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8-K - FORM 8-K - FIRST POTOMAC REALTY TRUST | w76070e8vk.htm |
EX-99.2 - EX-99.2 - FIRST POTOMAC REALTY TRUST | w76070exv99w2.htm |
Exhibit 99.1
CONTACT:
|
First Potomac Realty Trust | |||
Barry H. Bass
|
7600 Wisconsin Avenue | |||
Chief Financial Officer
|
11th Floor | |||
(301) 986-9200
|
Bethesda, MD 20814 | |||
bbass@first-potomac.com
|
www.first-potomac.com |
FOR IMMEDIATE RELEASE
FIRST POTOMAC REALTY TRUST REPORTS
THIRD QUARTER 2009 RESULTS
THIRD QUARTER 2009 RESULTS
BETHESDA, MD (October 29, 2009) First Potomac Realty Trust (NYSE: FPO), a
self-administered, self-managed real estate investment trust that focuses on owning,
operating, developing and redeveloping business parks and industrial properties in the
Washington, D.C. metropolitan area and other major markets in Virginia and Maryland,
reported results for the three and nine months ended September 30, 2009.
Third Quarter and Subsequent Event Highlights:
| Funds From Operations of $10.7 million, or $0.37 per diluted share, including $0.02 from gains on the retirement of debt. | |
| Retires $8.5 million of its Exchangeable Senior Notes at a 12% discount, resulting in a gain of $0.6 million. | |
| Same-property net operating income increases by 3.3% on an accrual basis. | |
| Executes 450,000 square feet of leases. | |
| Completes acquisition totaling 174,000 square feet for $25.5 million. |
The Companys funds from operations (FFO) for the third quarter of 2009 were $10.7
million, or $0.37 per diluted share ($0.35 per diluted share, excluding gains on the
retirement of debt), compared with $9.4 million, or $0.38 per diluted share, during
the third quarter of 2008. The Companys net income attributable to common
shareholders for the third quarter of 2009 increased to $0.6 million, or $0.02 per
diluted share, compared with net income attributable to common shareholders of $0.3
million, or $0.01 per diluted share, for the third quarter of 2008.
The Companys FFO for the first nine months of 2009 increased to $37.1 million, or
$1.31 per diluted share ($1.09 per diluted share, excluding gains on the retirement of
debt), compared with $32.0 million, or $1.28 per diluted share ($1.16 per diluted
share, excluding gains on the retirement of debt), for the first nine months of 2008.
The Company reported net income attributable to common shareholders for the first nine
months of 2009 of $7.2 million, or $0.25 per diluted share, compared with net income
attributable to common shareholders of $17.8 million, or $0.73 per diluted share, for
the first nine months of 2008, which included a gain from the sale of a property of
$14.3 million, or $0.57 per diluted share after noncontrolling interests.
Douglas J. Donatelli, chief executive officer of First Potomac Realty Trust stated
Our performance in the third quarter demonstrates the strength of our operating model
and the resiliency of the markets in which we operate. We continued to successfully
execute leases, which contributed to our positive NOI growth in the quarter. Due to
the efforts of our strong team, the quality of our assets, and our locations, most of
our properties are out-performing the market in net absorption, leasing and rental
rates.
Page 1 of 8
Mr. Donatelli continued, In terms of our investment strategy, we have always adhered
to a disciplined approach and avoided the aggressive asset pricing of the past few
years. We now believe there will be more opportunities, such as our recent
acquisition of Cloverleaf Center in Germantown, Maryland. We have continued to
improve our financial flexibility through the retirement of debt and the
cost-effective issuance
of capital under our controlled equity offering program. We will continue to focus on
improving our balance sheet by extending our maturities in order to be positioned to
pursue other select opportunities that will contribute to our growth as we move
forward.
The Companys consolidated portfolio (excludes a property owned through an
unconsolidated joint venture that was 100% leased and occupied) was 86.9% leased and
86.6% occupied at September 30, 2009. A list of the Companys properties, as well as
additional information regarding the Companys results of operations can be found in
the Companys Third Quarter 2009 Supplemental Financial Report, which is posted on the
Companys website, www.first-potomac.com.
