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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION

Washington, D.C.  20549

 

FORM 10-Q

 

(Mark One)

ý

QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the quarterly period ended June 30, 2003

 

 

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: 1-9044

 

DUKE REALTY CORPORATION

 

 

 

State of Incorporation:

 

IRS Employer Identification Number:

Indiana

 

35-1740409

 

 

 

600 East 96th Street, Suite 100
Indianapolis, Indiana  46240

 

 

 

Telephone:  (317) 808-6000

(Address, including zip code and telephone number, including area code, of principal
executive offices)

 

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.

 

Yes     ý     No o

 

Indicate by check mark whether the registrant is an accelerated filer (as defined in Rule 12b-2 of the Securities Exchange Act).

 

Yes     ý     No o

 

The number of Common Shares outstanding as of August 10, 2003 was 135,684,973 ($.01 par value).

 

 



 

DUKE REALTY CORPORATION

 

INDEX

 

Part I - Financial Information

 

 

 

Item 1.  Financial Statements

 

 

 

 

Condensed Consolidated Balance Sheets as of June 30, 2003 (Unaudited) and December 31, 2002

 

 

 

 

Condensed Consolidated Statements of Operations (Unaudited) for the three and six months ended June 30, 2003 and 2002

 

 

 

 

Condensed Consolidated Statements of Cash Flows (Unaudited) for the six months ended June 30, 2003 and 2002

 

 

 

 

Condensed Consolidated Statement of Shareholders’ Equity (Unaudited) for the six months ended June 30, 2003

 

 

 

 

Notes to Condensed Consolidated Financial Statements (Unaudited)

 

 

 

 

Independent Accountants’ Review Report

 

 

 

Item 2.  Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

 

 

Item 3.  Quantitative and Qualitative Disclosures About Market Risk

 

 

 

Item 4.  Controls and Procedures

 

 

 

 

 

 

Part II - Other Information

 

 

 

 

Item 1.

Legal Proceedings

 

Item 2.

Changes in Securities

 

Item 3.

Defaults Upon Senior Securities

 

Item 4.

Submission of Matters to a Vote of Security Holders

 

Item 5.

Other Information

 

Item 6.

Exhibits and Reports on Form 8-K

 



 

PART I - FINANCIAL INFORMATION

Item 1.  Financial Statements

DUKE REALTY CORPORATION AND SUBSIDIARIES

Condensed Consolidated Balance Sheets

(in thousands, except per share amounts)

 

 

 

June 30,
2003

 

December 31,
2002

 

 

 

(Unaudited)

 

 

 

ASSETS

 

 

 

 

 

 

 

 

 

 

 

Real estate investments:

 

 

 

 

 

Land and improvements

 

$

620,837

 

$

608,995

 

Buildings and tenant improvements

 

4,333,799

 

4,237,360

 

Construction in progress

 

100,088

 

85,756

 

Investments in unconsolidated companies

 

299,831

 

315,589

 

Land held for development

 

326,518

 

326,535

 

 

 

5,681,073

 

5,574,235

 

Accumulated depreciation

 

(623,631

)

(555,858

)

 

 

 

 

 

 

Net real estate investments

 

5,057,442

 

5,018,377

 

 

 

 

 

 

 

Cash and cash equivalents

 

11,671

 

17,414

 

Accounts receivable, net of allowance of $2,220 and $2,008

 

16,777

 

15,415

 

Straight-line rent receivable, net of allowance of $1,240 and $2,491

 

61,934

 

52,062

 

Receivables on construction contracts

 

29,523

 

23,181

 

Deferred financing costs, net of accumulated amortization of $15,361 and $15,390

 

13,399

 

11,493

 

Deferred leasing and other costs, net of accumulated amortization of $57,741 and $50,543

 

127,026

 

112,772

 

Escrow deposits and other assets

 

113,154

 

98,109

 

 

 

$

5,430,926

 

$

5,348,823

 

LIABILITIES AND SHAREHOLDERS’ EQUITY

 

 

 

 

 

 

 

 

 

 

 

Indebtedness:

 

 

 

 

 

Secured debt

 

$

273,862

 

$

299,147

 

Unsecured notes

 

1,676,015

 

1,526,138

 

Unsecured lines of credit

 

285,000

 

281,000

 

 

 

2,234,877

 

2,106,285

 

 

 

 

 

 

 

Construction payables and amounts due subcontractors

 

51,351

 

43,232

 

Accounts payable

 

1,315

 

548

 

Accrued expenses:

 

 

 

 

 

Real estate taxes

 

60,698

 

51,474

 

Interest

 

32,297

 

27,374

 

Other

 

40,512

 

54,568

 

Other liabilities

 

110,141

 

106,811

 

Tenant security deposits and prepaid rents

 

35,626

 

33,710

 

Total liabilities

 

2,566,817

 

2,424,002

 

 

 

 

 

 

 

Minority interest

 

298,514

 

308,641

 

 

 

 

 

 

 

Shareholders’ equity:

 

 

 

 

 

Preferred shares ($.01 par value); 5,000 shares authorized

 

440,829

 

440,889

 

Common shares ($.01 par value); 250,000 shares authorized; 135,547 and 135,007 shares issued and outstanding

 

1,355

 

1,350

 

Additional paid-in capital

 

2,343,572

 

2,335,278

 

Accumulated other comprehensive income (loss)

 

(9,852

)

(2,111

)

Distributions in excess of net income

 

(210,309

)

(159,226

)

Total shareholders’ equity

 

2,565,595

 

2,616,180

 

 

 

 

 

 

 

 

 

$

5,430,926

 

$

5,348,823

 

 

See accompanying Notes to Condensed Consolidated Financial Statements

 

2



 

DUKE REALTY CORPORATION AND SUBSIDIARIES

Condensed Consolidated Statements of Operations

For the three and six months ended June 30,

(in thousands, except per share amounts)

(Unaudited)

 

 

 

Three Months Ended

 

Six Months Ended

 

 

 

2003

 

2002

 

2003

 

2002

 

RENTAL OPERATIONS:

 

 

 

 

 

 

 

 

 

Revenues:

 

 

 

 

 

 

 

 

 

Rental income

 

$

175,709

 

$

172,747

 

$

356,053

 

$

340,506

 

Equity in earnings of unconsolidated companies

 

6,693

 

6,278

 

10,962

 

12,574

 

 

 

182,402

 

179,025

 

367,015

 

353,080

 

Operating expenses:

 

 

 

 

 

 

 

 

 

Rental expenses

 

33,511

 

30,058

 

73,940

 

61,184

 

Real estate taxes

 

21,455

 

18,885

 

42,014

 

37,989

 

Interest expense

 

34,767

 

27,614

 

67,377

 

54,715

 

Depreciation and amortization

 

46,545

 

42,658

 

94,087

 

84,899

 

 

 

136,278

 

119,215

 

277,418

 

238,787

 

Earnings from rental operations

 

46,124

 

59,810

 

89,597

 

114,293

 

 

 

 

 

 

 

 

 

 

 

SERVICE OPERATIONS

 

 

 

 

 

 

 

 

 

Revenues:

 

 

 

 

 

 

 

 

 

General contractor gross revenue

 

67,519

 

40,980

 

117,661

 

86,913

 

General contractor costs

 

(60,554

)

(36,658

)

(105,434

)

(76,877

)

Net general contractor revenue

 

6,965

 

4,322

 

12,227

 

10,036

 

Property management, maintenance and leasing fees

 

3,448

 

3,429

 

7,542

 

6,628

 

Construction and development activity income

 

910

 

7,536

 

717

 

27,929

 

Other income

 

338

 

317

 

597

 

532

 

Total revenue

 

11,661

 

15,604

 

21,083

 

45,125

 

 

 

 

 

 

 

 

 

 

 

Operating expenses

 

6,778

 

7,993

 

14,147

 

21,999

 

Total earnings from service operations

 

4,883

 

7,611

 

6,936

 

23,126

 

 

 

 

 

 

 

 

 

 

 

General and administrative expense

 

(5,081

)

(7,224

)

(11,354

)

(14,462

)

Operating income

 

45,926

 

60,197

 

85,179

 

122,957

 

 

 

 

 

 

 

 

 

 

 

OTHER INCOME (EXPENSE)

 

 

 

 

 

 

 

 

 

Interest income

 

882

 

1,334

 

1,865

 

1,755

 

Earnings from land and depreciable property dispositions net of impairment adjustments

 

1,744

 

2,976

 

11,146

 

4,087

 

Other revenue (expense)

 

(9

)

25

 

(559

)

237

 

Other minority interest in earnings of subsidiaries

 

(449

)

(251

)

(472

)

(636

)

Minority interest in earnings of common unitholders

 

(3,725

)

(5,086

)

(7,587

)

(10,692

)

Minority interest in earnings of preferred unitholders

 

(1,402

)

(2,102

)

(2,804

)

(4,204

)

Income from continuing operations

 

42,967

 

57,093

 

86,768

 

113,504

 

 

 

 

 

 

 

 

 

 

 

Discontinued operations:

 

 

 

 

 

 

 

 

 

Net income from discontinued operations, net of minority interest

 

207

 

1,095

 

513

 

2,085

 

Gain on sale of discontinued operations, net of minority interest

 

116

 

2,447

 

2,238

 

2,432

 

Income from discontinued operations

 

323

 

3,542

 

2,751

 

4,517

 

Net income

 

43,290

 

60,635

 

89,519

 

118,021

 

Dividends on preferred shares

 

(8,752

)

(12,107

)

(17,504

)

(24,215

)

Net income available for common shareholders

 

$

34,538

 

$

48,528

 

$

72,015

 

$

93,806

 

Basic net income per common share:

 

 

 

 

 

 

 

 

 

Continuing operations

 

$

.26

 

$

.33

 

$

.51

 

$

.67

 

Discontinued operations

 

 

.03

 

.02

 

.03

 

Total

 

$

.26

 

$

.36

 

$

.53

 

$

.70

 

Diluted net income per common share:

 

 

 

 

 

 

 

 

 

Continuing operations

 

$

.25

 

$

.33

 

$

.51

 

$

.67

 

Discontinued operations

 

 

.03

 

.02

 

.03

 

Total

 

$

.25

 

$

.36

 

$

.53

 

$

.70

 

Weighted average number of common shares outstanding

 

135,386

 

134,196

 

135,279

 

133,070

 

Weighted average number of common and dilutive potential common shares

 

151,019

 

151,092

 

150,823

 

150,682

 

 

See accompanying Notes to Consolidated Financial Statements.

