0001171520-14-000220.txt : 20140307 0001171520-14-000220.hdr.sgml : 20140307 20140307154245 ACCESSION NUMBER: 0001171520-14-000220 CONFORMED SUBMISSION TYPE: 10-K PUBLIC DOCUMENT COUNT: 11 CONFORMED PERIOD OF REPORT: 20131231 FILED AS OF DATE: 20140307 DATE AS OF CHANGE: 20140307 FILER: COMPANY DATA: COMPANY CONFORMED NAME: FSP 303 East Wacker Drive Corp. CENTRAL INDEX KEY: 0001431766 STANDARD INDUSTRIAL CLASSIFICATION: OPERATORS OF NONRESIDENTIAL BUILDINGS [6512] IRS NUMBER: 208061759 FILING VALUES: FORM TYPE: 10-K SEC ACT: 1934 Act SEC FILE NUMBER: 000-53165 FILM NUMBER: 14677002 BUSINESS ADDRESS: STREET 1: 401 EDGEWATER PLACE STREET 2: SUITE 200 CITY: WAKEFIELD STATE: MA ZIP: 01880 BUSINESS PHONE: 781-557-1300 MAIL ADDRESS: STREET 1: 401 EDGEWATER PLACE STREET 2: SUITE 200 CITY: WAKEFIELD STATE: MA ZIP: 01880 10-K 1 eps5572.htm

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

 

FORM 10-K

(Mark One)

[X] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the fiscal year ended December 31, 2013

 

[_] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the transition period from                    to                   

 

Commission File No. 000-53165

 

FSP 303 East Wacker Drive Corp.

(Exact name of registrant as specified in its charter)

Delaware 20-8061759
(State or other jurisdiction of
incorporation or organization)

(I.R.S. Employer

Identification No.)

   
401 Edgewater Place, Wakefield, Massachusetts 01880
(Address of principal executive offices) (Zip Code)
   

Registrant’s telephone number, including area code: (781) 557-1300

 

Securities registered pursuant to Section 12(b) of the Act: None

 

Securities registered pursuant to Section 12(g) of the Act:

 

Preferred Stock, $.01 par value per share

 

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes ☐  No ☒.

 

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or 15(d) of the Act. Yes ☐  No ☒.

 

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 ☒  No ☐.

 

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Website, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). Yes ☒  No ☐.

 
 

 

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (229.405 of this chapter) is not contained herein, and will not be contained, to the best of registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K. [X]

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

 

Large accelerated filer ☐ Accelerated filer ☐
   
Non-accelerated filer   ☐    (Do not check if a smaller reporting company) Smaller reporting company ☒

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act). Yes ☐  No ☒.

 

As of June 30, 2013 the aggregate fair market value of Common Stock held by non-affiliates of the registrant was $0.

 

The number of shares of Common Stock outstanding was 1 and the number of shares of Preferred Stock outstanding was 2,210 as of February 28, 2014.

 

Documents incorporated by reference: None.

 
 

TABLE OF CONTENTS

 

PART I   1
  Item 1. Business.   1
  Item 1A. Risk Factors.   5
  Item 1B. Unresolved Staff Comments.   5
  Item 2. Properties.   6
  Item 3. Legal Proceedings.   8
  Item 4. Mine Safety Disclosures   8
         
PART II    
  Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities   9
  Item 6. Selected Financial Data.   9
  Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations.   10
  Item 7A. Quantitative and Qualitative Disclosures About Market Risk.   17
  Item 8. Financial Statements and Supplementary Data.   17
  Item 9. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure.   17
  Item 9A. Controls and Procedures.   17
  Item 9B. Other information.   18
         
PART III   19
  Item 10. Directors, Executive Officers and Corporate Governance   19
  Item 11. Executive Compensation.   20
  Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters.   21
  Item 13. Certain Relationships and Related Transactions, and Director Independence.   22
  Item 14. Principal Accounting Fees and Services.   23
         
PART IV   24
. Item 15 Exhibits, Financial Statement Schedules.   24
         
SIGNATURES   25

 

 

 
 

Item 1.   Business

 

History

 

Our company, FSP 303 East Wacker Drive Corp., which individually or together with its subsidiary, we refer to as the “Company”, “we” or “our”, is a Delaware corporation formed to purchase, own and operate a twenty-eight story multi-tenant office tower containing approximately 860,000 rentable square feet of office and retail space and a 294-stall underground parking garage located in downtown Chicago, Illinois, which we refer to as the Property. The Company operates in a manner intended to qualify as a real estate investment trust, or REIT, for federal income tax purposes.

 

The Company was organized in December 2006 by FSP Investments LLC (member, FINRA and SIPC), a wholly-owned subsidiary of Franklin Street Properties Corp., which we refer to as Franklin Street (NYSE MKT: FSP). FSP Investments LLC acted as a real estate investment firm and broker/dealer with respect to (a) the organization of the Company, (b) the acquisition of the Property by the Company and (c) the sale of equity interests in the Company.

 

The Company purchased the Property from an unaffiliated third party for $167,000,000 on January 5, 2007. The purchase price, which was determined based on arm’s-length negotiations, was financed entirely by a loan from Franklin Street collateralized by a first mortgage, which we refer to as the Acquisition Mortgage Loan. The Acquisition Mortgage Loan was repaid in its entirety on December 27, 2007 from the proceeds of the sale of equity interests in the Company. Total interest and loan fees incurred on the Acquisition Mortgage Loan were approximately $13,810,000. The Company acquired the Property through FSP 303 East Wacker Drive LLC, a wholly-owned subsidiary of the Company. The sole business of FSP 303 East Wacker Drive LLC is to own and operate the Property.

 

The Company commenced operations in January 2007.

 

Franklin Street holds the sole share of the Company’s common stock, $.01 par value per share, which we refer to as the Common Stock. Between February 2007 and December 2007, FSP Investments LLC completed the sale on a best efforts basis of 2,210 shares of the Company’s preferred stock, $.01 par value per share, which we refer to as the Preferred Stock. We sold the Preferred Stock in a private placement offering to “accredited investors” within the meaning of Regulation D under the Securities Act of 1933. Between February 7, 2007 and December 27, 2007, the Company held 17 investor closings, at each of which shares of Preferred Stock were sold and funds were received. On December 27, 2007, Franklin Street purchased 965.75 shares of Preferred Stock (approximately 43.7%) of the Company for consideration totaling $82,813,000, representing $96,575,000 at the offering price net of commissions of $7,726,000 and fees of $6,036,000 that were excluded. Prior to purchasing any shares of Preferred Stock, Franklin Street agreed to vote any shares held by it on any matter presented to the holders of Preferred Stock in a manner that approximates as closely as possible the votes cast in favor of and opposed to such matter by the holders of the Preferred Stock other than Franklin Street and its affiliates. For purposes of determining how Franklin Street votes its shares of Preferred Stock, abstentions and non-votes by stockholders other than Franklin Street are not considered. Funds from each individual closing were used to repay the Acquisition Mortgage Loan and associated fees as well as other expenses payable to Franklin Street’s wholly-owned subsidiary, FSP Investments LLC. The use of proceeds from the offerings of Preferred Stock, including for payments to Franklin Street and its affiliates, is set forth in the table below:

 

Use of proceeds:      
Type  Affiliate paid  Amount
Operating/Capital Reserve (1)     $20,055,000 
Organizational, Offering and        
   Other Expenditures for the Company(2)  FSP Investments LLC   1,200,000 
City of Chicago Transfer Taxes      1,252,500 
Selling Commissions(3)  FSP Investments LLC   9,954,000 
Acquisition-Related Costs:        
Purchase Price of the Property(4)  Franklin Street Properties Corp.   167,000,000 
Loan Fee Paid to Franklin Street (5)  Franklin Street Properties Corp.   7,154,438 
Acquisition Fee(6)  FSP Investments LLC   622,125 
Total Uses of Gross Offering Proceeds     $207,238,063 

 

1
 

 

(1)The Operating/Capital Reserve proceeds were retained by the Company for operating and capital uses.
(2)Organizational, Offering and Other Expenditures were paid for various expenses, including legal, accounting, appraisal, engineering and organizational expenses allocable to the offering, incurred in connection with the organization and syndication of the Company.
(3)Selling Commissions were paid to FSP Investments LLC, as Selling Agent.
(4)The Purchase Price of the Property was financed by the Acquisition Mortgage Loan, which was repaid from proceeds of the offering.
(5)The Loan Fee paid to Franklin Street was a fee (or points) in the amount of $7,154,438 payable to Franklin Street to obtain the Acquisition Mortgage Loan to purchase the Property. The Acquisition Mortgage Loan was in an original principal amount equal to the purchase price of the Property, and had a term of two years, which was pre-payable at any time without premium or penalty and carried an interest rate equal to the rate payable by Franklin Street on borrowings under its line of credit with its bank.
(6)The Acquisition Fee was paid for various services related to the purchase of the Property.

 

Transactions between the Company and Franklin Street and/or its affiliates were entered into without the benefit of arm’s-length bargaining and involved conflicts of interest. Although Franklin Street has sponsored the syndication of other REITs similar to the Company and has in the past acquired some of those REITs, Franklin Street is under no obligation to acquire or to offer to acquire the Company or the outstanding shares of Preferred Stock, and any acquisition transaction would need to be approved by the Company’s stockholders and the boards of directors of Franklin Street and the Company. Please see Part “III, Item 13. Certain Relationships and Related Transactions, and Director Independence”.

 

Our Business

 

Our sole business is to own and operate the Property and we do not intend to invest in or purchase any additional properties. We derive rental revenue from income paid to us by the tenants of the Property. Asset, investor and property management services are provided by third parties.

 

The Property was completed in 1979 and is a twenty-eight story multi-tenant office tower located in downtown Chicago, Illinois containing approximately 860,000 rentable square feet of office and retail space and a 294-stall underground parking garage.

 

The Property, formerly known as Three Illinois Center, is part of the multi-building, mixed-use development known as Illinois Center, which includes office buildings, hotels, residential buildings, and a large athletic club. The Property was preceded in construction by One and Two Illinois Center, which were developed in 1970 and 1972, respectively. The three towers share an aluminum and glass design that is characteristic of contemporary international style, distinguished by a curtain wall of bronze-finished aluminum and reflective glass. The Property is located in Chicago’s East Loop submarket on the eastern portion of the development along the southern edge of the Chicago River.

 

The office component of the Property is separated into low-rise, mid-rise and high-rise sections. The first floor, or Plaza, has three elevator banks, each containing five passenger elevators and a freight elevator which services the 27 floors of office space. An additional elevator is also provided at the Plaza level for direct access to the parking garage and Concourse. Access to the Concourse level from the Plaza level is provided by an escalator system. Access to the Plaza level from street-level is provided by entrances on the West and East sides of the Property and emergency exits on the south end.

 

The Property was approximately 55% leased as of December 31, 2013 to a diverse group of tenants with staggered lease expirations. As of December 31, 2013, 34 tenants were leasing space at the Property. Management believes that any tenant that leases 10% or more of the Property’s rentable space is material. As of December 31, 2013, no tenant leased 10% or more of the Property’s rentable space.

 

During the year ended December 31, 2013, we executed new leases, expansions and renewals totaling approximately 108,000 square feet, representing approximately 12.5% of the Property’s rentable area. Management is encouraged by the healthy tour activity at the Property by smaller prospective tenants (under 20,000 square feet), but believes that office buildings in the East Loop submarket of Chicago, where the Property is located, continue to struggle with attracting larger prospective users. As a result, management believes that the trend of higher vacancy rates and disappointing net absorption has continued within the East Loop. We believe that the East Loop has had difficulty stabilizing during the past five years, with several of its office properties losing anchor tenants and experiencing declining occupancies. During this period of time, we believe that users in fields such as the technology sector have absorbed significant amounts of quasi-office and warehouse spaces along the Chicago River in a submarket known as River North and in locations considered to be on the fringes of downtown Chicago. Many of the retrofitted buildings that have been attracting these users were built in the early twentieth century with very large floor plates that allow for extremely dense populations on a single floor.

2
 

In general, office leases at the Property are structured on a triple-net (NNN) basis with respect to expenses, so that the tenant is responsible for its respective pro-rata percentage of expenses. In general, concourse level (lower level) retail tenants have full service gross rent leases under which gross rent includes expenses.

 

FSP Property Management LLC, a wholly-owned subsidiary of Franklin Street, provides the Company with asset management and financial reporting services. The asset management agreement between the Company and FSP Property Management LLC requires the Company to pay FSP Property Management LLC a monthly fee equal to one-half of one percent (0.5%) of that month’s gross revenues of the Property. The asset management agreement between the Company and FSP Property Management LLC may be terminated by either party without cause at any time, upon at least thirty (30) days written notice.

 

FSP Investments LLC, a wholly-owned subsidiary of Franklin Street, provides investor services to the holders of the Company’s Preferred Stock. The investor services agreement between the Company and FSP Investments LLC requires the Company to pay a monthly service fee of $500 and to reimburse FSP Investments LLC for its reasonable out-of-pocket expenses. The investor services agreement may be terminated by either party with thirty days written notice or immediately upon the occurrence of certain events of default specified in the investor services agreement.