Property Operations
During the third quarter of 2009, the Company executed 450,000 square feet of leases,
consisting of 80,000 square feet of new leases and 370,000 square feet of renewal
leases. Significant new leases included 24,000 square feet at 1400 Cavalier Boulevard,
which is located in the Companys Southern Virginia region, and 18,000 square feet at
Annapolis Commerce Park East, which is located in the Companys Maryland region. Rent
from the majority of these leases is expected to commence by the end of the first
quarter of 2010. The 325,000 square feet of renewal leases in the quarter reflects a
90% retention rate. Renewal leases during the quarter included 79,000 square feet at
Annapolis Commerce Park East, 66,000 square feet at Crossways Commerce Center and
59,000 square feet at Frederick Industrial Park.
Same-property net operating income (Same-Property NOI) increased $0.7 million, or
3.3%, and $1.5 million, or 2.3%, on an accrual basis for the three and nine months
ended September 30, 2009, respectively. The Companys Virginia properties continued to
benefit from the Companys successful 2008 leasing year as Same-Property NOI increased
9.1% and 7.4% for the Companys Northern Virginia region and 9.8% and 10.3% for the
Companys Southern Virginia region during the three and nine months ended September
30, 2009, respectively. Same-Property NOI decreased 8.7% and 10.1% for the Maryland
region for the three and nine months ended September 30, 2009, respectively, due to an
increase in vacancy and reserves for anticipated bad debt expense, particularly among
the Companys Baltimore-area properties. The Company recorded reserves for estimated
uncollectible revenues of $0.4 million and $1.8 million for the three and nine months
ended September 30, 2009, respectively. At September 30, 2009, the annualized revenue
associated with tenants with bad debt reserves for the entire Company comprised
approximately 2% of the Companys total annualized revenue.
Liquidity and Financing Activity
During the third quarter and through the date of this release, the Company sold 1.7
million common shares through its cost-effective controlled equity offering agreement
at a weighted average offering price of $10.73 per share, generating net proceeds of
approximately $17.9 million. The Company used the proceeds to retire a portion of its
Exchangeable Senior Notes at a discount, to reduce a portion of its unsecured
revolving credit facility and to fund the cash portion of the Cloverleaf Center
acquisition, which closed in October 2009. Since May and through the date of this
release, the Company has sold a total of 2.2 million common shares through its
controlled equity offering agreement, generating net proceeds of $23.3 million.
In the third quarter 2009, the Company retired $8.5 million, of its Exchangeable
Senior Notes, at a weighted average discount of 12%, which resulted in a gain of $0.6
million, or $0.02 per diluted share after noncontrolling interests, net of deferred
financing costs and discounts. For the nine months ended September 30, 2009, the
Company retired $34.5 million of its Exchangeable Senior Notes, which resulted in a
gain of
Page 2 of 8
$6.3 million, or $0.22 per diluted share after noncontrolling interests, net
of deferred financing costs and discounts.
Balance Sheet
The Company had $614.6 million of debt outstanding at September 30, 2009. Of the total
debt outstanding, $405.4 million was fixed-rate debt with a weighted average effective
interest rate of 5.8% and a weighted average maturity of 3.9 years. The Company had
$94.8 million of variable-rate term debt, which was hedged through various interest
rate swap agreements that fixed the loans respective interest rates. These loans had
a weighted average effective interest rate of 4.8% and a weighted average maturity of
1.9 years. At September 30, 2009, the Companys variable interest rates consisted of
borrowings of $99.4 million on its unsecured revolving credit facility and $15.0
million on a secured term loan. These obligations had a weighted average interest rate
of 1.6% and a maturity of 1.6 years. The Companys interest coverage ratio was 2.3
times for the quarter ended September 30, 2009.
As of September 30, 2009, approximately $30 million, or 4.9%, of the Companys debt
was scheduled to mature prior to January 1, 2011. In October 2009, the Company repaid
a $1.7 million mortgage loan encumbering 4200 Tech Court with available cash. As a
result, the Company now has $4.5 million in debt maturing in 2009 and approximately
$24 million maturing in late 2010. The above figures do not include the Companys two
secured term loans and its unsecured revolving credit facility, which all mature in
2010 and have one-year extensions that are exercisable at the Companys option. The
Company intends to exercise its extension options on the applicable debt instruments
or refinance the debt before it reaches maturity.
Subsequent Events
In October, the Company closed on Cloverleaf Center, a four-building, 174,000 square
foot business park for $25.5 million in Germantown, Maryland.
The property is 97% leased to seven tenants. The acquisition was financed with a $17.5
million mortgage loan and available cash.
