreement we will pay a fee to our Advisor or Realty of approximately $151,000 for disposing of our unconsolidated property during liquidation. Our Advisor or Realty also have agreements with certain affiliated co-owners of our property, pursuant to which our Advisor will also receive fees for the disposition of the affiliated co-owners interests in the Congress Center property. Based on our estimated sales price as of December 31, 2009, we estimate that the total fees that will be received by our advisor or Realty from the affiliated co-owners will be approximately $1,325,000, which includes the fees to be received by our advisor or Realty under the Advisory Agreement. Moreover, if we sell our unconsolidated property to one of our affiliates or an affiliate of our Advisor, our advisor or Realty may receive additional fees from the purchaser of the property. |
| Our Trustee owns 552 units, and, therefore, in accordance with the plan of liquidation, based on the net assets in liquidation as of December 31, 2009, plus liquidating distributions through December 31, 2009, will be entitled to receive approximately $6,000 in distributions. These estimates per unit include projections of costs and expenses expected to be incurred during the period required to complete the plan of liquidation. These projections could change favorably or unfavorably based on the timing of any sale, the performance of the asset and as a result changes in the underlying assumptions of the projected cash flows. |
| Pursuant to the plan of liquidation, our Trustee has discretion to pay up to an aggregate of $300,000 in retention and incentive based bonuses to some of the employees of our Advisor from time to time. Prior to T REITs transfer of assets and liabilities to us on July 20, 2007, $245,000 in retention and incentive bonuses were paid by T REIT. We have not paid any retention or incentive bonuses since July 20, 2007. |
| The plan of liquidation provides that we may sell our remaining asset to one of our co-owners or an affiliate of our Advisor, but only if the transaction is approved by our Trustee. If we enter such a transaction, we expect that our Trustee will require that an independent third party opine to us as to the fairness of the consideration to be received by us in such transaction, from a financial point of view, or conduct an appraisal of the applicable property as a condition to their approval. In no event will our Trustee approve a transaction if: (i) an independent third party concludes after a review of the information then available, including any pending offers, letters of intent, contracts for sale, appraisals or other data, that the consideration to be received by us is not fair to us from a financial point of view; (ii) an independent third party, concludes that the consideration to be received is less than the appraised value of the applicable property; or (iii) we have received a higher offer for the applicable property from a credible party with whom we reasonably believe is ready, able and willing to close the transaction on the contract terms. |
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We do not have an executed advisory agreement, and we could lose the services of our Advisor,
which may increase operating expenses, and delay or reduce our liquidating distributions.
The Advisory Agreement between our Advisor and T REIT expired on February 22, 2005 and was not
renewed for a consecutive one-year term. However, our Advisor continued to advise T REIT, and,
following the transfer of assets and liabilities to us, continues to advise us, on a month-to-month
basis under the terms of the expired Advisory Agreement. Under the terms of the expired Advisory
Agreement, our Advisor currently manages our day-to-day business affairs and carries out the directives of our Trustee. If we are unable to
continue to retain the services of our Advisor on terms as favorable as our current Advisory
Agreement, or at all, our operating expenses may increase. We would also incur additional
transition costs if we were either to become self-managed or enter an advisory relationship with a
new advisor. Additionally, if we become self-managed or engage a new advisor, we may be unable to
complete the plan of liquidation in as expeditious a manner as might otherwise be the case or on
terms as favorable to us as our Advisor may be able to do so, because of the loss of our Advisors
experience and familiarity with our remaining asset and business.
If our Advisor is unable to retain key executives and employees sufficient to complete the plan of
liquidation in a reasonably expeditious manner, our liquidating distributions might be delayed or
reduced.
Our ability to locate qualified buyers for our remaining asset and to negotiate and complete
any such sale, depends to a large extent upon the experience and abilities of our Advisors
officers and employees, their familiarity with our remaining asset and any counter-parties to any
future sale agreements and the market for our unconsolidated property, as well as their ability to
efficiently manage our advisor and the professionals in the sales process. We face the risk that
these individuals might resign. Our Advisors inability to retain these individuals could adversely
affect our ability to complete the plan of liquidation in a reasonably expeditious manner and our
prospects of selling our remaining asset at an expected price. Our Advisors officers and employees
may seek other employment rather than remain with our Advisor throughout the process of
liquidation. If our Advisor is unable to retain appropriate qualified key executives and employees
to complete the plan of liquidation in a reasonably expeditious manner, liquidating distributions
might be delayed or reduced.
Our beneficiaries may not receive any profits resulting from the sale of our remaining asset, or
receive such profits in a timely manner, because we may provide financing to the purchaser of our
remaining asset.
In accordance with the plan of liquidation, our beneficiaries may experience a delay before
receiving their share of the net proceeds of such liquidation. In liquidation, we may sell our
remaining asset either subject to or upon the assumption of any then outstanding mortgage debt or,
alternatively, may provide financing to purchasers. We may take a purchase money obligation secured
by a mortgage on our remaining asset as partial payment therefore. We do not have any limitations
or restrictions on our right to take such purchase money note obligations. To the extent we receive
promissory notes or other property in lieu of cash from sales, such proceeds, other than any
interest payable on those proceeds, will not be included in net sale proceeds until and to the
extent the promissory notes or other property are actually paid, sold, refinanced or otherwise
disposed of. We may receive initial down payments in the year of sale in an amount less than the
selling price and subsequent payments may be spread over a number of years. In such event, our
beneficiaries may experience a delay in the distribution of the net proceeds of a sale until such
time as the installment payments are paid and not in default.
Beneficiaries could be liable to the extent of liquidating distributions received from us if
contingent reserves are insufficient to satisfy our liabilities.
If we fail to create an adequate contingency reserve for payment of our expenses and
liabilities, or if the contingency reserve and the assets held by us are less than the amount
ultimately found payable in respect of expenses and liabilities, each of our beneficiaries could be
held liable for the payment to creditors of such beneficiarys pro rata portion of the excess,
limited to the amounts previously received by each beneficiary in distributions from us.
If a court holds at any time that we have failed to make adequate provision for our expenses
and liabilities or if the amount ultimately required to be paid in respect of such liabilities
exceeds the amount available from contingency reserve and our assets, our creditors could seek an
injunction to prevent us from making distributions under the plan of liquidation on the grounds
that the amounts to be distributed are needed to provide for the payment of our expenses and
liabilities. Any such action could delay or substantially diminish the cash distributions to be
made to beneficiaries under the plan of liquidation.
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We may have underestimated the amount of prepayment fees or defeasance charges on our mortgages.
In calculating our estimated fair value of our remaining asset and, therefore, our estimated
per unit distribution amount, we have assumed that any purchaser of our remaining asset will assume
the mortgage on the underlying property, which contains penalties in the event of the prepayment of
that mortgage. The sale of our remaining asset pursuant to the plan of liquidation will trigger
substantial penalties unless the purchaser assumes (and/or is allowed to assume) the corresponding
mortgage. We may be unsuccessful in negotiating the assumption of any underlying mortgage in
connection with the sale of our remaining asset, which could negatively affect the amount of cash
available for distribution to our beneficiaries under the plan of liquidation.
We may incur increasingly significant costs in connection with Sarbanes-Oxley compliance and we
may become subject to liability for any failure to comply.
The Sarbanes-Oxley Act of 2002, as amended, or the Sarbanes-Oxley Act, and related laws,
regulations and standards relating to corporate governance and disclosure requirements applicable
to public companies have increased the costs of corporate governance, reporting and disclosure
practices which are required of us. We expect that our efforts to continue to comply with the
Sarbanes-Oxley Act and applicable laws and regulations will continue to involve significant, and
potentially increasing, costs. In addition, these laws, rules and regulations create new legal
bases for administrative enforcement, civil and criminal proceedings against us in case of
non-compliance, thereby increasing our risks of liability and potential sanctions.
While we are not aware of any material non-compliance with the Sarbanes-Oxley Act and related
laws and regulations, we were formed prior to the enactment of these corporate governance standards
and as a result we did not have all necessary procedures and policies in place at the time of their
enactment. Any failure to comply with the Sarbanes-Oxley Act could result in fees, fines, penalties
or administrative remedies, which could reduce and/or delay the amount of liquidating distributions
to our beneficiaries under the plan of liquidation.
Other Risks of Our Business
Due to the risks involved in the ownership of real estate, there is no guarantee of any return on
our beneficiaries investments and our beneficiaries may lose some or all of their investments.
By owning units of beneficial interest, our beneficiaries are subject to the risks associated
with owning real estate. Ownership of real estate is subject to significant risks. The performance
of our beneficiaries investment in us is subject to risks related to the ownership and operation
of real estate, including, without limitation, the following:
| changes in the general economic climate; |
| changes in local conditions such as an oversupply of space or reduction in demand for real estate; |
| changes in interest rates and the availability of financing; and |
| changes in laws and governmental regulations, including those governing real estate usage, zoning and taxes. |
If our unconsolidated property decreases in value, the value of our beneficiaries investment
will likewise decrease and our beneficiaries could lose some or all of their investment.
If our unconsolidated property is unable to generate sufficient funds to pay its expenses,
liabilities or distributions, our liquidating distributions to our beneficiaries may be reduced
and/or delayed.
If the Congress Center property is unable to generate sufficient funds to pay its expenses,
liabilities or distributions, the Congress Center property may need to borrow funds from affiliates
or third parties to pay such expenses, liabilities or distributions and incur an interest expense.
The payment of interest expenses may reduce the amount available for distributions to us which may
then reduce or delay the timing of our liquidating distributions to our beneficiaries since the
Congress Center property is our one remaining unconsolidated property and source of revenue.
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Our unconsolidated property faces significant competition.
We face significant competition from other owners, operators and developers of office
properties. Our unconsolidated property faces competition from similar properties owned by others
in the same markets. Such competition may affect our Advisors ability to attract and retain
tenants and may reduce the rents our Advisor is able to charge. These competing properties may have
vacancy rates higher than the unconsolidated property, which may cause their owners to rent space
at lower rental rates than those charged by our Advisor or to provide greater tenant improvement
allowances or other leasing concessions than provided to tenants at our unconsolidated property. As
a result, our Advisor may be required to provide rent concessions, incur charges for tenant
improvements and other inducements, or our Advisor may not be able to timely lease the space, all
of which would adversely impact our liquidity and net assets in liquidation, which could reduce
distributions to our beneficiaries. If we attempt to dispose of our unconsolidated property with
the other joint owners, we will be in competition with sellers of similar properties to locate
suitable purchasers, which may result in us receiving lower proceeds from the sale or result in us
not being able to dispose of the property due to the lack of an acceptable return.
We depend upon our tenants to pay rent, and their inability to pay rent may substantially reduce
our revenues and cash available for distribution to our beneficiaries.
Our investment in the Congress Center property is subject to varying degrees of risk that
generally arise from the ownership of real estate. The value of our property interest and the
ability to make distributions to our beneficiaries depends upon the ability of the tenants at our
property to generate enough income in excess of applicable operating expenses to make their lease
payments to us. Changes beyond our control may adversely affect the tenants ability to make their
lease payments to us and, in such event, would substantially reduce both our income from operations
and our ability to make distributions to our beneficiaries. These changes include, among others,
the following:
| downturns in national, regional or local economic conditions where our property is located, which generally will negatively impact the demand for office space and rental rates; |
| changes in local market conditions such as an oversupply of office properties, including space available by sublease, or a reduction in demand for the lease of office properties, making it more difficult for us to lease space at attractive rental rates or at all; |
| competition from other available office properties owned by others, which could cause us to lose current or prospective tenants or cause us to reduce rental rates to competitive levels; |
| our ability to pay for adequate maintenance, insurance, utility, security and other operating costs, including real estate taxes and debt service payments, that are not necessarily reduced when circumstances such as market factors and competition cause a reduction in income from a property; and |
| changes in federal, state or local regulations and controls affecting rents, prices of goods, interest rates, fuel and energy consumption. |
Due to these changes, among others, tenants and lease guarantors, if any, may be unable to
make their lease payments. A default by a tenant or the failure of a tenants guarantor to fulfill
its obligations to us, or an early termination of a lease as a result of a tenant default or
otherwise could, depending upon the size of the leased premises and our Advisors ability to
successfully find a substitute tenant, have an adverse effect on our revenues and cash available
for distribution to our beneficiaries.
Our use of borrowings on the Congress Center property could result in its foreclosure and
unexpected debt service expenses upon refinancing, both of which could have an adverse impact on
our operations and cash flow. Additionally, restrictive covenants in our loan documents may
restrict our operating activities.
We rely on borrowings to partially fund capital expenditures and other items. As of December
31, 2009, there was $93,486,000 of debt outstanding related to the Congress Center property, our
proportionate share of which was $9,564,000. Accordingly, we are subject to the risks normally
associated with debt financing, including, without limitation, the risk that our cash flow may not
be sufficient to cover required debt service payments. There is also a
risk that, if necessary, existing indebtedness will not be able to be refinanced or that the
terms of such refinancing will not be as favorable as the terms of the existing indebtedness.
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In addition, if we cannot meet our required mortgage payment obligations, the property subject
to such mortgage indebtedness could be foreclosed upon by, or otherwise transferred to, our lender,
with a consequent loss of income and asset value to us. For tax purposes, a foreclosure on our
property would be treated as a sale of the property for a purchase price equal to the outstanding
balance of the debt secured by the mortgage. If the outstanding balance of the debt secured by the
mortgage exceeds our tax basis in the property, we would recognize taxable income on foreclosure,
but we may not receive any cash proceeds.