 

Hines Interests Limited Partnership provides the Company with day-to-day property management, construction management and leasing services relating to the operation of the Property. Hines Interests Limited Partnership is a third-party service provider that is not related to or affiliated with Franklin Street. The management agreement between the Company and Hines Interests Limited Partnership requires the Company to pay Hines Interests Limited Partnership a monthly fee equal to one and three-quarters percent (1.75%) of the net operating receipts collected in the preceding month (the monthly fee is adjusted to one and nine-tenths percent (1.90%) if the Property is above eighty percent (80%) leased). The management agreement between the Company and Hines Interests Limited Partnership expires on March 31, 2015, and then operates on a month-to-month basis and may be terminated for cause.

 

Investment Objectives

 

The Company's investment objectives are to (i) obtain cash available to pay dividends through rental receipts from operations of the Property, (ii) have that cash increase over time as a result of rental rate step increases in existing leases and new leasing activity in currently vacant space, (iii) have that cash potentially increase over time if rental rates increase for new leases, (iv) provide a return of capital to holders of our Preferred Stock if a capital event occurs, (v) provide increased equity in the Property to our holders of Preferred Stock as a result of potential appreciation in market value, and (vi) preserve and protect the capital invested by the holders of our Preferred Stock. We cannot be sure of meeting our objectives.

 

Our policy is not to make loans to other persons, not to invest in the securities of other issuers for the purpose of exercising control, not to underwrite the securities of other issuers, not to offer securities in exchange for property and not to purchase or otherwise reacquire our securities. These policies may be changed by our directors without a vote of the holders of shares of our Preferred Stock.

 

We have issued our shares of Preferred Stock in the offering described above. No additional shares of Preferred Stock are authorized by our charter, and authorization of any increase in the number of authorized shares or the creation of any new series or class of stock would require the affirmative vote of the holders of 66.67% of the outstanding shares of Preferred Stock.

 

We intend to dispose of the Property at such time that our directors determine that we have achieved our investment objectives. We do not intend to reinvest the proceeds of any such disposition. We also do not intend to list our shares of Preferred Stock on an exchange and therefore do not expect any trading market to develop in such shares.

3
 

Permanent Mortgage Loan

 

On August 3, 2011, the Company entered into a mortgage note in favor of John Hancock Life Insurance Company (U.S.A.) (the “Lender”) to evidence a loan (the “Loan”) in the original principal amount of $35,000,000 that matures on September 1, 2021. The remaining proceeds of the Loan are being held by the Lender for the Company’s benefit in a restricted reserve account or accounts to be drawn upon by the Company from time to time for tenant improvement costs and leasing commissions at the Property upon satisfaction of certain conditions. The Loan bears interest at the fixed rate of 4.83% per annum. The Company is obligated to make monthly payments of interest only for the initial 60 months of the Loan. Thereafter, the Company is obligated to make monthly payments of principal and interest for the remaining 60 months, based on a 25-year amortization schedule, until the maturity date, when all outstanding amounts become due. The Loan is secured, in part, by a mortgage, assignment of leases and rents and security agreement (the “Mortgage”) from the Company in favor of the Lender. The Mortgage constitutes a lien against the Property and has been recorded in the land records of Cook County, Illinois. Subject to customary exceptions, the Loan is nonrecourse to the Company. As of December 31, 2013, the Company had made aggregate draw requests under the Loan of $10,312,000. Interest expense from the Loan for each of the years ended December 31, 2013 and 2012 was $1,691,000. The documents evidencing and securing the Loan include restrictions on property liens and requires compliance with various financial covenants. Financial covenants include the requirement that the Company provide annual reporting. The Company was in compliance with the Loan covenants as of December 31, 2013 and 2012.

 

Fees paid associated with the Loan were $304,000 and are being amortized on the straight-line basis over the term of the loan. Amortization expense for the years ended December 31, 2013 and 2012 is $30,000 and $31,000, respectively, and is included in interest expense in the Company’s Consolidated Statements of Operations.

 

Competition

 

The Property is a multi-tenant office tower located in the East Loop office submarket in downtown Chicago, Illinois. For the year ended December 31, 2013, we executed new leases, expansions and renewals totaling approximately 108,000 square feet, representing approximately 12.5% of the Property’s rentable area. Management is encouraged by the healthy tour activity at the Property by smaller prospective tenants (under 20,000 square feet), but believes that office buildings in the East Loop submarket of Chicago, where the Property is located, continue to struggle with attracting larger prospective users. As a result, management believes that the trend of higher vacancy rates and disappointing net absorption has continued within the East Loop. We believe that the East Loop has had difficulty stabilizing during the past five years, with several of its office properties losing anchor tenants and experiencing declining occupancies. During this period of time, we believe that users in fields such as the technology sector have absorbed significant amounts of quasi-office and warehouse spaces along the Chicago River in a submarket known as River North and in locations considered to be on the fringes of downtown Chicago. Many of the retrofitted buildings that have been attracting these users were built in the early twentieth century with very large floor plates that allow for extremely dense populations on a single floor.

 

The Property is competing against the other office buildings which are or may become available in the general area in which the Property is located and which may be priced at rental levels lower than those for space in the Property or which may otherwise be more attractive to tenants. In order to lease existing vacancy, the Property must be competitive, in regards to cost and amenities, with other buildings of similar use near our location. Some of our competitors may have significantly more resources than we do and may be able to offer more attractive rental rates or services. On the other hand, some of our competitors may be smaller or have lower fixed overhead costs, less cash or other resources that make them willing or able to accept lower rents in order to maintain a certain occupancy level. If, at any time, there is no existing significant competition for the Property, our competitors may decide to enter the market and build new buildings to compete with our Property. Our competition is not only with other developers, but also with property users who choose to own their building. In addition, larger market forces beyond our control, such as general economic conditions, may increase competition among landlords for quality tenants and individual decisions beyond our control. Given that the Property is a multi-tenant office tower that is leased to a diverse group of office and retail tenants with staggered lease expirations, we cannot predict which competitive factors will be relevant to prospective future tenants at this time. Management believes that the position of the Property within the East Loop office market is strong compared to competing buildings in that market and management is optimistic that the existing vacant space will ultimately be leased to new tenants. 

4
 

Employees

 

We had no employees as of December 31, 2013.

 

Available Information

 

We are subject to the informational requirements of the Securities Exchange Act of 1934, as amended, and, in accordance therewith, we file reports and other information with the Securities and Exchange Commission (SEC). This Annual Report on Form 10-K and other reports and other information we file can be inspected and copied at the SEC Public Reference Room at 100 F Street, N.E., Washington, D.C. 20549 on official business days during the hours of 10:00 am to 3:00 pm. Such reports, proxy and information statements, if any, and other information about issuers that file electronically with the SEC may also be obtained from the web site that the SEC maintains at http://www.sec.gov. Further information about the operation of the Public Reference Room may be obtained by calling the SEC at 1-800-SEC-0330.

 

We will make available and voluntarily provide, free of charge upon written request at the address on the cover of this Annual Report on Form 10-K, a copy of our Annual Report on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K, and amendments to those reports filed or furnished pursuant to Section 13(a) of the Exchange Act as soon as reasonably practicable after we electronically file such material with, or furnish such material to, the SEC. We do not maintain a website.

 

Item 1A.     Risk Factors

 

Not applicable.

 

Item 1B.      Unresolved Staff Comments

 

Not applicable.

 

5
 

Item 2.      Properties

 

Set forth below is information regarding the Property as of December 31, 2013:

 

            Annual Rent Revenue
            from Major Tenants
  Date of Approx. Percent Number   For the Year Ended
Property Location Purchase Square Feet Leased of Tenants Name of Major Tenants(1) December 31, 2013
             
303 East Wacker Drive
Chicago, Illinois 60601		 1/5/2007 860,000 55% 34 Maximus, AECOM and Interwoven $6,491,000

 

(1)   As of December 31, 2013, no tenant leased 10% or more of the Property’s rentable space.

 

The average effective annual rent per leased square foot for the years ended December 31, 2013 and 2012 was $19.03 and $19.15, respectively. In general, office leases at the Property are structured on a triple-net (NNN) basis with respect to expenses, so that the tenant is responsible for its respective pro-rata percentage of expenses.  In general, concourse level (lower level) retail tenants have full service gross rent leases under which gross rent includes expenses. 

 

We acquired the Property on January 5, 2007 through a limited liability company, all of whose equity interest is owned, directly or indirectly, by the Company. In the opinion of our management, the Property is adequately covered by insurance. The Property is currently encumbered by the Loan.

 

The Property was completed in 1979 and is a twenty-eight story multi-tenant office tower located in downtown Chicago, Illinois containing approximately 860,000 rentable square feet of office and retail space and a 294-stall underground parking garage.

 

The following table reflects certain information for the leases that are expiring over the next ten years:

 

               Percentage of 
           Annualized   Annualized 
   Number       Rents by Year   Rents by Year 
   of Leases   Square Feet   of Lease   of Lease 
Year  Expiring   Expiring   Expiration(1)   Expiration 
                 
2014   5    14,203   $198,226    3.15% 
2015   6    42,006    945,819    15.03% 
2016   4    51,226    1,096,905    17.43% 
2017   4    86,730    916,193    14.56% 
2018   4    31,819    613,020    9.74% 
2019   2    6,368    129,933    2.06% 
2020   2    22,781    522,036    8.29% 
2021   2    37,026    718,709    11.42% 
2022   1    29,257    1,153,754    18.33% 
2023   —    —    —    0.00% 
                     
Total   30    321,416   $6,294,595    100.00% 

 

(1)Reflects the annualized contractual minimum rental income from non-cancelable leases at December 31, 2013.

 

6
 

Below is certain information with respect to the Property’s tenants and leases.

 

Tenants

 

The Property was approximately 55% leased as of December 31, 2013 to a diverse group of tenants with staggered lease expirations. Management believes that any tenant that leases 10% or more of the Property’s rentable space is material. As of December 31, 2013, 34 tenants were leasing space at the Property and no tenant leased 10% or more of the Property’s rentable space.

 

Leases

 

In general, office leases at the Property are structured on a triple-net (NNN) basis with respect to expenses, so that the tenant is responsible for its respective pro-rata percentage of expenses. In general, concourse level (lower level) retail tenants have full service gross rent leases under which gross rent includes expenses

 

Additional Operating Data

 

Additional information regarding the amount of the Property’s annual real estate taxes and insurance can be found in the Consolidated Statements of Operations that are included with this Form 10-K. Additional information regarding the Property’s Federal tax basis, rate, method and life claimed for purposes of depreciation can be found in the Notes to Consolidated Financial Statements that are included with this Annual Report on Form 10-K.

7
 

Item 3.     Legal Proceedings

 

There are no material legal proceedings to which the Company is a party. The Company from time to time may be involved in lawsuits including, but not limited to, lawsuits relating to the real property it owns for liability for slips and falls, damage to automobiles in the parking garage, minor theft or similar matters. The Company expects that most of these suits will be covered by insurance, subject to customary deductions. In addition, in the ordinary course of business, the Company may become involved in litigation to collect rents or other income due to it from tenants.

 

Item 4.     Mine Safety Disclosures

 

Not applicable.

8
 

PART II

 

Item 5.     Market For Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities

 

There is no established public trading market for the Company’s Common Stock or Preferred Stock.

 

As of February 28, 2014, Franklin Street was the sole holder of record of the Common Stock and there were 835 holders of record of the Preferred Stock. This computation is based upon the number of record holders reflected in our corporate records. The final sale of Preferred Stock occurred on December 27, 2007 and following that date no further distributions have been or will be declared on the Common Stock.

 

Set forth below are the distributions made to the holders of our Preferred Stock in respect of each quarter during the past two fiscal years. Distributions are determined based on the Company’s Board of Directors’ review of cash available for distribution and distribution requirements necessary for the Company to continue to qualify as a real estate investment trust. We cannot guarantee the future payment of dividends or the amount of any such dividends. See the Notes to Consolidated Financial Statements that are included with this Annual Report on Form 10-K for additional information. There were no dividends on Common Stock during this period.

 

      Distributions 
      paid to 
 Quarter    Preferred 
 Ended    Stockholders 
        
 March 31, 2012   $1,898,390 
 June 30, 2012    1,898,390 
 September 30, 2012    1,898,390 
 December 31, 2012    —   
        
 March 31, 2013   $—   
 June 30, 2013    —   
 September 30, 2013    —   
 December 31, 2013    —   

 

The following schedule summarizes tax components of the distributions paid for the year ended December 31:

 

(in thousands)  2013   2012 
    Preferred    %    Preferred    % 
Ordinary income  $—    0%   $3,485    61% 
Return of Capital   —    0%    2,210    39% 
Total  $—    0%   $5,695    100% 

 

The Company does not have an equity compensation plan or any outstanding stock options or other securities convertible into the Company’s Common Stock.