Dividends
On October 27, 2009, the Company declared a dividend of $0.20 per common share. The
dividend will be paid on November 13, 2009, to common shareholders of record as of
November 6, 2009.
Earnings and FFO Guidance
The Company raised its FFO guidance range for 2009 to $1.62 to $1.64 per diluted share from the
prior range of $1.56 to $1.62 per diluted share. The revised range reflects the gain on the
retirement of debt realized in the third quarter along with better than anticipated property
performance in the third quarter, partially offset by a higher share count and anticipated tenant
move-outs during the fourth quarter.
Investor Conference Call and Webcast
First Potomac Realty Trust will host a conference call on Friday, October 30, 2009 at
9:00 a.m. ET, to discuss third quarter results. The number to call for this
interactive teleconference is (877) 407-0784 or (201) 689-8560 for international
participants. A replay of the conference call will be available through November 13,
2009, by dialing (877) 660-6853 or (201) 612-7415 for international callers, and
entering account number 3055 and confirmation number, 334038 when prompted for the
pass code.
A live broadcast of the conference call will be available online and can be accessed
from the Investor Information page of the Companys website, www.first-potomac.com, on
Friday, October 30, 2009, beginning at 9:00 a.m. ET. An online replay will be
available on the above site shortly after the call and will continue for 90 days.
Page 3 of 8
About First Potomac Realty Trust
First Potomac Realty Trust is a self-administered, self-managed real estate investment
trust that focuses on owning, operating, developing and redeveloping business parks
and industrial properties in the Washington, D.C. metropolitan area and other major
markets in Virginia and Maryland. The Companys portfolio totals approximately 12
million square feet. The Companys largest tenant is the U.S. Government, which along
with government contractors, accounts for approximately 20% of the Companys revenue.
Non-GAAP Financial Measures
Funds from Operations Funds from operations represents net income before minority
interests (computed in accordance with U.S. generally accepted accounting principles
(GAAP)), plus real estate-related depreciation and amortization and after
adjustments for unconsolidated partnerships and joint ventures and gains or losses on
the sale of property. The Company also excludes, from its FFO calculation, any
depreciation and amortization related to third parties from its consolidated joint
venture. The Company considers FFO a useful measure of performance for an equity REIT
because it facilitates an understanding of the operating performance of its properties
without giving effect to real estate depreciation and amortization, which assume that
the value of real estate assets diminishes predictably over time. Since real estate
values have historically risen or fallen with market conditions, the Company believes
that FFO provides a meaningful indication of its performance. The Company also
considers FFO an appropriate performance measure given its wide use by investors and
analysts. The Company computes FFO in accordance with standards established by the
Board of Governors of NAREIT in its March 1995 White Paper (as amended in November
1999 and April 2002), which may differ from the methodology for calculating FFO
utilized by other equity real estate investment trusts (REITs) and, accordingly, may
not be comparable to such other REITs. Further, FFO does not represent amounts
available for managements discretionary use because of needed capital replacement or
expansion, debt service obligations or other commitments and uncertainties, nor is it
indicative of funds available to fund the Companys cash needs, including its ability
to make distributions. The Company presents FFO per diluted share calculations that
are based on the outstanding dilutive common shares plus the outstanding Operating
Partnership units for the periods presented.
The Companys presentation of FFO in accordance with the NAREIT white paper, or as
adjusted by the Company, should not be considered as an alternative to net income
(computed in accordance with GAAP) as an indicator of the Companys financial
performance or to cash flow from operating activities (computed in accordance with
GAAP) as an indicator of its liquidity. The Companys FFO calculations are reconciled
to net income in the Companys Consolidated Statements of Operations included in this
release.
NOI The Company defines net operating income (NOI) as operating revenues (rental
income, tenant reimbursements and other income) less property and related expenses
(property expenses, real estate taxes and insurance). Management believes that NOI is
a useful measure of the Companys property operating performance as it provides a
performance measure of the revenues and expenses directly associated with owning,
developing, redeveloping and operating industrial properties and business parks, and
provides a prospective not immediately apparent from net income or FFO. Other REITs
may use different methodologies for calculating NOI, and accordingly, the Companys
NOI may not be comparable to other REITs. The Companys NOI calculations are
reconciled to total revenues and total operating expenses at the end of this release.
