SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-Q
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended June 30, 1997
Commission file number: 333-3890-01
HIGHWOODS/FORSYTH LIMITED PARTNERSHIP
(Exact name of registrant as specified in its charter)
NORTH CAROLINA 56-1864557
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification Number)
3100 SMOKETREE COURT, SUITE 600, RALEIGH, N.C.
(Address of principal executive office)
27604
(Zip Code)
Registrant's telephone number, including area code:
(919) 872-4924
Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or for such shorter period that the
registrant was required to file such reports) and (2) has been subject to such
filing requirements for the past 90 days. Yes X No
HIGHWOODS/FORSYTH LIMITED PARTNERSHIP
QUARTERLY REPORT FOR THE PERIOD ENDED JUNE 30, 1997
TABLE OF CONTENTS
PART I. FINANCIAL INFORMATION PAGE
Item 1. Financial Statements 3
Consolidated balance sheets of Highwoods/Forsyth Limited Partnership as of June 30, 1997 and 4
December 31, 1996
Consolidated statements of income of Highwoods/Forsyth Limited Partnership for the three and 5
six month periods ended June 30, 1997 and 1996
Consolidated statements of cash flows of Highwoods/Forsyth Limited Partnership for the six 6
months ended June 30, 1997 and 1996
Notes to the consolidated financial statements of Highwoods/Forsyth Limited Partnership 8
Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations 9
Results of Operations 9
Liquidity and Capital Resources 10
Funds From Operations and Cash Available for Distribution 12
Disclosure Regarding Forward-Looking Statements 13
Property Information 14
Inflation 17
PART II. OTHER INFORMATION
Item 1. Legal Proceedings 18
Item 2. Changes in Securities 18
Item 3. Defaults Upon Senior Securities 18
Item 4. Submission of Matters to a Vote of Security Holders 18
Item 5. Other Information 19
Item 6. Exhibits and Reports on Form 8-K 19
2
PART I -- FINANCIAL INFORMATION
ITEM 1. FINANCIAL STATEMENTS
The information furnished in the accompanying balance sheets, statements of
operations and statements of cash flows reflect all adjustments that are, in the
opinion of management, necessary for a fair presentation of the aforementioned
financial statements for the interim period.
The aforementioned financial statements should be read in conjunction with
the notes to consolidated financial statements and Management's Discussion and
Analysis of Financial Condition and Results of Operations and the 1996 Annual
Report on Form 10-K of Highwoods/Forsyth Limited Partnership (the "Operating
Partnership").
3
HIGHWOODS/FORSYTH LIMITED PARTNERSHIP
CONSOLIDATED BALANCE SHEETS
(IN THOUSANDS EXCEPT PER UNIT AMOUNTS)
JUNE 30, 1997 DECEMBER 31, 1996
(UNAUDITED)
ASSETS
Real estate assets, at cost:
Land and improvements..................................................... $ 224,585 $ 216,847
Buildings and tenant improvements......................................... 1,397,249 1,142,223
Development in process.................................................... 49,488 28,858
Land held for development................................................. 39,119 17,551
Furniture, fixtures and equipment......................................... 2,478 2,096
1,712,919 1,407,575
Less -- accumulated depreciation (61,737) (42,969)
Net real estate assets.................................................... 1,651,182 1,364,606
Cash and cash equivalents................................................... 8,283 10,618
Restricted cash............................................................. 9,721 8,539
Accounts receivable......................................................... 9,844 8,822
Advances to subsidiaries.................................................... 3,634 2,406
Accrued straight line rents receivable...................................... 8,682 6,185
Other assets:
Deferred leasing costs.................................................... 13,829 9,601
Deferred financing costs.................................................. 21,676 21,789
Prepaid expenses and other................................................ 5,740 3,876
41,245 35,266
Less -- accumulated amortization.......................................... (9,853) (6,954)
31,392 28,312
$1,722,738 $ 1,429,488
LIABILITIES AND PARTNER'S CAPITAL
Mortgages and notes payable................................................. $ 647,473 $ 555,876
Accounts payable, accrued expenses and other liabilities.................... 28,067 27,632
Total liabilities......................................................... 675,540 583,508
Redeemable operating partnership units:
Class A units outstanding, 6,782,202 at June 30, 1997 and 4,283,237 at
December 31, 1996...................................................... 218,319 144,559
Class B units outstanding, 187,528 at June 30, 1997....................... 6,037 --
Partners' capital:
General partner preferred units outstanding............................... 121,809 --
Class A units:
General partner units outstanding, 422,241 at June 30, 1997 and 395,596
at December 31, 1996................................................. 7,010 7,014
Limited partner units outstanding, 35,019,645 at June 30, 1997 and
34,880,833 at December 31, 1996...................................... 694,023 694,407
Total partners' capital.............................................. 822,842 701,421
$1,722,738 $ 1,429,488
SEE ACCOMPANYING NOTES TO CONSOLIDATED FINANCIAL STATEMENTS.