 

Item 6.     Selected Financial Data

 

Not applicable.

 

9
 

Item 7.     Management’s Discussion and Analysis of Financial Condition and Results of Operations.

 

The following discussion should be read in conjunction with the financial statements and notes thereto appearing elsewhere in this report. Historical results and percentage relationships set forth in the financial statements, including trends which might appear, should not be taken as necessarily indicative of future operations. The following discussion and other parts of this Annual Report on Form 10-K may also contain forward-looking statements based on current judgments and current knowledge of management, which are subject to certain risks, trends and uncertainties that could cause actual results to differ materially from those indicated in such forward-looking statements. Accordingly, readers are cautioned not to place undue reliance on forward-looking statements. Investors are cautioned that our forward-looking statements involve risks and uncertainty, including without limitation, economic conditions in the United States and in the market where we own the Property, disruptions in the debt markets, risks of a lessening of demand for the type of real estate owned by us, changes in government regulations and regulatory uncertainty, geopolitical events, and expenditures that cannot be anticipated such as utility rate and usage increases, unanticipated repairs, uncertainty about government fiscal policy, additional staffing, insurance increases and real estate tax valuation reassessments. Although we believe the expectations reflected in the forward-looking statements are reasonable, we cannot guarantee future results, levels of activity, performance or achievements. We may not update any of the forward-looking statements after the date this Annual Report on Form 10-K is filed to conform them to actual results or to changes in our expectations that occur after such date, other than as required by law.

 

Overview

 

FSP 303 East Wacker Drive Corp., which we refer to as the Company, is a Delaware corporation formed to purchase, own, and operate a twenty-eight story multi-tenant office tower containing approximately 860,000 rentable square feet of office and retail space and a 294-stall underground parking garage located in downtown Chicago, Illinois, which we refer to as the Property.

 

Franklin Street Properties Corp., which we refer to as Franklin Street, is the sole holder of our one share of common stock, $.01 par value per share, which we refer to as the Common Stock, that is issued and outstanding. Between February 2007 and December 2007, FSP Investments LLC (member FINRA and SIPC), a wholly-owned subsidiary of Franklin Street, completed the sale on a best efforts basis of 2,210 shares of our preferred stock, $.01 par value per share, which we refer to as the Preferred Stock. FSP Investments LLC sold the Preferred Stock in a private placement offering to “accredited investors” within the meaning of Regulation D under the Securities Act of 1933. Since the completion of the placement of the Preferred Stock in December 2007, Franklin Street has not been entitled to share in any earnings or dividend related to the Common Stock.

 

We operate in one business segment, which is real estate operations, and own a single property. Our real estate operations involve real estate rental operations, leasing services and property management services. The main factor that affects our real estate operations is the broad economic market conditions in the United States and, more specifically, the economic conditions in Chicago, Illinois, the relevant submarket. These market conditions affect the occupancy levels and the rent levels on both a national and local level. We have no influence on national or local market conditions.

 

Trends and Uncertainties

 

Economic Conditions

 

The economy in the United States is continuing to experience a period of limited economic growth, including relatively high levels of unemployment, which directly affects the demand for office space, our primary income producing asset. The broad economic conditions in the United States are affected by numerous factors, including but not limited to, inflation and employment levels, energy prices, slow economic growth and/or recessionary concerns, uncertainty about government fiscal and tax policy, changes in currency exchange rates, geopolitical events, the regulatory environment the availability of debt and interest rate fluctuations. However, we believe that unemployment rates have begun to trend lower. We also believe that the Federal Reserve Bank’s tapering program in December 2013 has been generally received as a harbinger of real improvement in the economy, which could bode well for our real estate operations. We could benefit from any further improved economic fundamentals and increasing levels of employment. We believe that the economy could be in the early stages of a cyclically-slower but prolonged broad-based upswing. However, future economic factors may negatively affect real estate values, occupancy levels and property income.

10
 

Real Estate Operations

 

The Property was approximately 55% leased as of December 31, 2013 to a diverse group of tenants with staggered lease expirations. Management believes that any tenant that leases 10% or more of the Property’s rentable space is material. As of December 31, 2013, 34 tenants were leasing space at the Property and no tenant leased 10% or more of the Property’s rentable space.

 

During the year ended December 31, 2013, we executed new leases, expansions and renewals totaling approximately 108,000 square feet, representing approximately 12.5% of the Property’s rentable area. Management is encouraged by the healthy tour activity at the Property by smaller prospective tenants (under 20,000 square feet), but believes that office buildings in the East Loop submarket of Chicago, where the Property is located, continue to struggle with attracting larger prospective users. As a result, management believes that the trend of higher vacancy rates and disappointing net absorption has continued within the East Loop. We believe that the East Loop has had difficulty stabilizing during the past five years, with several of its office properties losing anchor tenants and experiencing declining occupancies. During this period of time, we believe that users in fields such as the technology sector have absorbed significant amounts of quasi-office and warehouse spaces along the Chicago River in a submarket known as River North and in locations considered to be on the fringes of downtown Chicago. Many of the retrofitted buildings that have been attracting these users were built in the early twentieth century with very large floor plates that allow for extremely dense populations on a single floor.

 

It is difficult for management to predict what will happen to occupancy and rents in the future because the need for space and the price tenants are willing to pay are tied to both the local economy and to the larger trends in the national economy, such as job growth, interest rates, the availability of credit and corporate earnings, which in turn are tied to even larger macroeconomic and political factors, such as recessionary concerns, volatility in energy pricing and the risk of terrorism. In addition to the difficulty of predicting macroeconomic factors, it is difficult to predict how our local market or tenants (existing and potential) will suffer or benefit from changes in the larger economy. In addition, because the Property is in a single geographical market, these macroeconomic trends may have a different effect on the Property and on its tenants (existing and potential), some of which may operate on a national level. Although we cannot predict how long it will take to lease vacant space at the Property or what the terms and conditions of any new leases will be, we expect to sign new leases at then-current market rates which may be below the expiring rates.

 

During the three months ended December 31, 2013, we believe that vacancy rates increased slightly and that rental rates were stable for buildings in Chicago’s East Loop office market. These trends may continue, worsen or improve in the future. Although occupancy levels decreased during 2013, management believes that the position of the Property within the East Loop office market is strong compared to competing buildings in that market and management is optimistic that the existing vacant space will ultimately be leased to new tenants.  In order to further improve the Property’s position in Chicago’s office market, management has implemented a number of lobby upgrades. If we can stabilize the Property at a high occupancy level with long-term quality rental income streams from credit-worthy tenants, we could create value for the holders of our Preferred Stock. If successful in re-leasing the existing vacant space under favorable terms, the opportunity for payment of dividends and/or a sale of the Property at an attractive price could be a real possibility. Of course, any sale of the Property would be subject to a number of conditions, including approval by our board of directors and a majority of the holders of our Preferred Stock. However, we may not be able to lease all of the remaining vacant space.

 

The potential for any of our tenants to default on its lease or to seek the protection of bankruptcy laws exists. If any of our tenants defaults on its lease, we may experience delays in enforcing our rights as a landlord and may incur substantial costs in protecting our investment. In addition, at any time, a tenant may seek the protection of bankruptcy laws, which could result in the rejection and termination of such tenant’s lease and thereby cause a reduction in cash available for distribution to our stockholders. Bankruptcy or a material adverse change in the financial condition of a material tenant would likely have a material adverse effect on our results of operations.

 

Dividends, Future Tenant Improvement Costs and Leasing Commissions

 

Management believes that the Company will need to be able to quickly access cash in order to fund the potentially significant tenant improvements costs and leasing commissions that may be required to stabilize the occupancy and rent roll at the Property. We expect no or lower dividend distributions until occupancy levels at the Property recover and we have a better idea of the Property’s actual future capital and leasing needs. We cannot guarantee the future payment of dividends or the amount of any such dividends.

11
 

In light of the amount of vacant space that needs to be leased at the Property and the potential for significant tenant improvement allowance costs and leasing commissions, on August 3, 2011, we entered into a mortgage note in favor of John Hancock Life Insurance Company (U.S.A.), which we refer to as the Lender, to evidence a loan, which we refer to as the Loan, in the original principal amount of $35,000,000 that matures on September 1, 2021. The remaining proceeds of the Loan are being held by the Lender for our benefit in a restricted reserve account or accounts to be drawn upon by us from time to time for tenant improvement costs and leasing commissions at the Property upon satisfaction of certain conditions. The Loan bears interest at the fixed rate of 4.83% per annum. We are obligated to make monthly payments of interest only for the initial 60 months of the Loan. Thereafter, we are obligated to make monthly payments of principal and interest for the remaining 60 months, based on a 25-year amortization schedule, until the maturity date, when all outstanding amounts become due. The Loan is secured, in part, by a mortgage, assignment of leases and rents and security agreement, which we refer to as the Mortgage, from us in favor of the Lender. The Mortgage constitutes a lien against the Property and has been recorded in the land records of Cook County, Illinois. Subject to customary exceptions, the Loan is nonrecourse to the Company. As of December 31, 2013, the Company had made aggregate draw requests under the Loan of $10,312,000. Interest expense from the Loan for the years ended December 31, 2013 and 2012 was $1,691,000. The documents evidencing and securing the Loan include restrictions on property liens and requires compliance with various financial covenants. Financial covenants include the requirement that the Company provide annual reporting. The Company was in compliance with the Loan covenants as of December 31, 2013 and 2012.

 

 

 

12
 

Critical Accounting Policies and Estimates

 

We have certain critical accounting policies that are subject to judgments and estimates by our management and uncertainties of outcome that affect the application of these policies. We base our estimates on historical experience and on various other assumptions we believe to be reasonable under the circumstances. On an on-going basis, we evaluate our estimates. In the event estimates or assumptions prove to be different from actual results, adjustments are made in subsequent periods to reflect more current information. The accounting policies that we believe are most critical to the understanding of our financial position and results of operations and that require significant management estimates and judgments are discussed below.

 

Critical accounting policies are those that have the most impact on the reporting of our financial condition and results of operations and those requiring significant judgments and estimates. We believe that our judgments and estimates are consistently applied and produce financial information that fairly presents our results of operations. Our most critical accounting policies involve our investments in real property. These policies affect our:

 

·allocation of purchase prices between various asset categories and the related impact on our recognition of rental income and depreciation and amortization expense;
·assessment of the carrying values and impairments of long-lived assets; and
·classification of leases.

 

Allocation of Purchase Price

 

We have allocated the purchase price of the Property to land, buildings and improvements. Each component of the purchase price generally has a different useful life. We allocate the value of real estate acquired among land, buildings, improvements and identified intangible assets and liabilities, which may consist of the value of above market and below market leases, the value of in-place leases, and the value of tenant relationships. Purchase price allocations and the determination of the useful lives are based on management’s estimates, which were partially based upon an appraisal that we obtained from an independent real estate appraisal firm.

 

Purchase price allocated to land and building and improvements is based on management’s determination of the relative fair values of these assets assuming the Property was vacant. Management determines the fair value of the Property using methods similar to those used by independent appraisers. Purchase price allocated to above market leases is based on the present value (using an interest rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to in-place leases and (ii) our estimate of fair market lease rates for leases, measured over a period equal to the remaining non-cancelable term of the leases. Purchase price allocated to in-place leases and the tenant relationships is determined as the excess of (i) the purchase price paid for the Property after adjusting the existing in-place lease to market rental rates over (ii) the estimated fair value of the Property as if vacant. This aggregate value is allocated between the in-place lease value and tenant relationship based on management’s evaluation of the specific characteristics of the tenant’s lease; however, the value of tenant relationships has not been separated from in-place lease value because such value and its consequence to amortization expense is immaterial for the acquisition reflected in our financial statements. Factors considered by us in performing these analyses include (i) an estimate of carrying costs during the expected lease-up periods, including real estate taxes, insurance and other operating income and expenses, and (ii) costs to execute similar leases in current market conditions, such as leasing commissions, legal and other related costs.

 

Depreciation and Amortization

 

We compute depreciation expense using the straight-line method over estimated useful lives of up to 39 years for the building and improvements, and up to 15 years for personal property. The allocated cost of land is not depreciated. The capitalized above-market lease values, if any, are amortized as a reduction to rental income over the remaining non-cancelable terms of the lease. The value of above or below-market leases is amortized over the remaining non-cancelable periods of the lease. The value of in-place leases, exclusive of the value of above-market and below-market in-place leases, is also amortized over the remaining non-cancelable periods of the respective leases. If a lease is terminated prior to its stated expiration, all unamortized amounts relating to that lease would be written off. Inappropriate allocation of acquisition costs, or incorrect estimates of useful lives, could result in depreciation and amortization expenses which do not appropriately reflect the allocation of our capital expenditures over future periods, as is required by generally accepted accounting principles.