Same-Property NOI The Company defines same-property NOI as NOI for the Companys
properties wholly owned during the entirety of the periods reported. The Companys
same-property NOI calculations are reconciled to NOI at the end of this release.
Page 4 of 8
Forward Looking Statements
The forward-looking statements contained in this press release are subject to various
risks and uncertainties. Although the Company believes the expectations reflected in
such forward-looking statements are based on reasonable assumptions, there can be no
assurance that its expectations will be achieved. Certain factors that could cause
actual results to differ materially from the Companys expectations include changes in
general or regional economic conditions; the Companys ability to timely lease or
re-lease space at current or anticipated rents; changes in interest rates; changes in
operating costs; the Companys ability to complete acquisitions on acceptable terms;
and other risks detailed in the Companys Annual Report on Form 10-K and described
from time to time in the Companys filings with the SEC. Many of these factors are
beyond the Companys ability to control or predict. Forward-looking statements are not
guarantees of performance. For forward-looking statements herein, the Company claims
the protection of the safe harbor for forward-looking statements contained in the
Private Securities Litigation Reform Act of 1995. The Company assumes no obligation to
update or supplement forward-looking statements that become untrue because of
subsequent events.
Page 5 of 8
FIRST POTOMAC REALTY TRUST
Consolidated Statements of Operations
(unaudited, amounts in thousands, except per share amounts)
Consolidated Statements of Operations
(unaudited, amounts in thousands, except per share amounts)
Three Months Ended September 30, | Nine Months Ended September 30, | |||||||||||||||
2009 | 2008 | 2009 | 2008 | |||||||||||||
Revenues: |
||||||||||||||||
Rental |
$ | 27,149 | $ | 25,491 | $ | 80,885 | $ | 75,316 | ||||||||
Tenant reimbursements and other |
5,725 | 5,577 | 18,134 | 16,304 | ||||||||||||
Total revenues |
32,874 | 31,068 | 99,019 | 91,620 | ||||||||||||
Operating expenses: |
||||||||||||||||
Property operating |
8,149 | 7,160 | 24,518 | 20,091 | ||||||||||||
Real estate taxes and insurance |
3,183 | 3,173 | 9,709 | 9,122 | ||||||||||||
General and administrative |
3,609 | 2,797 | 9,487 | 8,336 | ||||||||||||
Depreciation and amortization |
10,132 | 9,113 | 30,183 | 27,373 | ||||||||||||
Total operating expenses |
25,073 | 22,243 | 73,897 | 64,922 | ||||||||||||
Operating income |
7,801 | 8,825 | 25,122 | 26,698 | ||||||||||||
Other expenses (income): |
||||||||||||||||
Interest expense |
7,929 | 8,635 | 24,368 | 27,302 | ||||||||||||
Interest and other income |
(150 | ) | (142 | ) | (406 | ) | (377 | ) | ||||||||
Equity in losses of affiliate |
38 | | 92 | | ||||||||||||
Gain on early retirement of debt |
(640 | ) | | (6,346 | ) | (3,006 | ) | |||||||||
Total other expenses |
7,177 | 8,493 | 17,708 | 23,919 | ||||||||||||
Income from continuing operations |
624 | 332 | 7,414 | 2,779 | ||||||||||||
Discontinued operations: |
||||||||||||||||
Income from operations of disposed property |
| | | 1,335 | ||||||||||||
Gain on sale of disposed property |
| | | 14,274 | ||||||||||||
Income from discontinued operations |
| | | 15,609 | ||||||||||||
Net income |
624 | 332 | 7,414 | 18,388 | ||||||||||||
Less: Net income attributable to noncontrolling
interests in the Operating Partnership |
(16 | ) | (10 | ) | (202 | ) | (567 | ) | ||||||||
Net income attributable to common shareholders |