The mortgage on the Congress Center property contains customary restrictive covenants,
including provisions that limit the borrowing subsidiarys ability, without the prior consent of
the lender, to incur additional indebtedness, further mortgage or transfer the applicable property,
discontinue insurance coverage, change the conduct of its business or make loans or advances to,
enter into any transaction of merger or consolidation with any third party. In addition, any future
lines of credit or loans may contain financial covenants, further restrictive covenants and other
obligations.
If we materially breach such covenants or obligations under the Congress Center loan
agreement, the lender may have the right to seize our income from the property or legally declare a
default on the loan obligation, require us to repay the debt immediately and foreclose on the
property, among other remedies. If we were to breach such covenants or obligations, we may then
have to sell the Congress Center property either at a loss or at a time that prevents us from
achieving a higher price. Any failure to pay our indebtedness when due or failure to cure events of
default could result in higher interest rates during the period of the loan default and could
ultimately result in the loss of the property through foreclosure. Additionally, if the lender were
to seize our income from the property, we would no longer have any discretion over the use of the
income, which may adversely impact our ability to make liquidating distributions to our
beneficiaries.
Due to our ownership of only an unconsolidated property interest in the Congress Center property,
we are dependent upon those tenants that generate significant rental
income for the Congress Center
property, which may have a negative impact on our financial condition if these tenants are unable
to meet their rental obligations to us.
As of March 22, 2010, rent paid by the tenants at the Congress Center property represented
100% of our annualized revenues. The revenue generated by the Congress Center property is
substantially dependent on our ability to retain our current tenants and on the financial condition
of the significant tenants at the property. Three of our current tenants, which represent
approximately 44.0% of the gross leasable area, or GLA, of the Congress Center property, have
leases that will expire in the next 26 months. Our inability to retain our significant tenants or
any event of bankruptcy, insolvency or a general downturn in the business of any of our significant
tenants may result in the failure or delay of such tenants rental payments to us, which may have
an adverse impact on our financial performance and our ability to pay distributions to our
beneficiaries.
On December 21, 2006, Realty received a termination notice from Employers Reinsurance
Corporation notifying Realty of their intent to exercise their option to terminate their lease for
approximately 67,000 square feet effective January 1, 2008 at the Congress Center property. From
January 1, 2008, and continuing through and including the payment date occurring on December 1,
2011, the lender is entitled to receive $83,000 on a monthly basis from the borrower. In January
2007, Employers Reinsurance Corporation paid $3,773,000 to the lender as an early termination fee
penalty pursuant to their lease agreement. We, along with G REIT Liquidating Trust (successor of G
REIT, Inc.) and NNN 2002 Value Fund, LLC, or our affiliate co-owners, paid the remaining $27,000 of the early termination fee
penalty owed to the lender. As of December 31, 2009, we have advanced $93,000 to the lender for the
reserves associated with the early lease termination. It is anticipated that upon the sale of the
Congress Center property, we, along with
our affiliate co-owners will receive repayment of any advances made to the lender for reserves. In
May 2009, NNN Congress Center, LLC entered into a lease agreement for approximately 28,000 square
feet of space previously leased by Employers Reinsurance Corporation. The lease begins on April
1, 2010 for a period of ten years, seven years firm, subject to termination rights pursuant to the
lease agreement at an annual rate of $31.00 per square foot. Pursuant to the lease agreement,
there are scheduled annual rent increases, and various rent concessions and commission credits have
been given to the IRS in lease years one
and two. We will continue or marketing efforts to re-lease the remaining un-leased space. Our
failure to re-lease this space may reduce or delay our liquidating distributions to our
beneficiaries.
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Lack of
diversification and illiquidity of real estate may make it difficult
for us to sell our remaining asset or recover our investment in that
asset.
Our business is subject to risks associated with investment solely in real estate. Real estate
investments are relatively illiquid. Pursuant to the plan of liquidation, we expect to liquidate
our remaining asset by December 31, 2010; however, due to the illiquid nature of real estate and
the short timeframe that we have to sell our remaining asset, we may not recoup the estimated fair
value we have recorded as of December 31, 2009 by December 31, 2010. We cannot provide assurance
that we will be able to dispose of our remaining asset by December 31, 2010, which could adversely
impact the timing and amount of distributions.
Lack of geographic diversity may expose us to regional economic downturns that could adversely
impact our operations or our ability to recover our investment in the Congress Center property.
Our portfolio lacks geographic diversity due to its limited size and the fact that as of March
22, 2010, we have only one unconsolidated property, located in Chicago, Illinois. The geographic
concentration of the Congress Center property exposes us to economic downturns in this region. A
regional recession impacting this state could adversely affect our ability to generate or increase
operating revenues, attract new tenants or dispose of the Congress Center property. In addition,
our property may face competition in this geographic region from other properties owned, operated
or managed by our Advisor or its affiliates or third parties. Our Advisor or its affiliates have
interests that may vary from ours in such geographic market.
Losses for which we either could not or did not obtain insurance will adversely affect our
earnings and we may be unable to comply with insurance requirements contained in mortgage or other
agreements due to high insurance costs.
We endeavor to maintain comprehensive insurance on the property we own, including liability
and fire and extended coverage, in amounts sufficient to permit the replacement of the one
remaining unconsolidated property in the event of a total loss, subject to applicable deductibles.
However, we could still suffer a loss due to the cost to repair any damage to the one remaining
unconsolidated property that is not insured or is underinsured. There are types of losses,
generally of a catastrophic nature, such as losses due to terrorism, wars, earthquakes, floods or
acts of God that are either uninsurable or not economically insurable. If such a catastrophic event
were to occur, or cause the destruction of our one remaining unconsolidated property, we could lose
both our invested capital and anticipated profits from such one remaining unconsolidated property.
Additionally, we could default under debt or other agreements if the cost and/or availability of
certain types of insurance make it impractical or impossible to comply with covenants relating to
the insurance we are required to maintain under such agreements. In such instances, we may be
required to self-insure against certain losses or seek other forms of financial assurance.
Additionally, inflation, changes in building codes and ordinances, environmental considerations and
other factors also might make it infeasible to use insurance proceeds to replace a property if it
is damaged or destroyed. Under such circumstances, the insurance proceeds received by us might not
be adequate to restore our economic position with respect to the affected property.
On February 17, 2010, we received a letter from our lender stating that our insurance policy
covering the Congress Center property is deficient because several of the carriers providing
coverage under our policy do not meet one or more of the carrier rating requirements as set forth
in the loan documents. We are obligated to bring the insurance deficiencies into compliance with
the requirements set forth in the loan documents upon the renewal or replacement of our insurance
policy and in no event later than thirty days after the expiration date of the policy, which
expired on March 7, 2010. The insurance policy was renewed on March 5, 2010 for the policy period
March 7, 2010 through March 7, 2011, with similar deficiencies outstanding. If we are unable to
cure the insurance deficiencies, or obtain a waiver from the lender, it could result in our lender
exercising the rights and remedies afforded to it under the loan documents, including but not
limited to the right to force-place the insurance coverage at any time, the right to accelerate all
amounts outstanding under the loan, and/or foreclosure of the property. We can give no assurance
that we will be able to cure the insurance deficiencies, or that if we are successful in
obtaining the required insurance coverage that we will be able to maintain such insurance
coverage in compliance with the loan documents.
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We are currently involved in litigation, which could reduce the amount of our liquidation
distributions.
On February 11, 2004, Clearview Properties, or Clearview, filed a petition in the District
Court of the 270th Judicial District, Harris County, Texas against Property Texas SC One
Corporation, Clarion Partners, LLC, and Granite Partners I, LLC, three unaffiliated entities, and T
REIT, our Advisor and Realty, or collectively, the Triple Net Entities. The complaint alleged that
the Triple Net Entities willfully and intentionally interfered with an agreement between Property
One and Clearview for the sale of certain real property located in Houston, Texas by Property One
to Clearview. On January 7, 2005, Clearview filed an amended complaint which also alleged that the
Triple Net Entities breached a contract between Clearview and the Triple Net Entities for the sale
of the Houston, Texas property by Clearview to the Triple Net Entities and for conspiracy with
Property One to breach this contract. On March 25, 2005, Clearview filed a further amended
complaint which named T REIT, L.P. as an additional Triple Net Entity defendant and dropped Realty
as a defendant. On May 4, 2005, the court denied a motion for summary judgment filed by the Triple
Net Entities. On July 28, 2005, the Triple Net Entities filed their second amended motion for
summary judgment to dismiss the claims against them, which was granted in favor of the Triple Net
Entities by the court on August 8, 2005. On December 12, 2005, a one-day trial was held to
determine the Triple Net Entities ability to recover from Clearview, attorneys fees, expenses and
costs incurred in this case as provided for pursuant to the terms of the agreements underlying
Clearviews breach of contract claims against the Triple Net Entities. On May 17, 2006, the court
entered a final judgment awarding T REIT, L.P. $212,000 in attorneys fees for services rendered,
$25,000 for attorneys fees if Clearview unsuccessfully appeals the case to the court of appeals,
and $13,000 for attorneys fees if Clearview unsuccessfully appeals the case to the Texas Supreme
Court. Thereafter, Clearview appealed the case to the Fourteenth Court of Appeals. On January 29,
2009, the Fourteenth Court of Appeals affirmed the trial courts summary judgment, reversed T REIT,
L.P.s attorneys fees award, and remanded the attorneys fee issue for a further proceeding.
Clearview then filed a petition for review with the Supreme Court of Texas, which was subsequently
denied on January 15, 2010. On March 8, 2010, Clearview filed a motion for rehearing with the
Supreme Court of Texas on issues unrelated to the Triple Net Entities. We are unable to determine
the probability of the outcome or the amount or range of any potential recovery. If Clearview
prevails in this action, it could have a material adverse effect upon the funds available for
distributions to our beneficiaries.
The failure of any bank in which we deposit our funds could reduce the amount of cash we have
available to pay liquidating distributions.
The Federal Deposit Insurance Corporation, or FDIC, insures amounts up to $250,000 per
depositor per insured bank. We currently have cash and cash equivalents deposited in certain
financial institutions in excess of FDIC insured limits. If any of the banking institutions in
which we have deposited funds ultimately fails, we may lose the amount of our deposits over any
federally-insured amount. The loss of our deposits could reduce the amount of cash we have
available to repay debt obligations, fund operations and distribute to beneficiaries, which could
result in a decline in the value of our beneficiaries investments.
There is currently no public market for our units of beneficial interest and the units of
beneficial interest may not be transferred except by operation of law or upon the death of a
beneficiary.
Our beneficiaries will not be able to transfer their units other than in limited
circumstances. The units of beneficial interest are not and will not be listed on any exchange,
quoted by a securities broker or dealer, nor admitted for trading in any market, including the
over-the-counter market. The units of beneficial interest are not transferable except by will,
intestate succession or operation of law or upon the death of a beneficiary.
The Congress Center property was purchased at a time when the commercial real estate market was
experiencing substantial influxes of capital investment and competition for properties; therefore
the Congress Center property may not maintain its current value or may further decrease in value.
The commercial real estate market experienced a substantial influx of capital from investors
prior to the recent market turmoil. This substantial flow of capital, combined with significant
competition for real estate, resulted in inflated purchase prices for such assets. The Congress
Center property was purchased in such an environment, therefore, we are subject to the risk that if
the real estate market ceases to attract the same level of capital investment
in the future as it has attracted, or if the number of companies seeking to acquire such
assets decreases, our returns will be lower. The current estimated value of the Congress Center
property is less than our purchase price and we can give no assurance that the property will
maintain its current value, or that the value will not continue to decrease even further.
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The conflicts of interest of our Advisors executives and employees with us mean we will not be
managed by our Advisor solely in the best interests of our beneficiaries.
Our Advisors executives and employees have conflicts of interest relating to the management
of our business and property. Accordingly, those parties may make decisions or take actions based
on factors other than in the best interest of our beneficiaries.
Our Advisor also advises G REIT Liquidating Trust and manages NNN 2002 Value Fund, LLC, NNN
2003 Value Fund, LLC as well as other private tenant-in-common programs and other real estate
programs, all of which may compete with us or otherwise have similar business interests and/or
investment objectives. Some of the executive officers and employees of our Advisor also serve as
officers of NNN 2003 Value Fund, LLC. Additionally, our Advisor is a wholly owned indirect
subsidiary of Grubb & Ellis Company, or Grubb & Ellis, and certain executive officers and employees
of our Advisor collectively own approximately 4.1% of Grubb & Ellis. As officers, directors, and
partial owners of entities that do business with us or that have interests in competition with our
own interests, these individuals will experience conflicts between their obligations to us and
their obligations to, and pecuniary interests in, our Advisor, Grubb & Ellis and its affiliated
entities. These conflicts of interest could:
| limit the time and services that our Advisor devotes to us, because it will be providing similar services to G REIT Liquidating Trust, NNN 2002 Value Fund, LLC and NNN 2003 Value Fund, LLC and other real estate programs and properties; |
| impair our ability to compete for tenants in geographic areas where other properties are advised by our Advisor and its affiliates; and |
| impair our ability to compete for the disposition of properties with other real estate entities that are also advised by our Advisor and its affiliates and seeking to dispose of properties at or about the same time as us. |
If our Advisor or its affiliates breach their fiduciary obligations to us, we may not meet our
investment objectives, which could reduce the expected cash available for distribution to our
beneficiaries.
Increases in our insurance rates could adversely affect our cash flow and our ability to make
liquidating distributions to our beneficiaries.
We cannot assure that we will be able to renew our insurance coverage at our current or
reasonable rates or that we can estimate the amount of potential increases of policy premiums. As a
result, our cash flow could be adversely impacted by increased premiums. In addition, the sales
price of the Congress Center property may be affected by rising insurance costs and adversely
affect our ability to make liquidating distributions to our beneficiaries.
Item 1B. Unresolved Staff Comments.
Not applicable.
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Item 2. Properties.