13
 

Impairment

 

We periodically evaluate the Property for impairment indicators. These indicators may include declining tenant occupancy, weak or declining tenant profitability, cash flow or liquidity, our decision to dispose of an asset before the end of its estimated useful life or legislative, economic or market changes that permanently reduce the value of our investment. If indicators of impairment are present, we evaluate the carrying value of the Property by comparing it to its expected future undiscounted cash flows. If the sum of these expected future cash flows is less than the carrying value, we reduce the net carrying value of the Property to the present value of these expected future cash flows. This analysis requires us to judge whether indicators of impairment exist and to estimate likely future cash flows. If we misjudge or estimate incorrectly or if future tenant profitability, market or industry factors differ from our expectations, we may record an impairment charge which is inappropriate or fail to record a charge when we should have done so, or the amount of such charges may be inaccurate.

 

Lease Classification

 

Each time we enter into a new lease or materially modify an existing lease we evaluate whether it is appropriately classified as a capital lease or as an operating lease. The classification of a lease as capital or operating affects the carrying value of a property, as well as our recognition of rental payments as revenue. These evaluations require us to make estimates of, among other things, the remaining useful life and market value of a property, discount rates and future cash flows. Incorrect assumptions or estimates may result in misclassification of our leases.

 

Results of Operations

 

The Company acquired the Property and commenced operations on January 5, 2007. As of December 31, 2013, the Property was approximately 55% leased to a diverse group of tenants with staggered lease expirations.

 

Comparison of the year ended December 31, 2013 to the year ended December 31, 2012

 

Revenue

 

Total revenue decreased $5.4 million to $14.1 million for the year ended December 31, 2013, as compared to $19.5 million for the year ended December 31, 2012. This decrease was primarily due to a decrease in rental revenue of $2.4 million, and a decrease in recoverable expenses of $3.0 million, both due to a decrease in occupancy.

 

Expenses

 

Total expenses decreased approximately $1.6 million to $16.4 million for the year ended December 31, 2013 as compared to $18.0 million for the year ended December 31, 2012. The decrease is predominantly due to a decrease in real estate taxes and insurance of $0.8 million and a decrease in overall rental operating expenses of $0.8 million.

 

Liquidity and Capital Resources

 

Cash and cash equivalents were $18.8 million at December 31, 2013 and 2012.

 

Management believes that the existing cash and cash anticipated to be generated internally by operations will be sufficient to meet working capital requirements, distributions and anticipated capital expenditures for at least the next 12 months.

 

Operating Activities

 

The cash provided by operating activities of $1.7 million for the year ended December 31, 2013 was primarily attributable to a net loss of approximately $2.3 million plus non-cash items of $6.1 million consisting primarily of depreciation and amortization, offset by uses arising from other current accounts of $0.9 million and payments of deferred leasing costs of $1.2 million.

14
 

Investing Activities

 

The cash used for investing activities for the year ended December 31, 2013 of approximately $1.8 million was attributable to the purchase of real estate assets of $7.8 million, which was offset by the redemptions of the restricted investments – held to maturity of $6.0 million.

 

Financing Activities

 

There was no cash provided by or used for financing activities for the year ended December 31, 2013.

 

Sources and Uses of Funds

 

Our principal demands on liquidity are cash for operations, interest on debt payments, and distributions to equity holders. As of December 31, 2013, we had approximately $5.2 million in accrued liabilities. In the near term, liquidity is generated by cash from operations.

 

Secured Debt

 

On August 3, 2011, we entered into a mortgage note in favor of John Hancock Life Insurance Company (U.S.A.), which we refer to as the Lender, to evidence a loan, which we refer to as the Loan, in the original principal amount of $35,000,000 that matures on September 1, 2021. The remaining proceeds of the Loan are being held by the Lender for our benefit in a restricted reserve account or accounts to be drawn upon by us from time to time for tenant improvement costs and leasing commissions at the Property upon satisfaction of certain conditions. The Loan bears interest at the fixed rate of 4.83% per annum. We are obligated to make monthly payments of interest only for the initial 60 months of the Loan. Thereafter, we are obligated to make monthly payments of principal and interest for the remaining 60 months, based on a 25-year amortization schedule, until the maturity date, when all outstanding amounts become due. The Loan is secured, in part, by a mortgage, assignment of leases and rents and security agreement, which we refer to as the Mortgage, from us in favor of the Lender. The Mortgage constitutes a lien against the Property and has been recorded in the land records of Cook County, Illinois. Subject to customary exceptions, the Loan is nonrecourse to the Company. As of December 31, 2013, the Company had made aggregate draw requests under the Loan of $10,312,000. Interest expense from the Loan for each of the years ended December 31, 2013 and 2012 was $1,691,000. The documents evidencing and securing the Loan include restrictions on property liens and requires compliance with various financial covenants. Financial covenants include the requirement that the Company provide annual reporting. The Company was in compliance with the Loan covenants as of December 31, 2013 and 2012.

 

Fees paid associated with the Loan were $304,000 and are being amortized on the straight-line basis over the term of the loan. Amortization expense for the years ended December 31, 2013 and 2012 is $30,000 and $31,000, respectively, and is included in interest expense in the Company’s Consolidated Statements of Operations.

 

Contingencies

 

We may be subject to various legal proceedings and claims that arise in the ordinary course of our business. Although occasional adverse decisions or settlements may occur, we believe that the final disposition of such matters will not have a material adverse effect on our financial position or results of operations.

 

Related Party Transactions

 

Asset Management Agreement

 

We have in the past engaged in and currently engage in transactions with a related party, Franklin Street, and its subsidiaries, FSP Investments LLC and FSP Property Management LLC, which we collectively refer to as FSP. We expect to continue to have related party transactions with FSP in the form of management fees paid to FSP to manage the Company on behalf of its stockholders. FSP Property Management LLC currently provides the Company with asset management and financial reporting services. The asset management agreement between the Company and FSP Property Management LLC requires the Company to pay FSP Property Management LLC a monthly fee equal to one-half of one percent (.5%) of the gross revenues of the Property. The asset management agreement between the Company and FSP Property Management LLC may be terminated by either party without cause at any time, upon at least thirty (30) days’ written notice. For the years ended December 31, 2013 and 2012, management fees paid were approximately $65,000 and $98,000, respectively.

15
 

Investor Services Agreement

 

On August 14, 2012, the Company entered into an Investor Services Agreement (the “FSPI Agreement”) with FSP Investments LLC for the provision of investor services to holders of the Company’s preferred stock. FSP Investments LLC is a wholly-owned subsidiary of Franklin Street, which is the sole holder of the Company’s one share of Common Stock that is issued and outstanding. FSP Investments LLC acted as a real estate investment firm and broker/dealer with respect to (a) the Company’s organization, (b) the Company’s acquisition of the Property and (c) the sale of the Company’s equity interests. The FSPI Agreement requires the Company to pay a monthly service fee of $500 for services performed under the FSPI Agreement, and to reimburse FSP Investments LLC for its reasonable out-of-pocket expenses incurred in connection with the FSPI Agreement. The FSPI Agreement may be terminated by either party with thirty days written notice or immediately upon certain events of default set forth in the FSPI Agreement. For the years ended December 31, 2013 and 2012, investor services fees and expenses paid were approximately $15,000 and $3,000, respectively.

 

Ownership of Preferred Stock and Common Stock

 

On December 27, 2007, Franklin Street purchased 965.75 shares of the Preferred Stock (or approximately 43.7%) of the Company for consideration totaling $82,813,000. Prior to purchasing any shares of the Preferred Stock, Franklin Street agreed to vote any shares held by it on any matter presented to the holders of the Preferred Stock in a manner that approximates as closely as possible the votes cast in favor of and opposed to such matter by the holders of the Preferred Stock other than Franklin Street and its affiliates. For purposes of determining how Franklin Street votes its shares of the Preferred Stock, abstentions and non-votes by stockholders other than Franklin Street are not considered. Franklin Street is entitled to distributions that are declared on the Preferred Stock.

 

Franklin Street is the sole holder of the Company’s one share of Common Stock that is issued and outstanding. Subsequent to the completion of the private placement of the Preferred Stock in December 2007, Franklin Street has not been entitled to share in our earnings or any dividend related to the Common Stock.

 

Rental Income Commitments

 

Our commercial real estate operations consist of the leasing of the Property. Approximate future minimum rental income under non-cancelable operating leases as of December 31, 2013 is as follows:

 

Year Ending  Amount
December 31,  (in thousands)
 2014   $9,103 
 2015    9,124 
 2016    8,461 
 2017    6,282 
 2018    5,558 
 Thereafter    25,946 
        
     $64,474 

 

Off-Balance Sheet Arrangements

 

The Company is a party to management, construction management and leasing agreements with an unaffiliated third party management company, Hines Interests Limited Partnership, to provide property management, construction management and leasing services, and is party to an asset management agreement with an affiliate, FSP Property Management LLC, to provide asset management and financial reporting services, all of which agreements may be terminated by either party without cause at any time, upon at least thirty (30) days’ written notice. The asset management agreement between the Company and FSP Property Management LLC requires the Company to pay FSP Property Management LLC a monthly fee equal to one-half of one percent (0.5%) of the gross revenues of the Property for the corresponding month.

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Item 7A.     Quantitative and Qualitative Disclosure About Market Risk

 

Not applicable.

 

Item 8.     Financial Statements and Supplementary Data

 

The information required by this item is included elsewhere herein and incorporated herein by reference. Reference is made to the Index to Consolidated Financial Statements in Item 15 of Part IV.

 

Item 9.     Changes in and Disagreements With Accountants on Accounting and Financial Disclosure

 

Not applicable.

 

Item 9A.     Controls and Procedures

 

Disclosure Controls and Procedures

 

Our management, with the participation of our principal executive officer and principal financial officer, evaluated the effectiveness of our disclosure controls and procedures as of December 31, 2013. The term “disclosure controls and procedures,” as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, or the Exchange Act, means controls and other procedures of a company that are designed to ensure that information required to be disclosed by a company in the reports that it files or submits under the Exchange Act is recorded, processed, summarized and reported, within the time periods specified in the SEC's rules and forms. Disclosure controls and procedures include, without limitation, controls and procedures designed to ensure that information required to be disclosed by a company in the reports that it files or submits under the Exchange Act is accumulated and communicated to the company’s management, including its principal executive and principal financial officers, as appropriate to allow timely decisions regarding required disclosure. Management recognizes that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving their objectives and management necessarily applies its judgment in evaluating the cost-benefit relationship of possible controls and procedures. Based on the evaluation of our disclosure controls and procedures as of December 31, 2013, our principal executive officer and principal financial officer concluded that, as of such date, our disclosure controls and procedures were effective at the reasonable assurance level.

 

Management’s Annual Report on Internal Control Over Financial Reporting

 

The management of the Company is responsible for establishing and maintaining adequate internal control over financial reporting. Internal control over financial reporting is defined in Rule 13a-15(f) or 15d-15(f) promulgated under the Securities Exchange Act of 1934 as a process designed by, or under the supervision of, the Company’s principal executive and principal financial officer and effected by the Company’s board of directors, management and other personnel, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles and includes those policies and procedures that:

 

•Pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and dispositions of the assets of the Company;

 

•Provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the Company are being made only in accordance with authorizations of management and directors of the Company; and

 

•Provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of the Company’s assets that could have a material effect on the financial statements.

 

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

 

The Company’s management assessed the effectiveness of the Company’s internal control over financial reporting as of December 31, 2013. In making this assessment, the Company’s management used the criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission (COSO) in Internal Control-Integrated 1992 Framework.

17
 

Based on our assessment, management concluded that, as of December 31, 2013, the Company’s internal control over financial reporting is effective based on those criteria. This annual report is not required to include an attestation report of the Company's registered public accounting firm regarding internal control over financial reporting. This report shall not be deemed to be filed for the purposes of Section 18 of the Exchange Act or otherwise subject to the liabilities of that section.

 

Changes in Internal Control Over Financial Reporting

 

No change in our internal control over financial reporting occurred during the year ended December 31, 2013 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

 

Item 9B.     Other Information

 

 

Not applicable.

 

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PART III

 

Item 10.     Directors, Executive Officers and Corporate Governance

 

Directors and Executive Officers

 

Information regarding the executive officers and directors of the Company as of February 28, 2014 is set forth below. The biographies of each of the directors below contain information regarding the person’s service as a director, business experience, director positions held currently or at any time during the last five years, information regarding involvement in certain legal or administrative proceedings, if applicable, and the experiences, qualifications, attributes or skills that caused our Board of Directors to determine that the person should serve as a director of the Company. In addition, all of our directors bring to our Board executive leadership experience derived from their service as executives of a public company and specifically as an executive of Franklin Street, as well as other key attributes that are important to an effective board: integrity, candor, analytical skills, the willingness to engage management and each other in a constructive and collaborative fashion. In addition, we have included information about each nominee’s specific experience, qualifications, attributes, or skills that led the Board to conclude that he or she should serve as a director of the Company, in light of our business and structure.