 

3



 

DUKE REALTY CORPORATION AND SUBSIDIARIES

Condensed Consolidated Statements of Cash Flows

For the six months ended June 30

(in thousands)

(Unaudited)

 

 

 

2003

 

2002

 

Cash flows from operating activities:

 

 

 

 

 

Net income

 

$

89,519

 

$

118,021

 

Adjustments to reconcile net income to net cash provided by operating activities:

 

 

 

 

 

Depreciation of buildings and tenant improvements

 

82,915

 

75,584

 

Amortization of deferred leasing and other costs

 

11,374

 

10,228

 

Amortization of deferred financing costs

 

1,960

 

1,923

 

Minority interest in earnings

 

11,161

 

16,071

 

Straight-line rent adjustment

 

(11,453

)

(4,099

)

Earnings from land and depreciated property sales

 

(13,628

)

(5,545

)

Build-to-suit operations, net

 

(20,027

)

163,639

 

Construction contracts, net

 

524

 

(13,537

)

Other accrued revenues and expenses, net

 

2,671

 

6,602

 

Operating distributions received in excess of equity and earnings from unconsolidated companies

 

7,022

 

5,308

 

Net cash provided by operating activities

 

162,038

 

374,195

 

 

 

 

 

 

 

Cash flows from investing activities:

 

 

 

 

 

Development of real estate investments

 

(68,714

)

(63,914

)

Acquisition of real estate investments

 

(33,145

)

(32,941

)

Acquisition of land held for development and infrastructure costs

 

(36,935

)

(16,673

)

Recurring tenant improvements

 

(17,777

)

(13,959

)

Recurring leasing costs

 

(9,217

)

(8,556

)

Recurring building improvements

 

(6,883

)

(5,849

)

Other deferred leasing costs

 

(11,836

)

(8,603

)

Other deferred costs and other assets

 

(3,592

)

(16,176

)

Tax deferred exchange escrow, net

 

(10,506

)

 

Proceeds from land and depreciated property sales, net

 

63,255

 

35,023

 

Advances to unconsolidated companies

 

(1,366

)

(18,224

)

Net cash used by investing activities

 

(136,716

)

(149,872

)

 

 

 

 

 

 

Cash flows from financing activities:

 

 

 

 

 

Proceeds from issuance of common shares, net

 

6,702

 

18,201

 

Payments for redemption of preferred stock

 

(20

)

 

Payments for exercise of warrants

 

(4,692

)

 

Proceeds from indebtedness

 

325,000

 

 

Payments on unsecured debt

 

(175,000

)

 

Proceeds from debt refinancing

 

38,340

 

 

Payments on indebtedness including principal amortization

 

(64,968

)

(7,738

)

Repayments on lines of credit, net

 

5,554

 

(78,488

)

Distributions to common shareholders

 

(123,098

)

(119,739

)

Distributions to preferred shareholders

 

(17,504

)

(24,215

)

Distributions to preferred unitholders

 

(2,804

)

(4,204

)

Distributions to minority interest

 

(14,483

)

(14,941

)

Deferred financing costs

 

(4,092

)

(177

)

Net cash used for financing activities

 

(31,065

)

(231,301

)

Net increase (decrease) in cash and cash equivalents

 

(5,743

)

(6,978

)

 

 

 

 

 

 

Cash and cash equivalents at beginning of period

 

17,414

 

9,483

 

Cash and cash equivalents at end of period

 

$

11,671

 

$

2,505

 

Other non-cash items:

 

 

 

 

 

Assumption of debt for real estate acquisitions

 

$

 

$

9,566

 

Conversion of Limited Partner Units to shares

 

$

5,747

 

$

58,051

 

Issuance of Limited Partner Units for real estate acquisitions

 

$

 

$

5,440

 

Transfer of debt in sale of depreciated property

 

$

 

$

2,432

 

 

See accompanying Notes to Condensed Consolidated Financial Statements

 

4



 

DUKE REALTY CORPORATION AND SUBSIDIARIES

Condensed Consolidated Statement of Shareholders’ Equity

For the six  months ended June 30, 2003

(in thousands,  except per share data)

(Unaudited)

 

 

 

Preferred
Stock

 

Common
Stock

 

Additional
Paid-in
Capital

 

Accumulated
Other
Comprehensive
Income (Loss)

 

Distributions
in Excess of
Net Income

 

Total

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance at December 31, 2002

 

$

440,889

 

$

1,350

 

$

2,335,278

 

$

(2,111

)

$

(159,226

)

$

2,616,180

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Comprehensive Income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net income

 

 

 

 

 

89,519

 

89,519

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Distributions to preferred shareholders

 

 

 

 

 

(17,504

)

(17,504

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Gains (losses) on derivative instruments

 

 

 

 

(7,741

)

 

(7,741

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Comprehensive income available for common shareholders

 

 

 

 

 

 

 

 

 

 

 

64,274

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Issuance of common shares

 

 

3

 

6,918

 

 

 

6,921

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisition of minority interest

 

 

2

 

5,745

 

 

 

5,747

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Repurchase of Series D Preferred Shares

 

(20

)

 

 

 

 

(20

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Conversion of Series D Preferred Shares

 

(40

)

 

40

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exercise of Warrants

 

 

 

(4,692

)

 

 

(4,692

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tax benefits from employee stock plans

 

 

 

251

 

 

 

251

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

FASB 123 Compensation expense

 

 

 

32

 

 

 

32

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Distributions to common shareholders ($.91 per share)

 

 

 

 

 

(123,098

)

(123,098

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance at June 30, 2003

 

$

440,829

 

$

1,355

 

$

2,343,572

 

$

(9,852

)

$

(210,309

)

$

2,565,595

 

 

See accompanying Notes to Condensed Consolidated Financial Statements

 

5



 

DUKE REALTY CORPORATION

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

 

1.                                      Financial Statements

 

The interim condensed consolidated financial statements included herein have been prepared by Duke Realty Corporation (the “Company”) without audit (except for the Balance Sheet as of December 31, 2002). The financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America for interim financial information and in accordance with Rule 10-01 of Regulation S-X of the Securities Exchange Act of 1934. Accordingly, they do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements. In the opinion of management, all adjustments (consisting of normal recurring adjustments) considered necessary for a fair presentation have been included. These financial statements should be read in conjunction with the consolidated financial statements and notes thereto included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2002.

 

The Company

 

The Company’s rental operations are conducted through Duke Realty Limited Partnership (“DRLP”), an entity in which the Company owns 90.2% at June 30, 2003. The remaining interests in DRLP are redeemable for shares of the Company’s common stock. The Company conducts Service Operations through Duke Realty Services Limited Partnership (“DRSLP”), in which the Company is the sole general partner. The Company also conducts Service Operations through Duke Construction Limited Partnership (“DCLP”), which is effectively 100% owned by DRLP. The consolidated financial statements include the accounts of the Company and its majority-owned or controlled subsidiaries.

 

2.                                      Lines of Credit

 

The Company has the following lines of credit available (in thousands):

 

Description

 

Borrowing
Capacity

 

Maturity
Date

 

Interest
Rate

 

Outstanding
at June 30, 2003

 

 

 

(in 000’s)

 

 

 

 

 

(in 000’s)

 

Unsecured Line of Credit

 

$

500,000

 

February 2004

 

LIBOR + .65

%

$

285,000

 

Secured Line of Credit

 

50,000

 

January 2006

 

LIBOR + .60

%

25,449

 

 

The lines of credit are used to fund development activities, to acquire additional rental properties and to provide working capital.

 

The $500 million line of credit provides the Company with an option to obtain borrowings from the financial institutions that participate in the line of credit at rates lower than the stated interest rate, subject to certain restrictions. Amounts outstanding on the unsecured line of credit at June 30, 2003, are at LIBOR + .65% (1.66% at June 30, 2003).

 

3.                                      Related Party Transactions

 

The Company provides management, maintenance, leasing, construction, and other tenant-related services to properties in which certain of its executive officers have ownership interests. The Company has an option to acquire these executive officers’ interest in these properties (the “Option Properties”). The Company received

 

6



 

fees totaling approximately $755,000 and $650,000 for services provided to the Option Properties for the six months ended June 30, 2003 and 2002, respectively. The Company believes that the fees charged by the Company for such services are equivalent to those charged to third-party owners for similar services.

 

The Company has other related party transactions that are insignificant and that include terms that are considered by the Company to be at arm’s-length and equal to those negotiated with unaffiliated parties.

 

4.                                      Net Income Per Common Share

 

Basic net income per common share is computed by dividing net income available for common shares by the weighted average number of common shares outstanding for the period. Diluted net income per common share is computed by dividing the sum of net income available for common shareholders and minority interest in earnings of unitholders, by the sum of the weighted average number of common shares and units outstanding and dilutive potential common shares for the period.

 

The following table reconciles the components of basic and diluted net income per common share for the three and six months ended June 30 (in thousands):

 

 

 

Three months
Ended June 30,

 

Six Months
Ended June 30,

 

 

 

2003

 

2002

 

2003

 

2002

 

Basic net income available for common shareholders

 

$

34,538

 

$

48,528

 

$

72,015

 

$

93,806

 

Minority interest in earnings of common unitholders

 

3,760

 

5,483

 

7,885

 

11,231

 

Diluted net income available for common shareholders

 

$

38,298

 

$

54,011

 

$

79,900

 

$

105,037

 

 

 

 

 

 

 

 

 

 

 

Weighted average number of common shares outstanding

 

135,386

 

134,196

 

135,279

 

133,070

 

Weighted average partnership units outstanding

 

14,755

 

15,114

 

14,778

 

15,922

 

Dilutive shares for stock based compensation plans

 

878

 

1,782

 

766

 

1,690

 

Weighted average number of common shares and dilutive potential common shares

 

151,019

 

151,092

 

150,823

 

150,682

 

 

The Series D Convertible Preferred stock was anti-dilutive for the six months ended June 30, 2003 and 2002; therefore, no conversion to common shares is included in weighted dilutive potential common shares.

 

5.                                      Segment Reporting

 

The Company is engaged in four operating segments; the ownership and rental of office, industrial and retail real estate investments (collectively, “Rental Operations”), and the providing of various real estate services such as property management, maintenance, leasing, development and construction management to third-party property owners (“Service Operations”). The Company’s reportable segments offer different products or services and are managed separately because each requires different operating strategies and management expertise. There are no material intersegment sales or transfers.

 

Non-segment revenue consists mainly of equity in earnings of unconsolidated companies. Non-segment assets consist of corporate assets including cash, deferred financing costs and investments in unconsolidated companies.

 

The Company assesses and measures segment operating results based upon an industry performance measure referred to as Funds From Operations (“FFO”), which management believes is a useful indicator of the Company’s operating performance. The National Association of Real Estate Investment Trusts defines FFO as net income or loss, excluding gains or losses from sales of depreciated operating property, plus operating property depreciation and amortization and adjustments for minority interest and unconsolidated companies on the same basis. Interest expense and other non-property specific revenues and expenses are not allocated to individual segments in determining the Company’s performance measure.