Real Estate Investments
As of December 31, 2009, we had no consolidated properties, however, we owned a 10.3% interest
in the Congress Center property. Our interest in the Congress Center property is held as a member
of a limited liability
company that owns a tenant-in-common interest in the property. The Congress Center property
has an aggregate gross leasable area, or GLA, of approximately 520,000 square feet.
With respect to the Congress Center property, (i) we have no plans for any material
renovations, improvements or development of the property, except in accordance with planned
budgets; and (ii) the property is located in a market where we are subject to competition for
attracting new tenants and retaining current tenants. We are subject to a concentration of regional
economic exposure as our interest in the Congress Center property is our only remaining asset.
Regional economic downturns impacting Illinois could adversely impact our operations.
The following table presents certain additional information about the Congress Center property
as of December 31, 2009:
Annual | ||||||||||||||||||||||||||||
Rent | ||||||||||||||||||||||||||||
Property | GLA | % | Date | Annual | % Physical | Per Sq | ||||||||||||||||||||||
Unconsolidated Property Name | Location | (Sq Ft) | Owned | Acquired | Rent(1) | Occupancy(2) | Ft(3) | |||||||||||||||||||||
Congress Center |
Chicago, IL | 520,000 | 10.3 | 01/09/03 | $ | 12,374,000 | 78.9 | % | $ | 30.15 |
(1) | Annualized rental income is based on contractual base rent from leases in effect as of December 31, 2009. | |
(2) | Physical occupancy as of December 31, 2009. | |
(3) | Average effective annual rent per occupied square foot as of December 31, 2009. |
Ownership of Congress Center
The following is a summary of our relationship with entities with ownership interests in the
Congress Center property as of December 31, 2009:
Indebtedness
As of December 31, 2009, there were two secured mortgage loans outstanding on the Congress
Center property, our proportionate share of which approximates $9,564,000. See Item 7.
Managements Discussion and Analysis of Financial Condition and Results of Operations, and Note 7
Commitments and Contingencies, to the consolidated financial statements included with this
Annual Report on Form 10-K.
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Item 3. Legal Proceedings.
Clearview Litigation
On February 11, 2004, Clearview Properties, or Clearview, filed a petition in the District
Court of the 270th Judicial District, Harris County, Texas against Property Texas SC One
Corporation, Clarion Partners, LLC, and Granite Partners I, LLC, three unaffiliated entities, and T
REIT, our advisor and Realty, or collectively, the Triple Net Entities. The complaint alleged that
the Triple Net Entities willfully and intentionally interfered with an agreement between Property
One and Clearview for the sale of certain real property located in Houston, Texas by Property One
to Clearview. On January 7, 2005, Clearview filed an amended complaint which also alleged that the
Triple Net Entities breached a contract between Clearview and the Triple Net Entities for the sale
of the Houston, Texas property by Clearview to the Triple Net Entities and for conspiracy with
Property One to breach this contract. On March 25, 2005, Clearview filed a further amended
complaint which named T REIT, L.P. as an additional Triple Net Entity defendant and dropped Realty
as a defendant. On May 4, 2005, the court denied a motion for summary judgment filed by the Triple
Net Entities. On July 28, 2005, the Triple Net Entities filed their second amended motion for
summary judgment to dismiss the claims against them, which was granted in favor of the Triple Net
Entities by the court on August 8, 2005. On December 12, 2005, a one-day trial was held to
determine the Triple Net Entities ability to recover from Clearview, attorneys fees, expenses and
costs incurred in this case as provided for pursuant to the terms of the agreements underlying
Clearviews breach of contract claims against the Triple Net Entities. On May 17, 2006, the court
entered a final judgment awarding T REIT, L.P. $212,000 in attorneys fees for services rendered,
$25,000 for attorneys fees if Clearview unsuccessfully appeals the case to the court of appeals,
and $13,000 for attorneys fees if Clearview unsuccessfully appeals the case to the Texas Supreme
Court. Thereafter, Clearview appealed the case to the Fourteenth Court of Appeals. On January 29,
2009, the Fourteenth Court of Appeals affirmed the trial courts summary judgment, reversed T REIT,
L.P.s attorneys fees award, and remanded the attorneys fee issue for a further proceeding.
Clearview then filed a petition for review with the Supreme Court of Texas, which was subsequently
denied on January 15, 2010. On March 8, 2010, Clearview filed a motion for rehearing with the
Supreme Court of Texas on matters unrelated to the Triple Net Entities. We are unable to determine
the probability of the outcome or the amount or range of any potential recovery.
Other than as
noted above, we are not presently subject to any material litigation and, to our knowledge,
no material litigation is threatened against us that, if determined unfavorably to us, would have
a material adverse effect on our financial condition.
Item 4. (Removed and Reserved)
PART II
Item 5. Market for Registrants Common Equity and Related Shareholder Matters and Issuer Purchases
of Equity Securities.
Market Information
There is no public market for the units of beneficial interest in T REIT Liquidating Trust.
The units of beneficial interest are not and will not be listed on any exchange, quoted by a
securities broker or dealer, nor admitted for trading in any market, including the over-the-counter
market. The units of beneficial interests are not transferable except by operation of law or upon
the death of a beneficiary.
Beneficiaries
As of March 22, 2010, we had 2,001 beneficiaries.
Distributions
During the years ended December 31, 2009 and 2008 and the period from July 20, 2007 through
December 31, 2007, we did not make any distributions to our beneficiaries.
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Equity Compensation Plan Information
In accordance with the plan of liquidation, all outstanding options under T REITs equity
compensation plans were forfeited and the plans were terminated. We do not have an equity
compensation plan in place.
Item 6. Selected Financial Data.
The following should be read in conjunction with Item 7. Managements Discussion and Analysis
of Financial Condition and Results of Operations and the consolidated financial statements and the
notes thereto that are part of this Annual Report on Form 10-K. The results for the period from July 20, 2007 through December 31, 2007 are not
comparable to any prior period because we began operations as of July 20, 2007. Our historical
results are not necessarily indicative of results for any future period.
December 31, | December 31, | December 31, | ||||||||||
Selected Financial Data(1) | 2009 | 2008 | 2007 | |||||||||
STATEMENT OF NET ASSETS: |
||||||||||||
Total assets |
$ | 1,714,000 | $ | 3,777,000 | $ | 6,007,000 | ||||||
Net assets in liquidation(1) |
$ | 1,714,000 | $ | 3,777,000 | $ | 6,007,000 | ||||||
Net asset value per unit(1) |
$ | 0.37 | $ | 0.82 | $ | 1.30 |
Period from | ||||||||||||
July 20, | ||||||||||||
2007 | ||||||||||||
Year Ended | Year Ended | through | ||||||||||
December 31, | December 31, | December 31, | ||||||||||
2009 | 2008 | 2007 | ||||||||||
STATEMENT OF CHANGES IN NET ASSETS: |
||||||||||||
Net assets in liquidation, beginning of period |
$ | 3,777,000 | $ | 6,007,000 | $ | | ||||||
Net assets contributed to T REIT Liquidating
Trust on July 20, 2007 |
| | 6,861,000 | |||||||||
Change in estimated receipts in excess of
estimated costs during liquidation |
365,000 | 46,000 | (134,000 | ) | ||||||||
Net decrease in fair value |
(2,428,000 | ) | (2,276,000 | ) | (720,000 | ) | ||||||
Change in net assets in liquidation |
(2,063,000 | ) | (2,230,000 | ) | (854,000 | ) | ||||||
Net assets in liquidation, end of period |
$ | 1,714,000 | $ | 3,777,000 | $ | 6,007,000 | ||||||
(1) | The net assets in liquidation as of December 31, 2009 of $1,714,000 plus the cumulative liquidating distributions through December 31, 2009 of approximately $50,600,000 (which were paid to T REIT shareholders prior to the transfer of T REITs assets and liabilities to us) would result in liquidating distributions per unit of approximately $0.37 as of December 31, 2009. |
Item 7. Managements Discussion and Analysis of Financial Condition and Results of Operations.
The use of the words we, us or our refers to T REIT Liquidating Trust and its
subsidiaries, except where the context otherwise requires.
The following discussion should be read in conjunction with our consolidated financial
statements and notes appearing elsewhere in this Annual Report on Form 10-K. Such consolidated
financial statements and information have been prepared to reflect our net assets in liquidation as
of December 31, 2009 and 2008 (liquidation basis), together with the changes in net assets for the
years ended December 31, 2009, 2008 and the period from July 20, 2007 to December 31, 2007.
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Forward-Looking Statements
Historical results and trends should not be taken as indicative of future operations. Our
statements contained in this report that are not historical facts are forward-looking statements
within the meaning of Section 27A of the Securities Act of 1933, as amended. Actual
results may differ materially from those included in the forward-looking statements. We intend
these forward-looking statements to be covered by the safe-harbor provisions for forward-looking
statements contained in the Private Securities Litigation Reform Act of 1995, and are including
this statement for purposes of complying with those safe-harbor provisions. Forward-looking
statements, which are based on our assumptions and describe future plans, strategies and
expectations for ourselves, are generally identifiable by use of the words believe, expect,
intend, anticipate, estimate, project, prospects, or similar expressions. Our ability to
predict results or the actual effect of our future plans or strategies is inherently uncertain.
Factors which could have a material adverse affect on our operations and our future prospects on a
consolidated basis include, without limitation, the following: changes in economic conditions
generally and the real estate market specifically; legislative/regulatory changes; availability of
capital; changes in interest rates; competition in the real estate industry; supply and demand for
operating properties in our current market areas and changes in accounting principles generally
accepted in the United States of America, or GAAP; predictions of the amount of liquidating
distributions to be received by our beneficiaries; statements regarding the timing of asset
dispositions and the sales price we will receive for assets; the effect of the liquidation; the
availability of buyers to acquire our properties we make available for sale; the availability of
financing; the absence of material litigation; our ongoing relationship with our Advisor;
litigation, including, without limitation, the implementation and completion of the plan of
liquidation.
These risks and uncertainties should be considered in evaluating forward-looking statements
and undue reliance should not be placed on such statements. We make no representations or
warranties (express or implied) about the accuracy of any such forward-looking statements contained
in this report, and, unless otherwise required by law, we do not intend to update or revise any
forward-looking statements, whether as a result of new information, future events, or otherwise.
Additional information concerning us and our business, including additional factors that could
materially affect our financial results, is included herein and in our other filings with the
United States Securities and Exchange Commission, or the SEC.
Overview and Background
We were organized on July 16, 2007, as a liquidating trust pursuant to a plan of liquidation
of T REIT, Inc., or T REIT, or the plan of liquidation. Pursuant to the Liquidating Trust
Agreement, dated as of July 16, 2007, by and between T REIT and W. Brand Inlow, or our Trustee, T
REIT transferred its then remaining assets and liabilities to us to hold. Mr. Inlow previously
served as an independent director of T REIT and the chairman of T REITs board of directors. Upon
the transfer of the assets and liabilities to us, each shareholder of T REIT as of the July 16,
2007 Record Date automatically became the holder of one unit of beneficial interests in T REIT
Liquidating Trust for each share of T REITs common stock then currently held of record by such
shareholder. Our purpose is to wind up the affairs of T REIT by liquidating our remaining assets,
distributing the proceeds from the liquidation of our remaining assets to our beneficiaries, and
paying all liabilities, costs and expenses of T REIT and T REIT Liquidating Trust.
Our existence was to terminate initially upon the earliest of (i) the distribution of all of
our assets in accordance with the terms of Liquidating Trust Agreement, or (ii) the expiration of a
period of three years from the date assets were first transferred to us, or July 20, 2010. However,
we were able to extend our existence beyond the three-year term to July 20, 2013 as a result of our
Trustee determining that an extension is reasonably necessary to fulfill our purpose and our
receipt of additional No-Action Relief from the Staff of the SEC from compliance with certain
registration and reporting requirements of the Exchange Act. Although we can provide no assurances,
we currently expect to sell our remaining asset by December 31, 2010 and anticipate completing the
plan of liquidation by March 31, 2011.
Upon the transfer of assets and liabilities from T REIT to us on July 16, 2007, we acquired a
10.3% interest in the Congress Center, located in Chicago, Illinois, or the Congress Center
property, or our unconsolidated property, and assumed approximately $9,828,000 of indebtedness,
representing our proportionate share of the secured mortgage loan outstanding on the Congress
Center property. We Although we can provide no assurances, we currently expect to sell our
remaining asset by December 31, 2010 and anticipate completing the plan of liquidation by March 31,
2011.
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Critical Accounting Policies
Use of Estimates
The preparation of financial statements in accordance with GAAP and under the liquidation
basis of accounting requires us to make estimates and judgments that affect the reported amounts of
assets (including net assets in liquidation), liabilities, revenues and expenses, and related
disclosure of contingent assets and liabilities. We believe that our critical accounting policies
are those that require significant judgments and estimates. These estimates are made and evaluated
on an on-going basis using information that is currently available as well as various other
assumptions believed to be reasonable under the circumstances. Actual results could vary from those
estimates, perhaps in material adverse ways, and those estimates could be different under different
assumptions or conditions.
Liquidation Basis of Accounting
Under the liquidation basis of accounting, all assets have been adjusted to their estimated
fair value (on an undiscounted basis) and liabilities, including estimated costs associated with
implementing the plan of liquidation, were adjusted to their estimated settlement amounts. Minority
liabilities due to interests in properties held through tenant-in-common interests were offset
against the respective properties. The valuation of real estate held for sale and the investment in
unconsolidated real estate is based on current contracts, estimates and other indications of sales
value net of estimated selling costs. Actual values realized for assets and settlement of
liabilities may differ materially from the amounts estimated. Estimated future cash flows from
property operations were made based on the anticipated sales date of our remaining asset. Due to
the uncertainty in the timing of the anticipated sales dates and the cash flows therefrom, results
of operations may differ materially from amounts estimated. These amounts are presented in the
accompanying consolidated statement of net assets. The net assets represent the estimated
liquidation value of our remaining asset available to our beneficiaries upon liquidation. The
actual settlement amounts realized for assets and settlement of liabilities may differ materially,
perhaps in adverse ways, from the amounts estimated.