 

George J. Carter, age 65, is President and a director of the Company. Since 1996 he has also been President and Chief Executive Officer and a director of Franklin Street and is responsible for all aspects of the business of Franklin Street and its affiliates, with special emphasis on the evaluation, acquisition and structuring of real estate investments. From 1992 through 1996 he was President of Boston Financial Securities, Inc., or Boston Financial. Prior to joining Boston Financial, Mr. Carter was owner and developer of Gloucester Dry Dock, a commercial shipyard in Gloucester, Massachusetts. From 1979 to 1988, Mr. Carter served as Managing Director in charge of marketing at First Winthrop Corporation, a national real estate and investment banking firm headquartered in Boston, Massachusetts. Prior to that, he held a number of positions in the brokerage industry including those with Merrill Lynch & Co. and Loeb Rhodes & Co. Mr. Carter is a graduate of the University of Miami (B.S.). Mr. Carter is a FINRA General Securities Principal (Series 24) and holds a FINRA Series 7 general securities license and a FINRA Series 79, Investment Banker Registration license.

 

Barbara J. Fournier, age 58, is the Vice President, Chief Operating Officer, Treasurer and Secretary and a director of the Company. Since 1996, she has also been Chief Operating Officer, Treasurer and Secretary and a director of Franklin Street. In 2008, Ms. Fournier became an Executive Vice President of Franklin Street. Ms. Fournier has as her primary responsibility, together with George J. Carter, the management of all operating business affairs of Franklin Street and its affiliates. From 1993 through 1996, she was Director of Operations for the private placement division of Boston Financial. Prior to joining Boston Financial, Ms. Fournier served as Director of Operations for Schuparra Securities Corp. and as the Sales Administrator for Weston Financial Group. From 1979 through 1986, Ms. Fournier worked at First Winthrop Corporation in administrative and management capacities, including Office Manager, Securities Operations and Partnership Administration. Ms. Fournier attended Northeastern University and the New York Institute of Finance. Ms. Fournier is a member of the NYSE MKT Listed Company Council. Ms. Fournier participates in corporate governance-related continuing education sessions offered by the NYSE affiliate, Corporate Board Member. Ms. Fournier is a FINRA General Securities Principal (Series 24). She also holds other FINRA supervisory licenses including Series 4 and Series 53, and a FINRA Series 7 general securities license, a FINRA Series 99, Operations Professional license and a FINRA Series 79, Investment Banker Registration license.

 

Janet Prier Notopoulos, age 66, is a Vice President and a director of the Company. In addition, she is President of FSP Property Management LLC and an Executive Vice President and a director of Franklin Street and has as her primary responsibility the oversight of the management of the real estate assets of Franklin Street and its affiliates. Prior to joining Franklin Street in 1997, Ms. Notopoulos was a real estate and marketing consultant for various clients. From 1975 to 1983, she was Vice President of North Coast Properties, Inc., a Boston real estate investment company. Between 1969 and 1973, she was a real estate paralegal at Goodwin, Procter & Hoar. Ms. Notopoulos is a graduate of Wellesley College (B.A.) and the Harvard School of Business Administration (M.B.A).

 

Jeffrey B. Carter, age 42, is a Vice President and a director of the Company, and is George J. Carter's son. In addition, he is an Executive Vice President and Chief Investment Officer of Franklin Street. Prior to joining Franklin Street in 1998, Mr. Carter worked in Trust Administration for Northern Trust Bank in Miami, Florida. Mr. Carter is a graduate of Arizona State University (B.A.) and The George Washington University (M.A.), and has completed all requirements for an M.B.A. from Cornell University, which will be officially conferred in May of 2014. Mr. Carter holds a FINRA Series 7 general securities license and a FINRA Series 79, Investment Banker Registration license.

19
 

Each of our directors holds office from the time of his or her election until the next annual meeting and until a successor is elected and qualified, or until such director’s earlier death, resignation or removal. Each of the above persons has been associated with us in the positions described above since our inception in 2006. Each of them is an employee of Franklin Street, which is the sole owner of the Common Stock. Each of our officers serves in that capacity at the request of Franklin Street.

 

Each of our directors also serve as directors of FSP Galleria North Corp. and FSP 50 South Tenth Street Corp., which are public reporting companies sponsored by Franklin Street. In their capacities as directors, each holds office from the time of his or her election until the next annual meeting and until a successor is elected and qualified, or until such director's earlier death, resignation or removal.

 

Sections 16(a) Beneficial Ownership Reporting Compliance

 

Based solely on its review of copies of reports filed by the directors and executive officers of the Company pursuant to Section 16(a) of the Exchange Act, the Company believes that during 2013 all filings required to be made by its reporting persons were timely made in accordance with the requirements of the Exchange Act.

 

Corporate Governance

 

Our board of directors does not have standing compensation, nominating and corporate governance or audit committees. Our officers are compensated by Franklin Street in connection with their employment by Franklin Street and serve as our executive officers at Franklin Street’s request. Our directors are officers of Franklin Street and we do not consider it necessary to establish a nominating committee or a policy for reviewing nominees recommended by stockholders. We do not have a director who qualifies as an “audit committee financial expert” under the regulations of the SEC. We have not adopted a code of business conduct or code of ethics for our executive officers because all of our officers are officers of Franklin Street and are governed by Franklin Street’s code of business conduct and ethics.

 

Item 11.     Executive Compensation

 

Each of the executive officers of the Company is compensated by Franklin Street in connection with his or her employment by Franklin Street and serves as an executive officer of the Company at Franklin Street’s request without compensation. Franklin Street is subject to the informational requirements of the Exchange Act, and, in accordance therewith, files reports and other information with the Securities and Exchange Commission (SEC). Franklin Street’s common stock is traded on the NYSE MKT under the symbol “FSP”.

 

20
 

Item 12.     Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters

 

The following tables set forth the beneficial ownership of the Company’s Common Stock and Preferred Stock as of February 28, 2014 by each holder who beneficially owns more than five percent of the Company’s Common Stock or Preferred Stock, by each director, by each of the Company’s executive officers and by all current directors and executive officers as a group. To the Company’s knowledge, no person or group, other than as set forth below, beneficially owns more than five percent of the Company’s Common Stock or Preferred Stock.

 

Common Stock Number of Shares   Percentage of
  Beneficially   Outstanding
Name of Holder Owned   Common Stock
Franklin Street Properties Corp. (1) 1   100%
George J. Carter(2) -   0%
Barbara J. Fournier(2) -   0%
Jeffrey B. Carter(2) -   0%
Janet P. Notopoulos(2) -   0%
All Directors and Executive Officers as a Group
(consisting of 4 persons)(2)		 -   0%

 

 

Preferred Stock Number of Shares   Percentage of
  Beneficially   Outstanding
Name of Holder Owned   Preferred  Stock
Franklin Street Properties Corp. (1) 965.75   43.7%
George J. Carter(2) -   0%
Barbara J. Fournier(2) .50   .02%
Jeffrey B. Carter(2) -   0%
Janet P. Notopoulos(2) -   0%
All Directors and Executive Officers as a Group
(consisting of 4 persons)		 .50   .02%

 

 

(1)The address of Franklin Street Properties Corp. is 401 Edgewater Place, Wakefield, Massachusetts 01880.

 

(2)Each of the executive officers is employed by Franklin Street Properties Corp. Franklin Street Properties Corp. owns 100% of the issued and outstanding Common Stock of the Company.

 

Equity Compensation Plan Information

 

The Company does not have any equity compensation plans.

 

21
 

Item 13.     Certain Relationships and Related Transactions, and Director Independence

 

Certain Relationships and Related Transactions

 

George J. Carter, Barbara J. Fournier, Janet P. Notopoulos and Jeffrey B. Carter, each of whom is an executive officer of the Company, are executive officers of Franklin Street and, except for Jeffrey B. Carter, are directors of Franklin Street. Jeffrey B. Carter is George J. Carter’s son. None of such persons received any remuneration from the Company for their services.

 

Asset Management Agreement

 

The Company has in the past engaged in and currently engages in transactions with a related party, Franklin Street, and its subsidiaries, FSP Investments LLC and FSP Property Management LLC (collectively “FSP”). The Company expects to continue to have related party transactions with FSP in the form of management fees paid to FSP to manage the Company on behalf of its stockholders. FSP Property Management LLC currently provides the Company with asset management and financial reporting services. The asset management agreement between the Company and FSP Property Management LLC requires the Company to pay FSP Property Management LLC a monthly fee equal to one-half of one percent (.5%) of the gross revenues of the Property. The asset management agreement between the Company and FSP Property Management LLC may be terminated by either party without cause at any time, upon at least thirty (30) days’ written notice. For the years ended December 31, 2013 and 2012, management fees paid were approximately $65,000 and $98,000, respectively.

 

Investor Services Agreement

 

On August 14, 2012, the Company entered into an Investor Services Agreement (the “FSPI Agreement”) with FSP Investments LLC for the provision of investor services to holders of the Company’s Preferred Stock. FSP Investments LLC is a wholly-owned subsidiary of Franklin Street, which is the sole holder of the Company’s one share of Common Stock that is issued and outstanding. FSP Investments LLC acted as a real estate investment firm and broker/dealer with respect to (a) the Company’s organization, (b) the Company’s acquisition of the Property and (c) the sale of the Company’s equity interests. The FSPI Agreement requires the Company to pay a monthly service fee of $500 for services performed under the FSPI Agreement, and to reimburse FSP Investments LLC for its reasonable out-of-pocket expenses incurred in connection with the FSPI Agreement. The FSPI Agreement may be terminated by either party with thirty days written notice or immediately upon certain events of default set forth in the FSPI Agreement. For the years ended December 31, 2013 and 2012, investor services fees paid were approximately $15,000 and $3,000, respectively.

 

Ownership of Preferred Stock and Common Stock

 

On December 27, 2007, Franklin Street purchased 965.75 shares of Preferred Stock (or approximately 43.7%), for consideration totaling $82,813,000.  Prior to purchasing any shares of the Preferred Stock, Franklin Street agreed to vote any shares held by it on any matter presented to the holders of the Preferred Stock in a manner that approximates as closely as possible the votes cast in favor of and opposed to such matter by the holders of the Preferred Stock other than Franklin Street and its affiliates.  For purposes of determining how Franklin Street votes its shares of the Preferred Stock, abstentions and non-votes by stockholders other than Franklin Street are not considered. Franklin Street is entitled to distributions that are declared on the Preferred Stock.

 

Franklin Street is the sole holder of the Company’s one share of Common Stock that is issued and outstanding.  Subsequent to the completion of the private placement of the Preferred Stock in December 2007, Franklin Street has not been entitled to share in any earnings or any dividend as a result of its ownership of the Common Stock of the Company.

 

Director Independence

 

Our securities are not listed on a national securities exchange or in an inter-dealer quotation system. None of our directors qualifies as “independent” under the standards of the NYSE MKT, where Franklin Street is listed.

22
 

Item 14.      Principal Accounting Fees and Services

 

Independent Auditor Fees and Other Matters

 

On January 10, 2014, the Company was informed by its former independent registered public accounting firm, Braver P.C. (“Braver”), that it had combined its practice (the “Transaction”) with Marcum LLP (“Marcum”) on January 10, 2014. As a result of the Transaction, Braver effectively resigned as the Company’s independent registered public accounting firm. On February 4, 2014, the Company engaged Marcum as the Company’s independent registered public accounting firm.

 

The following tables summarize the aggregate fees billed by the Company’s former independent registered public accounting firm, Braver, for audit services for each of the last two fiscal years and for other services rendered to the Company in each of the last two fiscal years.

 

   2013   2013   2012 
Fee Category  Marcum   Braver   Braver 
Audit Fees (1)  $49,875   $14,175   $64,050 
Audit-Related Fees (2)   —    —    — 
Tax Fees (3)   5,250    —    5,250 
All Other Fees (4)   —    —    — 
   $55,125   $14,175   $69,300 

  

(1)Audit fees consist of fees for the audit of our financial statements, the review of the interim financial statements included in our quarterly reports on Form 10-Q, and other professional services provided in connection with statutory and regulatory filings or engagements.

 

(2)Audit-related fees consist of fees for assurance and related services that are reasonably related to the performance of the audit and the review of our financial statements and which are not reported under “Audit Fees”.

 

(3)Tax fees consist of fees for tax compliance, tax advice and tax planning services. Tax compliance services, which relate to the preparation of tax returns, claims for refunds and tax payment-planning services, accounted for $5,250 of the total tax fees incurred in 2013 and 2012.

 

(4)The Company was not billed by either of its independent registered public accounting firms in 2013 or 2012 for any other fees.

 

Pre-Approval Policy and Procedures

 

The Company has not adopted policies and procedures relating to the pre-approval of audit and non-audit services that are to be performed by the Company’s independent registered public accounting firm.

 

23
 

PART IV

 

Item 15.     Exhibits, Financial Statement Schedules

 

(a)The following documents are filed as part of this report.

 

1.Financial Statements: The Financial Statements listed in the accompanying Index to Consolidated Financial Statements are filed as part of this Annual Report on Form 10-K.