 

7



 

The revenues and FFO for each of the reportable segments for the six months ended June 30, 2003 and 2002, and the assets for each of the reportable segments as of June 30, 2003 and December 31, 2002, are summarized as follows (in thousands):

 

 

 

Three Months Ended June 30,

 

Six Months Ended June 30,

 

 

 

2003

 

2002

 

2003

 

2002

 

Revenues

 

 

 

 

 

 

 

 

 

Rental Operations:

 

 

 

 

 

 

 

 

 

Office

 

$

102,472

 

$

102,563

 

$

209,577

 

$

199,217

 

Industrial

 

70,495

 

68,298

 

140,628

 

137,241

 

Retail

 

1,989

 

1,633

 

4,085

 

3,221

 

Service Operations

 

11,661

 

15,604

 

21,083

 

45,125

 

Total Segment Revenues

 

186,617

 

188,098

 

375,373

 

384,804

 

Non-Segment Revenue

 

7,446

 

6,531

 

12,725

 

13,401

 

Consolidated Revenue from continuing operations

 

194,063

 

194,629

 

388,098

 

398,205

 

Discontinued Operations

 

534

 

3,798

 

1,436

 

6,461

 

Consolidated Revenue

 

$

194,597

 

$

198,427

 

$

389,534

 

$

404,666

 

 

 

 

 

 

 

 

 

 

 

Funds From Operations

 

 

 

 

 

 

 

 

 

Rental Operations:

 

 

 

 

 

 

 

 

 

Office

 

$

66,514

 

$

70,516

 

$

135,168

 

$

134,710

 

Industrial

 

52,786

 

52,455

 

102,510

 

104,919

 

Retail

 

1,610

 

1,383

 

3,218

 

2,755

 

Services Operations

 

4,883

 

7,611

 

6,936

 

23,126

 

Total Segment FFO

 

125,793

 

131,965

 

247,832

 

265,510

 

 

 

 

 

 

 

 

 

 

 

Non-Segment FFO:

 

 

 

 

 

 

 

 

 

Interest expense

 

(34,767

)

(27,614

)

(67,377

)

(54,715

)

Interest income

 

882

 

1,334

 

1,865

 

1,755

 

General and administrative expense

 

(5,081

)

(7,224

)

(11,354

)

(14,462

)

Gain on land sales

 

1,767

 

1,883

 

4,910

 

3,091

 

Other expenses

 

(77

)

(621

)

(1,356

)

(976

)

Minority interest in earnings of subsidiaries

 

(449

)

(251

)

(472

)

(636

)

Minority interest in earnings of common unitholders

 

(3,725

)

(5,069

)

(7,587

)

(10,692

)

Minority interest in earnings of preferred unitholders

 

(1,402

)

(2,102

)

(2,804

)

(4,204

)

Minority interest share of FFO adjustments

 

(5,041

)

(4,519

)

(9,390

)

(9,848

)

Joint venture FFO

 

11,368

 

10,758

 

20,739

 

21,534

 

Dividends on preferred shares

 

(8,752

)

(12,107

)

(17,504

)

(24,215

)

Discontinued operations, net of minority interest

 

267

 

2,402

 

471

 

3,972

 

Consolidated FFO

 

80,783

 

88,835

 

157,973

 

176,114

 

Depreciation and amortization on continuing  operations

 

(46,545

)

(42,658

)

(94,087

)

(84,899

)

Depreciation and amortization on discontinued operations

 

(72

)

(335

)

(202

)

(913

)

Share of joint venture adjustments

 

(4,774

)

(4,383

)

(9,777

)

(8,798

)

Earnings from depreciated property sales on continuing operations

 

(4

)

2,550

 

6,255

 

2,454

 

Earnings from depreciated property sales on discontinued operations

 

109

 

 

2,463

 

 

Minority interest share of FFO adjustments

 

5,041

 

4,519

 

9,390

 

9,848

 

 

 

 

 

 

 

 

 

 

 

Net Income Available for Common Shareholders

 

$

34,538

 

$

48,528

 

$

72,015

 

$

93,806

 

 

8



 

 

 

June 30,
2003

 

December 31,
2002

 

Assets

 

 

 

 

 

Rental Operations:

 

 

 

 

 

Office

 

$

2,709,519

 

$

2,677,427

 

Industrial

 

2,192,853

 

2,144,686

 

Retail

 

70,180

 

71,072

 

Service Operations

 

96,423

 

91,399

 

Total Segment Assets

 

5,068,975

 

4,984,584

 

Non-Segment Assets

 

361,951

 

364,239

 

Consolidated Assets

 

$

5,430,926

 

$

5,348,823

 

 

6.                                      Real Estate Investments

 

The Company adopted Statement of Financial Accounting Standards No. 144, “Accounting for the Impairment or Disposal of Long Lived Assets” (“SFAS 144”), on January 1, 2002. SFAS 144 requires the Company to report in discontinued operations the results of operations of a property which has either been disposed or is classified as held for sale, unless certain conditions are met.

 

The Company has classified operations of 13 buildings as discontinued operations in accordance with SFAS 144. As a result, the Company classified net income, net of minority interest, of $207,000 and $1.1 million as net income from discontinued operations for the three months ended June 30, 2003 and 2002 and $513,000 and $2.1 million as net income from discontinued operations for the six months ended June 30, 2003 and 2002. In addition, nine of the properties classified in discontinued operations were sold during the first six months of 2003 and two properties were sold during the first six months of 2002; therefore, the gains on disposal for these properties, net of minority interest, of $116,000 and $2.4 million for the three months ended June 30, 2003 and 2002, and $2.2 million and $2.4 million for the six months ended June 30, 2003 and 2002 are also reported in discontinued operations.

 

At June 30, 2003, the Company had 2 industrial, 4 office and 5 retail properties comprising approximately 1.4 million square feet held for sale. Of these properties, 3 build-to-suit office and 2 build-to-suit retail properties were under development. Net operating income (defined as total property revenues, less property expenses, which include real estate taxes, repairs and maintenance, property management, utilities, insurance and other expenses) of the properties held for sale for the six months ended June 30, 2003 and 2002 is approximately $2.4 million and $1.2 million, respectively. Net book value of the properties held for sale at June 30, 2003, is approximately $68.2 million. There can be no assurance that such properties held for sale will be sold.

 

In association with a contract for a sale of one building entered into by the Company during the six months ended June 30, 2003, the Company recognized a total impairment adjustment of $500,000 to reflect the anticipated loss on the sale of the building.  The Company also recognized an impairment adjustment of $560,000 on three contracted land sale parcels.

 

7.                                      Shareholders’ Equity

 

The Company periodically accesses the public equity markets to fund the development and acquisition of additional rental properties. The proceeds of these offerings are contributed to DRLP in exchange for additional interests in DRLP.

 

The following series of preferred stock are outstanding as of June 30, 2003 (in thousands, except percentages):

 

9



 

Description

 

Shares
Outstanding

 

Dividend
Rate

 

Initial Optional
Redemption
Date

 

Liquidation
Preference

 

Convertible

 

Series B Preferred

 

265

 

7.990

%

September 30, 2007

 

$

132,250

 

No

 

Series D Preferred

 

534

 

7.375

%

December 31, 2003

 

$

133,614

 

Yes

 

Series E Preferred

 

400

 

8.250

%

January 20, 2004

 

$

100,000

 

No

 

Series I Preferred

 

300

 

8.450

%

February 6, 2006

 

$

75,000

 

No

 

 

All series of preferred shares require cumulative distributions and have no stated maturity date (although the Company may redeem them on or following their initial optional redemption dates).

 

The Series D Preferred shares are convertible at a conversion rate of ..93677 common shares for each preferred share outstanding.

 

The dividend rate on the Series B Preferred shares increases to 9.99% after September 12, 2012.

 

8.                                      Other Matters

 

Reclassifications

 

Certain 2002 balances have been reclassified to conform to 2003 presentation.

 

9.                                      Derivative Instruments

 

The Company is exposed to capital market risk, such as changes in interest rates.  In order to manage the volatility relating to interest rate risk, the Company may enter into interest rate hedging arrangements from time to time. The Company does not utilize derivative financial instruments for trading or speculative purposes. The Company accounts for derivative instruments under Statement of Financial Accounting Standard No. 133, “Accounting for Derivative Instruments and Hedging Activities” as amended (“SFAS 133”).

 

In December 2002, the Company simultaneously entered into two $50 million forward-starting interest rate swaps. The Company designated the aggregate $100 million swaps as a hedge to effectively fix the rate on financing expected in 2003. The fair value of the swaps was a liability of ($7.8) million as of June 30, 2003, and is recorded in other liabilities in the accompanying balance sheet. The swaps qualify for hedge accounting under SFAS 133; therefore, changes in fair value are recorded in other comprehensive income.

 

In February 2003, the Company simultaneously entered into two $25 million forward-starting interest rate swaps. The Company designated the aggregate $50 million swaps as a hedge to effectively fix the rate on financing expected in 2003. The fair value of the swaps was a liability of ($2.1) million as of June 30, 2003, and is recorded in other liabilities in the accompanying balance sheet. The swaps qualify for hedge accounting under SFAS 133; therefore, changes in fair value are recorded in other comprehensive income.

 

In July 2003, the Company terminated the $150 million of above-mentioned swaps for a net gain of $677,000. These swaps were terminated as a result of the Company’s current capital needs being met through the sale of the Series J Preferred Stock as noted in the following Subsequent Events section. The Company currently has no additional swaps or other derivative instruments.

 

10.                               Stock Based Compensation

 

For all issuances prior to 2002, the Company applies the recognition and measurement provisions of APB Opinion No. 25, Accounting for Stock Issued to Employees, and related Interpretations in accounting for these plans.

 

10



 

Effective January 1, 2002, the Company prospectively adopted the fair value recognition provisions of FASB Statement No. 123, Accounting for Stock-Based Compensation, to all awards granted after January 1, 2002.

 

The following table illustrates the effect on net income and earnings per share if the fair value method had been applied to all outstanding and unvested awards in each period.