4
HIGHWOODS/FORSYTH LIMITED PARTNERSHIP
CONSOLIDATED STATEMENTS OF INCOME
(UNAUDITED AND IN THOUSANDS EXCEPT PER UNIT AMOUNTS)
THREE MONTHS ENDED SIX MONTHS ENDED
JUNE 30, JUNE 30,
1997 1996 1997 1996
REVENUE:
Rental property......................................... $59,423 $26,905 $115,478 $50,290
Interest and other income............................... 1,450 535 3,171 907
60,873 27,440 118,649 51,197
OPERATING EXPENSES:
Rental property......................................... 16,246 7,041 31,588 13,195
Depreciation and amortization........................... 10,590 4,116 19,832 7,832
Interest expense:
Contractual.......................................... 11,056 4,705 22,516 8,247
Amortization of deferred financing costs............. 547 418 1,122 827
11,603 5,123 23,638 9,074
General and administrative.............................. 2,204 1,200 4,284 2,134
Income before extraordinary item........................ 20,230 9,960 39,307 18,962
EXTRAORDINARY ITEM -- LOSS ON EARLY EXTINGUISHMENT OF
DEBT.................................................... -- -- (3,973) --
Net income.............................................. 20,230 9,960 35,334 18,962
Dividends on 8 5/8% Series A Cumulative Redeemable
Preferred Shares........................................ (2,695) -- (4,102) --
Net income available for Class B units.................. $17,535 $ 9,960 $ 31,232 $18,962
NET INCOME (LOSS) PER CLASS A UNIT:
Income before extraordinary item........................ $ .42 $ .42 $ .85 $ .81
Extraordinary item -- loss on early extinguishment of
debt................................................. -- -- (.10) --
Net income.............................................. $ .42 $ .42 $ .75 $ .81
NET INCOME PER CLASS A UNIT:
General partner......................................... $ .42 $ .42 $ .75 $ .81
Limited partners........................................ $ .42 $ .42 $ .75 $ .81
Net income per Class B unit:
Limited partner...................................... $ -- $ -- $ -- $ --
WEIGHTED AVERAGE UNITS OUTSTANDING:
Class A units:
General partner...................................... 421 237 417 234
Limited partners..................................... 41,644 23,480 41,189 23,194
Class B units:
Limited partners..................................... 187 -- 154 --
Total..................................................... 42,252 23,717 41,760 23,428
SEE ACCOMPANYING NOTES TO CONSOLIDATED FINANCIAL STATEMENTS.
5
HIGHWOODS/FORSYTH LIMITED PARTNERSHIP
CONSOLIDATED STATEMENTS OF CASH FLOWS
(UNAUDITED AND IN THOUSANDS)
SIX MONTHS ENDED JUNE 30,
1997 1996
OPERATING ACTIVITIES:
Net income..................................................................... $ 35,334 $ 18,962
Adjustments to reconcile net income to net cash provided by operating
activities:
Depreciation and amortization................................................ 20,954 8,659
Loss on early extinguishment of debt......................................... 3,973 --
Changes in operating assets and
liabilities............................................................... (6,157) (353)
Net cash provided by operating
activities.............................................................. 54,104 27,268
INVESTING ACTIVITIES:
Additions to real estate assets................................................ (84,730) (66,330)
Proceeds from disposition of real estate assets................................ -- 900
Cash paid in exchange for partnership net assets............................... (5,081) --
Other.......................................................................... (7,788) (2,251)
Net cash used in investing activities..................................... (97,599) (67,681)
FINANCING ACTIVITIES:
Distributions paid............................................................. (39,155) (20,912)
Repayment of mortgages and notes payable....................................... (161,673) (73,105)
Payment of prepayment penalties................................................ (3,973) --
Borrowings on mortgages and notes
payable...................................................................... 124,000 62,500
Net proceeds from contributed capital.......................................... 123,529 292,858
Payment of preferred distributions............................................. (1,407) --
Payment of deferred financing costs............................................ (161) (953)
Net cash provided by financing activities................................. 41,160 260,388
Net (decrease) increase in cash and cash equivalents........................... (2,335) 219,975
Cash and cash equivalents at beginning of the
period....................................................................... 10,618 6,838
Cash and cash equivalents at end
of the period................................................................ $ 8,283 $ 226,813
SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION:
Cash paid for interest......................................................... $ 23,189 $ 8,179
SEE ACCOMPANYING NOTES TO CONSOLIDATED FINANCIAL STATEMENTS.
6
HIGHWOODS/FORSYTH LIMITED PARTNERSHIP
CONSOLIDATED STATEMENT OF CASH FLOWS
(UNAUDITED AND IN THOUSANDS)
SUPPLEMENTAL DISCLOSURE OF NON-CASH INVESTING AND FINANCING ACTIVITIES
The following summarizes the net assets contributed by the unit holders of
the Operating Partnership or acquired subject to mortgage notes payable:
SIX MONTHS ENDED
JUNE 30,
1997 1996
ASSETS:
Rental property and equipment, net................................................. $214,497 $56,694
LIABILITIES:
Mortgages and notes payable assumed................................................ 129,270 41,927
Net assets.................................................................... $ 85,227 $14,767
SEE ACCOMPANYING NOTES TO CONSOLIDATED FINANCIAL STATEMENTS.
7
HIGHWOODS/FORSYTH LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
JUNE 30, 1997
(UNAUDITED)
1. BASIS OF PRESENTATION
Highwoods/Forsyth Limited Partnership (the "Operating Partnership") is a
subsidiary of Highwoods Properties Inc. (the "Company"). At June 30, 1997 the
Company owned 84% of the limited partnership units (the "Common Units") of the
Operating Partnership.
The consolidated financial statements include the accounts of the Operating
Partnership and the following subsidiaries:
Highwoods/Florida Holdings GP, L.P.
AP-GP Southeast Portfolio Partners, L.P.
Highwoods/Tennessee Holdings GP, L.P.
Highwoods/Tennessee Holdings, L.P.
AP Southeast Portfolio Partners, L.P.
Highwoods/Florida Holdings, L.P.
Forsyth Properties Services, Inc.
Highwoods Services, Inc.
Southeast Realty Options Corp.