The Congress Center property is continually evaluated and we adjust our net real estate
liquidation value accordingly. It is our policy that when we execute a purchase and sale agreement
or become aware of market conditions or other circumstances that indicate that our present value
materially differs from our expected net sales price, we will adjust our liquidation value
accordingly.
Asset for Estimated Receipts in Excess of Estimated Costs during Liquidation
Under the liquidation basis of accounting, we are required to estimate the cash flows from
operations and accrue the costs associated with implementing and completing the plan of
liquidation. We currently estimate that we will have operating cash inflows from our unconsolidated
property in excess of the estimated costs of liquidation. These amounts can vary significantly due
to, among other things, the timing and estimates for executing and renewing leases, along with the
estimates of tenant improvements incurred and paid, the timing of the sale of our remaining asset,
the timing and amounts associated with discharging known and contingent liabilities and the costs
associated with the winding up of our operations. These costs are estimated and are expected to be
paid out over the estimated liquidation period.
Effective July 1, 2008, monthly distributions to the Congress Center propertys investors were
suspended, including distributions to us. As a result of this suspension of monthly distributions,
our sole source of cash flow is expected to be proceeds from the anticipated sale of the Congress
Center property. It is anticipated that funds previously used for distributions will be applied
towards future tenanting costs to lease spaces not covered by the lender reserve and to supplement
the lender reserve funding as necessary. Prior to the suspension of distributions, we received
approximately $24,000 per month in distributions from the Congress Center property. In December
2009, a one-time distribution was approved to the Congress Center propertys investors for
year-end tax purposes. We received approximately $78,000 from this one-time distribution.
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The change in the asset for estimated receipts in excess of estimated costs during liquidation
for the year ended December 31, 2009 is as follows:
December 31, | Cash Payments | Change in | December 31, | |||||||||||||
2008 | and (Receipts) | Estimates | 2009 | |||||||||||||
Assets: |
||||||||||||||||
Estimated net
inflows from
consolidated and
unconsolidated
operating
activities |
$ | 933,000 | $ | (81,000 | ) | $ | 379,000 | $ | 1,231,000 | |||||||
Liabilities: |
||||||||||||||||
Liquidation costs |
(195,000 | ) | 153,000 | (80,000 | ) | (122,000 | ) | |||||||||
Total asset for
estimated receipts in
excess of estimated
costs during
liquidation |
$ | 738,000 | $ | 72,000 | $ | 299,000 | $ | 1,109,000 | ||||||||
The change in the asset for estimated receipts in excess of estimated costs during liquidation
for the year ended December 31, 2008 is as follows:
December 31, | Cash Payments | Change in | December 31, | |||||||||||||
2007 | and (Receipts) | Estimates | 2008 | |||||||||||||
Assets: |
||||||||||||||||
Estimated net
inflows from
consolidated and
unconsolidated
operating
activities |
$ | 1,001,000 | $ | (164,000 | ) | $ | 96,000 | $ | 933,000 | |||||||
Liabilities: |
||||||||||||||||
Liquidation costs |
(304,000 | ) | 333,000 | (224,000 | ) | (195,000 | ) | |||||||||
Total asset for
estimated receipts in
excess of estimated
costs during
liquidation |
$ | 697,000 | $ | 169,000 | $ | (128,000 | ) | $ | 738,000 | |||||||
Net Assets in Liquidation
The net assets in liquidation as of December 31, 2009 of $1,714,000 plus cumulative
liquidating distributions through December 31, 2009 of $50,600,000 (which were paid to T REIT
shareholders prior to the transfer of T REITs assets and liabilities to us) would result in
liquidating distributions to our beneficiaries per unit of approximately $11.36 per unit (of which
$10.99 per share was paid to T REIT shareholders prior to the transfer of T REITs assets and
liabilities to us). These estimates for liquidation distributions per unit include projections of
costs and expenses expected to be incurred during the period required to complete the plan of
liquidation. These projections could change materially based on the timing of any sale, the
performance of the underlying asset and change in the underlying assumptions of the projected cash
flows.
Revenue Recognition
Rental revenue is recorded on the contractual basis under the liquidation basis of accounting.
Factors Which May Influence Future Changes in Net Assets in Liquidation
Investment in Unconsolidated Real Estate
In calculating the estimated amount of liquidating distributions to our unit holders, we
assumed that we would be able to locate a buyer for the Congress Center property at an amount based
on our best estimate of market value for the property. However, we may have overestimated the
sales price that we will ultimately be able to obtain for this asset. If the market value of the
Congress Center property declines more than 4.0% from our current estimate of the market value as
of December 31, 2009, our investment in unconsolidated real estate would be zero.
Rental Income
The amount of rental income generated by our unconsolidated property depends principally on
our ability to maintain the occupancy rates of currently leased space, to lease currently available
space and space available from unscheduled lease terminations at the existing rental rates and the
timing of the disposition of our remaining asset. Negative trends in one or more of these factors
could adversely affect our rental income in future periods.
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Scheduled Lease Expirations
As of December 31, 2009, our unconsolidated property was 84.3% leased to 13 tenants and 78.9%
occupied by 12 tenants. None of the leases at the Congress Center property expire during 2010. Our
leasing strategy through our plan of liquidation focuses on negotiating renewals for leases
scheduled to expire and identifying new tenants or existing tenants seeking additional space for
which we are unable to negotiate such renewals. For example, in January 2010, we completed an
early renewal on one of our major tenants, and extended their lease expiration from December 2013
to December 2019.
Changes in Net Assets in Liquidation
For the year ended December 31, 2009
Net assets in liquidation decreased $2,063,000, or $0.45 per unit, during the year ended
December 31, 2009. The primary reason for the decrease in our net assets is a decrease in the value
of our one remaining unconsolidated property of $2,356,000, or $0.51 per unit, as a result of a
decrease in the anticipated sales price, offset by an increase in estimated receipts in excess of
estimated costs during liquidation of $371,000 or $0.08 per unit, which was a result of changes in
estimates of net cash flows of our one remaining unconsolidated property.
The net assets in liquidation as of December 31, 2009 of $1,714,000 plus cumulative
liquidating distributions through December 31, 2009 of $50,600,000 (which were paid to T REIT
shareholders prior to the transfer of T REITs assets and liabilities to us) would result in
liquidating distributions to our beneficiaries per unit of approximately $11.36 per unit (of which
$10.99 per share was paid to T REIT shareholders prior to the transfer of T REITs assets and
liabilities to us). These estimates for liquidation distributions per unit include projections of
costs and expenses expected to be incurred during the period required to complete the plan of
liquidation. These projections could change materially based on the timing of any sale, the
performance of the underlying asset and change in the underlying assumptions of the projected cash
flows.
For the year ended December 31, 2008
Net assets in liquidation decreased $2,230,000, or $0.48 per unit, during the year ended
December 31, 2008. The primary reason for the decrease in our net assets is a decrease in the value
of our one remaining unconsolidated property of $2,107,000, or $0.46 per unit, as a result of a
decrease in the anticipated sales price.
For the period from July 20, 2007 through December 31, 2007
Net assets in liquidation decreased $854,000, or $0.19 per unit, during the period from July
20, 2007 through December 31, 2007. The primary reasons for the decrease in our net assets include
a decrease in the value of our one remaining unconsolidated property of $527,000, or $0.11 per
unit, as a result of a decrease in the anticipated sales price along with a decrease in the asset
for estimated receipts in excess of estimated costs of $134,000, or $0.03 per unit, as a result of
a change in estimate primarily due to the change in the projected sales date of our remaining
asset.
Liquidity and Capital Resources
As of December 31, 2009, our total assets and net assets in liquidation were $1,714,000, or
$0.37 per unit. Our ability to meet our obligations is contingent upon the disposition of our
remaining asset in accordance with the plan of liquidation. We estimate that the net proceeds from
the sale of our remaining asset pursuant to the plan of liquidation will be adequate to pay our
obligations; however, we cannot provide any assurance as to the prices we will receive for the
disposition of our interest in the Congress Center property or the net proceeds therefrom.
Current Sources of Capital and Liquidity
We anticipate, but cannot assure, that our cash flow from operations and sale of our remaining
asset will be sufficient during the liquidation period to fund our cash needs for payment of
expenses, capital expenditures, recurring debt service payments and repayment of debt maturities.
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Effective July 1, 2008, monthly distributions to the Congress Center propertys investors were
suspended, including distributions to us. As a result of this suspension of monthly distributions,
our sole source of cash flow is expected to be proceeds from the anticipated sale of the Congress
Center property. It is anticipated that funds previously used for distributions will be applied
towards future tenanting costs to lease spaces not covered by the lender reserve and to supplement
the lender reserve funding as necessary. Prior to the suspension of distributions, we received
approximately $24,000 per month in distributions from the Congress Center property. In December
2009, a one-time distribution was approved to the Congress Center propertys investors for
year-end tax purposes. We received approximately $78,000 from this one-time distribution.
The plan of liquidation gives our Trustee the power to sell our remaining asset without
further approval by our beneficiaries and provides that liquidating distributions be made to our
beneficiaries as determined at the discretion of our Trustee. Although we can provide no
assurances, we currently expect to sell our remaining asset by December 31, 2010 and anticipate
completing the plan of liquidation by March 31, 2011.
Other Liquidity Needs
We believe that we will have sufficient capital resources to satisfy our liquidity needs
during the liquidation period. We did not make any cash distributions to our beneficiaries during
the years ended December 31, 2009 or 2008 and the period from July 20, 2007 through December 31,
2007. On July 9, 2007, prior to the transfer of T REITs assets and liabilities to us, T REIT made
cash distributions to its shareholders of approximately $2,600,000, or $0.56 per share. The source
for payment of these distributions was funds from operating activities and net proceeds from the
sale of properties.
As of December 31, 2009, we estimate that we will have $122,000 of commitments and
expenditures during the liquidation period comprised of $122,000 of liquidation costs. However,
there can be no assurance that we will not exceed the amounts of these estimated expenditures.
An adverse change in the net cash provided by operating activities or net proceeds expected
from the liquidation of the Congress Center property may affect our ability to fund these items
and may affect our ability to satisfy the financial performance covenants under our mortgage loans.
If we fail to meet our financial performance covenants and are unable to reach a satisfactory
resolution with the lender, the maturity dates for the mortgage loans could be accelerated. Any of
these circumstances could adversely affect our ability to fund working capital, liquidation costs
and unanticipated cash needs.
On February 17, 2010, we received a letter from our lender stating that our insurance policy
covering the Congress Center property is deficient because several of the carriers providing
coverage under our policy do not meet one or more of the carrier rating requirements as set forth
in the loan documents. We are obligated to bring the insurance deficiencies into compliance with
the requirements set forth in the loan documents upon the renewal or replacement of our insurance
policy and in no event later than thirty days after the expiration date of the policy, which
expired on March 7, 2010. The insurance policy was renewed on March 5, 2010 for the policy period
March 7, 2010 through March 7, 2011, with similar deficiencies outstanding. If we are unable to
cure the insurance deficiencies, or obtain a waiver from the lender, it could result in our lender
exercising the rights and remedies afforded to it under the loan documents, including but not
limited to the right to force-place the insurance coverage at any time, the right to accelerate all
amounts outstanding under the loan, and/or foreclosure of the property. We can give no assurance
that we will be able to cure the insurance deficiencies, or that if we are successful in obtaining
the required insurance coverage that we will be able to maintain such insurance coverage in
compliance with the loan documents.
Liquidating distributions will be determined in our Trustees sole discretion and are
dependent on a number of factors, including the amount of funds available for distribution, our
financial condition, our capital expenditures, and other factors our Trustee may deem relevant. The
stated range of beneficiary distributions disclosed in the plan of liquidation is an estimate only
and actual results may be higher or lower than estimated. The potential for variance on either end
of the range could occur for reasons including, but not limited to: (i) unanticipated costs could
reduce net assets actually realized; (ii) if we wind up our business significantly faster than
anticipated, some of the anticipated costs may not be necessary and net liquidation proceeds could
be higher; (iii) a delay in our liquidation could result in higher than anticipated costs and net
liquidation proceeds could be lower; and (iv) circumstances may change and the actual net proceeds
realized from the sale of our remaining asset might be less, or significantly less,
than currently estimated, including, for among other reasons, the discovery of new
environmental issues or loss of a tenant or tenants.
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Subject to our Trustees actions and in accordance with the plan of liquidation, we expect to
meet our liquidity requirements through the completion of the liquidation, through retained cash
flow, disposition of our remaining asset, and unsecured borrowings. We do not intend to reserve
funds to retire existing debt upon maturity. We will, instead, seek to refinance such debt at
maturity or retire such debt through the disposition of the Congress Center property.
If we experience lower occupancy levels and reduced rental rates at the Congress Center
property, reduced revenues as a result of asset sales, or increased capital expenditures and
leasing costs at the Congress Center property compared to historical levels due to competitive
market conditions for new and renewal leases, the effect would be a reduction of our net assets in
liquidation. This estimate is based on various assumptions which are difficult to predict,
including the levels of leasing activity at year end and related leasing costs. Any changes in
these assumptions could adversely impact our financial results, our ability to pay current
liabilities as they come due and our other unanticipated cash needs.
Capital Resources
General
We derive substantially all of our revenues from tenants under leases at the Congress Center
property. Our operating cash flow, therefore, depends materially on the rents that we are able to
charge to our tenants and the ability of these tenants to make their rental payments to us.