 

 

 

Three Months ended
June 30,

 

Six Months Ended
June 30,

 

 

 

2003

 

2002

 

2003

 

2002

 

Net income, as reported

 

$

34,538

 

$

48,528

 

$

72,015

 

$

93,806

 

Add:  Stock-based employee compensation expense included in net income determined under fair value method

 

178

 

101

 

356

 

202

 

Deduct:  Total stock based compensation expense determined under fair value method for all awards

 

(353

)

(333

)

(706

)

(666

)

Proforma Net Income

 

$

34,363

 

$

48,296

 

$

71,665

 

$

93,342

 

 

 

 

 

2003

 

2002

 

2003

 

2002

 

 

 

 

 

 

 

 

 

 

 

 

Basic net income per share

As reported

 

$

.26

 

$

.36

 

$

.53

 

$

.70

 

 

Pro forma

 

$

.25

 

$

.36

 

$

.53

 

$

.70

 

 

 

 

 

 

 

 

 

 

 

 

Diluted net income per share

As reported

 

$

.25

 

$

.36

 

$

.53

 

$

.70

 

 

Pro forma

 

$

.25

 

$

.36

 

$

.53

 

$

.69

 

 

11.                               Subsequent Events

 

Declaration of Dividends

The Company’s Board of Directors declared the following dividends at its July 30, 2003 regularly scheduled Board meeting:

 

Class

 

Quarterly
Amount/Share

 

Record Date

 

Payment Date

 

Common

 

$

0.46

 

August 14, 2003

 

August 29, 2003

 

Preferred (per depositary share):

 

 

 

 

 

 

 

Series B

 

$

0.99875

 

September 16, 2003

 

September 30, 2003

 

Series D

 

$

0.46094

 

September 16, 2003

 

September 30, 2003

 

Series E

 

$

0.51563

 

September 16, 2003

 

September 30, 2003

 

Series I

 

$

0.52813

 

September 16, 2003

 

September 30, 2003

 

 

Preferred Stock Issuance

The Company sold $100 million of Series J Preferred Stock on July 24, 2003 at a dividend rate of 6.625%.  The Company anticipates receiving net proceeds after offering costs of $96.85 million from this offering, which is expected to close on or about August 25, 2003.

 

11



 

The Board of Directors

Duke Realty Corporation:

 

We have reviewed the condensed consolidated balance sheet of Duke Realty Corporation and subsidiaries as of June 30, 2003, the related condensed consolidated statements of operations for the three and six months ended June 30, 2003 and 2002, the related condensed consolidated statements of cash flows for the six months ended June 30, 2003 and 2002, and the related condensed consolidated statement of shareholders’ equity for the six months ended June 30, 2003. These condensed consolidated financial statements are the responsibility of the Company’s management.

 

We conducted our review in accordance with standards established by the American Institute of Certified Public Accountants. A review of interim financial information consists principally of applying analytical procedures to financial data and making inquiries of persons responsible for financial and accounting matters. It is substantially less in scope than an audit conducted in accordance with auditing standards generally accepted in the United States of America, the objective of which is the expression of an opinion regarding the financial statements taken as a whole. Accordingly, we do not express such an opinion.

 

Based on our review, we are not aware of any material modifications that should be made to the condensed consolidated financial statements referred to above for them to be in conformity with accounting principles generally accepted in the United States of America.

 

We have previously audited, in accordance with auditing standards generally accepted in the United States of America, the consolidated balance sheet of Duke Realty Corporation and subsidiaries as of December 31, 2002, and the related consolidated statements of operations, shareholders’ equity and cash flows for the year then ended (not presented herein); and in our report dated January 29, 2003, we expressed an unqualified opinion on those consolidated financial statements. In our opinion, the information set forth in the accompanying condensed consolidated balance sheet as of December 31, 2002 is fairly presented, in all material respects, in relation to the consolidated balance sheet from which it has been derived.

 

 

KPMG LLP

Indianapolis, Indiana

July 30, 2003

 

12



 

Item 2.           Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

Cautionary Statement Regarding Forward Looking Statements

 

Certain statements in this quarterly report, including those related to the Company’s future operations, constitute “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. These forward-looking statements involve known and unknown risks, uncertainties and other important factors that could cause the actual results, performance or achievements of the Company, or industry results, to differ materially from any predictions of future results, performance or achievements that we express or imply in this report. Some of the risks, uncertainties and other important factors that may affect future results include, among others:

 

                  General economic and business conditions;

                  The Company’s continued qualification as a real estate investment trust;

                  Competition for tenants and decrease in property occupancy;

                  Potential increases in real estate construction costs;

                  Potential changes in interest rates;

                  Continuing ability to favorably raise debt and equity in the capital markets; and

                  Other risks inherent in the real estate business including tenant defaults, potential liability relating to environmental matters and liquidity of real estate investments.

 

This list of risks and uncertainties, however, is not intended to be exhaustive. The Company has on file with the Securities and Exchange Commission (“SEC”) a Current Report on Form 8K dated July 25, 2003, which contains additional risk factor information.

 

The words “believe,” “estimate,” “expect” and similar expressions or statements regarding future periods are intended to identify forward-looking statements. Although we believe that the plans, expectations and results expressed in or suggested by the forward-looking statements are reasonable, all forward-looking statements are inherently uncertain as they involve substantial risks and uncertainties beyond the Company’s control. New factors emerge from time to time, and it is not possible for us to predict the nature or assess the potential impact of each new factor on the Company’s business. Given these uncertainties, we caution you not to place undue reliance on these forward-looking statements. The Company undertakes no obligation to update or revise any of its forward-looking statements for events or circumstances that arise after the statement is made.

 

Business Overview

 

The Company is a self-administered and self managed real estate investment trust that began operations through a related entity in 1972. As of June 30, 2003, the Company:

 

                  Owned or controlled 922 industrial, office and retail properties (including properties under development), consisting of 109 million square feet located in 13 operating platforms; and

                  Owned or controlled more than 4,000 acres of land with an estimated future development potential of more than 63 million square feet of industrial, office and retail properties.

 

The Company provides the following services for its properties and for certain properties owned by third parties:

 

                  leasing;

                  management;

                  construction;

                  development; and

                  other tenant-related services.

 

13



 

The Company’s operating results depend primarily upon income from the Rental Operations of its properties. This rental income is substantially influenced by the supply and demand for the Company’s rental space. The Company’s continued growth is dependent upon its ability to maintain occupancy rates and increase rental rates of its in-service portfolio. The Company’s strategy for growth also includes developing and acquiring additional rental properties.

 

The following highlights the areas of Rental Operations that the Company considers critical for future revenue growth (all square footage totals and occupancy percentages reflect 100% of both wholly-owned properties and properties in joint ventures):

 

Same Property Performance: The Company tracks same property performance, which measures the performance of properties that were in-service for all reported portions of a two-year period by comparing the results of the second year with the results of the first year. For the three and six months ended June 30, 2003, net operating income from the same property portfolio decreased 5.5% and 4.4%, respectively, from the same periods in 2002. The decrease is primarily due to significant lease terminations included in the 2002 results and significant rental expenses in 2003 amounts resulting from the effects of a prolonged winter in many of the Company’s markets.

 

Occupancy Analysis: As discussed above, the ability to maintain occupancy rates is a principal driver of the Company’s results of operations. The following table sets forth information regarding the Company’s in-service portfolio of rental properties as of June 30, 2003 and 2002 (square feet in thousands):

 

 

 

Total
Square Feet

 

Percent  of
Total Square Feet

 

Percent Occupied

 

Type

 

2003

 

2002

 

2003

 

2002

 

2003

 

2002

 

Industrial

 

 

 

 

 

 

 

 

 

 

 

 

 

Service Centers

 

13,694

 

13,832

 

13.0

%

13.4

%

86.8

%

87.8

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bulk

 

66,011

 

64,340

 

62.5

%

62.4

%

88.5

%

88.9

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Office

 

25,039

 

24,080

 

23.7

%

23.4

%

85.3

%

85.4

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Retail

 

837

 

837

 

.8

%

.8

%

98.8

%

97.4

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total

 

105,581

 

103,089

 

100.0

%

100.0

%

87.6

%

88.0

%

 

The lower occupancy percentages in 2003 compared to 2002 are the result of continued soft demand in many of the Company’s markets.

 

Lease Expiration: The following table reflects the Company’s in-service portfolio lease expiration schedule as of June 30, 2003, by property type indicating square footage and annualized net effective rents under expiring leases (in thousands, except per square foot amounts):

 

14



 

 

 

Total
Portfolio

 

Industrial

 

Office

 

Retail

 

Year of
Expiration

 

Square
Feet

 

Ann. Rent
Revenue

 

Percent of
Revenue

 

Square
Feet

 

Ann. Rent
Revenue

 

Square
Feet

 

Ann. Rent
Revenue

 

Square
Feet

 

Ann. Rent
Revenue

 

2003

 

5,754

 

$

35,181

 

5

%

4,961

 

$

24,491

 

793

 

$

10,690

 

 

$

 

2004

 

11,139

 

75,829

 

12

%

8,538

 

40,099

 

2,581

 

35,349

 

20

 

381

 

2005

 

13,512

 

94,200

 

15

%

10,697

 

54,066

 

2,783

 

39,704

 

32

 

430

 

2006

 

11,545

 

78,320

 

12

%

9,264

 

47,730

 

2,279

 

30,557

 

2

 

33

 

2007

 

10,686

 

75,908

 

12

%

7,984

 

39,859

 

2,670

 

35,651

 

32

 

398

 

2008

 

10,657

 

65,791

 

10

%

8,462

 

37,941

 

2,163

 

27,291

 

32

 

559

 

2009

 

7,406

 

46,049

 

7

%

5,923

 

25,550

 

1,462

 

20,098

 

21

 

401

 

2010

 

6,740

 

51,127

 

8

%

4,978

 

24,574

 

1,746

 

26,289

 

16

 

264

 

2011

 

3,646

 

31,791

 

5

%

2,373

 

11,667

 

1,247

 

19,680

 

26

 

444

 

2012

 

4,332

 

27,260

 

4

%

3,306

 

12,888

 

1,004

 

13,781

 

22

 

591

 

2013 and Thereafter

 

7,028

 

62,070

 

10

%

3,776

 

17,421

 

2,627

 

39,626

 

625

 

5,023

 

Total Leased

 

92,445

 

$

643,526

 

100

%

70,262

 

$

336,286

 

21,355

 

$

298,716

 

828

 

$

8,524

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Portfolio Square Feet

 

105,581

 

 

 

 

 

79,705

 

 

 

25,039

 

 

 

837

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Percent Occupied

 

87.56

%

 

 

 

 

88.16

%

 

 

85,28

%

 

 

98.82

%

 

 

 

Future Development: The Company expects to realize growth in earnings from Rental Operations through the development and acquisition of additional rental properties in its primary markets. Specifically, the Company has 3.8 million square feet of properties under development at June 30, 2003. These properties should provide future earnings through Service Operations income upon sale or from Rental Operations growth as they are placed in service as follows (in thousands, except percent leased and stabilized returns):

 

Anticipated
In-Service
Date

 

Square
Feet

 

Percent
Leased

 

Project
Costs

 

Estimated
Stabilized
Return

 

 

 

 

 

 

 

 

 

 

 

Held For Rental:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3rd Quarter 2003

 

276

 

100

%

$

12,385

 

10.3

%

4th Quarter 2003

 

333

 

7

%

24,549

 

11.4

%

1st Quarter 2004

 

2,123

 

83

%

73,003

 

9.8

%

Thereafter

 

493

 

100

%

20,770

 

10.2

%

 

 

3,225

 

79

%

$

130,707

 

10.2

%

Build-to-Suit for Sale:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3rd Quarter 2003

 

159

 

70

%

$

15,204

 

11.9

%

4th Quarter 2003

 

274

 

100

%

30,857

 

8.9

%

1st Quarter 2004

 

32

 

100

%

4,274

 

9.9

%

Thereafter

 

79

 

100

%

8,103

 

10.7

%

 

 

544

 

91

%

$

58,438

 

10.0

%

Total

 

3,769

 

81

%

$

189,145

 

10.2

%

 

Lease Renewals: The Company renewed 70.1% and 66.2% of leases up for renewal in the three and six months ended June 30, 2003, totaling 1.5 million and 2.6 million square feet, respectively. This compares to renewals of 72.4% and 71.3% for the three and six months ended June 30, 2002, totaling 2.1 million and 4.1 million square feet, respectively. Overall leasing activity has increased in 2003, but the growth in renewal rental rates continue to be lower than in prior years due to soft demand and competitive pricing.