$ | 608 | $ | 322 | $ | 7,212 | $ | 17,821 | ||||||||
Depreciation and amortization: |
||||||||||||||||
Real estate assets |
10,132 | 9,113 | 30,183 | 27,373 | ||||||||||||
Discontinued operations |
| | | 479 | ||||||||||||
Unconsolidated joint venture |
91 | | 202 | | ||||||||||||
Consolidated joint venture |
(149 | ) | | (652 | ) | | ||||||||||
Gain on sale of disposed property |
| | | (14,274 | ) | |||||||||||
Net income attributable to noncontrolling interests |
16 | 10 | 202 | 567 | ||||||||||||
Funds from operations (FFO) |
$ | 10,698 | $ | 9,445 | $ | 37,147 | $ | 31,966 | ||||||||
Net income attributable to common shareholders per
share basic and diluted: |
||||||||||||||||
Income from continuing operations |
$ | 0.02 | $ | 0.01 | $ | 0.25 | $ | 0.10 | ||||||||
Income from discontinued operations |
| | | 0.63 | ||||||||||||
Net income |
$ | 0.02 | $ | 0.01 | $ | 0.25 | $ | 0.73 | ||||||||
Weighted average common shares outstanding basic |
28,134 | 24,150 | 27,434 | 24,121 | ||||||||||||
Weighted average common shares outstanding diluted |
28,231 | 24,204 | 27,502 | 24,172 | ||||||||||||
FFO per share basic |
$ | 0.37 | $ | 0.38 | $ | 1.32 | $ | 1.28 | ||||||||
FFO per share diluted |
$ | 0.37 | $ | 0.38 | $ | 1.31 | $ | 1.28 | ||||||||
FFO per share diluted, excluding gain on early
retirement of debt |
$ | 0.35 | $ | 0.38 | $ | 1.09 | $ | 1.16 | ||||||||
Weighted average common shares and units outstanding
basic |
28,894 | 24,927 | 28,203 | 24,901 | ||||||||||||
Weighted average common shares and units outstanding
diluted |
28,991 | 24,980 | 28,271 | 24,952 |
Page 6 of 8
FIRST POTOMAC REALTY TRUST
Consolidated Balance Sheets
(Amounts in thousands, except per share amounts)
Consolidated Balance Sheets
(Amounts in thousands, except per share amounts)
September 30, 2009 | December 31, 2008 | |||||||
(unaudited) | ||||||||
Assets: |
||||||||
Rental property, net |
$ | 961,340 | $ | 994,913 | ||||
Cash and cash equivalents |
11,968 | 16,352 | ||||||
Escrows and reserves |
9,141 | 8,808 | ||||||
Accounts and other receivables, net of allowance
for doubtful accounts of $2,050 and $935,
respectively |
6,257 | 6,872 | ||||||
Accrued straight-line rents, net of allowance
for doubtful accounts of $1,034 and $575,
respectively |
10,424 | 8,727 | ||||||
Investment in affiliate |
1,909 | | ||||||
Deferred costs, net |
17,619 | 17,165 | ||||||
Prepaid expenses and other assets |
9,835 | 6,365 | ||||||
Intangible assets, net |
15,089 | 21,047 | ||||||
Total assets |
$ | 1,043,582 | $ | 1,080,249 | ||||
Liabilities: |
||||||||
Mortgage loans |
$ | 291,747 | $ | 322,846 | ||||
Exchangeable senior notes, net |
48,485 | 80,435 | ||||||
Senior notes |
75,000 | 75,000 | ||||||
Secured term loans |
100,000 | 100,000 | ||||||
Unsecured revolving credit facility |
99,400 | 75,500 | ||||||
Financing obligation |
4,157 | 11,491 | ||||||
Accounts payable and other liabilities |
15,465 | 18,022 | ||||||
Accrued interest |
3,780 | 2,491 | ||||||
Rents received in advance |
5,924 | 4,812 | ||||||
Tenant security deposits |
5,031 | 5,243 | ||||||
Deferred market rent, net |
6,393 | 8,489 | ||||||
Total liabilities |
655,382 | 704,329 | ||||||
Noncontrolling interests in the Operating Partnership
(redemption value of $8,470 and $7,186,
respectively) |
9,800 | 10,627 | ||||||
Shareholders equity: |
||||||||
Common shares, $0.001 par value, 100,000 shares
authorized; 29,966 and 27,353 shares issued and
outstanding, respectively |
30 | 27 | ||||||
Additional paid-in capital |
509,807 | 484,825 | ||||||
Accumulated other comprehensive loss |
(2,394 | ) | (3,823 | ) | ||||
Dividends in excess of accumulated earnings |