Prior to the adoption of our plan of liquidation, our primary sources of capital were our real
estate operations, our ability to leverage any increased market value in the real estate assets we
owned and our ability to obtain debt financing from third parties, including, our Advisor or its
affiliates. Prior to July 1, 2008, our primary source of capital was distributions from the
Congress Center property. However, effective July 1, 2008, monthly distributions to the Congress
Center propertys investors were suspended, including distributions to us. As a result of this
suspension of monthly distributions, our sole source of cash flow is expected to be proceeds from
the anticipated sale of our interest in the Congress Center property. It is anticipated that funds
previously used for distributions will be applied towards future tenanting costs to lease spaces
not covered by the lender reserve and to supplement the lender reserve funding as necessary. Prior
to the suspension of distributions, we received approximately $24,000 per month in distributions
from the Congress Center property. In December 2009, a one-time distribution was approved to the
Congress Center propertys investors for year-end tax purposes. We received approximately $78,000
from this one-time distribution.
The primary uses of cash are to fund distributions to our beneficiaries and for debt service.
We may also regularly require capital to invest in our unconsolidated property in connection with
routine capital improvements and leasing activities, including funding tenant improvements,
allowances and leasing commissions. The amounts of the leasing-related expenditures can vary
significantly depending on negotiations with tenants and the willingness of tenants to pay higher
base rents over the life of the leases.
In accordance with the plan of liquidation, we anticipate our source for the payment of
liquidating distributions to our beneficiaries to be primarily from the net proceeds from the sale
of our remaining asset and funds from operating activities.
Financing
As of December 31, 2009, there are no consolidated mortgage loan payables outstanding.
We did not have any consolidated restricted cash balances as of December 31, 2009 that are
held as credit enhancements or as reserves for property taxes, capital expenditures and capital
improvements.
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We believe that our cash balance of $330,000 as of December 31, 2009, should provide
sufficient liquidity to meet our cash needs during the next 12 months from December 31, 2009.
While we anticipate that our cash flow from operations will be sufficient to fund our cash needs
for corporate related expenses for the next 12 months, we cannot assure that this will be the case.
Unconsolidated Debt
Total mortgage debt of the Congress Center property was $93,486,000 and our proportionate
share of this unconsolidated debt was $9,564,000 as of December 31, 2009.
The Congress Center property is required by the terms of the applicable loan documents to meet
certain minimum loan to value, performance covenants and other requirements. As of December 31,
2009, the Congress Center property was in compliance with all such covenants.
On December 21, 2006, Realty received a termination notice from Employers Reinsurance
Corporation notifying Realty of their intent to exercise their option to terminate their lease for
approximately 67,000 square feet effective January 1, 2008 at the Congress Center property. From
January 1, 2008, and continuing through and including the payment date occurring on December 1,
2011, the lender is entitled to receive $83,000 on a monthly basis from the borrower. In January
2007, Employers Reinsurance Corporation paid $3,773,000 to the lender as an early termination fee
penalty pursuant to their lease agreement. We, along with G REIT Liquidating Trust (successor of G
REIT, Inc.) and NNN 2002 Value Fund, LLC, or our affiliate co-owners paid the remaining $27,000 of the early termination fee
penalty owed to the lender. As of December 31, 2009, we have advanced $93,000 to the lender for the
reserves associated with the early lease termination. It is anticipated that upon the sale of the
Congress Center property, we, along with
our affiliate co-owners will receive repayment of any advances made to the lender for reserves. In
May 2009, NNN Congress Center, LLC entered into a lease agreement for approximately 28,000 square
feet of space previously leased by Employers Reinsurance Corporation. The lease begins on April
1, 2010 for a period of ten years, seven years firm, subject to termination rights pursuant to the
lease agreement at an annual rate of $31.00 per square foot. Pursuant to the lease agreement,
there are scheduled annual rent increases, and various rent concessions and commission credits have
been given to the IRS in lease years one and two. We will continue or marketing efforts to
re-lease the remaining un-leased space. Our failure to re-lease this space may reduce or delay our
liquidating distributions to our beneficiaries.
Commitments and Contingencies
Insurance Coverage
Property Damage, Business Interruption, Earthquake and Terrorism
The insurance coverage provided through third-party insurance carriers is subject to coverage
limitations. Should an uninsured or underinsured loss occur, we could lose all or a portion of our
investment in, and anticipated cash flows from, our unconsolidated property. In addition, there can
be no assurance that third-party insurance carriers will be able to maintain reinsurance sufficient
to cover any losses that may be incurred.
Debt Service Requirements
As of December 31, 2009, all consolidated debt has been repaid in full.
Contractual Obligations
As of December 31, 2009, all consolidated contractual obligations have been repaid in full.
Off-Balance Sheet Arrangements
There are no off-balance sheet transactions, arrangements or obligations (including contingent
obligations) that have, or are reasonably likely to have a current or future material effect on our
financial condition, changes in our financial condition, revenues or expenses, results of
operations, liquidity, capital expenditures or capital resources.
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Inflation
We will be exposed to inflation risk as income from long-term leases is expected to be the
primary source of cash flows from operations. We expect that there will be provisions in the
majority of our tenant leases that would provide some protection from the impact of inflation.
These provisions include rent steps, reimbursement billings for operating expense pass-through
charges, real estate tax and insurance reimbursements on a per square foot allowance. However, due
to the long-term nature of the leases, the leases may not re-set frequently enough to cover
inflation.
Recently Issued Accounting Pronouncements
In June 2009, the FASB issued Statement of Financial Accounting Standards No. 168, The FASB
Accounting Standards Codification and the Hierarchy of Generally Accepted Accounting Principles a
Replacement of FASB Statement No. 162 (now contained in FASB Codification Topic 105). FASB
Codification Topic 105 establishes that the FASB Codification will become the single official
source of authoritative U.S. GAAP, other than guidance issued by the SEC. Following this statement,
the FASB will not issue new standards in the form of Statements, Staff Positions or Emerging Issues
Task Force Abstracts. Instead, the FASB will issue Accounting Standards Updates. All guidance
contained in the Codification carries an equal level of authority. The GAAP hierarchy will be
modified to include only two levels of GAAP: authoritative and non-authoritative. All
non-grandfathered, non-SEC accounting literature not included in the Codification will become
non-authoritative. The Codification, which changes the referencing of financial standards, becomes
effective for interim and annual periods ending on or after September 15, 2009. We adopted FASB
Codification Topic 105 in the quarter ended September 30, 2009 and it did not have a material
impact on our consolidated financial statements.
Item 7A.
Quantitative and Qualitative Disclosures About Market Risk.
Market risks include risks that arise from changes in interest rates, foreign currency
exchange rates, commodity prices, equity prices and other market changes that affect market
sensitive instruments. We believe that the primary market risk to which we would be exposed would
be an interest rate risk. As of December 31, 2009, we had no outstanding consolidated debt,
therefore we believe we have no interest rate or market risk. Additionally, our unconsolidated debt
related to our unconsolidated property is at a fixed interest rate.
Item 8.
Financial Statements and Supplementary Data.
See the index at Item 15. Exhibits and Financial Statement Schedules.
Item 9.
Changes in and Disagreements with Accountants on Accounting and Financial Disclosure.
We did not employ independent accountants to perform an audit on the financial statements
contained in this Annual Report on Form 10-K.
Item 9A(T).
Controls and Procedures.
(a) Evaluation of disclosure controls and procedures. We maintain disclosure controls and
procedures that are designed to ensure that information required to be disclosed in our reports
under the Securities Exchange Act of 1934, as amended, or the Exchange Act, is recorded, processed,
summarized and reported within the time periods specified in the rules and forms, and that such
information is accumulated and communicated to us, including our Trustee, as appropriate, to allow
timely decisions regarding required disclosure. In designing and evaluating our disclosure controls
and procedures, we recognize that any controls and procedures, no matter how well designed and
operated, can provide only reasonable assurance of achieving the desired control objectives, as
ours are designed to do, and we necessarily were required to apply our judgment in evaluating
whether the benefits of the controls and procedures that we adopt outweigh their costs.
As required by Rules 13a-15(b) and 15d-15(b) of the Exchange Act, an evaluation as of December
31, 2009, was conducted under the supervision and with the participation of our Trustee of the
effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) and
15d-15(e) under the Exchange Act). Based on this
evaluation, our Trustee concluded that our disclosure controls and procedures, as of December
31, 2009, were effective for the purposes stated above.
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(b) Managements Report on Internal Control over Financial Reporting. Our Trustee is
responsible for establishing and maintaining adequate internal control over financial reporting, as
such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act. Under the
supervision of our Trustee and with the participation of our Trustee and Advisor, we conducted an
evaluation of the effectiveness of our internal control over financial reporting based on the
framework in Internal Control-Integrated Framework issued by the Committee of Sponsoring
Organizations of the Treadway Commission (COSO).
Because of its inherent limitations, internal control over financial reporting may not prevent
or detect misstatements. Therefore, even those systems determined to be effective can only provide
reasonable assurance with respect to financial statement preparation and presentation.
Based on our evaluation under the Internal Control-Integrated Framework, our Trustee concluded
that our internal control over financial reporting was effective as of December 31, 2009.
(c) Changes in internal control over financial reporting. There were no changes in our
internal control over financial reporting that occurred during the year ended December 31, 2009,
that have materially affected, or are reasonably likely to materially affect, our internal control
over financial reporting.
This Annual Report on Form 10-K does not include an attestation report of our independent
registered public accounting firm regarding internal control over financial reporting. Our
Trustees report was not subject to attestation by an independent registered public accounting
firm pursuant to the rules of the SEC for non-accelerated filers that permit us to provide only our
Trustees report in this Annual Report on Form 10-K.
Item 9B.
Other Information.
On March 18, 2010, the Liquidating Trust received a No-Action Letter from the Staff of the
SECs Division of Corporation Finance, dated March 16, 2010, granting an extension of relief from
certain reporting requirements under the Exchange Act. On March 22, 2010, our Trustee extended the
Liquidating Trust until the earliest of (1) the distribution of our assets in accordance with the
terms of the Liquidating Trust Agreement, or (ii) July 20, 2013, provided however, that the
Trustee may again continue the existence of the Liquidating Trust beyond the stated term if the
Trustee reasonably determines that an extension is necessary to fulfill the purposes of the
Liquidating Trust; provided that the Trustee has requested and obtained additional no-action
assurance from the Division of Corporation Finance of the SEC prior to such extension.
PART III
Item 10.
Directors, Executive Officers and Corporate Governance.
As of March 22, 2010, we have no directors or executive officers. Our advisor manages our
day-to-day business affairs and assets, and carries out the directives of our Trustee.
The following biographical description sets forth information with respect to our Trustee as
of March 22, 2010.
W. Brand Inlow, age 56, has served as our Trustee since July 2007, having previously served as
an independent director of T REIT, Inc. from May 2002 to July 2007. He is a Principal, Co-Founder,
and serves as Director of Acquisitions for McCann Realty Partners, LLC, an apartment investment
company focusing on garden apartment communities in the Southeast formed in October 2004. Since
October 2003, Mr. Inlow has provided professional consulting services to the multifamily industry
on matters related to acquisitions, dispositions, asset management and property management
operations, and through an affiliation with LAS Realty in Richmond, Virginia conducts commercial
real estate brokerage. Mr. Inlow also is President of Jessies Wish, Inc., a Virginia non-profit
corporation dedicated to awareness, education and financial assistance for patients and families
dealing with eating disorders. Mr. Inlow served as President of Summit Realty Group, Inc. in
Richmond, Virginia, from September 2001 through October 2003. Prior to joining Summit Realty, from
November 1999 to September 2001 he was Vice President of Acquisitions for EEA Realty, LLC in
Alexandria, Virginia where he was responsible for the acquisition, disposition and financing of
company assets, which were primarily garden apartment properties. Prior to joining
EEA Realty, from November 1991 to November 1999, Mr. Inlow worked for United Dominion Realty
Trust, Inc., a publicly traded real estate investment trust, as Assistant Vice President and Senior
Acquisition Analyst, where he was responsible for the acquisition of garden apartment communities.
Mr. Inlow also serves as a trustee of G REIT Liquidating Trust and served as a director and audit
committee member of Grubb & Ellis Apartment REIT, Inc. from December 2005 to September 2007.
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Audit Committee
We do not have an audit committee or other committee that performs similar functions and,
consequently, have not designated an audit committee financial expert. Due to our limited
operations and level of activity, which primarily includes the sale of the remaining asset and the
payment of outstanding obligations, our Trustee believes that the services of an audit committee
financial expert are not warranted.
Fiduciary Relationship of our Advisor to Us
Our Advisor is deemed to be in a fiduciary relationship with us pursuant to an advisory agreement, or
the Advisory Agreement, and under applicable law. Our Advisors fiduciary duties include responsibility for our
control and management and exercising good faith and integrity in handling our affairs. Our Advisor
has a fiduciary responsibility for the safekeeping and use of all of our funds and assets, whether
or not they are in its immediate possession and control, and may not use or permit another to use
such funds or assets in any manner except for our exclusive benefit.
Our funds will not be commingled with the funds of any other person or entity except for
operating revenue from our properties.
Our Advisor may employ persons or firms to carry out all or any portion of our business. Some
or all such persons or entities employed may be affiliates of our advisor. It is not clear under
current law the extent, if any, that such parties will have a fiduciary duty to us or our
beneficiaries. Investors who have questions concerning the fiduciary duties of our advisor should
consult with their own legal counsel.
Section 16(a) Beneficial Ownership Reporting Compliance
Not applicable.