 

15



 

Results of Operations

 

A summary of the Company’s operating results and property statistics for the three and six months ended June 30, 2003 and 2002, is as follows (in thousands, except number of properties and per share amounts):

 

 

 

Three Months Ended June 30,

 

Six Months Ended June 30,

 

 

 

2003

 

2002

 

2003

 

2002

 

 

 

 

 

 

 

 

 

 

 

Rental Operations revenue

 

$

182,402

 

$

179,025

 

$

367,015

 

$

353,080

 

Service Operations revenue

 

11,661

 

15,604

 

21,083

 

45,125

 

Earnings from Rental Operations

 

46,124

 

59,810

 

89,597

 

114,293

 

Earnings from Service Operations

 

4,883

 

7,611

 

6,936

 

23,126

 

Operating income

 

45,926

 

60,197

 

85,179

 

122,957

 

Net income available for common shareholders

 

$

34,538

 

$

48,528

 

$

72,015

 

$

93,806

 

Weighted average common shares outstanding

 

135,386

 

134,196

 

135,279

 

133,070

 

Weighted average common and dilutive potential common shares

 

151,019

 

151,092

 

150,823

 

150,682

 

Basic income per common share:

 

 

 

 

 

 

 

 

 

Continuing operations

 

$

.26

 

$

.33

 

$

.51

 

$

.67

 

Discontinued operations

 

$

 

$

.03

 

$

.02

 

$

.03

 

Diluted income per common share:

 

 

 

 

 

 

 

 

 

Continuing operations

 

$

.25

 

$

.33

 

$

.51

 

$

.67

 

Discontinued operations

 

$

 

$

.03

 

$

.02

 

$

.03

 

 

 

 

 

 

 

 

 

 

 

Number of in-service properties at end of period

 

908

 

899

 

908

 

899

 

In-service square footage at end of period

 

105,581

 

103,089

 

105,581

 

103,089

 

Under development square footage at end of period

 

3,769

 

3,342

 

3,769

 

3,342

 

 

Comparison of Three Months Ended June 30, 2003 to Three Months Ended June 30, 2002

 

Rental Income from Continuing Operations

 

Overall, rental income from continuing operations increased from $172.7 million in 2002 to $175.7 million in 2003. The following table reconciles rental income by reportable segment to the Company’s total reported rental income from continuing operations for the three months ended June 30, 2003 and 2002 (in 000’s):

 

 

 

2003

 

2002

 

Rental Income from continuing operations:

 

 

 

 

 

Office

 

$

102,472

 

$

102,563

 

Industrial

 

70,495

 

68,298

 

Retail

 

1,989

 

1,633

 

Non-segment

 

753

 

253

 

Total

 

$

175,709

 

$

172,747

 

 

The Company’s three reportable segments comprising Rental Operations (office, industrial and retail) are all within the real estate industry and are therefore affected by the same economic and industry conditions. The results from operations for all three segments are driven by similar factors when analyzing performance for the three months ended June 30, 2003 and 2002. The following significant fluctuations are the primary causes of the increase in rental income from continuing operations for all three segments, with specific references to a particular segment when applicable:

 

                  Straight-line rental income for the second quarter of 2003 totaled $6.9 million compared to $2.7 million in 2002 as the Company has increased the use of free rent concessions in 2002 and 2003 as incentives to attract quality tenants in the competitive markets. The effect of these concessions is reflected as straight-line rental income over the life of the leases.

 

16



 

                  During the three months ended June 30, 2003 the Company recorded $1.5 million of recoverable expense revenue associated with the harsh and prolonged winter that many of the Company’s markets incurred in 2003. These recoverable expenses will be billed to the Company’s tenants at year end.

                  Throughout the second half of 2002 and the first six months of 2003 the Company has acquired eight new properties and placed eighteen development projects in-service. These acquisitions and developments are the primary factor in the overall $6.0 million increase in rental revenue for the three months ended June 30, 2003, compared to the same period in 2002.

                  Lease termination fees totaled $1.5 million for the second quarter of 2003 compared to $10.5 million for the second quarter of 2002, which included a single tenant termination fee of $5.9 million.

                  In-service occupancy as of June 30, 2003, was 87.6% compared to 88.0% at June 30, 2002.

 

Equity in Earnings of Unconsolidated Companies

 

Equity in earnings increased slightly from $6.3 million for the second quarter of 2002 to $6.7 million for the same period in 2003. Combined occupancy of all the Company’s investments in unconsolidated companies was 92.2% at June 30, 2003 compared to 91.2% at June 30, 2002. Reflected in equity in earnings for the three months ended June 30, 2003, are lease termination fees of $924,000 compared to fees of $134,000 for the same period in 2002.

 

Rental Expenses and Real Estate Taxes

 

The following table reconciles rental expenses and real estate taxes by reportable segment to the Company’s total reported amounts in the statement of operations for the three months ended June 30, 2003 and 2002 (in 000’s):

 

 

 

2003

 

2002

 

Rental Expenses:

 

 

 

 

 

Office

 

$

24,335

 

$

22,274

 

Industrial

 

9,115

 

7,701

 

Retail

 

219

 

119

 

Non-segment

 

(158

)

(36

)

Total

 

$

33,511

 

$

30,058

 

 

 

 

2003

 

2002

 

Real Estate Taxes:

 

 

 

 

 

Office

 

$

11,622

 

$

9,774

 

Industrial

 

8,596

 

8,153

 

Retail

 

160

 

132

 

Non-segment

 

1,077

 

826

 

Total

 

$

21,455

 

$

18,885

 

 

The Company’s three reportable segments comprising Rental Operations (office, industrial and retail) are all within the real estate industry and therefore affected by the same economic and industry conditions. The results from operations for all three segments are driven by similar factors when analyzing performance for the three months ended June 30, 2003 and 2002. There were no significant fluctuations in rental expenses or real estate taxes for the three months ended June 30, 2002 as compared to the three months ended June 30, 2003. The slight increases are the result of an increase in the Company’s in-service portfolio from 899 at June 30, 2002 to 908 at June 30, 2003, an increase in the tax basis in certain markets where tax reassessments were performed for 2003, and normal increases in tax rates in remaining markets.

 

Interest Expense

 

The increase in interest expense from $27.6 million for the second quarter of 2002, to $34.8 million for the same period in 2003 is attributable to the following:

 

17



 

                  Interest expense on the Company’s unsecured debt increased by $5 million from $24.5 million for the three months ended June 30, 2002 to $29.5 million for the same period in 2003. The increase is due to the issuances of $200.0 million of unsecured debt in the third quarter of 2002 and $325.0 million of unsecured debt during the first six months of 2003.

                  Capitalized interest on development projects decreased from $3.8 million for the three months ended June 30, 2002, to $1.4 million for the same period in 2003 as a result of decreased development activity by the Company over the past twelve months in response to soft demand in many of the Company’s markets.

 

Depreciation and Amortization

 

Depreciation and amortization expense increased from $42.7 million during the three months ended June 30, 2002 to $46.5 million for the same period in 2003 as a result of the following trends:

 

                  The Company increased its building basis in its held for investment property portfolio by approximately $170.5 million from June 30, 2002 to June 30, 2003, primarily through developments placed in-service throughout 2002, a $50 million building acquisition in December of 2002 and $36.5 million of building acquisitions in the first quarter of 2003.

                  Tenant improvements increased from $336.2 million at June 30, 2002 to $391.1 million at June 30, 2003 as the Company continues to incur capital expenditures to lease-up vacant space.

 

Service Operations

 

Service Operations primarily consist of leasing, management, construction and development services for joint venture properties and properties owned by third parties. Service Operations revenues decreased from $15.6 million for the three months ended June 30, 2002, to $11.7 million for the three months ended June 30, 2003 as a result of the following significant fluctuations:

 

                  Revenue from work performed as general contractor for third party construction jobs increased from $4.3 million for the three months ended June 30, 2002, to $7.0 million for the three months ended June 30, 2003. The Company has experienced an increase in volume for third party work in 2003 as businesses decide to expand existing properties or construct new buildings to take advantage of the current low interest rates and lower fees in the market place.

                  Construction and development activity income decreased as a result of a decline in activity from the Company’s held for sale program whereby the Company develops a property for sale upon completion. During the second quarter of 2002, the Company recognized gains totaling $8.3 million on sales of three properties developed for immediate sale compared to a gain of approximately $800,000 on a sale of a single property in the second quarter of 2003.

 

Service Operations expenses decreased from $8.0 million for the three months ended June 30, 2002, to $6.8 million for the three months ended June 30, 2003. Included in the $8.0 million of expenses for 2002 is approximately $1.7 million of income tax expense pertaining to the gain of $8.3 million on sales of properties in the Company’s held for sale inventory.  After adjusting this expense item out of the 2002 expenses, there is an increase of approximately $500,000 in the second quarter of 2003 compared to the same period in 2002.

 

18



 

General and Administrative Expense

 

General and Administrative Expense decreased from $7.2 million for the three months ended June 30, 2002 to $5.1 million for the same period in 2003. The decrease is attributable to a combination of the following:

 

                  A decrease in state and local tax expense based upon estimated reductions in taxable income in certain jurisdictions;

                  An increase in levels of construction and leasing activity during the end of 2002 and into 2003 which allowed for more construction and development overhead costs to be applied to projects versus expensed in general and administrative expenses.