The Operating Partnership's investments in Highwoods Services, Inc. and
Forsyth Properties Services, Inc. (the "Service Companies") are accounted for
using the equity method of accounting. All significant intercompany balances and
transactions have been eliminated in the financial statements.
The Operating Partnership's 125,000 preferred units are senior to the Class
A and B Units and have a liquidation preference of $1,000 per preferred unit.
Distributions are payable at the rate of $86.25 per annum per preferred unit.
The Class A Units are owned by the Company and by certain limited partners
of the Operating Partnership. The Class A Units owned by the Company are
classified as General partners' capital and limited partners' capital. The Class
B Units are owned by certain limited partners (not the Company) and only differ
from the Class A Units in that they are not eligible for allocation of income
and distributions. The Class B Units will convert to Class A Units in 25% annual
installments commencing one year from the date of issuance. Prior to such
conversion, such Class B Units will not be redeemable for cash or Common Stock.
Generally one year after issuance, the Operating Partnership is obligated
to redeem each of the Class A and B Units not owned by the Company (the
"Redeemable Operating Partnership Units") at the request of the holder thereof
for cash, provided that the Company at its option may elect to acquire such unit
presented for redemption by exchanging cash at the fair market value or one
share of Common Stock for the unit. The Company's Class A Units are not
redeemable for cash. The Redeemable Operating Partnership Units are classified
outside of the permanent partners' capital in the accompanying balance sheet at
their fair market value at the balance sheet date.
The extraordinary loss represents the write-off of loan origination fees
and prepayment penalties paid on the early extinguishment of debt.
In February 1997, the Financial Accounting Standards Board issued Statement
No. 128, EARNINGS PER SHARE, which is required to be adopted on December 31,
1997. At that time, the Operating Partnership will be required to change the
method currently used to compute earnings per Common Unit and to restate all
prior periods. The impact of Statement 128 on the calculation of primary and
fully diluted earnings per Common Unit for these quarters is not material.
The accompanying financial information has not been audited, but in the
opinion of management, all adjustments (consisting of normal recurring accruals)
necessary for a fair presentation of the financial position, results of
operations and cash flows of the Operating Partnership have been made. For
further information, refer to the financial statements and notes thereto
included in the Operating Partnership's 1996 Annual Report on Form 10-K.
8
ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
AND RESULTS OF OPERATIONS
The following discussion should be read in conjunction with all of the
financial statements appearing elsewhere in the report. The following discussion
is based primarily on the consolidated financial statements of the Operating
Partnership.
RESULTS OF OPERATIONS
THREE MONTHS ENDED JUNE 30, 1997
Revenues from rental operations increased $32.5 million, or 121%, from
$26.9 million for the three months ended June 30, 1996 to $59.4 million for the
comparable period in 1997. The increase is primarily a result of the acquisition
of 6.4 million square feet of office and industrial properties and the
completion of 763,000 square feet of development activity during the third and
fourth quarters of 1996 and the addition of 3.2 million square feet in the first
quarter of 1997 from the acquisition of the Anderson Properties and Century
Center portfolios. The Operating Partnership's portfolio increased from 10.4
million square feet at June 30, 1996 to 21.6 million square feet at June 30,
1997. Same property revenues, which are the revenues of the 199 in-service
properties owned on April 1, 1996, increased 1% for the three months ended June
30, 1997, compared to the same three months of 1996. Expected vacancies in two
of the Operating Partnership's properties offset a 2% increase in the revenues
of the other 197 in-service properties.
During the three months ended June 30, 1997, 205 leases representing
1,164,000 square feet of office and industrial space commenced at an average
rate per square foot which was 9.2% higher than the average rate per square foot
on the expired leases.
Interest and other income increased $1.0 million from $500,000 for the
three months ended June 30, 1996 to $1.5 million for the comparable period in
1997. The increase is related to the receipt of $800,000 in lease termination
fees and other miscellaneous property income in the second quarter of 1997 and
an increase in interest income resulting from additional cash available for
investment in 1997.
Rental operating expenses increased $9.2 million, or 131%, from $7.0
million for the three months ended June 30, 1996 to $16.2 million for the
comparable period in 1997. The increase is a result of the addition of 10.2
million square feet through a combination of acquisitions and developments
during the last two quarters of 1996 and the first two quarters of 1997. Rental
operating expenses as a percentage of related revenues increased from 26.2% for
the three months ended June 30, 1996 to 27.3% for the comparable period in 1997.
This increase is a result of an increase in the percentage of office properties
in the portfolio, which have fewer triple net lease pass throughs.
Depreciation and amortization for the three months ended June 30, 1997 and
1996 was $10.6 million and $4.1 million, respectively. The increase of $6.5
million, or 159%, is due to a 158% average increase in depreciable assets.
Interest expense increased $6.5 million, or 127%, from $5.1 million for the
three months ended June 30, 1996 to $11.6 million for the comparable period in
1997. The increase is attributable to the 201% average increase in outstanding
debt for the quarter related to the Operating Partnership's acquisition
activities, which was partially offset by lower rates on the Operating
Partnership's outstanding debt. Interest expense for the three months ended June
30, 1997 and 1996 included $547,000 and $418,000, respectively, of amortization
of non-cash deferred financing costs and the costs related to the Operating
Partnership's interest rate protection agreements. General and administrative
expenses decreased from 4.5% of rental revenue for the three months ended June
30, 1996 to 3.7% for the comparable period in 1997. The decrease is attributable
to the realization of the economies of scale related to the acquisition of the
5.7-million square foot Crocker portfolio, which was completed in September
1996.
Net income before extraordinary item equaled $20.2 million and $10.0
million for the three-month periods ended June 30, 1997 and 1996, respectively.