Code of Ethics
We have not adopted a code of ethics nor do we currently intend to due to the fact that we
have no employees and our Trustee manages our business and affairs. Nonetheless, our Trustee
intends to promote honest and ethical conduct, full and fair disclosure in our reports to the SEC,
and compliance with applicable governmental laws and regulations.
Item 11.
Executive Compensation.
Trustee
Pursuant to the Liquidating Trust Agreement, Mr. Inlow receives $250 per month for services
rendered as our Trustee. For services rendered for the years ended December 31, 2009 and 2008 and
for the period from July 20, 2007 through December 31, 2007, Mr. W. Brand Inlow was paid
approximately $3,000, $3,000 and $1,000, respectively.
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Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Shareholder
Matters.
Principal Beneficiaries
There is no public market for our units of beneficial interest. On July 16, 2007, T REIT
formally closed its stock transfer books. The units are not and will not be listed on any exchange,
quoted by a securities broker or dealer, nor admitted for trading in any market, including the
over-the-counter market. The units of beneficial interests are not transferable except by operation
of law or upon the death of a beneficiary.
The following table sets forth the beneficial ownership of units as of March 22, 2010, as to
(i) each beneficiary that is known by us to have beneficially owned more than five percent of the
units as of March 22, 2010; and (ii) our Trustee. All such information was provided by the person
listed. All percentages have been calculated as of and are based upon 4,605,000 units outstanding
at the close of business on such date.
The person in the table below has indicated that it has sole voting and investment power over
the units listed.
Number of | ||||||||
Units of | ||||||||
Beneficial | ||||||||
Interest | Percent of | |||||||
Name of Beneficial Owner | Owned | Class | ||||||
W. Brand Inlow, Trustee |
552 | * |
* | Represents less than 1.0% of our outstanding units of beneficial interest. |
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Item 13.
Certain Relationships and Related Transactions, and Director Independence.
Our Advisor manages our day-to-day business affairs and assets and carries out the directives
of our Trustee. Our Advisor is a Virginia limited liability company that was formed in April 1998
to advise syndicated limited partnerships, limited liability companies, and other entities
regarding the acquisition, management and disposition of real estate assets. Prior to our
formation, our Advisor held 22,100 shares of common stock of T REIT, which were converted into
22,100 units. Our Advisor intends to retain such units while serving as our Advisor.
Advisory Agreement
The Advisory Agreement between our Advisor and T REIT expired on February 22, 2005 and was not
renewed for a consecutive one-year term. However, our Advisor continued to advise T REIT, and,
following the transfer of assets to us, continues to advise us, on a month-to-month basis under the
terms of the expired Advisory Agreement. Under the terms of the Advisory Agreement, our Advisor has
responsibility for our day-to-day operations, administers our accounting and bookkeeping functions,
serves as a consultant in connection with policy decisions to be made by our Trustee, manages our
unconsolidated property interest and renders other services deemed appropriate by our Trustee. Our
Advisor is entitled to reimbursement from us for expenses incurred in rendering its services,
subject to certain limitations. Fees and costs reimbursed to our advisor cannot exceed the greater
of 2.0% of average invested assets, as defined in the Advisory Agreement, or 25.0% of net income
for the previous four quarters. For the years ended December 31, 2009 and 2008 and the period from
July 20, 2007 through December 31, 2007, such reimbursement had not exceeded these limitations. We
paid our Advisor approximately $7,000, $18,000 and $57,000, for services provided to us for the
years ended December 31, 2009 and 2008 and the period from July 20, 2007 through December 31, 2007,
respectively.
Our Advisor may receive an annual asset management fee of up to 1.5% of our Average Invested
Assets, as defined in the Advisory Agreement. This fee will be paid or accrued quarterly, but will
not be paid until our beneficiaries have received distributions equal to a cumulative
non-compounded rate of 8.0% per annum on their investment in us. We incurred $27,000 and $62,000 in
asset management fees in the years ended December 31, 2009 and 2008,respectively, and we paid our
Advisor $37,000 and $71,000 in asset management fees in the years ended December 31, 2009 and
2008, respectively. Of the amount paid in 2009, $10,000 was for services provided in 2008, and of
the amount paid in 2008, $19,000 was for services provided in 2007. In the period July 20, 2007 to
December 31, 2007, we incurred $39,000 in asset management fees, of which we paid our Advisor
$20,000.
Property Management Fees
We pay our Advisor or its affiliate a property management fee equal to 5.0% of the gross
revenue from our properties. For the years ended December 31, 2009 and 2008 and the period from
July 20, 2007 through December 31, 2007, we did not incur property management fees to our Advisor
or its affiliate.
Real Estate Acquisition and Disposition Fees
Under the terms of the Advisory Agreement, our Advisor or its affiliate may receive
acquisition and disposition fees in connection with the acquisition or disposition of our
properties. We did not pay our Advisor or its affiliate any real estate acquisition or disposition
fees for the years ended December 31, 2009 and 2008 and the period from July 20, 2007 through
December 31, 2007.
Incentive Distributions
Our Advisor owned 100 non-voting incentive performance units in T REIT, L.P. (T REITs
operating partnership) and would have been entitled to incentive distributions of operating cash
flow, as defined in the T REIT Limited Partnership Agreement, after our beneficiaries have received
an 8.0% annual return on their invested capital. Pursuant to the approval of the plan of
liquidation by our beneficiaries, our Advisor permanently waived any distributions that it is or
may be entitled to receive in connection with its incentive performance units.
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Incentive Bonuses and Milestone Payments
Our Trustee has discretion to pay up to an aggregate of $300,000 in retention and incentive
based bonuses to some of the employees of our advisor from time to time. Prior to July 20, 2007,
$245,000 in retention and incentive bonuses were paid by T REIT. We have not paid any retention or
incentive bonuses since July 20, 2007.
Review, Approval or Ratification of Transactions with Related Persons
All transactions between us and any related person, including our Advisor and its affiliates,
are reviewed and approved by our Trustee. Additionally, the plan of liquidation provides that we
may sell our remaining asset to one of our co-owners or an affiliate of our Advisor. If we enter
such a transaction, we expect that our Trustee will require that an independent third party opine
to us as to the fairness of the consideration to be received by us in such transaction, from a
financial point of view, or conduct an appraisal of the applicable property as a condition to their
approval. In no event will our Trustee approve a transaction if: (i) an independent third party,
concludes after a review of the information then available, including any pending offers, letters
of intent, contracts for sale, appraisals or other data, that the consideration to be received by
us is not fair to us from a financial point of view; (ii) an independent third party, concludes
that the consideration to be received is less than the appraised value of the applicable property;
or (iii) we have received a higher offer for the applicable property from a credible party with
whom we reasonably believe is ready, able and willing to close the transaction on the contract
terms.
Item 14.
Principal Accounting Fees and Services.
None.
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PART IV
Item 15.
Exhibits and Financial Statement Schedules.
(a)(1) Financial Statements:
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS
Pages | ||||
38 | ||||
39 | ||||
40 | ||||
(a)(2) Financial Statement Schedules:
All schedules have been omitted as the required information is inapplicable or the information
is presented in the consolidated financial statements or related notes.
(a)(3) Exhibits:
The exhibits listed on the Exhibit Index (following the signatures section of this report) are
included, or incorporated by reference, in this annual report.
(b) Exhibits:
See item 15(a)(3) above.
(c) Financial Statement Schedules:
All schedules have been omitted as the required information is inapplicable or the information
is presented in the consolidated financial statements or related notes.
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T REIT LIQUIDATING TRUST
CONSOLIDATED STATEMENTS OF NET ASSETS
(Liquidation Basis)
As of December 31, 2009 and 2008
(Unaudited)
As of December 31, 2009 and 2008
(Unaudited)
December 31, | ||||||||
2009 | 2008 | |||||||
ASSETS |
||||||||
Investment in unconsolidated real estate |
$ | 275,000 | $ | 2,631,000 | ||||
Cash and cash equivalents |
330,000 | 405,000 | ||||||
Accounts receivable, net |
| 3,000 | ||||||
Asset for estimated receipts in excess of estimated costs during liquidation |
1,109,000 | 738,000 | ||||||
Total assets |
1,714,000 | 3,777,000 | ||||||
LIABILITIES |
||||||||
Commitments and contingencies (Note 7) |
||||||||
Net assets in liquidation |
$ | 1,714,000 | $ | 3,777,000 | ||||
The accompanying notes are an integral part of these consolidated financial statements.
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T REIT LIQUIDATING TRUST
CONSOLIDATED STATEMENTS OF CHANGES IN NET ASSETS
(Liquidation Basis)
For the Years Ended December 31, 2009 and 2008 and
For the Period from July 20, 2007 through December 31, 2007
(Unaudited)
For the Years Ended December 31, 2009 and 2008 and
For the Period from July 20, 2007 through December 31, 2007
(Unaudited)
Period from | ||||||||||||
July 20, | ||||||||||||
2007 | ||||||||||||
Year Ended | Year Ended | through | ||||||||||
December 31, | December 31, | December 31, | ||||||||||
2009 | 2008 | 2007 | ||||||||||
Net assets in liquidation, beginning of period |
$ | 3,777,000 | $ | 6,007,000 | $ | | ||||||
Changes in net assets in liquidation: |
||||||||||||
Net assets contributed to T REIT Liquidating Trust on July 20, 2007 |
| | 6,861,000 | |||||||||
Changes to asset for estimated receipts in excess of estimated
costs during liquidation: |
||||||||||||
Operating income |
(3,000 | ) | (25,000 | ) | (6,000 | ) | ||||||
Distributions received from unconsolidated property |
(78,000 | ) | (143,000 | ) | (119,000 | ) | ||||||
Payments of liquidation costs and other amounts |
147,000 | 337,000 | 318,000 | |||||||||
Change in estimated receipts in excess of estimated costs
during liquidation |
299,000 | (123,000 | ) | (327,000 | ) | |||||||
Changes to asset for estimated receipts in excess of estimated
costs during liquidation |
365,000 | 46,000 | (134,000 | ) | ||||||||
Change in fair value of assets and liabilities: |
||||||||||||
Change in fair value of real estate investments |
(2,356,000 | ) | (2,107,000 | ) | (527,000 | ) | ||||||
Change in assets and liabilities due to activity in asset or
estimated receipts in excess of estimated costs during
liquidation |
(72,000 | ) | (169,000 | ) | (193,000 | ) | ||||||
Net decrease in fair value |
(2,428,000 | ) | (2,276,000 | ) | (720,000 | ) | ||||||
Change in net assets in liquidation |
(2,063,000 | ) | (2,230,000 | ) | (854,000 | ) | ||||||
Net assets in liquidation, end of period |
$ | 1,714,000 | $ | 3,777,000 | $ | 6,007,000 | ||||||
The accompanying notes are an integral part of these consolidated financial statements.
39
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T REIT LIQUIDATING TRUST
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited)
For the Years Ended December 31, 2009 and 2008 and
the Period from July 20, 2007 to December 31, 2007
the Period from July 20, 2007 to December 31, 2007
1. Purpose of T REIT Liquidating Trust
The use of the words we, us, or our refers to T REIT Liquidating Trust and its
subsidiaries, except where the context otherwise requires.
On June 3, 2005, the board of directors of T REIT, Inc., or T REIT, approved a plan of
liquidation which was thereafter approved by shareholders of T REIT at the 2005 Annual Meeting of
Shareholders held on July 27, 2005. The T REIT plan of liquidation, or the plan of liquidation,
contemplates the orderly sale of all of T REITs assets, the payment of its liabilities, the
winding up of operations and the dissolution of T REIT. The board of directors decision to adopt
the plan of liquidation followed a lengthy process in which the board of directors and management
reviewed different strategic alternatives with the goal of maximizing shareholder value. We engaged
an independent third party to perform financial advisory services in connection with T REITs plan
of liquidation, including rendering opinion as to whether the net real estate liquidation value
range estimate and T REITs estimated per share distribution range were reasonable. We continually
evaluate our investment in the Congress Center property and adjust our net real estate liquidation
value accordingly.
The plan of liquidation gave T REITs board of directors the power to sell any and all of its
assets without further approval by its shareholders and provided that liquidating distributions be
made to its shareholders as determined by T REITs board of directors. The plan of liquidation also
provided for the transfer of T REITs remaining assets and liabilities to a liquidating trust if T
REIT was unable to sell its assets and pay its liabilities within 24 months of its shareholders
approval of the plan of liquidation (which was July 27, 2007). On May 10, 2007, T REITs board of
directors approved the transfer and assignment of T REITs assets to a liquidating trust.
On July 16, 2007, T REIT and W. Brand Inlow, or our Trustee, entered into an Agreement and
Declaration of Trust, or the Liquidating Trust Agreement, in connection with our formation. Mr.
Inlow previously served as an independent director of T REIT and the chairman of T REITs board of
directors. The Liquidating Trust Agreement was executed and T REIT Liquidating Trust was formed for
the purpose of completing the liquidation and dissolution of T REIT. On July 20, 2007, T REIT
transferred its remaining assets to, and its remaining liabilities were assumed by, us in
accordance with T REITs plan of liquidation and the Liquidating Trust Agreement. In connection
with our formation, the stock transfer books of T REIT were closed as of the close of business on
July 16, 2007, or the Record Date. Each share of T REITs common stock outstanding on the Record
Date was converted automatically into a beneficial interest in us when the assets and liabilities
of T REIT were transferred to us on July 20, 2007. Also on July 20, 2007, T REIT filed a Form 15
with the United States Securities and Exchange Commission, or the SEC, to terminate the registration of
T REITs common stock under the Securities Exchange Act of 1934, and T REIT announced that it would
cease filing reports under that act. However, our Trustee will issue to our beneficiaries and file
with the SEC Annual Reports on Form 10-K and Current Reports on Form 8-K upon the occurrence of a
material event relating to us.