 

Other Income and Expenses

 

Gain on sale of land and depreciable property dispositions, net of impairment adjustment, is comprised of the following amounts for the three months ended June 30, 2003 and 2002:

 

 

 

2003

 

2002

 

Gain(loss) on sales of depreciable properties

 

$

477

 

$

1,092

 

Gain on land sales

 

1,907

 

1,884

 

Impairment adjustment

 

(640

)

 

Total

 

$

1,744

 

$

2,976

 

 

Gain on sales of depreciable properties represent sales of previously identified held for sale rental properties prior to adoption of FASB 144. All future sales of held for investment properties in 2003 and beyond will be classified as discontinued operations.

 

Gain on land sales represents sales of undeveloped land owned by the Company. The Company pursues opportunities to dispose of land in markets with a high concentration of undeveloped land and those markets where the land no longer meets strategic development plans of the Company.

 

The Company recorded a $500,000 adjustment in 2003 associated with a contract to sell a property and $140,000 adjustment associated with contracts to sell two parcels of land.

 

Discontinued Operations

 

The Company adopted Statement of Financial Accounting Standards No. 144, “Accounting for the Impairment or Disposal of Long Lived Assets” (“SFAS 144”), on January 1, 2002. SFAS 144 requires the Company to report in discontinued operations the results of operations of a property that has either been sold or is classified as held for sale, unless certain conditions are met.

 

The Company has classified operations of thirteen buildings as discontinued operations in accordance with SFAS 144. As a result, the Company classified net income, net of minority interest, of $207,000 and $1.1 million as net income from discontinued operations for the three months ended June 30, 2003 and 2002. In addition, four of the properties classified in discontinued operations were sold during the second quarter of 2003; therefore, the gains on disposal for these properties of $116,000, net of minority interest, are also reported in discontinued operations. The Company also reported gains of $2.4 million in discontinued operations associated with the sale of two properties in 2002.

 

Net Income Available for Common Shares

 

Net income available for common shares for the three months ended June 30, 2003 was $34.5 million compared to $48.5 million for the same period ended June 30, 2002. This decrease results primarily from the operating result fluctuations in Rental Operations, Service Operations, General and Administrative Expenses and earnings from sales of depreciable property as discussed above.

 

19



 

 

Comparison of Six Months Ended June 30, 2003 to Six Months Ended June 30, 2002

 

Rental Income from Continuing Operations

 

Overall, rental income from continuing operations increased from $340.5 million in 2002 to $356.0 million in 2003. The following table reconciles rental income by reportable segment to the Company’s total reported rental income from continuing operations for the six months ended June 30, 2003 and 2002 (in 000’s):

 

 

 

2003

 

2002

 

Rental Income:

 

 

 

 

 

Office

 

$

209,577

 

$

199,217

 

Industrial

 

140,628

 

137,241

 

Retail

 

4,085

 

3,221

 

Non-segment

 

1,763

 

827

 

Total

 

$

356,053

 

$

340,506

 

 

The Company’s three reportable segments comprising Rental Operations (office, industrial and retail) are all within the real estate industry and therefore affected by the same economic and industry conditions. The results from operations for all three segments are driven by similar factors when analyzing performance for the six months ended June 30, 2003 and 2002. The following significant fluctuations are the primary causes of the increase in rental income from continuing operations for all three segments, with specific references to a particular segment when applicable:

 

                  Straight line rental income for 2003 totaled $11.5 million compared to $4.1 million in 2002 as the Company has increased the use of free rent concessions in 2002 and 2003 as incentives to attract quality tenants in the competitive markets. The Company’s office portfolio alone experienced a $3.5 million increase in straight line rental income for the six months ended June 30, 2003, compared to the same period in 2002. The effect of these concessions is reflected as straight line rental income over the life of the leases.

                  Lease termination fees totaled $10.9 million in 2003 compared to $15.8 million in 2002 as the Company continues to experience tenant downsizing of leased space.

                  Bad debt expense totaled $815,000 for the first six months of 2003 compared to $1.1 million for the same period in 2002. The Company has not experienced any significant write-offs in 2003.

                  During the six months ended June 30, 2003 the Company recorded $4.5 million more of recoverable expense revenue compared to 2002, mainly associated with the harsh and prolonged winter that many of the Company’s markets incurred in 2003. These recoverable expenses will be billed to the Company’s tenants at year end.

                  As discussed earlier, throughout the second half of 2002 and the first six months of 2003 the Company has acquired eight new properties and placed eighteen development projects in-service. These acquisitions and developments are the primary factor in the overall $8.0 million increase in rental revenue for the six months ended June 30, 2003, compared to 2002. Five of the acquisitions were for office properties which resulted in $6.9 million of additional rental income for the six months ended June 30, 2003, compared to the same period in 2002.

 

Equity in Earnings of Unconsolidated Companies

 

Equity in earnings decreased from $12.6 million in 2002 to $11.0 million for the same period in 2003. The decrease is not attributable to any single significant factor, but rather is reflective of market conditions in certain locations where renewals have yielded lower rates. Reflected in equity in earnings for the six months ended June 30, 2003, are lease termination fees of $1.1 million compared to fees of $404,000 for the same period in 2002.

 

20



 

Rental Expenses and Real Estate Taxes

 

The following table reconciles rental expenses and real estate taxes by reportable segment to the Company’s total reported amounts in the statement of operations for the six months ended June 30, 2003 and 2002 (in 000’s):

 

 

 

2003

 

2002

 

Rental Expenses:

 

 

 

 

 

Office

 

$

52,044

 

$

44,985

 

Industrial

 

20,946

 

15,960

 

Retail

 

558

 

232

 

Non-segment

 

392

 

7

 

Total

 

$

73,940

 

$

61,184

 

 

 

 

 

 

 

Real Estate Taxes:

 

 

 

 

 

Office

 

$

22,364

 

$

19,522

 

Industrial

 

17,173

 

16,373

 

Retail

 

309

 

235

 

Non-segment

 

2,168

 

1,859

 

Total

 

$

42,014

 

$

37,989

 

 

The Company’s three reportable segments comprising Rental Operations (office, industrial and retail) are all within the real estate industry and therefore affected by the same economic and industry conditions. The results from operations for all three segments are driven by similar factors when analyzing performance for the six months ended June 30, 2003 and 2002. The increase in rental expenses for both office and industrial is attributable to the first quarter expenses being inflated by approximately $6.5 million of snow removal costs. Many of the Company’s markets experienced increased amounts of snowfall and prolonged winter conditions. The remaining increases in both rental and real estate expenses for all segments are attributable to an overall increase in the Company’s in-service portfolio from 899 properties at June 30, 2002 to 908 at June 30, 2003, as well as normal anticipated increases in operating costs and real estate taxes.

 

Interest Expense

 

The increase in interest expense from $54.7 million to $67.4 million is attributable to the following:

 

                  Interest expense on the Company’s unsecured debt (excluding the line of credit) increased by $8.9 million from $49.0 million for the six months ended June 30, 2002 to $57.9 million for the same period in 2003. The increase is due to the issuances of $200.0 million of unsecured debt in the third quarter of 2002 and $325.0 million of unsecured debt during the first six months of 2003.

                  Capitalized interest on development projects decreased from $8.4 million for the six months ended June 30, 2002, to $3.3 million for the same period in 2003 as a result of decreased development activity by the Company over the past twelve months in response to soft demand in many of the Company’s markets.

                  Interest expense on secured debt decreased by $2.8 million from 2002 to 2003 as a result of payoffs of $13.5 million for the year ended 2002 and $22.2 million during the first six months of 2003.

 

Depreciation and Amortization

 

Depreciation and amortization expense increased from $84.9 million during the six months ended June 30, 2002 to $94.1 million for the same period in 2003 as a result of the following trends:

 

                  The Company increased its building basis in its held for investment property portfolio by approximately $170.5 million from June 30, 2002 to June 30, 2003, primarily through developments placed in-service throughout 2002, a $50 million building acquisition in December of 2002 and $36.5 million of building acquisitions in the first quarter of 2003.

 

21



 

                  Tenant improvements increased from $336.2 million at June 30, 2002 to $391.1 million at June 30, 2003 as the Company continues to incur capital expenditures to lease-up vacant space.

 

Service Operations

 

Service Operations primarily consist of leasing, management, construction and development services for joint venture properties and properties owned by third parties. Service Operations revenues decreased from $45.1 million for the six months ended June 30, 2002, to $21.1 million for the six months ended June 30, 2003 as a result of the following significant fluctuations:

 

                  Revenue from work performed as general contractor for third party construction jobs increased from $10.0 million to $12.2 million. The Company has experienced an increase in volume for third party work in 2003 as businesses decide to expand existing properties or construct new buildings to take advantage of the current low interest rates and lower fees in the market place.

                  Property management, maintenance and leasing fees revenue increased from $6.6 million to $7.5 million primarily as a result of increased third party maintenance activity.

                  Construction and development activity income decreased as a result of a decline in activity from the Company’s held for sale program whereby the Company develops a property for sale upon completion. During the first six months of 2002, the Company recognized gains totaling $28.2 million on sales of eight properties developed for immediate sale compared to a gain of approximately $800,000 on a sale of a single property during the same period in 2003.

 

Service Operations expenses decreased from $22.0 million during the first six months of 2002 to $14.1 million for the same period in 2003. Included in the 2002 expenses is approximately $8.3 million of income tax expense pertaining to the gains on sales of properties in the Company’s held for sale inventory.  After adjusting this expense item out of the 2002 expenses, there is an increase of approximately $400,000 in expenses in 2003 over 2002. This increase is the result of normal increases in salary and benefit costs.

 

General and Administrative Expense

 

General and Administrative Expense decreased from $14.5 million for the six months ended June 30, 2002 to $11.4 million for the same period in 2003. The decrease is attributable to a combination of the following:

 

                  A decrease in state and local tax expense based upon estimated reductions in taxable income in certain jursidictions;

                  An increase in levels of construction and leasing activity during the end of 2002 and into 2003 which allowed for more overhead costs to be applied to projects versus expensed in general and administrative expenses.

 

Other Income and Expenses

 

Gain on sale of land and depreciable property dispositions, net of impairment adjustment, is comprised of the following amounts for the six months ended June 30, 2003 and 2002:

 

 

 

2003

 

2002

 

Gain(loss) on sales of depreciable properties

 

$

6,736

 

$

996

 

Gain on land sales

 

5,470

 

3,091

 

Impairment adjustment

 

(1,060

)

 

Total

 

$

11,146

 

$

4,087

 

 

Gain on sales of depreciable properties represents sales of previously identified held for sale rental properties prior to adoption of FASB 144. All future sales of held for investment properties in 2003 and beyond will be classified as discontinued operations.

 

22



 

Gain on land sales represents sales of undeveloped land owned by the Company. The Company pursues opportunities to dispose of land in markets with a high concentration of undeveloped land and those markets where the land no longer meets strategic development plans of the Company.

 

The Company recorded a $500,000 adjustment in 2003 associated with a contract to sell a property and $560,000 of adjustments associated with contracts to sell parcels of land.