The Operating Partnership accrued $2.7 million in distributions during the
second quarter of 1997 for the 125,000 preferred partnership units that the
Operating Partnership issued in February 1997 (see " -- Liquidity and Capital
Resources" below).
9
SIX MONTHS ENDED JUNE 30, 1997
Revenue from rental operations increased $65.2 million or 130%, from $50.3
million for the six months of 1996 to $115.5 million for the six months of 1997.
The increase is a result of the Operating Partnership's acquisition and
development activity in 1996 and 1997. In total, 103 office and industrial
properties encompassing 8.2 million square feet were added in 1996 and 68
properties encompassing 4.1 million square feet were added in the first six
months of 1997.
During the six months ended June 30, 1997, 372 leases representing
2,516,000 square feet of office and industrial space commence at an average rate
per square foot 7.2% higher than the average rate per square foot on the expired
leases.
Interest and other income increased $2.3 million from $900,000 million in
1996 to $3.2 million in 1997. The increase is related to the receipt of $1.6
million in lease termination fees and other miscellaneous property income in the
first six months of 1997, and an increase in interest income resulting from
additional cash available for investment in 1997.
Rental operating expenses increased $18.4 million, or 139%, from $13.2
million in 1996 to $31.6 million in 1997. Rental expenses as a percentage of
related rental revenues increased from 26.2% in 1996 to 27.4% in 1997. The
increase is a result of an increase in the percentage of office properties in
the portfolio, which have fewer triple net lease pass throughs.
Depreciation and amortization for the six months ended June 30, 1997, and
1996 was $19.8 million and $7.8 million, respectively. The increase of $12.0
million, or 154% is due to a 140% average increase in depreciable assets.
Interest expense increased $14.5 million or 159%, from $9.1 million in 1996 to
$23.6 million in 1997. The increase is attributable to a 203% average increase
in outstanding debt related to the Operating Partnership's acquisition
activities. Interest expense for the six months ended June 30, 1997, and 1996
included $1.1 million and $827,000, respectively, of amortization of non-cash
deferred financing costs and of the costs related to the Operating Partnership's
interest rate protection agreement. General and administrative expenses
decreased from 4.2% of total rental revenue in 1996 to 3.7% in 1997. This
decrease is attributable to the realization of the economies of scale related to
the acquisition of the 5.7 million-square foot Crocker portfolio, which was
completed in September 1996.
Net income before extraordinary item equaled $39.3 million and $19.0
million for the six-month periods ended June 30, 1997, and 1996, respectively.
The Operating Partnership incurred an extraordinary loss in the first quarter of
1997 of $4.1 million related to the early extinguishment of debt assumed in the
acquisition of the Anderson Properties and Century Center portfolios. The
Operating Partnership also recorded $4.1 million in distributions on the 125,000
preferred partnership units for the six months ended June 30, 1997.
LIQUIDITY AND CAPITAL RESOURCES
For the six months ended June 30, 1997, cash provided by operating
activities increased by $26.8 million, or 98%, to $54.1 million, as compared to
$27.3 million for the same period in 1996. The increase is primarily due to the
increase in net income resulting from the Operating Partnership's property
acquisitions in 1996 and the first quarter of 1997. Cash used for investing
activities increased by $29.9 million, or 44%, to $97.6 million for the first
six months of 1997, as compared to $67.7 million for the same 1996 period. The
increase is attributable to the Operating Partnership's ongoing acquisition and
development of suburban office and industrial properties. Cash provided by
financing activities decreased by $219.2 million, or 84%, to $41.2 million for
the first six months of 1997, as compared to $260.4 million for the same period
in 1996. During the first six months of 1997, cash provided by financing
activities consisted, primarily, of $121.8 million in net proceeds from the sale
of preferred partnership units and the sale of $100 million of Exercisable Put
Option Securities (See below), which were offset by net payments of $5 million
to reduce existing indebtedness and $105 million to pay off the assumed
indebtedness associated with the acquisition of the Century Center and Anderson
portfolios. Additionally, payments of distributions increased by $18.3 million
to $39.2 million for the first six months of 1997, as compared with $20.9
million for the same period in 1996. The increase is due to the greater number
of shares outstanding and a 7% increase in the distribution rate.
10
On February 12, 1997, the Operating Partnership issued 125,000 preferred
partnership units for net proceeds of $121.8 million. The preferred partnership
units have a liquidation preference of $1,000 per unit, are not redeemable prior
to February 2027, are not subject to any sinking fund or mandatory redemption
and are not convertible into any other securities of the Operating Partnership.
On June 24, 1997, a trust formed by the Operating Partnership sold $100
million of Exercisable Put Option Securities ("X-POS SM"), which represent
fractional undivided beneficial interests in the trust. The assets of the trust
consist of, among other things, $100 million of Exercisable Put Option Notes due
June 15, 2011 issued by the Operating Partnership (the "Put Option Notes").
The X-POSSM bear a coupon interest rate of 7.19% and mature on June 15, 2004,
representing an effective borrowing cost of 7.09%, net of a related put option
and certain interest rate protection agreement costs. Under certain
circumstances, the Put Option Notes could also become subject to early maturity
on June 15, 2004. The X-POSSM financing structure enabled the Operating
Partnership to obtain a more favorable rate than that available under
traditional unsecured or put bond securities. Proceeds from the offering will be
used to reduce outstanding mortgages and notes payable with an average interest
rate of 8.50% and to repay amounts outstanding on the Operating Partnership's
existing revolving credit facility.
