0001437749-11-007525.txt : 20111013 0001437749-11-007525.hdr.sgml : 20111013 20111012181117 ACCESSION NUMBER: 0001437749-11-007525 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 3 CONFORMED PERIOD OF REPORT: 20111012 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20111013 DATE AS OF CHANGE: 20111012 FILER: COMPANY DATA: COMPANY CONFORMED NAME: MISSION WEST PROPERTIES INC CENTRAL INDEX KEY: 0001067419 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 952635431 STATE OF INCORPORATION: CA FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-34000 FILM NUMBER: 111138315 BUSINESS ADDRESS: STREET 1: 10050 BANDLEY DRIVE CITY: CUPERTINO STATE: CA ZIP: 95014 BUSINESS PHONE: 4087250700 MAIL ADDRESS: STREET 1: 10050 BANDLEY DR CITY: CUPERTINO STATE: CA ZIP: 95014 8-K 1 missionwest_8k-101211.htm FORM 8-K missionwest_8k-101211.htm
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM 8-K

CURRENT REPORT
Pursuant to Section 13 OR 15(d) of The Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): October 12, 2011

MISSION WEST PROPERTIES, INC.
(Exact name of registrant as specified in its charter)

Maryland
  
001-34000
  
95-2635431
(State or other jurisdiction of incorporation)
  
(Commission File Number)
  
(IRS Employer Identification No.)



10050 Bandley Drive, Cupertino, CA 95014
(Address of principal executive offices, zip code)

 Registrant’s telephone number, including area code: (408) 725-0700

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

 
 
o
      Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
 
 
o
      Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 
 
o
      Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
 
 
o
      Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 
 
 
 
ITEM 2.02.    RESULTS OF OPERATIONS AND FINANCIAL CONDITION.

(a)
The following information is being furnished by the Company as required for Item 2.02(a) of this report and shall not be deemed to be “filed” for purposes of Section 18 of the Securities Exchange Act of 1934:

On October 12, 2011, the Company issued a press release announcing its earnings results for the third quarter ended September 30, 2011. The press release is attached to this Current Report as Exhibit 99.1 and is incorporated by reference in response to Item 2.02(a) of this report.

ITEM 9.01.    FINANCIAL STATEMENTS AND EXHIBITS.

(d)
Exhibits.

Exhibit No.
  
    Description
99.1
  
Mission West Properties, Inc. Press Release dated October 12, 2011
     

 
 
 
 
SIGNATURE

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 hereunto duly authorized.

 
MISSION WEST PROPERTIES, INC.
  
       
Date: October 12, 2011
By:
/s/ Wayne N. Pham  
         Wayne N. Pham  
   
 Vice President of Finance
  
       

EX-99.1 2 ex99-1.htm EXHIBIT 99.1 ex99-1.htm
 
Exhibit 99.1
 
 
 
 
 
Press Release

For Immediate News Release
October 12, 2011


Mission West Properties Announces Third Quarter 2011 Operating Results


Cupertino, CA – Mission West Properties, Inc. (NASDAQ: MSW) reported today that Funds From Operations (“FFO”) for the quarter ended September 30, 2011, was approximately $14,120,000, or $0.13 per diluted common share, (considering the potential effect of all O.P. units being exchanged for shares of the Company’s common stock) as compared to approximately $11,770,000, or $0.11 per diluted common share, for the same period in 2010. On a sequential quarter basis, FFO for the quarter ended June 30, 2011, was approximately $0.13 per diluted common share. For the nine months ended September 30, 2011, FFO decreased to $44,069,000, or $0.42 per diluted common share, from FFO of $44,836,000, or $0.43 per diluted common share, for the nine months ended September 30, 2010. Realized and unrealized gain from investment in marketable securities and litigation proceeds accounted for approximately $0.05 per diluted common share for the nine months ended September 30, 2010.