 

Discontinued Operations

 

The Company adopted Statement of Financial Accounting Standards No. 144, “Accounting for the Impairment or Disposal of Long Lived Assets” (“SFAS 144”), on January 1, 2002. SFAS 144 requires the Company to report in discontinued operations the results of operations of a property that has either been sold or is classified as held for sale, unless certain conditions are met.

 

The Company has classified operations of thirteen buildings as discontinued operations in accordance with SFAS 144. As a result, the Company classified net income, net of minority interest, of $513,000 and $2.1 million as net income from discontinued operations for the six months ended June 30, 2003 and 2002. In addition, nine of the properties classified in discontinued operations were sold during the first six months of 2003; therefore, the gains on disposal for these properties of $2.2 million, net of minority interest, are also reported in discontinued operations. The Company also reported gains of $2.4 million in 2002 discontinued operations associated with the sale of two properties in 2002.

 

Net Income Available for Common Shares

 

Net income available for common shares for the six months ended June 30, 2003 was $72.0 million compared to $93.8 million for the same period ended June 30, 2002. This decrease results primarily from the operating result fluctuations in Rental Operations, Service Operations, General and Administrative Expenses and earnings from sales of depreciable property as discussed above.

 

Liquidity and Capital Resources

 

Sources of Liquidity

 

The Company expects to meet liquidity requirements over the next twelve months, including payments of dividends and distributions as well as recurring capital expenditures relating to maintaining the Company’s current real estate assets, primarily through the following:

 

                 working capital; and

                 net cash provided by operating activities.

 

The Company expects to meet long-term liquidity requirements, such as scheduled mortgage debt maturities, the retirement of unsecured notes and amounts outstanding under the unsecured credit facility, property acquisitions, financing of development activities and other non-recurring capital improvements, through the following:

 

                 issuance of additional unsecured notes;

                 undistributed cash available for distribution, if any; and

                 proceeds received from real estate dispositions.

 

23



 

Credit Facilities

The Company has the following lines of credit available (in thousands):

 

Description

 

Borrowing
Capacity

 

Maturity
Date

 

Interest
Rate

 

Amount Outstanding
at June 30, 2003

 

Unsecured Line of Credit

 

$

500,000

 

February 2004

 

LIBOR + .65

%

$

285,000

 

Secured Line of Credit

 

$

50,000

 

January 2006

 

LIBOR + .60

%

$

25,449

 

 

The lines of credit are used to fund development and acquisition of additional rental properties and to provide working capital.

 

Associated with the $500 million line of credit are financial covenants that require the Company to meet defined levels of performance.  As of June 30, 2003, the Company is in compliance with all covenants pertaining to the $500 million line of credit.

 

Debt and Equity Securities

 

The Company currently has on file with the SEC an effective shelf registration statement that permits the Company to sell up to an additional $270 million of unsecured debt securities.  In addition, the Company has on file with the SEC an effective shelf registration statement that permits the Company to sell up to an additional $250.7 million of common and preferred stock. From time-to-time, the Company expects to issue additional securities under these registration statements to fund development and acquisition of additional rental properties and to fund the repayment of the credit facilities and other long-term debt upon maturity.

 

The indenture governing the Company’s unsecured notes also requires the Company to comply with financial ratios and other covenants regarding the operations of the Company. The Company is currently in compliance with all such covenants and expects to remain in compliance in the foreseeable future.

 

In January 2003, the Company completed an issuance of unsecured debt totaling $175.0 million bearing an effective interest rate of 5.365%, due 2010.

 

In May 2003, the Company completed an issuance of unsecured debt totaling $150.0 million bearing an effective rate of 4.625% due 2013.

 

In June 2003, the Company retired $175.0 million of unsecured debt.  The debt had an effective interest rate of 7.33%.

 

The Company sold $100 million of Series J Preferred stock on July 24, 2003 at a dividend rate of 6.625%.  The Company anticipates receiving net proceeds after offering costs of $96.85 million from this offering, which is expected to close on or about August 25, 2003.

 

Uses of Liquidity

 

The Company’s principal uses of liquidity include the following:

 

                  Property investments and recurring leasing/capital costs;

                  Dividends and distributions to shareholders and unitholders;

                  Long-term debt maturities; and

                  The Company’s common stock repurchase program.

 

Property Investments and Other Capital Expenditures

 

One of the Company’s principal uses of its liquidity is for the development, acquisition and recurring leasing/capital expenditures of its real estate investments.

 

24



 

A summary of the Company’s recurring capital expenditures for the six months ended June 30, 2003, is as follows (in thousands):

 

 

 

2003

 

2002

 

 

 

 

 

 

 

Tenant improvements

 

$

17,777

 

$

13,959

 

Leasing costs

 

9,217

 

8,556

 

Building improvements

 

6,883

 

5,849

 

Totals

 

$

33,877

 

$

28,364

 

 

Debt Maturities

 

Debt outstanding at June 30, 2003, totals $2.2 billion with a weighted average interest rate of 5.96% maturing at various dates through 2028. The Company had $2.0 billion of unsecured debt and $275 million of secured debt outstanding at June 30, 2003. Scheduled principal amortization of such debt totaled $4.7 million for the six months ended June 30, 2003.

 

Following is a summary of the scheduled future amortization and maturities of the Company’s indebtedness at June 30, 2003 (in thousands):

 

 

 

Future Repayments

 

Weighted Average
Interest Rate of
Future Repayments

 

Year

 

Scheduled
Amortization

 

Maturities

 

Total

 

 

 

 

 

 

 

 

 

 

 

 

2003

 

$

4,438

 

$

74,436

 

$

78,874

 

8.31

%

2004

 

7,793

 

452,386

 

460,179

 

3.90

%

2005

 

7,825

 

205,979

 

213,804

 

7.21

%

2006

 

7,409

 

165,635

 

173,044

 

6.08

%

2007

 

5,933

 

114,616

 

120,549

 

7.07

%

2008

 

5,021

 

134,028

 

139,049

 

6.31

%

2009

 

4,802

 

275,000

 

279,802

 

7.38

%

2010

 

4,193

 

175,000

 

179,193

 

5.39

%

2011

 

3,463

 

175,000

 

178,463

 

6.94

%

2012

 

1,977

 

200,000

 

201,977

 

5.85

%

Thereafter

 

9,943

 

200,000

 

209,943

 

5.19

%

 

 

$

62,797

 

$

2,172,080

 

$

2,234,877

 

5.96

%

 

Historical Cash Flows

 

Cash and cash equivalents were $11.7 million and $2.5 million at June 30, 2003 and 2002, respectively.  The increase is the result of the following increases/(decreases) in cash flows (amounts in thousands):

 

 

 

Six Months  Ended June 30,

 

 

 

2003

 

2002

 

Net cash Provided by
Operating Activities

 

$

162.0

 

$

374.2

 

 

 

 

 

 

 

Net Cash Used by
Investing Activities

 

$

(136.7

)

$

(149.9

)

 

 

 

 

 

 

Net Cash Used for
Financing Activities

 

$

(31.1

)

$

(231.3

)

 

Operating Activities

 

The decrease in net cash provided by operating activities resulted primarily from the following:

 

25



 

                  The Company received net proceeds of $163.6 million from its Build-to-Suit operations during the six months ended June 30, 2002, compared to incurring net development costs of $20.0 million for the same period in 2003. The proceeds were the result of sale of eight build-to-suit properties through the first six months of 2002 compared to the sale of one such property in 2003.

 

Investing Activities

 

The decrease in net cash used by investing activities was attributable to the following significant activities:

 

                  Dispositions of land and depreciated property provided $63.3 million in net proceeds in 2003, compared to $35.0 million in 2002.

                  Real estate development costs increased from $63.9 million in 2002 to $68.7 million in 2003, as development activity has begun to increase in 2003 compared to early 2002 levels.

                  The Company acquired $33.1 million of real estate assets in 2003 compared to $32.9 million during the same period in 2002. The acquisitions in 2003 consisted of two office buildings that are each 100% leased.

                  The Company paid $12.0 million when it exercised a purchase option on a ground lease during the first quarter of 2003.

                  As discussed above under Uses of Liquidity, recurring capital expenditures for tenant improvements, lease commissions and building improvements increased from $28.4 million during the first six months of 2002 to $33.9 million for the same period in 2003 as the Company incurs costs to release space and improve properties.

 

Financing Activities

 

The decrease in net cash used for financing activities resulted from the following:

 

                  In 2003, the Company issued $325.0 million of unsecured debt compared to no new issuances for the first six months of 2002.

                  In 2003, the Company retired $175.0 million of unsecured debt that matured on June 30, 2003.

                  In 2003, the Company paid off $22.2 million of secured debt, net of a $38.1 million secured debt refinancing during the first quarter compared to $5.2 million of secured debt payoffs for the first six months of 2002.

                  The Company paid $4.7 million to an institutional warrant holder who exercised their warrants in April 2003. The price paid represented the “in-the money” value of the warrants based upon the difference between the exercise price of the warrants and the price of the Company’s common stock at the exercise date.

 

Derivative Financial Instruments

 

The Company is exposed to capital market risk, such as changes in interest rates.  In order to manage the volatility relating to interest rate risk, the Company may enter into interest rate hedging arrangements from time to time. The Company does not utilize derivative financial instruments for trading or speculative purposes.

 

In December 2002, the Company simultaneously entered into two $50 million forward-starting interest rate swaps. The Company designated the aggregate $100 million swaps as a hedge to effectively fix the rate on

 

26



 

financing expected in 2003. The fair value of the swaps was a liability of ($7.8) million as of June 30, 2003, and is recorded in other liabilities in the accompanying balance sheet. The swaps qualify for hedge accounting under SFAS 133; therefore, changes in fair value will be recorded in other comprehensive income.

 

In February 2003, the Company simultaneously entered into two $25 million forward-starting interest rate swaps. The Company designated the aggregate $50 million swaps as a hedge to effectively fix the rate on financing expected in 2003. The fair value of the swaps was a liability of $(2.1) million as of June 30, 2003, and is recorded in other liabilities in the accompanying balance sheet. The swaps qualify for hedge accounting under SFAS 133; therefore, changes in fair value will be recorded in other comprehensive income.

 

In July 2003, the Company terminated the $150 million of above-mentioned swaps for a net gain of $677,000. These swaps were terminated as a result of the Company’s current capital needs being met through the sale of the Series J Preferred Stock as noted in the following Subsequent Events section. The Company currently has no additional swaps or other derivative instruments.