Effective May 27, 1997, the Operating Partnership's syndicate of lenders
lowered the interest rate to 100 basis points over LIBOR (from the previous rate
of 135 basis points over LIBOR), on the Operating Partnership's $280 million
revolving loan.
The Operating Partnership's total indebtedness at June 30, 1997, totaled
$647.5 million and was comprised of $315.5 million of secured indebtedness with
an average rate of 8.3% and $332.0 million of unsecured indebtedness with an
average rate of 7.0%. All of the mortgage and notes payable outstanding at June
30, 1997 were either fixed rate obligations or variable rate obligations covered
by interest rate protection agreements.
To protect the Operating Partnership from increases in interest expense due
to changes in the variable rate, the Operating Partnership: (i) purchased an
interest rate collar limiting its exposure to an increase in interest rates
(one-month LIBOR plus 100 basis points) to 7.25% with respect to $80 million of
the Operating Partnership's $280 million unsecured revolving loan (the
"Revolving Loan"), under which the Operating Partnership had $0 million
outstanding at June 30, 1997, and (ii) entered into interest rate swaps that
limit its exposure to an increase in the interest rates to 7.24% in connection
with the $34 million of variable rate mortgages. The interest rate on all such
variable rate debt is adjusted at monthly intervals, subject to the Operating
Partnership's interest rate protection program. No payments were received from
the counterparties under the interest rate protection agreements for the three
months ended June 30, 1997 and 1996. The Operating Partnership is exposed to
certain losses in the event of non-performance by the counterparties under the
cap and swap arrangements. The counterparties are major financial institutions
and are expected to perform fully under the agreements. However, if they were to
default on their obligations under the arrangements, the Operating Partnership
could be required to pay the full rate under the Revolving Loan and the variable
rate mortgages, even if such rate were in excess of the rate in the cap and swap
agreements. In addition, the Operating Partnership may incur other variable rate
indebtedness in the future. Increases in interest rates on its indebtedness
could increase the Operating Partnership's interest expense and could adversely
affect the Operating Partnership's cash flow and its ability to pay expected
distributions to Unitholders.
Historically, rental revenue has been the principal source of funds to pay
operating expenses, debt service and capital expenditures, excluding
non-recurring capital expenditures. In addition, construction management,
maintenance, leasing and management fees have provided sources of cash flow. The
Operating Partnership presently has no plans for major capital improvements to
the existing properties, other than normal recurring non-revenue enhancing
expenditures. The Operating Partnership expects to meet its short-term liquidity
requirements generally through its working capital and net cash provided by
operating activities along with the Revolving Loan. The Operating Partnership
expects to meet certain of its financing requirements through long-term secured
and unsecured borrowings and the issuance of debt securities or additional
equity securities of the Operating Partnership and the Company, the general
partner of the Operating Partnership. In addition, the Operating Partnership
anticipates utilizing the Revolving Loan primarily to fund construction and
development activities. The Operating Partnership does not intend to reserve
funds to retire existing mortgage indebtedness or indebtedness under the
Revolving Loan upon maturity. Instead,
11
the Operating Partnership will seek to refinance such debt at maturity or retire
such debt through the issuance of additional equity or debt securities of the
Operating Partnership or the Company. The Operating Partnership anticipates that
its available cash and cash equivalents and cash flows from operating
activities, together with cash available from borrowings and other sources, will
be adequate to meet the capital and liquidity needs of the Operating Partnership
in both the short and long-term. However, if these sources of funds are
insufficient or unavailable, the Operating Partnership's ability to make the
expected distributions discussed below may be adversely affected.
FUNDS FROM OPERATIONS AND CASH AVAILABLE FOR DISTRIBUTIONS
The Operating Partnership considers Funds from Operations ("FFO") to be a
useful financial performance measure of its operating performance because,
together with net income and cash flows, FFO provides investors with an
additional basis to evaluate its ability to incur and service debt and to fund
acquisitions and other capital expenditures. FFO does not represent net income
or cash flows from operations as defined by GAAP, and FFO should not be
considered as an alternative to net income as an indicator of the Operating
Partnership's operating performance or as an alternative to cash flows as a
measure of liquidity. FFO does not measure whether cash flow is sufficient to
fund all of the Operating Partnership's cash needs including principal
amortization, capital improvements and distributions to stockholders. FFO does
not represent cash flows from operating, investing or financing activities as
defined by GAAP. Further, FFO as disclosed by other REITs may not be comparable
to the Operating Partnership's calculation of FFO, as described below.
FFO is defined as net income (computed in accordance with generally
accepted accounting principles) excluding gains (or losses) from debt
restructuring and sales of property, plus depreciation of real estate assets,
and after adjustments for unconsolidated partnerships and joint ventures. In
March 1995, the National Association of Real Estate Investment Trusts ("NAREIT")
issued a clarification of the definition of FFO. The clarification provides that
amortization of deferred financing costs and depreciation of non-real estate
assets are no longer to be added back to net income in arriving at FFO. Cash
available for distribution is defined as funds from operations reduced by
non-revenue enhancing capital expenditures for building improvements and tenant
improvements and lease commissions related to second generation space.