Pursuant to the transfer of assets and liabilities from T REIT to us, we acquired a 10.3%
interest in the Congress Center, located in Chicago, Illinois, or the Congress Center property, or
our unconsolidated property, and assumed approximately $9,828,000 of indebtedness, representing our
proportionate share of a secured mortgage loan outstanding on the Congress Center property. We hold
our interest in the Congress Center property pursuant to a 100.0% membership interest in
TREIT-Congress Center, LLC, which in turn holds a 35.5% membership interest in NNN Congress Center,
LLC, or NNN Congress Center. NNN Congress Center holds a 28.9% interest in the Congress Center
property. Although we acquired additional assets from T REIT, including interests in certain bank
accounts, accounts receivable and assets for estimated receipts in excess of estimated costs during
liquidation, our interest in the Congress Center property is our only material remaining asset. We
intend to complete the plan of liquidation by either selling our unconsolidated property interest
or participating in the sale of the Congress Center property with the other joint owners of the
property. In each case, we refer to such a sale as the sale or disposition of our remaining
asset.
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T REIT LIQUIDATING TRUST
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) (Continued)
Under the terms of the Liquidating Trust Agreement and the plan of liquidation, upon the
transfer of T REITs assets and liabilities to us on July 20, 2007, each shareholder of T REIT
as of July 16, 2007, or the Record Date (each, a beneficiary) automatically became the holder of one unit of beneficial
interest in T REIT Liquidating Trust for each share of T REITs common stock then held of record by
such shareholder. After the conversion of shares to units of beneficial interest, all outstanding
shares of T REITs common stock were deemed cancelled, and the rights of beneficiaries in their
beneficial interests are not represented by any form of certificate or other instrument.
Shareholders of T REIT on the Record Date were not required to take any action to receive
beneficial interests. On the date of the conversion, the economic value of each unit of beneficial
interest was equivalent to the economic value of a share of T REITs common stock.
Our existence was to terminate initially upon the earliest of (i) the distribution of all of
our assets in accordance with the terms of Liquidating Trust Agreement, or (ii) the expiration of a
period of three years from the date assets were first transferred to us, or July 20, 2010. However,
we were able to extend our existence beyond the three-year term to July 20, 2013 as a result of our
Trustee determining that an extension is reasonably necessary to fulfill our purpose and our
receipt of additional No-Action Relief from the Staff of the SEC from compliance with certain
registration and reporting requirements of the Exchange Act. Although we can provide no assurances,
we currently expect to sell our remaining asset by December 31, 2010 and anticipate completing the
plan of liquidation by March 31, 2011.
2. Summary of Significant Accounting Policies
The summary of significant accounting policies presented below is designed to assist in
understanding our consolidated financial statements. Such financial statements and accompanying
notes are the representations of our Trustee, who is responsible for their integrity and
objectivity. These accounting policies conform to accounting principles generally accepted in the
United States of America, or GAAP, in all material respects, and have been consistently applied in
preparing the accompanying consolidated financial statements.
Use of Estimates
The preparation of financial statements in accordance with GAAP and under the liquidation
basis of accounting requires us to make estimates and judgments that affect the reported amounts of
assets (including net assets in liquidation), liabilities, revenues and expenses, and related
disclosure of contingent assets and liabilities. We believe that our critical accounting policies
are those that require significant judgments and estimates. These estimates are made and evaluated
on an on-going basis using information that is currently available as well as various other
assumptions believed to be reasonable under the circumstances. Actual results could vary from those
estimates, perhaps in material adverse ways, and those estimates could be different under different
assumptions or conditions.
Principles of Consolidation
The accompanying consolidated financial statements include our accounts and any variable
interest entities, as defined in Financial Accounting Standards Board, Accounting Standards
Codification, or FASB Codification, Topic 810, Consolidation, that we have concluded should be
consolidated. All material intercompany transactions and account balances have been eliminated in
consolidation.
Liquidation Basis of Accounting
Under the liquidation basis of accounting, all assets have been adjusted to their estimated
fair value (on an undiscounted basis) and liabilities, including estimated costs associated with
implementing the plan of liquidation, were adjusted to their estimated settlement amounts. Minority
interest liabilities due to interests in properties held by tenants-in-common, or TICs, were offset
against the respective assets and liabilities. The valuation of real estate held for sale and
investments in unconsolidated real estate is based on current contracts, estimates and other
indications of sales value net of estimated selling costs. Actual values realized for assets and
settlement of liabilities may differ materially from the amounts estimated. Estimated future cash
flows from property operations were made based on
the anticipated sales date of our remaining asset. Due to the uncertainty in the timing of the
anticipated sales date and the cash flows there from, results of operations may differ materially
from amounts estimated. These amounts are presented in the accompanying consolidated statement of
net assets. The net assets represent the estimated liquidation value of our remaining asset
available to our beneficiaries upon liquidation. The actual settlement amounts realized for assets
and settlement of liabilities may differ materially, perhaps in adverse ways, from the amounts
estimated.
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T REIT LIQUIDATING TRUST
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) (Continued)
Cash and Cash Equivalents
Cash and cash equivalents consist of highly liquid investments with a maturity of three months
or less when purchased.
Concentration of Credit Risk
Financial instruments that potentially subject us to a concentration of credit risk are
primarily cash investments and accounts receivable from tenants. Cash is generally placed in money
market accounts and the amount of credit exposure to any one party is limited. We have cash in
financial institutions which is insured by the Federal Deposit Insurance Corporation, or FDIC, up
to $250,000 per depositor per insured bank. As of December 31, 2009, we had cash accounts in excess
of FDIC insured limits. We believe this risk is not significant. Concentration of credit risk with
respect to accounts receivable from tenants is limited. We perform credit evaluations of
prospective tenants and security deposits are obtained upon lease execution.
As of December 31, 2009, we owned a 10.3% interest in the Congress Center property located in
Chicago, Illinois. Accordingly, there is a geographic concentration of risk subject to fluctuations
in that states economy.
As of December 31, 2009, we had no consolidated properties, however, five tenants at the
Congress Center property accounted for 10.0% or more of the aggregate annual rental income at that
property for the year ended December 31, 2009, as follows:
Percentage of | Square | Lease | ||||||||||||||
2009 Annual | 2009 Annual | Footage | Expiration | |||||||||||||
Tenant | Base Rent* | Base Rent | (Approximate) | Date** | ||||||||||||
Department of Homeland Security |
$ | 3,538,000 | 28.6 | % | 76,000 | April 2012 | ||||||||||
North American Co. Life and Health Ins |
$ | 2,472,000 | 20.0 | % | 101,000 | Feb. 2012 | ||||||||||
Akzo Nobel, Inc. |
$ | 2,131,000 | 17.2 | % | 91,000 | Dec. 2013 | ||||||||||
United States Treasury Department |
$ | 1,677,000 | 13.6 | % | 37,000 | Feb. 2013 | ||||||||||
National Railroad Passenger Corporation |
$ | 1,249,000 | 10.1 | % | 50,000 | Dec. 2011 |
* | Annualized rental income is based on contractual base rent from leases in effect as of December 31, 2009. | |
** | In January 2010, we completed a lease extension on the Akzo Nobel, Inc. lease to December 2019. |
As of December 31, 2008, we owned a 10.3% interest in the Congress Center property located in
Chicago, Illinois. Accordingly, there is a geographic concentration of risk subject to fluctuations
in that states economy.
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T REIT LIQUIDATING TRUST
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) (Continued)
As of December 31, 2008, we had no consolidated properties, however, four tenants at the
Congress Center property accounted for 10.0% or more of the aggregate annual rental income at that
property for the year ended December 31, 2008, as follows:
Percentage of | Square | Lease | ||||||||||||||
2008 Annual | 2008 Annual | Footage | Expiration | |||||||||||||
Tenant | Base Rent* | Base Rent | (Approximate) | Date** | ||||||||||||
Department of Homeland Security |
$ | 3,473,000 | 28.8 | % | 76,000 | April 2012 | ||||||||||
North American Co. Life and Health Ins |
$ | 2,421,000 | 20.0 | % | 101,000 | Feb. 2012 | ||||||||||
Akzo Nobel, Inc. |
$ | 2,073,000 | 17.2 | % | 91,000 | Dec. 2013 | ||||||||||
United States Treasury Department |
$ | 1,645,000 | 13.6 | % | 37,000 | Feb. 2013 |
* | Annualized rental income is based on contractual base rent from leases in effect as of December 31, 2008. | |
** | In January 2010, we completed a lease extension on the Akzo Nobel, Inc. lease to December 2019. |
Revenue Recognition
Rental revenue is recorded on the contractual basis under the liquidation basis of accounting.
Income Taxes
We will be treated as a grantor trust for income tax purposes and accordingly, will not be
subject to federal or state income tax on any income earned or gain recognized by us. We will
recognize taxable gain or loss when an asset is disposed of for an amount greater or less than the
fair market value of such asset at the time it was transferred from T REIT to us. Our beneficiaries
will be treated as the owner of a pro rata portion of each asset, including cash, received by and
held by us and will be required to report on his or her federal and state income tax return his or
her pro rata share of taxable income, including gains and losses recognized by us. Accordingly,
there is no provision for federal or state income taxes in the accompanying consolidated financial
statements.
Segments
FASB Codification Topic 280, Segment Reporting, establishes standards for reporting financial
and descriptive information about an enterprises reportable segments. We have determined that we
have one reportable segment, with activities related to investing in an unconsolidated office
building. As such, our operations have been aggregated into one reportable segment for all periods
presented.
Recently Issued Accounting Pronouncements
In June 2009, the FASB issued Statement of Financial Accounting Standards No. 168, The FASB
Accounting Standards Codification and the Hierarchy of Generally Accepted Accounting Principles a
Replacement of FASB Statement No. 162 (now contained in FASB Codification Topic 105). FASB
Codification Topic 105 establishes that the FASB Codification will become the single official
source of authoritative U.S. GAAP, other than guidance issued by the SEC. Following this statement,
the FASB will not issue new standards in the form of Statements, Staff Positions or Emerging Issues
Task Force Abstracts. Instead, the FASB will issue Accounting Standards Updates. All guidance
contained in the Codification carries an equal level of authority. The GAAP hierarchy will be
modified to include only two levels of GAAP: authoritative and non-authoritative. All
non-grandfathered, non-SEC accounting literature not included in the Codification will become
non-authoritative. The Codification, which changes the referencing of financial standards, becomes
effective for interim and annual periods ending on or after September 15, 2009. We adopted FASB
Codification Topic 105 in the quarter ended September 30, 2009 and it did not have a material
impact on our consolidated financial statements.
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T REIT LIQUIDATING TRUST
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) (Continued)
3. Asset for Estimated Receipts in Excess of Estimated Costs during Liquidation
Under the liquidation basis of accounting, we are required to estimate the cash flows from
operations and accrue the costs associated with implementing and completing the plan of
liquidation. We currently estimate that we will have operating cash inflows from our properties in
excess of the estimated costs of liquidation. These amounts can
vary significantly due to, among other things, the timing and estimates for executing and
renewing leases, along with the estimates of tenant improvements incurred and paid, the timing of
the sale of our remaining asset, the timing and amounts associated with discharging known and
contingent liabilities and the costs associated with the winding up of our operations. These costs
are estimated and are expected to be paid out over the estimated liquidation period.
The change in the asset for estimated receipts in excess of estimated costs during liquidation
for the year ended December 31, 2009 is as follows:
December 31, | Cash Payments | Change in | December 31, | |||||||||||||
2008 | and (Receipts) | Estimates | 2009 | |||||||||||||
Assets: |
||||||||||||||||
Estimated net
inflows from
consolidated and
unconsolidated
operating
activities |
$ | 933,000 | $ | (81,000 | ) | $ | 379,000 | $ | 1,231,000 | |||||||
Liabilities: |
||||||||||||||||
Liquidation costs |
(195,000 | ) | 153,000 | (80,000 | ) | (122,000 | ) | |||||||||
Total asset for
estimated receipts
in excess of
estimated costs
during liquidation |
$ | 738,000 | $ | 72,000 | $ | 299,000 | $ | 1,109,000 | ||||||||
The change in the asset for estimated receipts in excess of estimated costs during liquidation
for the year ended December 31, 2008 is as follows:
December 31, | Cash Payments | Change in | December 31, | |||||||||||||
2007 | and (Receipts) | Estimates | 2008 | |||||||||||||
Assets: |
||||||||||||||||
Estimated net
inflows from
consolidated and
unconsolidated
operating
activities |
$ | 1,001,000 | $ | (164,000 | ) | $ | 96,000 | $ | 933,000 | |||||||
Liabilities: |
||||||||||||||||
Liquidation costs |
(304,000 | ) | 333,000 | (224,000 | ) | (195,000 | ) | |||||||||
Total asset for
estimated receipts
in excess of
estimated costs
during liquidation |
$ | 697,000 | $ | 169,000 | $ | (128,000 | ) | $ | 738,000 | |||||||
4. Net Assets in Liquidation
Net assets in liquidation decreased $2,063,000, or $0.45 per unit, during the year ended
December 31, 2009. The primary reasons for the decrease in our net assets includes a decrease in
the value of our unconsolidated property of $2,356,000, or $0.51 per unit, as a result of a
decrease in the anticipated sales price, offset by an increase in the asset for estimated receipts
in excess of estimated costs of $371,000, or $0.08 per unit, which was a result of changes in net
cash flows our one remaining unconsolidated property.
Net assets in liquidation decreased $2,230,000, or $0.48 per unit, during the year ended
December 31, 2008. The primary reason for the decrease in our net assets is a decrease in the value
of our unconsolidated property of $2,107,000, or $0.46 per unit, as a result of a decrease in the
anticipated sales price.