 

2.Financial Statement Schedule: The Financial Statement Schedule listed on the accompanying Index to Consolidated Financial Statements is filed as part of this Annual Report on Form 10-K.

 

3.Exhibits: The Exhibits listed in the Exhibit Index are filed as part of this Annual Report on Form 10-K.

 

 

24
 

SIGNATURES

 

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf as of March 7, 2014 by the undersigned, thereunto duly authorized.

 

FSP 303 East Wacker Drive Corp.

 

By:   /s/ George J. Carter    

George J. Carter

President

 

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

 

Signature Title Date
     
/s/ George J. Carter    
George J. Carter

President and Director

(Principal Executive Officer)

 March 7, 2014
     
/s/ Barbara J. Fournier    
Barbara J. Fournier

Vice President, Chief Operating Officer, Treasurer, Secretary and Director

(Principal Financial Officer and Principal Accounting Officer)

 March 7, 2014
     
/s/ Janet P. Notopoulos    
Janet P. Notopoulos		 Director, Vice President March 7, 2014

 

/s/ Jeffrey B. Carter    

 

Director, Vice President

  
Jeffrey B. Carter   March 7, 2014

 

25
 

EXHIBIT INDEX

Exhibit No. Description
   
3.1 Certificate of Incorporation, incorporated herein by reference to Exhibit 3.1 to FSP 303 East Wacker Drive Corp.’s Registration Statement on Form 10, as amended (File No. 000-53165)
   
3.2 By-Laws, incorporated herein by reference to Exhibit 3.2 to FSP 303 East Wacker Drive Corp.’s Registration Statement on Form 10, as amended (File No. 000-53165)
   
10.1 Asset Management Agreement, dated January 5, 2007, between FSP 303 East Wacker Drive LLC and FSP Property Management LLC, as amended by that certain First Amendment to Asset Management Agreement, dated August 23, 2007, between FSP 303 East Wacker Drive LLC and FSP Property Management LLC, incorporated herein by reference to Exhibit 10.3 to FSP 303 East Wacker Drive Corp.’s Registration Statement on Form 10, as amended (File No. 000-53165)
   
10.2 Investor Services Agreement dated August 14, 2012 by and between FSP 303 East Wacker Drive Corp. and FSP Investments LLC, incorporated herein by reference to Exhibit 10.1 to FSP 303 East Wacker Drive Corp.’s Form 10-Q for the quarter ended June 30, 2012, filed on August 14, 2012 (File No. 000-53165).
   
10.3 Voting Agreement, dated January 1, 2007, among FSP 303 East Wacker Drive Corp., George J. Carter and Franklin Street Properties Corp., incorporated herein by reference to Exhibit 10.4 to FSP 303 East Wacker Drive Corp.’s Registration Statement on Form 10, as amended (File No. 000-53165)
   
10.4 Mortgage Note dated August 3, 2011 from FSP 303 East Wacker Drive LLC in favor of John Hancock Life Insurance Company (U.S.A.), incorporated herein by reference to Exhibit 10.1 to FSP 303 East Wacker Drive Corp.’s Current Report on Form 8-K filed on August 4, 2011 (File No. 000-53165)
   
10.5 Tenant Improvement and Leasing Commissions Agreement dated August 3, 2011 by and between FSP 303 East Wacker Drive LLC and John Hancock Life Insurance Company (U.S.A.), incorporated herein by reference to Exhibit 10.2 to FSP 303 East Wacker Drive Corp.’s Current Report on Form 8-K filed on August 4, 2011 (File No. 000-53165)
   
10.6 Mortgage, Assignment of Leases and Rents and Security Agreement dated August 3, 2011 from FSP 303 East Wacker Drive LLC in favor of John Hancock Life Insurance Company (U.S.A.), incorporated herein by reference to Exhibit 10.3 to FSP 303 East Wacker Drive Corp.’s Current Report on Form 8-K filed on August 4, 2011 (File No. 000-53165)
   
10.7 Guaranty Agreement dated August 3, 2011 from FSP 303 East Wacker Drive LLC and FSP 303 East Wacker Drive Corp. in favor of John Hancock Life Insurance Company (U.S.A.), incorporated herein by reference to Exhibit 10.4 to FSP 303 East Wacker Drive Corp.’s Current Report on Form 8-K filed on August 4, 2011 (File No. 000-53165)
   
10.8 Indemnification Agreement dated August 3, 2011 from FSP 303 East Wacker Drive LLC and FSP 303 East Wacker Drive Corp. in favor of John Hancock Life Insurance Company (U.S.A.), incorporated herein by reference to Exhibit 10.5 to FSP 303 East Wacker Drive Corp.’s Current Report on Form 8-K filed on August 4, 2011 (File No. 000-53165)
   
21.1 Subsidiaries of FSP 303 East Wacker Drive Corp., incorporated herein by reference to Exhibit 21.1 to FSP 303 East Wacker Drive Corp.’s Registration Statement on Form 10, as amended (File No. 000-53165)

 

26
 

 

31.1* Certification of FSP 303 East Wacker Drive Corp.'s principal executive officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
   
31.2* Certification of FSP 303 East Wacker Drive Corp.'s principal financial officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
   
32.1* Certification of FSP 303 East Wacker Drive Corp.'s principal executive officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
   
32.2* Certification of FSP 303 East Wacker Drive Corp.'s principal financial officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
   
101** The following materials from FSP 303 East Wacker Drive Corp.’s Annual Report on Form 10-K for the year ended December 31, 2013, formatted in XBRL (eXtensible Business Reporting Language): (i) the Consolidated Balance Sheets; (ii) the Consolidated Statements of Operations; (iii) the Consolidated Statements of Changes in Stockholders’ Equity; (iv) the Consolidated Statements of Cash Flows; and (v) the Notes to Consolidated Financial Statements.
   
* Filed herewith.
   
** XBRL (eXtensible Business Reporting Language) information is furnished and not filed or a part of a registration statement or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, is deemed not filed for purposes of Section 18 of the Securities Exchange Act of 1934, and otherwise is not subject to liability under these Sections.
27
 

FSP 303 East Wacker Drive Corp.

Index to Consolidated Financial Statements

 

Table of Contents

  Page
Consolidated Financial Statements  
   
Report of Independent Registered Public Accounting Firm – Marcum LLP F-2
   
Report of Independent Registered Public Accounting Firm – Braver P.C. F-3
   
Consolidated Balance Sheets as of December 31, 2013 and 2012 F-4
   
Consolidated Statements of Operations for the years ended December 31, 2013 and 2012 F-5
   
Consolidated Statements of Changes in Stockholders’ Equity for the years ended December 31, 2012 and 2013. F-6
   
Consolidated Statements of Cash Flows for the years ended December 31, 2013 and 2012 F-7
   
Notes to Consolidated Financial Statements F-8
   
Financial Statement Schedule – Schedule III F-17

 

F-1
 

[LETTERHEAD OF MARCUM LLP]

 

 

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

 

To the Board of Directors and Stockholders

FSP 303 East Wacker Drive Corp.

Wakefield, Massachusetts

 

We have audited the accompanying consolidated balance sheet of FSP 303 East Wacker Drive Corp. (the “Company”) as of December 31, 2013, and the related consolidated statements of operations, changes in stockholders’ equity and cash flows for the year then ended. Our audit also included the financial statement schedule listed in the Index at Item 15(a)(2). These consolidated financial statements and schedule are the responsibility of the Company’s management. Our responsibility is to express an opinion on these consolidated financial statements and financial statement schedule based on our audit.

 

We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States).  Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the consolidated financial statements are free of material misstatement.  The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. Our audit included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion.  An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the consolidated financial statements, assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation.  We believe that our audit provides a reasonable basis for our opinion.

 

In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the consolidated financial position of FSP 303 East Wacker Drive Corp., as of December 31, 2013, and the consolidated results of its operations and its cash flows for the year then ended in conformity with accounting principles generally accepted in the United States of America. Also, in our opinion, the related financial statement schedule, when considered in relation to the basic consolidated financial statements taken as a whole, presents fairly in all material respects the information set forth therein.

 

/s/ Marcum llp

Needham, Massachusetts

March 7, 2014

 

F-2
 

 

[LETTERHEAD OF BRAVER PC]

 

 

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

 

To the Board of Directors and Stockholders

FSP 303 East Wacker Drive Corp.

Wakefield, Massachusetts

 

 

 

We have audited the accompanying consolidated balance sheet of FSP 303 East Wacker Drive Corp. as of December 31, 2012, and the related consolidated statements of operations, changes in stockholders' equity and cash flows for the year then ended. Our audit also included the financial statement schedule listed in the Index at Item 15(a)(2). These consolidated financial statements and schedule are the responsibility of the Company's management. Our responsibility is to express an opinion on these consolidated financial statements and schedule based on our audit.

 

We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the consolidated financial statements are free of material misstatement. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. Our audit included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the consolidated financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

 

In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of FSP 303 East Wacker Drive Corp. as of December 31, 2012, and the results of its operations and its cash flows for the year then ended in conformity with accounting principles generally accepted in the United States of America. Also, in our opinion, the related financial statement schedule, when considered in relation to the basic consolidated financial statements taken as a whole, presents fairly in all material respects the information set forth therein.

 

 

/s/ Braver P.C.

Needham, Massachusetts

March 12, 2013

 

F-3
 

FSP 303 East Wacker Drive Corp.
Consolidated Balance Sheets

 

   December 31,
(in thousands, except share and par value amounts)  2013  2012
       
Assets:          
           
Real estate investments, at cost:          
     Land  $26,200   $26,200 
     Buildings and improvements   144,867    138,564 
     Furniture and equipment   590    590 
    171,657    165,354 
           
     Less accumulated depreciation   26,375    22,639 
           
Real estate investments, net   145,282    142,715 
           
Acquired real estate leases, net of accumulated amortization of $4,051 and $3,487, respectively   653    1,234 
Acquired favorable real estate leases, net of accumulated amortization of $4,095 and $3,524, respectively   660    1,247 
Cash and cash equivalents   18,810    18,820 
Restricted cash   715    1,930 
Restricted investment   23,997    29,997 
Tenant rent and other receivables, less allowance for doubtful accounts of $0 and $64, respectively   139    276 
Step rent receivable   3,794    2,207 
Deferred leasing costs, net of accumulated amortization of $924 and $560, respectively   3,919    3,256 
Deferred financing costs, net of accumulated amortization of $73 and $43, respectively   231    261 
Prepaid expenses and other assets   79    30 
           
      Total assets  $198,279   $201,973 
           
Liabilities and Stockholders’ Equity:          
           
Liabilities:          
Accounts payable and accrued expenses  $5,233   $6,406 
Tenant security deposits   398    566 
Loan payable   35,000    35,000 
Acquired unfavorable real estate leases, net of accumulated amortization of $118 and $101, respectively   44    61 
           
     Total liabilities   40,675    42,033 
           
Commitments and Contingencies:   —      —   
           
Stockholders’ Equity:          
     Preferred Stock, $.01 par value, 2,210 shares authorized,          
       issued and outstanding, aggregate liquidation preference $221,000   —      —   
           
     Common Stock, $.01 par value, 1 share          
        authorized, issued and outstanding   —      —   
     Additional paid-in capital   197,162    197,162 
     Retained earnings and distributions in excess of earnings   (39,558)   (37,222)
           
     Total Stockholders’ Equity   157,604    159,940 
           
     Total Liabilities and Stockholders’ Equity  $198,279   $201,973 
See accompanying notes to consolidated financial statements.
F-4
 
FSP 303 East Wacker Drive Corp.
Consolidated Statements of Operations
    
   For the Year Ended December 31,
(in thousands, except share and per share amounts)  2013  2012
       
Revenues:          
     Rental  $14,083   $19,478 
           
        Total revenue   14,083    19,478 
           
Expenses:          
           
     Rental operating expenses   5,415    6,251 
     Real estate taxes and insurance   3,742    4,536 
     Depreciation and amortization   5,592    5,529 
     Interest expense   1,721    1,722 
           
       Total expenses   16,470    18,038 
           
Net income (loss) before interest income   (2,387)   1,440 
           
Interest income   51    92 
           
Net income (loss) attributable to preferred stockholders  $(2,336)  $1,532 
           
Weighted average number of preferred shares outstanding,          
     basic and diluted   2,210    2,210 
           
Net income (loss) per preferred share, basic and diluted  $(1,057)  $693 
See accompanying notes to consolidated financial statements.

 

F-5
 
FSP 303 East Wacker Drive Corp.
Consolidated Statements of Changes in Stockholders’ Equity
For the Years Ended December 31, 2012 and 2013
                
(in thousands, except per share amounts)   Preferred
Stock		    Common
 Stock		    Additional
Paid-in
Capital		    Retained Earnings
and Distributions
in Excess of
Earnings		    Total
Stockholders'
Equity		 
                          
Balance, January 1, 2012  $—     $—     $197,162   $(33,059)  $164,103 
                          
Distributions - preferred stockholders                         
   or $2,577 per preferred share   —      —      —      (5,695)   (5,695)
                          
Net income   —      —      —      1,532    1,532 
Balance, December 31, 2012   —      —      197,162    (37,222)   159,940 
                          
Net loss   —      —      —      (2,336)   (2,336)
Balance, December 31, 2013  $—     $—     $197,162   $(39,558)  $157,604 
                          
See accompanying notes to consolidated financial statements.