Net income for the quarter ended September 30, 2011, was approximately $7,436,000 as compared to approximately $5,471,000 for the quarter ended September 30, 2010. Net income per diluted share available to common stockholders was approximately $0.08 for the quarter ended September 30, 2011, compared to $0.06 for the quarter ended September 30, 2010, a per share increase of approximately 33%. Net income for the nine months ended September 30, 2011, was approximately $24,741,000 as compared to approximately $25,655,000 for the nine months ended September 30, 2010. For the nine months ended September 30, 2011, net income per diluted share available to common stockholders was $0.27, down from $0.29 a year ago, a per share decrease of approximately 7%. Realized and unrealized gain from investment in marketable securities and litigation proceeds accounted for approximately $0.05 per diluted common share for the nine months ended September 30, 2010.

On July 1, 2011, the Company acquired an approximately 67,500 rentable square foot R&D building located at 5941 Optical Court in San Jose, California from the Berg Group. The total acquisition price for this property was approximately $10,825,000. The first year unleveraged cash return for this acquisition is 8.50%. The Company acquired this property by paying $2,000,000 in cash and issuing an unsecured short-term note payable in the amount of approximately $8,825,000 with an interest rate of 3.50%, which is due October 31, 2011. As of September 30, 2011, the remaining balance on the note payable was approximately $305,000.

On September 1, 2011, the Company entered into a change in terms agreement with Heritage Bank of Commerce to amend the maturity date of the $17,500,000 revolving line of credit to September 15, 2013. The interest rate on the revolving line of credit is the greater of LIBOR plus 1.75% or 4.00% per annum. The Heritage Bank of Commerce loan is secured by three properties consisting of approximately 219,000 rentable square feet. The Company paid approximately $21,000 in loan and legal fees in renewing the revolving line of credit.

Company Profile

Mission West Properties, Inc. operates as a self-managed, self-administered and fully integrated REIT engaged in the management, leasing, marketing, development and acquisition of commercial R&D properties, primarily located in the Silicon Valley portion of the San Francisco Bay Area. Currently, the Company manages 112 properties totaling approximately 8.1 million rentable square feet. For additional information, please contact Investor Relations at 408-725-0700.

The matters described herein contain forward-looking statements. Such statements can be identified by the use of forward-looking terminology such as “will,” “anticipate,” “estimate,” “expect,” “intend,” or similar words. Forward-looking statements involve a number of risks, uncertainties or other factors beyond the Company’s control, which may cause material differences in actual results, performance or other expectations. These factors include, but are not limited to, the ability to complete acquisitions from the Berg Group and other factors detailed in the Company’s registration statements, and periodic filings with the Securities & Exchange Commission.
 
 
 
 
 
MISSION WEST PROPERTIES, INC.
SELECTED FINANCIAL DATA
(In thousands, except share, per share and property data amounts)

STATEMENTS OF OPERATIONS
                        
   
Three Months Ended
Sept 30, 2011
    
Three Months Ended
Sept 30, 2010
    
Nine Months Ended
Sept 30, 2011
    
Nine Months Ended
Sept 30, 2010
  
OPERATING REVENUES:
                        
  Rental income
     $20,913       $20,596       $62,985 (6)     $62,058  
  Tenant reimbursements
     4,273       3,114       12,963       11,567  
  Other income
     508       276       2,070       2,138  
    Total operating revenues
     25,694       23,986       78,018       75,763  
                                 
OPERATING EXPENSES:
                                
  Operating and maintenance
     3,220       3,583       8,469       9,554  
  Real estate taxes
     2,896       3,131       9,250       9,703  
  General and administrative
     504       580       1,547       1,661  
  Depreciation and amortization
     6,249 (1)     5,781 (1)     17,920 (1)     17,597 (1)
    Total operating expenses
     12,869       13,075       37,186       38,515  
                                 
    Operating income
     12,825       10,911       40,832       37,248  
                                 
OTHER INCOME (EXPENSES):
                                
  Equity in earnings of unconsolidated joint venture
     13       46       31       270  
  Interest income
     54       1       180       51  
  Realized and unrealized gain from investment
     -       -       -       4,067  
  Interest expense
     (5,255 )     (5,138 )     (15,780 )     (14,765 )
  Interest expense – related parties
     (188 )     (214 )     (479 )     (839 )
    Income from continuing operations
     7,449       5,606       24,784       26,032  
                                 