12
Funds from operations and cash available for distribution for the three and
six months ended June 30, 1997 and 1996 are summarized in the following table
(in thousands):
THREE MONTHS ENDED SIX MONTHS ENDED
JUNE 30, JUNE 30,
1997 1996 1997 1996
FUNDS FROM OPERATIONS:
Income before extraordinary item.................................... $20,230 $ 9,960 $39,307 $18,962
Add (deduct):
Dividends to preferred Unitholders................................ (2,695) -- (4,102) --
Depreciation and amortization..................................... 10,590 4,116 19,832 7,832
Third-party service company cash flow............................. -- 105 -- 255
FUNDS FROM OPERATIONS BEFORE MINORITY INTEREST................. 28,125 14,181 55,037 27,049
CASH AVAILABLE FOR DISTRIBUTION:
Add (deduct):
Rental income from straight-line rents............................ (1,245) (499) (2,475) (915)
Amortization of deferred financing costs.......................... 547 418 1,122 827
Non-incremental revenue generating capital expenditures (1):
Building improvements paid..................................... (938) (726) (2,008) (1,200)
Second generation tenant improvements paid..................... (2,076) (558) (3,447) (1,308)
Second generation lease commissions paid....................... (1,243) (467) (2,334) (579)
CASH AVAILABLE FOR DISTRIBUTION.............................. $23,170 $12,349 $45,895 $23,874
Weighted average Common Units outstanding........................... 42,252 23,717 41,760 23,428
DIVIDEND PAYOUT RATIO:
Funds from operations............................................. 72.1% 75.3% 72.8% 78.0%
Cash available for distribution................................... 87.5% 86.4% 87.4% 88.3%
(1) Amounts represent cash expenditures.
DISCLOSURE REGARDING FORWARD-LOOKING STATEMENTS
This Report contains 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 statements are identified by
words such as "expect," "anticipate," "should" and words of similar import.
Forward-looking statements are inherently subject to risks and uncertainties,
many of which cannot be predicted with accuracy and some of which might not even
be anticipated. Future events and actual results, financial and otherwise, may
differ materially from the results discussed in the forward-looking statements.
Factors that might cause such a difference include, but are not limited to,
those discussed in the Operating Partnership's Annual Report on Form 10-K for
the year ended December 31, 1996.
13
PROPERTY INFORMATION
The following table sets forth certain information with respect to the
Operating Partnership's properties as of June 30, 1997:
RENTABLE NUMBER OF PERCENT LEASED/
SQUARE FEET PROPERTIES PRE-LEASED
IN-SERVICE:
Office............................................................. 14,439,000 223 94%
Industrial......................................................... 7,144,000 138 90%
Total........................................................... 21,583,000 361 93%
UNDER DEVELOPMENT:
Office............................................................. 1,802,000 21 38%
Industrial......................................................... 487,000 5 40%
Total........................................................... 2,289,000 26 38%
TOTAL:
Office............................................................. 16,241,000 244
Industrial......................................................... 7,631,000 143
Total........................................................... 23,872,000 387
14
The following table sets forth certain information with respect to the
Operating Partnership's properties under development as of June 30, 1997:
COST AT PRE-LEASING ESTIMATED
NAME LOCATION SQUARE FOOTAGE BUDGETED COST 6/30/97 PERCENTAGE COMPLETION
OFFICE:
Ridgefield III Asheville 57,000 $ 5,200 $ 14 0.0% 1Q98
2400 Century Center Atlanta 135,000 16,200 207 0.0% 2Q98
Patewood VI Greenville 107,000 11,400 2,451 0.0% 4Q98
Southwind III Memphis 69,000 7,000 2,598 100.0% 4Q97
Colonnade Memphis 89,000 9,400 2,047 44.0% 1Q98
SouthPointe Nashville 104,000 10,900 2,004 0.0% 2Q98
Harpeth V Nashville 65,000 6,900 1,093 0.0% 1Q98
Lakeview Ridge II Nashville 61,000 6,100 768 0.0% 1Q98
Highwoods Plaza II Nashville 103,000 10,400 5,733 100.0% 3Q97
RMIC Piedmont Triad 90,000 7,700 32 100.0% 2Q98
Highwoods Center Research Triangle 76,000 8,300 3 0.0% 3Q98
Overlook Research Triangle 97,000 9,900 410 0.0% 3Q98
Red Oak Research Triangle 65,000 6,000 399 0.0% 3Q98
Situs Two Research Triangle 59,000 5,900 758 0.0% 3Q98
Rexwood V Research Triangle 60,000 7,400 1,933 28.0% 4Q97
ClinTrials Research Triangle 178,000 21,500 4,242 100.0% 2Q98
Highwoods V Richmond 67,000 6,600 921 0.0% 2Q98
Markel-American Richmond 106,000 10,600 120 48.0% 2Q98
Grove Park 1 Richmond 61,000 5,900 2,143 15.0% 3Q97
Highwoods Two Richmond 76,000 7,300 4,958 77.0% 3Q97
West Shore III Richmond 55,000 5,300 3,429 87.0% 3Q97
OFFICE TOTAL OR WEIGHTED AVERAGE............... 1,780,000 $ 185,900 $36,263 38.0%
INDUSTRIAL PROPERTIES
TradePort-1 Atlanta 87,000 3,100 1,262 0.0% 4Q97
TradePort-2 Atlanta 87,000 3,100 -- 0.0% 4Q97
Newpoint Atlanta 119,000 4,700 2,160 0.0% 3Q97
R.F. Micro Devices Piedmont Triad 49,000 8,400 4,089 100.0% 4Q97
Highwoods Airport Center Richmond 142,000 6,100 4,997 100.0% 3Q97
INDUSTRIAL TOTAL OR WEIGHTED AVERAGE........... 484,000 $ 25,400 $12,508 40.0%
COMPANY TOTAL OR WEIGHTED AVERAGE.............. 2,264,000 $ 211,300 $48,771 38.0%
15
The following tables set forth certain information about the Operating
Partnership's leasing activities for the three and six months ended June 30,
1997.