 

Investments in Unconsolidated Companies

 

The Company has equity interests ranging from 10 – 64% in unconsolidated partnerships and joint ventures that own and operate rental properties and hold land for development. The equity method of accounting is used for these investments in which the Company has the ability to exercise significant influence, but not control, over operating and financial policies. As a result, the assets and liabilities of these joint ventures are not included on the Company’s balance sheet. The Company’s investment in unconsolidated companies represents less than 6% of the Company’s total assets as of June 30, 2003. This investment provides several benefits to the Company including increased market share and an additional source of capital to fund real estate projects.

 

Funds From Operations

 

Funds From Operations (“FFO”), which is defined by the National Association of Real Estate Investment Trusts as GAAP net income or loss, excluding gains or losses from sales of depreciated operating property, plus operating property depreciation and amortization and adjustments for minority interest and unconsolidated companies on the same basis, is the industry standard for comparing and reporting the operating performance of real estate companies. Management believes that FFO is a useful indicator of the Company’s operating performance.

 

The following table provides a reconciliation of GAAP net income to FFO for the three and six months ended June 30 as follows (in thousands):

 

 

 

Three Months Ended June 30,

 

Six Months Ended June 30,

 

 

 

2003

 

2002

 

2003

 

2002

 

 

 

 

 

 

 

 

 

 

 

Net income available for common shareholders

 

$

34,538

 

$

48,528

 

$

72,015

 

$

93,806

 

Add back (deduct):

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

46,617

 

42,993

 

94,289

 

85,812

 

Share of joint venture adjustments

 

4,774

 

4,383

 

9,777

 

8,798

 

(Earnings) loss from depreciable property dispositions

 

(105

)

(2,550

)

(8,718

)

(2,454

)

Minority interest share of add-backs

 

(5,041

)

(4,519

)

(9,390

)

(9,848

)

Funds From Operations

 

$

80,783

 

$

88,835

 

$

157,973

 

$

176,114

 

 

Recent Accounting Pronouncements

 

In January 2003, FASB issued Interpretation 46, Consolidation of Variable Interest Entities (“Interpretation 46”), which addresses consolidation of certain variable interest entities. Interpretation 46 applies immediately to variable interest entities created after January 31, 2003, and to variable interest entities in which an enterprise obtains an interest after that date.  The interpretation applies in the first fiscal year or interim period

 

27



 

beginning after June 15, 2003, to variable interest entities in which an enterprise holds a variable interest that it acquired before February 1, 2003. The Company reviewed its investments in unconsolidated companies and determined that no current investments in unconsolidated companies qualify for consolidation under Interpretation 46.

 

In May 2003, the Financial Accounting Standards Board (“FASB”) issued SFAS No. 150, Accounting for Certain Financial Instruments with Certain Characteristics of Both Liabilities and Equity.  The provisions of this statement are effective for financial instruments entered into or modified after May 31, 2003 and otherwise is effective at the beginning of the first interim period beginning after June 15, 2003. The Company has reviewed the statement and the adoption of this statement is not expected to have a material impact on the financial position or results of operations of the Company.

 

Item 3.  Quantitative and Qualitative Disclosure About Market Risks

 

The Company is exposed to interest rate changes primarily as a result of its line of credit and long-term debt used to maintain liquidity and fund capital expenditures and expansion of the Company’s real estate investment portfolio and operations. The Company’s interest rate risk management objective is to limit the impact of interest rate changes on earnings and cash flows and to lower its overall borrowing costs. To achieve its objectives the Company borrows primarily at fixed rates and may enter into derivative financial instruments such as interest rate swaps, caps and treasury locks in order to mitigate its interest rate risk on a related financial instrument. The Company does not enter into derivative or interest rate transactions for speculative purposes.

 

Item 4.  Controls and Procedures

 

The Company maintains disclosure controls and procedures that are designed to ensure that information required to be disclosed in annual and periodic reports filed with the SEC is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms. These disclosure controls and procedures are further designed to ensure that such information is accumulated and communicated to management, including the chief executive officer, the chief financial officer and the chief operating officer, to allow timely decisions regarding required disclosure.

 

Based on the most recent evaluation, which was completed within 90 days of the filing of this report, the chief executive officer, the chief financial officer and the chief operating officer believe that the Company’s disclosure controls and procedures are effective. There have been no significant changes in the Company’s internal controls or in other factors that could significantly affect the internal controls subsequent to the date of the completed  evaluation.

 

Part II - Other Information

Item 1.  Legal Proceedings

 

Broadband Office, Inc. and Official Committee of Unsecured Creditors of Broadband Office, Inc. recently filed a complaint against a group of real estate investment trusts and real estate operating companies and certain affiliated entities and individuals in connection with the formation and management of Broadband Office.  Among the defendants are Duke Realty Corporation, Duke Realty Limited Partnership and Mr. Dennis Oklak, one of the Company’s executive officers. The complaint alleges various breaches of purported fiduciary duties by the defendants, seeks recharacterization or equitable subordination of debt, seeks recovery of alleged avoidable transfers, appears to seek to hold them liable for, among other things, the debt of Broadband Office under alter-ego, veil-piercing and partnership theories, and seeks other relief under other theories. The

 

28



 

complaint seeks aggregate damages in excess of $300 million from all of the defendants. The Company believes that it has meritorious defenses to the plaintiff’s allegations and intends to vigorously defend this litigation. Due  to the inherent uncertainties of the litigation process and the judicial system, the Company is not able to predict the outcome of this litigation. If this litigation is not resolved in the Company’s favor, it could have a material adverse effect on its business, financial condition and results of operations.

 

Item 2.  Changes in Securities

 

None

 

Item 3.  Defaults upon Senior Securities

 

None

 

Item 4.  Submission of Matters to a Vote of Security Holders

 

1.     On April 30, 2003, the Company held its annual meeting of shareholders and acted on the following matters.                              At that meeting, the Company’s shareholders elected Gary A. Burk, William O. McCoy, James E. Rogers, Jack R. Shaw and Robert J. Woodward, Jr. to serve a one-year term. The number of votes cast for and against each of the director nominees was as follows:

 

NOMINEE

 

FOR

 

AGAINST

 

Gary A. Burk

 

118,175,392

 

965,395

 

William O. McCoy

 

118,151,551

 

989,071

 

James E. Rogers

 

118,080,095

 

1,060,692

 

Jack R. Shaw

 

118,047,445

 

1,093,342

 

Robert J. Woodward, Jr.

 

118,158,209

 

982,578

 

 

The Company’s remaining directors, Barrington H. Branch, Geoffrey Button, William Cavanaugh III, Ngaire Cuneo, Charles R. Eitel, Thomas L. Hefner, L. Ben Lytle, James E. Rogers and Darell E. Zink, Jr., continued in office following the annual meeting. In addition, at a Board meeting held that same day, the Board of Directors elected Robert J. Woodward, Jr. to fill a vacancy on the Board.

 

The holders of 116,532,049 shares voted FOR an amendment to the articles of incorporation increasing the unaffiliated director requirement, the holders of 964,471 shares voted AGAINST such amendment and the holders of 1,644,267 shares ABSTAINED. As a result, this amendment was approved.

 

The holders of 113,932,375 shares voted FOR an amendment to the articles of incorporation de-staggering the Board of Directors, the holders of 4,599,413 shares voted AGAINST such amendment and the holders of 608,999 shares ABSTAINED. As a result, the amendment was approved.

 

The holders of 84,167,259 shares voted FOR an amendment to the articles of incorporation decreasing the shareholder vote threshold for certain business combinations, the holders of 3,214,646 shares voted AGAINST such amendment, the holders of 800,613 shares ABSTAINED and the holders of 30,958,269 shares did not cast votes. As a result, the amendment was not approved.

 

29



 

The holders of 83,732,120 shares voted FOR an amendment to the articles of incorporation decreasing the shareholder vote threshold for amending the articles of incorporation, the holders of 3,658,932 shares voted AGAINST such amendment, the holders of 791,460 shares ABSTAINED and the holders of 30,958,275 shares did not cast votes. As a result, this amendment was not approved.

 

The holders of 85,348,267 shares voted FOR an amendment to the articles of incorporation permitting shareholder action by unanimous written consent, the holders of 2,116,936 shares voted AGAINST such amendment, the holders of 717,318 shares ABSTAINED and the holders of 30,958,266 shares did not cast votes. As a result, this amendment was not approved.

 

The holders of 117,071,003 shares voted FOR the ratification of the appointment of KPMG LLP as the independent auditors for the fiscal 2003, the holders of 1,585,958 shares voted AGAINST such appointment and the holders of 483,826 shares ABSTAINED.

 

At the annual meeting, the holders of 119,140,787 shares GRANTED authority to act on such other business as may properly come before the meeting or any adjournment thereof and the holders of -0- shares WITHHELD such authority.

 

Item 5.  Other Information

 

None

 

Item 6.  Exhibits and Reports on Form 8-K

 

(a)                        Exhibits

 

Exhibit 3.1  Third Restated Articles of Incorporation of Duke Realty Corporation (incorporated by reference from the Company’s Quarterly Report on Form 10-Q for the Three Months Ended March 31, 2003).

 

Exhibit 3.2  Third Restated Articles of Incorporation of Duke Realty Corporation (incorporated by reference from the Company’s Quarterly Report on Form 10-Q for the Three Months Ended March 31, 2003).

 

Exhibit 11.1  Ratio of Earnings to Combined Fixed Charges and Preferred Stock Dividends.

 

Exhibit 11.2  Ratio of Earnings to Fixed Charges.

 

Exhibit 15  Letter regarding unaudited interim financial information.

 

Exhibit 31.1  Certification Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

 

Exhibit 31.2  Certification Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

 

Exhibit 31.3  Certification Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

 

Exhibit 32.1  Certification Pursuant to 18 U.S. C. Section 13.50, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

 

Exhibit 32.2  Certification Pursuant to 18 U.S. C. Section 13.50, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

 

Exhibit 32.3  Certification Pursuant to 18 U.S. C. Section 13.50, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

 

30



 

(b)                       Reports on Form 8-K

 

A current report was filed on Form 8-K, dated July 25, 2003, furnishing under items 9 and 12 the Company’s press release announcing the results of operations and financial condition of the Company for the three and six months ended June 30, 2003.

 

31



 

SIGNATURES

 

Pursuant to the requirements 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.

 

 

DUKE REALTY CORPORATION

 

 

 

 

Date:  August 12, 2003

/s/

Thomas L. Hefner

 

 

Thomas L. Hefner

 

Chairman of the Board and
Chief Executive Officer

 

 

 

 

 

/s/

Darell E. Zink, Jr.

 

 

Darell E. Zink, Jr.

 

Vice Chairman, Executive Vice
President and Chief Financial Officer

 

 

 

 

 

/s/

Dennis D. Oklak

 

 

Dennis D. Oklak

 

President and
Chief Operating Officer

 

 

 

 

 

/s/

Matthew A. Cohoat

 

 

Matthew A. Cohoat

 

Senior Vice President and
Corporate Controller

 

32