The net assets in liquidation as of December 31, 2009 of $1,714,000 plus cumulative
liquidating distributions through December 31, 2009 of $50,600,000 (which were paid to T REIT
shareholders prior to the transfer of T REITs assets and liabilities to us) would result in
liquidating distributions to our beneficiaries per unit of approximately $11.36 per unit (of which
$10.99 per share was paid to T REIT shareholders prior to the transfer of T REITs assets and
liabilities to us). These estimates for liquidation distributions per unit include projections of
costs and expenses expected to be incurred during the period required to complete the plan of
liquidation. These projections could change materially based on the timing of any sale, the
performance of the underlying asset and change in the underlying assumptions of the projected cash
flows.
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T REIT LIQUIDATING TRUST
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) (Continued)
5. Real Estate Investments
As of December 31, 2009 and 2008, our real estate investment is comprised of a 10.3% interest
in one unconsolidated property, the Congress Center property, located in Chicago, Illinois. Under
the liquidation basis of accounting, our investment in the Congress Center property is recorded at
fair value less costs to sell.
6. Related Party Transactions
Advisory Agreement
Advisory Fees
Grubb & Ellis Realty Investors (formerly known as Triple Net Properties, LLC), or our Advisor,
manages us on a month-to-month basis pursuant to the terms of the expired Advisory Agreement
between our advisor and T REIT. Under the terms of the Advisory Agreement, our Advisor has
responsibility for our day-to-day operations, administers our accounting and bookkeeping functions,
serves as a consultant in connection with policy decisions to be made by our board of directors,
manages our one remaining unconsolidated property and renders other services deemed appropriate by
our Trustee. Our Advisor is entitled to reimbursement from us for expenses incurred in rendering
its services, subject to certain limitations. Fees and costs reimbursed to our advisor cannot
exceed the greater of 2.0% of Average Invested Assets, as defined in the Advisory Agreement, or
25.0% of net income for the previous four quarters. For the years ended December 31, 2009 and 2008
and the period from July 20, 2007 through December 31, 2007, such reimbursement had not exceeded
these limitations. We paid our Advisor approximately $7,000, $18,000 and $57,000, for services
provided to us for the years ended December 31, 2009 and 2008 and the period from July 20, 2007
through December 31, 2007, respectively.
Our Advisor may receive an annual asset management fee of up to 1.5% of our Average Invested
Assets. This fee will be paid or accrued quarterly, but will not be paid until our beneficiaries
have received distributions equal to a cumulative non-compounded rate of 8.0% per annum on their
investment in us. We incurred $27,000 and $62,000 in asset management fees in the years ended
December 31, 2009 and 2008, and we paid our Advisor $37,000 and $71,000 in asset management fees in
the years ended December 31, 2009 and 2008,respectively. Of the amounts paid in 2009, $10,000 was
for services provided in 2008 and of the amounts paid in 2008, $19,000 was for services provided in
2007. In the period July 20, 2007 to December 31, 2007, we incurred $39,000 in asset management
fees, of which we paid our Advisor $20,000.
Property Management Fees
We pay our Advisor or its affiliate a property management fee equal to 5.0% of the gross
revenue from our properties. We did not incur and did not pay our Advisor or its affiliate any
property management fees for the years ended December 31, 2009 and 2008 and the period from July
20, 2007 through December 31, 2007.
Real Estate Acquisition and Disposition Fees
Under the terms of the Advisory Agreement, our Advisor or its affiliate may receive
acquisition and disposition fees in connection with the acquisition or disposition of our
properties. We did not pay our Advisor or its affiliate any real estate acquisition or disposition
fees for the years ended December 31, 2009 and 2008 and the period from July 20, 2007 through
December 31, 2007.
Incentive Distributions
Our Advisor owned 100 non-voting incentive performance units in T REIT, L.P. (T REITs
operating partnership) and would have been entitled to incentive distributions of operating cash
flow, as defined in the T REIT Limited Partnership Agreement, after our beneficiaries have received
an 8.0% annual return on their invested capital. Pursuant to the approval of the plan of
liquidation by our beneficiaries, our Advisor permanently waived any distributions that it is or
may be entitled to receive in connection with its incentive performance units.
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T REIT LIQUIDATING TRUST
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) (Continued)
Incentive Bonuses and Milestone Payments
Our Trustee has discretion to pay up to an aggregate of $300,000 in retention and incentive
based bonuses to some of the employees of our Advisor from time to time. Prior to July 20, 2007,
$245,000 in retention and incentive bonuses were paid by T REIT. We have note paid any retention or
incentive bonuses since July 20, 2007.
Review, Approval or Ratification of Transactions with Related Persons
All transactions between us and any related person, including our Advisor and its affiliates,
are reviewed and approved by our Trustee. Additionally, the plan of liquidation provides that we
may sell our remaining asset to one of our affiliates or an affiliate of our Advisor. If we enter
such a transaction, we expect that our Trustee will require that an independent third party opine
to us as to the fairness of the consideration to be received by us in such transaction, from a
financial point of view, or conduct an appraisal of the applicable property as a condition to their
approval. In no event will our Trustee approve a transaction if: (i) an independent third party
concludes after a review of the information then available, including any pending offers, letters
of intent, contracts for sale, appraisals or other data, that the consideration to be received by
us is not fair to us from a financial point of view; (ii) an independent third party concludes that
the consideration to be received is less than the appraised value of the applicable property; or
(iii) we have received a higher offer for the applicable property from a credible party with whom
we reasonably believe is ready, able and willing to close the transaction on the contract terms.
7. Commitments and Contingencies
Unconsolidated Debt
As of December 31, 2009, the total mortgage debt of the Congress Center property was
$93,486,000 and our proportionate share of unconsolidated debt was $9,564,000. The Congress Center
property is required by the terms of the applicable loan documents to meet certain minimum loan to
value, performance covenants and other requirements. As of December 31, 2009, the Congress Center
property was in compliance with all such covenants, except as disclosed below.
On February 17, 2010 we received a letter from our lender stating that our insurance policy
covering the Congress Center property is deficient because several of the carriers providing
coverage under our policy do not meet one or more of the carrier rating requirements as set forth
in the loan documents. We are obligated to bring the insurance deficiencies into compliance with
the requirements set forth in the loan documents upon the renewal or replacement of our insurance
policy and in no event later than thirty days after the expiration date of the policy, which
expired on March 7, 2010. The insurance policy was renewed on March 5, 2010 for the policy period
March 7, 2010 through March 7, 2011, with similar deficiencies outstanding. If we are unable to
cure the insurance deficiencies, or obtain a waiver from the lender, it could result in our lender
exercising the rights and remedies afforded to it under the loan documents, including but not
limited to the right to force-place the insurance coverage at any time, the right to accelerate all
amounts outstanding under the loan, and/or foreclosure of the property. We can give no assurance
that we will be able to cure the insurance deficiencies, or that if we are successful in obtaining
the required insurance coverage that we will be able to maintain such insurance coverage in
compliance with the loan documents.
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T REIT LIQUIDATING TRUST
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) (Continued)
On December 21, 2006, Realty received a termination notice from Employers Reinsurance
Corporation notifying Realty of their intent to exercise their option to terminate their lease for
approximately 67,000 square feet effective January 1, 2008 at the Congress Center property. From
January 1, 2008 and continuing through and including the payment date occurring on December 1,
2011, the lender is entitled to receive $83,000 on a monthly basis from the borrower. In January
2007, Employers Reinsurance
Corporation paid $3,773,000 to the lender as an early termination fee penalty pursuant to
their lease agreement. We, along with G REIT Liquidating Trust (successor of G REIT, Inc.) and NNN Value Fund, LLC, or our
affiliate co-owners paid the remaining $27,000 of the early termination fee penalty owed to the
lender. As of December 31, 2009, we have advanced $93,000 to the lender for the reserves associated
with the early lease termination. It is anticipated that upon the sale of the Congress Center
property, we, along with our affiliate
co-owners will receive repayment of any advances made to the lender for reserves. In May 2009, NNN
Congress Center entered into a lease agreement for approximately 28,000 square feet of space
previously leased by Employers Reinsurance Corporation. The lease begins on April 1, 2010 for a
period of ten years, seven years firm, subject to termination rights pursuant to the lease
agreement at an annual rate of $31.00 per square foot. Pursuant to the lease agreement, there are
scheduled annual rent increases, and various rent concessions and commission credits have been
given to the IRS in lease years one and two. We will continue or marketing efforts to re-lease the
remaining un-leased space. Our failure to re-lease this space may reduce or delay our liquidating
distributions to our beneficiaries.
Litigation
On February 11, 2004, Clearview Properties, or Clearview, filed a petition in the District
Court of the 270th Judicial District, Harris County, Texas against Property Texas SC One
Corporation, Clarion Partners, LLC, and Granite Partners I, LLC, three unaffiliated entities, and
TREIT, our advisor and Triple Net Properties Realty, Inc., or collectively, the Triple Net
Entities. The complaint alleged that the Triple Net Entities willfully and intentionally interfered
with an agreement between Property One and Clearview for the sale of certain real property located
in Houston, Texas by Property One to Clearview. On January 7, 2005, Clearview filed an amended
complaint which also alleged that the Triple Net Entities breached a contract between Clearview and
the Triple Net Entities for the sale of the Houston, Texas property by Clearview to the Triple Net
Entities and for conspiracy with Property One to breach this contract. On March 25, 2005, Clearview
filed a further amended complaint which named T REIT, L.P. as an additional Triple Net Entity
defendant and dropped Realty as a defendant. On May 4, 2005, the court denied our motion for
summary judgment. On July 28, 2005, the Triple Net Entities filed their second amended motion for
summary judgment to dismiss the claims against us, which was granted in our favor by the court on
August 8, 2005. On December 12, 2005, a one-day trial was held to determine our ability to recover
from Clearview, attorneys fees, expenses and costs incurred in this case as provided for pursuant
to the terms of the agreements underlying Clearviews breach of contract claims against us. On May
17, 2006, the Court entered a final judgment awarding T REIT, L.P. $212,000 in attorneys fees for
services rendered, $25,000 for attorneys fees if Clearview unsuccessfully appeals the case to the
court of appeals, and $13,000 for attorneys fees if Clearview unsuccessfully appeals the case to
the Texas Supreme Court. Thereafter, Clearview appealed the case to the Fourteenth Court of
Appeals. On January 29, 2009, the Fourteenth Court of Appeals affirmed the trial courts summary
judgment, reversed T REIT, L.P.s attorneys fees award, and remanded the attorneys fee issue for
a further proceeding. Clearview then filed a petition for review with the Supreme Court of Texas,
which was subsequently denied on January 15, 2010. On March 8, 2010, Clearview filed a motion for
rehearing with the Supreme Court of Texas on issues unrelated to the Triple Net Entities. We are
unable to determine the probability of the outcome or the amount or range of any potential
recovery.
Other than as set forth above, to our knowledge, there are no material pending legal
proceedings. Other than as noted above, we are not presently subject to any material litigation and,
to our knowledge, no material litigation is threatened against us that, if determined unfavorably
to us, would have a material adverse effect on our financial condition.
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T REIT LIQUIDATING TRUST
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) (Continued)
Environmental Matters
We follow the policy of monitoring the Congress Center property for the presence of hazardous
or toxic substances. While there can be no assurance that a material environmental liability does
not exist, we are not currently aware of any environmental liability with respect to the Congress
Center property that would have a material effect on our financial condition, results of operations
and cash flows. Further, we are not aware of any environmental liability or any unasserted claim or
assessment with respect to an environmental liability that we believe would require additional
disclosure or the recording of a loss contingency.
Other
Our other commitments and contingencies include the usual obligations of a real estate company
in the normal course of business. In the opinion of management, these matters are not expected to
have a material adverse impact on our consolidated financial position and results of operations.
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SIGNATURE
Pursuant to the requirements of the 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.
T REIT LIQUIDATING TRUST (Registrant) |
||||
By:
|
/s/ W. Brand inlow | Trustee | ||
W. Brand Inlow | ||||
Date: March 22, 2010 |
Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been
signed below by the following person on behalf of the registrant and in the capacities and on the
dates indicated.
By:
|
/s/ W. Brand inlow
|
Trustee | ||
Date: March 22, 2010 |
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EXHIBIT INDEX
Pursuant to Item 601(a)(2) of Regulation S-K, this exhibit index immediately precedes the
exhibits.
The following exhibits are included, or incorporated by reference, in the Annual Report on
Form 10-K for the fiscal year 2009 (and are numbered in accordance with Item 601 of Regulation
S-K).
Item | ||||
No. | Description | |||
2.1 | T REIT, Inc. Plan of Liquidation and Dissolution, as approved by shareholders on
July 27, 2005 and as currently in effect (included as Exhibit A to T REITs
Definitive Proxy Statement for the Annual Meeting of Shareholders filed on June
15, 2005 and incorporated herein by reference) |
|||
10.1 | Advisory Agreement between T REIT, Inc. and our advisor (included as Exhibit 10.5
to Amendment No. 2 to T REITs Registration Statement on Form S-11 filed on
October 13, 1999 (File No. 333-77229) and incorporated herein by reference) |
|||
10.2 | Liquidating Trust Agreement, dated as of July 16, 2007, by and between T REIT,
Inc. and W. Brand Inlow, Trustee (included as Exhibit 10.1 to our Current Report
on Form 8-K filed July 20, 2007 and incorporated herein by reference) |
|||
21.1 | * | Subsidiaries of T REIT Liquidating Trust |
||
31.1 | ** | Certification of Trustee, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 |
||
32.1 | ** | Certification of Trustee, pursuant to 18 U.S.C. Section 1350, as created by
Section 906 of the Sarbanes-Oxley Act of 2002 |
* | Filed herewith. | |
** | Furnished herewith. |
50