(129,043 | ) | (115,736 | ) | ||||
Total shareholders equity |
378,400 | 365,293 | ||||||
Total liabilities, noncontrolling interests and
shareholders equity |
$ | 1,043,582 | $ | 1,080,249 | ||||
Page 7 of 8
FIRST POTOMAC REALTY TRUST
Same-Property Analysis
(unaudited, dollars in thousands)
Same-Property Analysis
(unaudited, dollars in thousands)
Three Months Ended September 30, | Nine Months Ended September 30, | |||||||||||||||
2009 | 2008 | 2009 | 2008 | |||||||||||||
Same-Property NOI(1)(2) |
||||||||||||||||
Total base rent |
$ | 26,452 | $ | 25,431 | $ | 78,332 | $ | 75,257 | ||||||||
Tenant reimbursements and other |
5,511 | 5,475 | 17,195 | 15,294 | ||||||||||||
Property operating expenses |
(7,404 | ) | (6,971 | ) | (22,433 | ) | (19,247 | ) | ||||||||
Real estate taxes and insurance |
(3,121 | ) | (3,177 | ) | (9,493 | ) | (9,161 | ) | ||||||||
Same-property NOI accrual basis |
21,438 | 20,758 | 63,601 | 62,143 | ||||||||||||
Straight-line revenue, net |
(359 | ) | (123 | ) | (314 | ) | (396 | ) | ||||||||
Deferred market rental revenue, net |
(242 | ) | (454 | ) | (1,051 | ) | (1,366 | ) | ||||||||
Same-property NOI cash basis |
$ | 20,837 | $ | 20,181 | $ | 62,236 | $ | 60,381 | ||||||||
Change in same-property NOI accrual basis |
3.3 | % | 2.3 | % | ||||||||||||
Change in same-property NOI cash basis |
3.3 | % | 3.1 | % | ||||||||||||
Changes in Same-Property NOI accrual basis |
||||||||||||||||
Rental revenue increase |
$ | 1,021 | $ | 3,075 | ||||||||||||
Tenant reimbursements and other increase |
36 | 1,901 | ||||||||||||||
Expense increase |
(377 | ) | (3,518 | ) | ||||||||||||
$ | 680 | $ | 1,458 | |||||||||||||
Same-property percentage of total portfolio (sf) |
97.3 | % | 97.3 | % |
Three Months Ended September 30, | Nine Months Ended September 30, | |||||||||||||||
2009 | 2008 | 2009 | 2008 | |||||||||||||
Reconciliation of Consolidated NOI to Same-property NOI |
||||||||||||||||
Total revenues |
$ | 32,874 | $ | 31,068 | $ | 99,019 | $ | 91,620 | ||||||||
Property operating expenses |
(8,149 | ) | (7,160 | ) | (24,518 | ) | (20,091 | ) | ||||||||
Real estate taxes and insurance |
(3,183 | ) | (3,173 | ) | (9,709 | ) | (9,122 | ) | ||||||||
NOI |
21,542 | 20,735 | 64,792 | 62,407 | ||||||||||||
Less: Non-same property NOI(3) |
(104 | ) | 23 | (1,191 | ) | (264 | ) | |||||||||
Same-property NOI accrual basis |
21,438 | 20,758 | 63,601 | 62,143 | ||||||||||||
Straight-line revenue, net |
(359 | ) | (123 | ) | (314 | ) | (396 | ) | ||||||||
Deferred market rental revenue, net |
(242 | ) | (454 | ) | (1,051 | ) | (1,366 | ) | ||||||||
Same-property NOI cash basis |
$ | 20,837 | $ | 20,181 | $ | 62,236 | $ | 60,381 | ||||||||
Three Months Ended | Nine Months Ended | |||||||||||||||||||
September 30, 2009 | September 30, 2009 | |||||||||||||||||||
Change in Same-Property NOI by Region |
||||||||||||||||||||
Maryland |
-8.7 | % | -10.1 | % | ||||||||||||||||
Northern Virginia |
9.1 | % | 7.4 | % | ||||||||||||||||
Southern Virginia |
9.8 | % | 10.3 | % |
(1) | Same property comparisons are based upon those properties owned for the entirety of the periods presented. Same property results exclude the results of the following non same-properties: Alexandria Corporate Park, Triangle Business Center and RiversPark I and II. | |
(2) | Excludes a 76,000 square foot redevelopment building at Ammendale Commerce Center, which was placed in service during the fourth quarter of 2008. | |
(3) | Non-same property NOI has been adjusted to reflect a normalized management fee percentage in lieu of an administrative overhead allocation for comparative purposes. |
Page 8 of 8