Discontinued operations:
                                
    Loss from discontinued operations
     (13 )     (135 )     (43 )     (377 )
                                 
        Net income
     7,436       5,471       24,741       25,655  
                                 
Net income attributable to noncontrolling interests
     (5,561 )     (4,101 )     (18,588 )     (19,367 )
Net income available to common stockholders
     $1,875       $1,370       $6,153       $6,288  
                                 
Income per share from continuing operations:
                                
   Basic
     $0.08       $0.06       $0.27       $0.29  
   Diluted
     $0.08       $0.06       $0.27       $0.29  
Income per share from discontinued operations:
                                
   Basic
     -       -       -       -  
   Diluted
     -       -       -       -  
Net income per share to common stockholders:
                                
   Basic
     $0.08       $0.06       $0.27       $0.29  
   Diluted
     $0.08       $0.06       $0.27       $0.28  
Weighted average shares of common stock (basic)
     22,584,770       21,976,679       22,457,246       21,938,857  
Weighted average shares of common stock (diluted)
     22,878,981       22,109,391       22,685,314       22,095,602  
Weighted average O.P. units outstanding
     82,701,265       83,309,356       82,828,789       83,344,408  

 
 
 

 
 
FUNDS FROM OPERATIONS
  
Three Months
Ended
Sept 30, 2011
    
Three Months
Ended
Sept 30, 2010
    
Nine Months
Ended
Sept 30, 2011
    
Nine Months
Ended
Sept 30, 2010
  
Funds from operations
     $14,120       $11,770       $44,069       $44,836  
Funds from operations per share (2)
     $0.13       $0.11       $0.42       $0.43  
Outstanding common stock
     22,584,770       22,013,070       22,584,770       22,013,070  
Outstanding O.P. units
     82,701,265       83,272,965       82,701,265       83,272,965  
Weighted average O.P. units and common stock
   outstanding (diluted)
     105,580,246       105,418,747       105,514,103       105,440,010  
                                 
                                 
 
 
FUNDS FROM OPERATIONS CALCULATION
  
Three Months
Ended
Sept 30, 2011
    
Three Months
Ended
Sept 30, 2010
    
Nine Months
Ended
Sept 30, 2011
    
Nine Months
Ended
Sept 30, 2010
  
Net income
     $7,436       $5,471       $24,741       $25,655  
Add:
                                
   Depreciation and amortization
     6,724       6,350       19,460       19,314  
   Depreciation and amortization in
     unconsolidated joint venture
     60       60       179       179  
Less:
                                
   Noncontrolling interests in joint ventures
     (100 )     (111 )     (311 )     (312 )
Funds from operations
     $14,120       $11,770       $44,069       $44,836  
                                 
Funds From Operations (“FFO”) is a non-GAAP financial measurement used by real estate investment trusts (“REITs”) to measure and compare operating performance. As defined by NAREIT, FFO represents net income (loss) (computed in accordance with GAAP, accounting principles generally accepted in the United States of America), excluding gains (or losses) from debt restructuring and sales of property, plus real estate related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets) and after adjustments for unconsolidated partnerships and joint ventures. Management considers FFO to be an appropriate supplemental measure of the Company’s operating and financial performance because when compared year over year, it reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, general and administrative expenses and interest costs, providing a perspective not immediately apparent from net income. In addition, management believes that FFO provides useful information about the Company’s financial performance when compared to other REITs since FFO is generally recognized as the industry standard for reporting the operations of REITs. FFO should neither be considered as an alternative for net income as a measure of profitability nor is it comparable to cash flows provided by operating activities determined in accordance with GAAP. FFO is not comparable to similarly entitled items reported by other REITs that do not define them exactly as we define FFO.
  