OFFICE INDUSTRIAL
THREE MONTHS SIX MONTHS THREE MONTHS SIX MONTHS
ENDED ENDED ENDED ENDED
JUNE 30, JUNE 30, JUNE 30, JUNE 30,
1997 1997 1997 1997
NET EFFECTIVE RENTS RELATED TO RE-LEASED SPACE:
Number of lease transactions (signed leases)......... 139 251 66 121
Rentable square footage leased....................... 646,699 1,385,160 517,613 1,130,398
Average per rentable square foot over the lease term:
Base rent.......................................... $ 16.76 $ 16.07 $ 5.36 $ 5.23
Tenant improvements................................ (0.85) (0.97) (0.23) (0.21)
Leasing commissions................................ (0.50) (0.45) (0.14) (0.15)
Rent concessions................................... (0.01) (0.01) -- --
Effective rent..................................... $ 15.40 $ 14.64 $ 4.99 $ 4.87
Expense stop....................................... (4.18) (3.88) (0.30) (0.25)
Equivalent effective net rent...................... $ 11.22 $ 10.76 $ 4.69 $ 4.62
Average term in years................................ 4 4 4 4
CAPITAL EXPENDITURES RELATED TO RE-LEASED SPACE:
Tenant improvements:
Total dollars committed under signed leases........ $2,163,050 $5,845,282 $450,875 $ 844,673
Rentable square feet............................... 646,699 1,385,160 517,613 1,130,398
Per rentable square foot........................... $ 3.34 $ 4.22 $ 0.87 $ 0.75
Leasing commissions:
Total dollars committed under signed leases........ $1,279,100 $2,704,953 $273,473 $ 581,260
Rentable square feet............................... 646,699 1,385,160 517,613 1,130,398
Per rentable square foot........................... $ 1.98 $ 1.95 $ 0.53 $ 0.51
Total:
Total dollars committed under signed leases........ $3,442,150 $8,550,235 $724,348 $1,425,933
Rentable square feet............................... 646,699 1,385,160 517,613 1,130,398
Per rentable square foot........................... $ 5.32 $ 6.17 $ 1.40 $ 1.26
RENTAL RATE TRENDS:
Average final rate with expense pass throughs........ $ 14.15 $ 13.85 $ 4.81 $ 4.98
Average first year cash rental rate.................. $ 15.56 $ 14.93 $ 5.10 $ 5.24
Percentage increase.................................. 9.96% 7.80% 6.03% 5.22%
16
The following tables set forth scheduled lease expirations for executed
leases as of June 30, 1997 assuming no tenant exercises renewal options.
OFFICE PROPERTIES:
PERCENTAGE OF
TOTAL PERCENTAGE OF ANNUAL RENTS AVERAGE ANNUAL LEASED RENTS
YEAR OF RENTABLE LEASED SQUARE FOOTAGE UNDER RENTAL RATE REPRESENTED
LEASE NUMBER OF SQUARE FEET REPRESENTED BY EXPIRING FOR EXPIRATIONS BY EXPIRING
EXPIRATION LEASES EXPIRING EXPIRING LEASES LEASES (1) (1) LEASES
Remainder of 1997 264 935,786 7.0% $ 13,535,393 $ 14.46 6.8%
1998 370 2,234,760 16.7 31,763,448 14.21 15.9
1999 349 1,816,663 13.5 26,791,104 14.75 13.4
2000 346 2,236,795 16.7 33,707,771 15.07 17.0
2001 245 1,932,678 14.4 31,370,340 16.23 15.7
2002 174 1,495,622 11.2 22,950,491 15.35 11.5
2003 48 881,484 6.6 12,748,402 14.46 6.4
2004 22 382,144 2.8 6,180,812 16.17 3.1
2005 16 449,289 3.3 4,919,152 10.95 2.5
2006 13 550,512 4.1 7,523,576 13.67 3.8
2007+ 26 496,173 3.7 7,725,916 15.57 3.9
Total or average 1,873 13,411,906 100.0% $199,216,405 $ 14.85 100.0%
INDUSTRIAL PROPERTIES:
PERCENTAGE OF
TOTAL PERCENTAGE OF AVERAGE ANNUAL LEASED RENTS
RENTABLE LEASED SQUARE FOOTAGE ANNUAL RENTS RENTAL RATE REPRESENTED
YEAR OF LEASE NUMBER OF SQUARE FEET REPRESENTED BY UNDER EXPIRING FOR EXPIRATIONS BY EXPIRING
EXPIRATION LEASES EXPIRING EXPIRING LEASES LEASES (1) (1) LEASES
Remainder of 1997 146 1,165,617 18.0% $ 5,918,185 $5.08 17.2%
1998 157 1,230,918 19.0 7,001,490 5.69 20.3
1999 143 1,433,055 22.3 7,232,120 5.05 20.9
2000 91 990,004 15.3 5,958,163 6.02 17.3
2001 55 582,021 9.0 3,619,216 6.22 10.5
2002 28 779,372 12.0 3,164,340 4.06 9.2
2003 2 9,295 0.1 64,301 6.92 0.2
2004 6 112,069 1.7 619,202 5.53 1.8
2005 5 38,532 0.6 316,250 8.21 0.9
2006 1 127,600 2.0 575,476 4.51 1.7
2007+ 0 -- 0.0 -- -- 0.0
Total or average 634 6,468,483 100.0% $ 34,468,743 $5.33 100.0%
(1) Includes operating expense pass throughs and excludes the effect of future
contractual rent increases.