 

F-6
 

 

FSP 303 East Wacker Drive Corp.
Consolidated Statements of Cash Flows
   For the Year Ended December 31,
(in thousands)  2013  2012
Cash flows from operating activities:          
     Net income (loss)  $(2,336)  $1,532 
     Adjustments to reconcile net income (loss) to net cash          
             provided by operating activities:          
                     Depreciation and amortization   5,622    5,560 
                     Amortization of favorable real estate leases   587    637 
                     Amortization of unfavorable real estate leases   (17)   (17)
                     Increase (decrease) in bad debt reserve   (64)   4 
              Changes in operating assets and liabilities:          
                     Restricted cash   1,215    87 
                     Tenant rent and other receivable   201    129 
                     Step rent receivable   (1,587)   203 
                     Prepaid expenses and other assets   (49)   115 
                     Accounts payable and accrued expenses   (480)   (1,795)
                     Tenant security deposits   (168)   (23)
     Payments of deferred leasing costs   (1,175)   (2,509)
           
                          Net cash provided by operating activities   1,749    3,923 
           
Cash flows from investing activities:          
     Purchase of real estate assets   (7,759)   (1,788)
     Redemptions of restricted investment   6,000    2,996 
           
                        Net cash provided by (used for) investing activities   (1,759)   1,208 
           
Cash flows from financing activities:          
     Distributions to stockholders   —      (5,695)
           
                       Net cash used for financing activities   —      (5,695)
           
Net decrease in cash and cash equivalents   (10)   (564)
           
Cash and cash equivalents, beginning of year   18,820    19,384 
           
Cash and cash equivalents, end of year  $18,810   $18,820 
           
Supplemental disclosure of cash flow information:          
           
     Cash paid for interest  $1,691   $1,691 
           
Disclosure of non-cash investing activities:          
     Accrued costs for purchase of real estate assets  $221   $914 
           
See accompanying notes to consolidated financial statements.

 

F-7
 

FSP 303 East Wacker Drive Corp.

Notes to Consolidated Financial Statements

 

1.     Organization

 

FSP 303 East Wacker Drive Corp. (the “Company”) was organized on December 13, 2006 as a corporation under the laws of the State of Delaware to purchase, own, and operate a twenty-eight story Class “A” multi-tenant office tower containing approximately 860,000 rentable square feet of space located in downtown Chicago, Illinois (the “Property”). The Company acquired the Property and commenced operations on January 5, 2007. Franklin Street Properties Corp. (“Franklin Street”) (NYSE MKT: FSP) holds the sole share of the Company’s common stock, $.01 par value per share (the “Common Stock”). Between February 2007 and December 2007, FSP Investments LLC (member, FINRA and SIPC), a wholly-owned subsidiary of Franklin Street, completed the sale on a best efforts basis of 2,210 shares of the Company’s preferred stock, $.01 par value per share (the “Preferred Stock”). FSP Investments LLC sold the Preferred Stock in a private placement offering to “accredited investors” within the meaning of Regulation D under the Securities Act of 1933.

 

All references to the Company refer to FSP 303 East Wacker Drive Corp. and its consolidated subsidiary, collectively, unless the context otherwise requires.

 

2.     Summary of Significant Accounting Policies

 

BASIS OF PRESENTATION

 

The accompanying consolidated financial statements include all of the accounts of the Company and its wholly-owned subsidiary. All significant intercompany accounts and transactions have been eliminated in consolidation.

 

ESTIMATES AND ASSUMPTIONS

 

The Company prepares its consolidated financial statements and related notes in conformity with accounting principles generally accepted in the United States of America (“GAAP”). These principles require management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the consolidated financial statements and the reported amounts of revenue and expenses during the reporting period. Actual results could differ from those estimates.

 

REAL ESTATE AND DEPRECIATION

 

Real estate assets are stated at the lower of cost or fair value, as appropriate, less accumulated depreciation.

 

Costs related to property acquisition and improvements are capitalized. Typical capital items include new roofs, site improvements, various exterior building improvements and major interior renovations.

 

Routine replacements and ordinary maintenance and repairs that do not extend the life of the asset are expensed as incurred. Funding for repairs and maintenance items typically is provided by cash flows from operating activities.

 

Depreciation is computed using the straight-line method over the assets' estimated useful lives as follows:

 

    Category Years
    Building - Commercial 39
    Building Improvements 15-39
    Furniture & Equipment 5-7

 

The Company reviews the Property to determine if the carrying amount will be recovered from future cash flows if certain indicators of impairment are identified at the Property. The evaluation of anticipated cash flows is highly subjective and is based in part on assumptions regarding future occupancy, rental rates and capital requirements that could differ materially from actual results in future periods. When indicators of impairment are present and the sum of the undiscounted future cash flows is less than the carrying value of such asset, an impairment loss is recorded equal to the difference between the asset’s current carrying value and its fair value based on discounting its estimated future cash flows. At December 31, 2013 and 2012, no impairment charges were recorded.

 

 

F-8
 

 

FSP 303 East Wacker Drive Corp.

Notes to Consolidated Financial Statements

 

2.     Summary of Significant Accounting Policies (continued)

 

REAL ESTATE AND DEPRECIATION (continued)

 

Depreciation expense of $4,499,000 and $4,098,000 is included in Depreciation and Amortization in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012, respectively.

 

ACQUIRED REAL ESTATE LEASES

 

Acquired real estate leases represent the estimated value of legal and leasing costs related to acquired leases that were included in the purchase price when the Company acquired the Property. The Company segregates these costs from its investment in real estate. The Company subsequently amortizes these costs on a straight-line basis over the remaining lives of the related leases. Amortization expense of $581,000 and $996,000 is included in Depreciation and Amortization in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012, respectively.

 

Acquired real estate lease costs included in the purchase price of the Property were $11,222,000. Detail of the acquired real estate leases is as follows:

 

(in thousands)  December 31,
   2013  2012
Cost  $4,704   $4,721 
Accumulated amortization   (4,051)   (3,487)
Book value  $653   $1,234 

 

The estimated annual amortization expense for the three years succeeding December 31, 2013 is as follows:

 

 (in thousands)      
 2014   $449 
 2015   $132 
 2016   $72 

 

ACQUIRED FAVORABLE REAL ESTATE LEASES

 

Acquired favorable real estate leases represent the value related to the leases when the lease payments due under a tenant’s lease exceed the market rate of the lease at the date the Property was acquired. The Company reports this value separately from its investment in real estate. The Company subsequently amortizes this amount on a straight-line basis over the remaining life of the tenant’s lease. Amortization of $587,000 and $637,000 is shown as a reduction of rental income in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012, respectively.

 

The acquired favorable real estate leases included in the purchase price of the property were $8,034,000. Detail of the acquired favorable real estate leases is as follows:

  

(in thousands)  December 31,
   2013  2012
Cost  $4,755   $4,771 
Accumulated amortization   (4,095)   (3,524)
Book value  $660   $1,247 

 

F-9
 

FSP 303 East Wacker Drive Corp.

Notes to Consolidated Financial Statements

 

2.     Summary of Significant Accounting Policies (continued)

 

ACQUIRED FAVORABLE REAL ESTATE LEASES (continued)

 

The estimated annual amortization for the three years succeeding December 31, 2013 is as follows:

 

 (in thousands)      
 2014   $478 
 2015   $123 
 2016   $59 

 

ACQUIRED UNFAVORABLE REAL ESTATE LEASES

 

Acquired unfavorable real estate leases represent the value relating to leases with rents below the market rate at the time the Property was acquired. Amortization is computed using the straight-line method over the lives of the leases assumed. Amortization of $17,000 is included with rental revenue in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012.

 

The acquired unfavorable real estate leases included in the purchase price of the property were $613,000. Details of the acquired unfavorable real estate leases are as follows:

 

(in thousands)  December 31,
   2013  2012
Cost  $162   $162 
Accumulated amortization   (118)   (101)
Book value  $44   $61 

 

The estimated annual amortization for the three years succeeding December 31, 2013 is as follows:

 

 (in thousands)      
 2014   $17 
 2015   $16 
 2016   $11 

 

CASH AND CASH EQUIVALENTS

 

The Company considers all highly liquid debt instruments with an initial maturity of three months or less to be cash equivalents.

 

F-10
 

FSP 303 East Wacker Drive Corp.

Notes to Consolidated Financial Statements

 

2.      Summary of Significant Accounting Policies (continued)

 

RESTRICTED CASH AND INVESTMENT

 

The Company is required under the loan payable to hold proceeds from the loan in a restricted reserve account or accounts. Restricted investment under the loan payable consists of investments in certificates of deposit and a U.S. Treasury Bill which the Company has the ability and intent to hold until their maturity. As of December 31, 2013, the Company held various certificates of deposit with original maturities of four months at a total carrying value of $12,000,000. The Company also held an investment in a U.S. Treasury Bill that matures on March 6, 2014 with a carrying value of $11,997,000.

 

CONCENTRATION OF CREDIT RISKS

 

Cash, cash equivalents and short-term investments are financial instruments that potentially subject the Company to a concentration of credit risk. The Company maintains its cash balances and short-term investments principally in banks which the Company believes to be creditworthy. The Company periodically assesses the financial condition of the banks and believes that the risk of loss is minimal. Cash balances held with various financial institutions frequently exceed the insurance limit of $250,000 provided by the Federal Deposit Insurance Corporation.

 

For the years ended December 31, 2013 and 2012, rental income was derived from various tenants. As such, future receipts are dependent upon the financial strength of the lessees and their ability to perform under the lease agreements.

 

The following tenants represent greater than 10% of rental revenue as of December 31, 2013 and 2012:

 

 

   2013  2012
Maximus   19.4%   13.5%
AECOM   16.8%   16.6%
Interwoven   11.7%   11.0%
Groupon Inc   0.0%   12.2%

 

The Groupon Inc. lease expired on July 30, 2013.

 

FINANCIAL INSTRUMENTS

 

The Company estimates that the carrying value of cash and cash equivalents, restricted cash, restricted investment, and loan payable approximate their fair values based on their short-term maturity and prevailing interest rates.

 

STEP RENT RECEIVABLE

 

Certain leases provide for fixed rental increases over the life of the lease. Rental revenue is recognized on the straight-line basis over the related lease term; however, billings by the Company are based on required minimum rentals in accordance with the lease agreements. Step rent receivable, which is the cumulative revenue recognized in excess of amounts billed by the Company, is $3,794,000 and $2,207,000 at December 31, 2013 and 2012, respectively.

 

TENANT RENT AND OTHER RECEIVABLES

 

Tenant rent and other receivables are reported at the amount the Company expects to collect on balances outstanding at year-end. The Company provides an allowance for doubtful accounts based on its estimate of a tenant’s ability to make future rent payments. The computation of this allowance is based in part on the tenant’s payment history and current credit status. Management monitors outstanding balances and tenant relationships and concluded that an allowance of $0 and $64,000 as of December 31, 2013 and 2012, respectively, is sufficient.

 

DEFERRED LEASING COSTS

 

Deferred leasing commissions represent direct and incremental external leasing costs incurred in the leasing of commercial space. These costs are capitalized and are amortized on a straight-line basis over the terms of the related lease agreements. Amortization expense was $512,000 and $435,000 for the years ended December 31, 2013 and 2012, respectively.

F-11
 

FSP 303 East Wacker Drive Corp.

Notes to Consolidated Financial Statements

 

2.     Summary of Significant Accounting Policies (continued)

 

REVENUE RECOGNITION

 

The Company has retained substantially all of the risks and benefits of ownership of the Company's commercial property and accounts for its leases as operating leases. Rental income from leases, which may include rent concession (including free rent and tenant improvement allowances) and scheduled increases in rental rates during the lease term, is recognized on a straight-line basis. The Company does not have any percentage rent arrangements with its commercial property tenants. Reimbursable costs are included in rental income in the year earned.

 

A schedule showing the components of rental revenue is shown below.

 

   Year Ended  Year Ended
   December 31,  December 31,
(in thousands)  2013  2012
Income from leases  $9,048   $12,764 
Straight-line rent adjustment   1,112    (203)
Reimbursable expenses and parking   4,441    7,537 
Termination fees   52    —   
Amortization of favorable leases   (587)   (637)
Amortization of unfavorable leases   17    17 
           
     Total  $14,083   $19,478 

 

 

INTEREST INCOME

 

Interest income is recognized when the earnings process is complete.