   
 
 
PROPERTY AND OTHER DATA:
  
Three Months
Ended
Sept 30, 2011
    
Three Months
Ended
Sept 30, 2010
    
Nine Months
Ended
Sept 30, 2011
    
Nine Months
Ended
Sept 30, 2010
  
Total properties, end of period
     112       112       112       112  
Total square feet, end of period
     8,078,526       8,088,923       8,078,526       8,088,923  
Average monthly rental revenue per square foot (3)
     $1.33       $1.29       $1.33       $1.31  
Occupancy for leased properties
     66.7%       67.8%       66.7%       67.8%  
Straight-line rent
     $(39)       $(61)       $(414)       $(289)  
Leasing commissions
     $85       $495       $407       $940  
Non-recurring capital expenditures
     $233       $1,699       $1,772       $1,699  


LEASE ROLLOVER SCHEDULE:
                         
Year
  
# of Leases
    
Rentable Square Feet
    
2011 Base Rent (5)
  
2011 (4)
     6         284,099         $7,747,028    
2012
     13         820,987         15,244,279    
2013
     6         339,123         4,971,350    
2014
     20         1,653,136         26,393,533    
2015
     8         587,437         9,178,835    
2016
     8         330,685         4,586,353    
2017
     10         606,553         7,831,158    
2018
     4         289,606         1,339,644    
2019
     1         165,000         2,931,834    
Thereafter
     3         208,768         4,327,563    
    Total
     79         5,285,394         $84,551,577    
 
 
 
 
 
BALANCE SHEETS
                
   
September 30, 2011
    
December 31, 2010
  
                 
Assets
                
Investments in real estate:
                
     Land
     $323,884         $322,076    
     Buildings and improvements
     798,772         790,424    
     Real estate related intangible assets
     3,561         3,240    
         Total investments in properties
     1,126,217         1,115,740    
     Accumulated depreciation and amortization
     (239,827 )        (224,027 )   
     Assets held for sale, net
     3,267         3,267    
         Net investments in properties
     889,657         894,980    
     Investment in unconsolidated joint venture
     3,636         3,830    
         Net investments in real estate
     893,293         898,810    
Cash and cash equivalents
     329         3,988    
Restricted cash
     -         6,892    
Deferred rent
     17,527         17,941    
Other assets, net
     41,952         40,653    
      Total assets
     $953,101         $968,284    
                     
Liabilities and Equity
                    
Liabilities:
                    
     Mortgage notes payable
     $334,897         $345,770    
     Mortgage note payable – related parties
     7,289         7,721    
     Note payable – related parties
     305         -    
     Revolving line of credit
     11,624         -    
     Interest payable
     1,597         1,659    
     Security deposits
     4,353         4,605    
     Prepaid rent
     5,387         6,526    
     Liabilities related to assets held for sale
     8         -    
     Dividends and distributions payable
     13,687         15,793    
     Accounts payable and accrued expenses
     21,073         16,239    
         Total liabilities
     400,220         398,313    
                     
Commitments and contingencies.
                    
                     
Equity:
                    
Stockholders’ equity:
                    
     Common stock, $.001 par value
     22         22    
     Additional paid-in capital
     175,877         172,568    
     Distributions in excess of accumulated earnings
     (33,147 )        (30,520  )  
         Total stockholders’ equity
     142,752         142,070    
Noncontrolling interests in operating partnerships
     410,129         427,901    
         Total equity
     552,881         569,971    
         Total liabilities and equity
     $953,101         $968,284    

(1)
Includes approximately $395 and $124 in amortization expense for the three months ended September 30, 2011 and 2010, respectively, and $575 and $584 in amortization expense for the nine months ended September 30, 2011 and 2010, respectively, for the amortization of in-place lease value intangible asset pursuant to the Business Combinations Topic of the Financial Accounting Standards Board Accounting Standards Codification.

(2)
Calculated on a fully diluted basis. Assumes conversion of all O.P. units outstanding into the Company’s common stock.

(3)
Average monthly rental revenue per square foot has been determined by taking the cash base rent for the period divided by the number of months in the period, and then divided by the average occupied square feet in the period.

(4)
Excludes four month-to-month leases for approximately 69,000 rentable square feet and approximately $159 in cash rent.

(5)
Base rent reflects cash rent.

(6)
Includes a one-time rent adjustment of approximately $1,638 from a tenant dispute resolution.

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