INFLATION
Historically inflation has not had a significant impact on the Operating
Partnership's operations because of the relatively low inflation rate in the
Operating Partnership's geographic areas of operation. Most of the leases
require the tenants to pay their pro rata share of increased incremental
operating expenses, including common area maintenance, real estate taxes and
insurance, thereby reducing the Operating Partnership's exposure to increases in
operating expenses resulting from inflation. In addition, many of the leases are
for terms of less than seven years, which may enable the Operating Partnership
to replace existing leases with new leases at a higher base rent if rents on the
existing leases are below the market rate.
17
PART II -- OTHER INFORMATION
Item 1. Legal Proceedings -- None
Item 2. Changes in Securities -- In connection with the acquisition of real estate, the Operating Partnership
frequently issues Common Units to sellers of real estate in reliance on exemptions from registration
under the Securities Act of 1933, as amended (the "Securities Act"). During the quarter ended June 30,
1997, the Operating Partnership issued 39,960 Common Units in offerings exempt from the registration
requirements of the Securities Act. The Operating Partnership exercised reasonable care to assure that
each of the offerees of Common Units during the quarter ended June 30, 1997 were "accredited investors"
under Rule 501 of the Securities Act and that the investors were not purchasing the Common Units with a
view to their distribution. Specifically, the Operating Partnership relies on the exemptions provided by
Section 4(2) of the Securities Act or Rule 506 of the rules promulgated by the Commission under the
Securities Act.
Item 3. Defaults Upon Senior Securities -- None
Item 4. Submission of Matters to a Vote of Security Holders
On July 29, 1997, the partners of the Operating Partnership, through which
the Company conducts substantially all of its operations, approved an amendment
(the "Amendment") to its agreement of limited partnership. A copy of the
Amendment is filed as an exhibit to this Form 10-Q. The following summary of the
Amendment does not purport to be complete and is qualified by the Amendment to
which reference is made for a full description of the Amendment.
The purpose of the Amendment is to clarify a limited partner's redemption
right in the event of certain changes of control of the Company and enable
limited partners to continue to hold Common Units in the Operating Partnership
following such a change of control, thereby maintaining the tax basis in their
Common Units.
The Amendment sets forth a limited partner's redemption right in the event
of certain changes of control of the Company. The covered changes of control
(each, a "Trigger Event") are: (i) a merger involving the Company in which the
Company is not the surviving entity; (ii) a merger involving the Company in
which the Company is the survivor but all or part of the Company's shares are
converted into securities of another entity or the right to receive cash; and
(iii) the transfer by the Company to another entity of substantially all of the
assets or earning power of the Company or the Operating Partnership.
Upon occurrence of a Trigger Event, the rights of a limited partner to
receive a share of the Company's common stock (a "REIT Share") or cash equal to
the fair market value of a REIT Share upon redemption of a Common Unit is
converted into the right to receive a share (a "Replacement Share") or cash
equal to the fair market value thereof of the acquiror or a parent of the
acquiror. If the acquiror does not have publicly traded securities and a parent
of the acquiror does, the publicly traded equity securities of the parent entity
with the highest market capitalization will be the Replacement Shares. If
neither the acquiror nor any parent has publicly traded equity securities, the
Replacement Shares will be the equity securities of the entity with the highest
market capitalization. The number of Replacement Shares to be received by a
limited partner (or to be used to calculate the cash payment due) upon a
redemption of Common Units shall be equal to the number of REIT Shares issuable
prior to the Trigger Event multiplied by (i) the number of Replacement Shares
the holder of a single REIT Share would have received as a result of the Trigger
Event or, if the Replacement Shares have not been publicly traded for one year,
(ii) a fraction, the numerator of which is the Average Trading Price (as defined
in the Amendment) of a REIT Share as of the Trigger Event and the denominator of
which is the Average Trading Price of a Replacement Share as of the Trigger
Event.
If the acquiror in a Trigger Event is a REIT, it must make provision to
preserve an operating partnership structure with terms no less favorable to the
limited partners than currently in place. In addition, the Amendment provides
that, if a distribution of cash or property is made in respect of a Replacement
Share, the Operating Partnership will distribute the same amount in respect of a
Common Unit as would have been received by a limited partner had such partner's
Common Units been redeemed for Replacement Shares prior to such distribution.
Because the Amendment requires an acquiror to make provision under
certain circumstances to maintain the Operating Partnership structure and
maintain a limited partner's right to continue to hold Common Units with
future redemption rights, the Amendment could also have the effect of
discouraging a third party from making an acquisition proposal for the
Company.
The provisions of the Amendment may only be waived or amended upon the
consent of limited partners holding at least 75% of the Common Units (excluding
those held by the Company).
The final vote of the matter presented above was as follows:
FOR AGAINST
6,763,944 205,848
18
Item 5. Other Information -- None
Item 6. Exhibits and Reports on Form 8-K -- None
(a) Exhibits
EXHIBIT NO. DESCRIPTION
10.1 Amendment to Amended and Restated Agreement of Limited Partnership of Highwoods/Forsyth Limited
Partnership
27 Financial Data Schedule
(b) Reports on Form 8-K -- None
19
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.
HIGHWOODS/FORSYTH LIMITED PARTNERSHIP
By: Highwoods Properties, Inc.
its general partner
/s/ RONALD P. GIBSON
RONALD P. GIBSON
PRESIDENT AND CHIEF EXECUTIVE OFFICER
/s/ CARMAN J. LIUZZO
CARMAN J. LIUZZO
CHIEF FINANCIAL OFFICER
(PRINCIPAL ACCOUNTING OFFICER)
Date: August 14, 1997
20
EXHIBIT INDEX
EXHIBIT NO. DESCRIPTION
10.1 Amendment to Amended and Restated Agreement of Limited Partnership of Highwoods/Forsyth Limited
Partnership
27 Financial Data Schedule
21