 

INCOME TAXES

 

The Company has elected to be taxed as a Real Estate Investment Trust (“REIT”) under the Internal Revenue Code of 1986, as amended. As a REIT, the Company generally is entitled to a tax deduction for dividends paid to its stockholders, thereby effectively subjecting the distributed net income of the Company to taxation at the stockholder level only. The Company must comply with a variety of restrictions to maintain its status as a REIT. These restrictions include the type of income it can earn, the type of assets it can hold, the number of stockholders it can have and the concentration of their ownership, and the amount of the Company’s taxable income that must be distributed annually.

 

NET INCOME PER SHARE

 

Basic net income per share of Preferred Stock is computed by dividing net income by the weighted average number of shares of Preferred Stock outstanding during the period. Diluted net income per share of Preferred Stock reflects the potential dilution that could occur if securities or other contracts to issue shares were exercised or converted into shares. There were no potential dilutive shares outstanding at December 31, 2013 and 2012. Subsequent to the completion of the offering shares of Preferred Stock, the holder of Common Stock is not entitled to share in any income nor in any related dividend.

 

FAIR VALUE MEASUREMENTS

 

Fair value is defined as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. There is also an established fair value hierarchy which requires an entity to maximize the use of observable inputs and minimize the use of unobservable inputs when measuring fair value. The standard describes three levels of inputs that may be used to measure fair value. Financial assets and liabilities recorded on the Consolidated Balance Sheets at fair value are categorized based on the inputs to the valuation techniques as follows:

F-12
 

FSP 303 East Wacker Drive Corp.

Notes to Consolidated Financial Statements

 

2.     Summary of Significant Accounting Policies (continued)

 

FAIR VALUE MEASUREMENTS (continued)

 

Level 1 inputs are quoted prices (unadjusted) in active markets for identical assets or liabilities that the Company has the ability to access. Level 2 inputs are inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly. Level 2 inputs may include quoted prices for similar assets and liabilities in active markets, as well as inputs that are observable for the asset or liability (other than quoted prices), such as interest rates, foreign exchange rates, and yield curves that are observable at commonly quoted intervals. Level 3 inputs are unobservable inputs for the asset or liability, which is typically based on an entity’s own assumptions, as there is little, if any, related market activity or information. In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. The Company’s assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability. These inputs were considered and applied to the Company’s restricted investment, and Level 1 inputs were used to value the investment.

 

SUBSEQUENT EVENTS

 

In preparing these consolidated financial statements, the Company evaluated events that occurred through the date of issuance of these financial statements for potential recognition or disclosure.

 

3.      Income Taxes

 

The Company files as a REIT under Sections 856-860 of the Internal Revenue Code of 1986, as amended. In order to qualify as a REIT, the Company is required to distribute at least 90% of its taxable income to stockholders and to meet certain asset and income tests as well as certain other requirements. The Company will generally not be liable for federal income taxes, provided it satisfies these requirements. Even as a qualified REIT, the Company is subject to certain state and local taxes on its income and property.

 

The Company adopted an accounting pronouncement related to uncertainty in income taxes effective January 1, 2007, which did not result in recording a liability, nor was any accrued interest and penalties recognized with the adoption. Accrued interest and penalties will be recorded as income tax expense, if the Company records a liability in the future. The Company’s effective tax rate was not affected by the adoption. The Company files income tax returns in the U.S. federal jurisdiction and the State of Illinois jurisdiction. The statute of limitations for the Company’s income tax returns is generally three years and as such, the Company’s returns that remain subject to examination would be primarily from 2010 and thereafter.

 

During the years 2006 to 2013, the Company incurred a net operating loss for income tax purposes of approximately $8,622,000 which can be carried forward until it expires between 2026 and 2033. The gross amount of net operating losses available to the Company was $8,622,000 and $5,876,000 as of December 31, 2013 and 2012, respectively.

 

At December 31, 2013, the Company’s net tax basis of its real estate assets was $162,573,000.

 

F-13
 

FSP 303 East Wacker Drive Corp.

Notes to Consolidated Financial Statements

 

3.      Income Taxes (continued)

 

The following schedule reconciles net income to taxable income subject to dividend requirements:

 

   Year Ended  Year Ended
   December 31,  December 31,
(in thousands)  2013  2012
           
Net income (loss)  $(2,336)  $1,532 
           
Adjustments:  Book depreciation and amortization   5,622    5,560 
                          Amortization of favorable real estate leases   587    637 
                          Deferred rent   1    (3)
                          Other adjustment   —      4 
                          Tax depreciation and amortization   (5,447)   (4,516)
                          Amortization of unfavorable real estate leases   (17)   (17)
                          Straight-line rent adjustment   (1,156)   195 
Taxable income (loss)  $(2,746)  $3,392 

 

The following schedule summarizes the tax components of the distributions paid for the years ended December 31:

 

(in thousands)  2013   2012 
   Preferred   %   Preferred   % 
Ordinary income  $—    —   $3,485    61% 
Return of Capital   —    —    2,210    39% 
Total  $—    —   $5,695    100% 

 

4.     Loan Payable

 

On August 3, 2011, the Company entered into a mortgage note in favor of John Hancock Life Insurance Company (U.S.A.) (the “Lender”) to evidence a loan (the “Loan”) in the original principal amount of $35,000,000 that matures on September 1, 2021. The proceeds of the Loan are being held by the Lender for the Company’s benefit in a restricted reserve account or accounts to be drawn upon by the Company from time to time for tenant improvement costs and leasing commissions at the Property upon satisfaction of certain conditions. The Loan bears interest at the fixed rate of 4.83% per annum. The Company is obligated to make monthly payments of interest only for the initial 60 months of the Loan. Thereafter, the Company is obligated to make monthly payments of principal and interest for the remaining 60 months, based on a 25-year amortization schedule, until the maturity date, when all outstanding amounts become due. The Loan is secured, in part, by a mortgage, assignment of leases and rents and security agreement (the “Mortgage”) from the Company in favor of the Lender. The Mortgage constitutes a lien against the Property and has been recorded in the land records of Cook County, Illinois. Subject to customary exceptions, the Loan is nonrecourse to the Company. As of December 31, 2013, the Company had made aggregate draw requests under the Loan of $10,312,000. Interest expense from the Loan for each of the years ended December 31, 2013 and 2012 was $1,691,000. The documents evidencing and securing the Loan include restrictions on property liens and requires compliance with various financial covenants. Financial covenants include the requirement that the Company provide annual reporting. The Company was in compliance with the Loan covenants as of December 31, 2013 and December 31, 2012.

 

Fees paid associated with the Loan were $304,000 and are being amortized on the straight-line basis over the term of the loan. Amortization expense for the years ended December 31, 2013 and 2012 is $30,000 and $31,000, respectively, and is included in interest expense in the Company’s Consolidated Statements of Operations.

F-14
 

FSP 303 East Wacker Drive Corp.

Notes to Consolidated Financial Statements

 

5.     Capital Stock

 

PREFERRED STOCK

 

Generally, each holder of shares of Preferred Stock is entitled to receive ratably all dividends, if any, declared by the Board of Directors out of funds legally available. The right to receive dividends is non-cumulative, and no right to dividends shall accrue by reason of the fact that no dividend has been declared in any prior year. Each holder of shares of Preferred Stock will be entitled to receive, to the extent that funds are available therefore, $100,000 per share of Preferred Stock, before any payment to the holder of Common Stock, out of distributions to stockholders upon liquidation, dissolution or the winding up of the Company; the balance of any such funds available for distribution will be distributed among the holders of shares of Preferred Stock and the holder of Common Stock, pro rata based on the number of shares held by each; provided, however, that for these purposes, one share of Common Stock will be deemed to equal one-tenth of a share of Preferred Stock.

 

In addition to certain rights to remove and replace directors with or without cause, the holders of a majority of the then outstanding shares of Preferred Stock shall have the further right to approve or disapprove a proposed sale of the Property, the merger of the Company with any other entity and amendments to the corporate charter. A vote of the holders of not less than 66.67% of the then outstanding shares of Preferred Stock is required for the issuance of any additional shares of capital stock. Holders of shares of Preferred Stock have no redemption or conversion rights.

 

COMMON STOCK

 

Franklin Street is the sole holder of the Company’s Common Stock. Franklin Street has the right to vote to elect the directors of the Company and to vote on all matters, subject to the voting rights of the Preferred Stock set forth above. Subsequent to the completion of the offering of the shares of Preferred Stock in December 2007, Franklin Street, as the holder of Common Stock, was not, and is not entitled to share in any earnings or any related dividend with respect to the Common Stock.

 

6.       Related Party Transactions

 

Asset Management Agreement

 

The Company has in the past engaged in and currently engages in transactions with a related party, Franklin Street, and its subsidiaries, FSP Investments LLC and FSP Property Management LLC (collectively “FSP”). The Company expects to continue to have related party transactions with FSP in the form of management fees paid to FSP to manage the Company on behalf of its stockholders. FSP Property Management LLC currently provides the Company with asset management and financial reporting services. The asset management agreement between the Company and FSP Property Management LLC requires the Company to pay FSP Property Management LLC a monthly fee equal to one-half of one percent (.5%) of the gross revenues of the Property. The asset management agreement between the Company and FSP Property Management LLC may be terminated by either party without cause at any time, upon at least thirty (30) days’ written notice. For the years ended December 31, 2013 and 2012, management fees paid were approximately $65,000 and $98,000, respectively.

 

Investor Services Agreement

 

On August 14, 2012, the Company entered into an Investor Services Agreement (the “FSPI Agreement”) with FSP Investments LLC for the provision of investor services to holders of the Company’s preferred stock. FSP Investments LLC is a wholly-owned subsidiary of Franklin Street, which is the sole holder of the Company’s one share of Common Stock that is issued and outstanding. FSP Investments LLC acted as a real estate investment firm and broker/dealer with respect to (a) the Company’s organization, (b) the Company’s acquisition of the Property and (c) the sale of the Company’s equity interests. The FSPI Agreement requires the Company to pay a monthly service fee of $500 for services performed under the FSPI Agreement, and to reimburse FSP Investments LLC for its reasonable out-of-pocket expenses incurred in connection with the FSPI Agreement. The FSPI Agreement may be terminated by either party with thirty days written notice or immediately upon certain events of default set forth in the FSPI Agreement. For the years ended December 31, 2013 and 2012, investor services fees and expenses paid were approximately $15,000 and $3,000, respectively.

F-15
 

FSP 303 East Wacker Drive Corp.

Notes to Consolidated Financial Statements

 

6.      Related Party Transactions (continued)

 

Ownership of Preferred Stock and Common Stock

 

On December 27, 2007, Franklin Street purchased 965.75 shares of the Preferred Stock (or approximately 43.7%) of the Company for consideration totaling $82,813,000. Prior to purchasing any shares of the Preferred Stock, Franklin Street agreed to vote any shares held by it on any matter presented to the holders of the Preferred Stock in a manner that approximates as closely as possible the votes cast in favor of and opposed to such matter by the holders of the Preferred Stock other than Franklin Street and its affiliates. For purposes of determining how Franklin Street votes its shares of the Preferred Stock, abstentions and non-votes by stockholders other than Franklin Street are not considered. Franklin Street is entitled to distributions that are declared on the Preferred Stock.

 

Franklin Street is the sole holder of the Company’s one share of Common Stock that is issued and outstanding. Subsequent to the completion of the private placement of the Preferred Stock in December 2007, Franklin Street has not been entitled to share in earnings or any dividend related to the Common Stock.

 

7.     Commitments and Contingencies

 

The Company, as lessor, has minimum future rentals due under non-cancelable operating leases as follows:

 

    Year Ending    
(in thousands)   December 31,   Amount
    2014    $           9,103
    2015                 9,124
    2016                 8,461
    2017                 6,282
    2018                 5,558
    Thereafter               25,946
         
         $         64,474

 

In addition, the lessees are liable for real estate taxes and certain operating expenses of the Property pursuant to lease agreements.

 

8.     Segment Reporting

 

The Company operates in one industry segment, which is real estate ownership of commercial property. At December 31, 2013 and 2012, the Company owned and operated the Property in that one segment.

 

9.     Accounts Payable and Accrued Expenses

 

Accounts payable and accrued expenses consist of the components shown below:

 

   December 31,   
(in thousands)  2013  2012
           
Accrued property tax  $3,306   $4,474 
Deferred rental income   881    200 
Accrued capital expenditures   147    861 
Accounts payable and other accrued expenses   825    514 
Due to tenant - real estate taxes   —      288 
Due to tenant - tenant improvements   74    69 
           
      Total  $5,233   $6,406 

 

 

F-16
 

 

SCHEDULE III

 

FSP 303 East Wacker Drive Corp.

Real Estate and Accumulated Depreciation

December 31, 2013

 

(in thousands)

 

      Initial Cost  Historical Costs       
Description  Encumbrances  Land  Buildings
Improvements
and Equipment		  Costs
Capitalized
(Disposals)
Subsequent to
Acquisition		  Land  Buildings
Improvements
and
Equipment		  Total
(1)		  Accumulated
Depreciation		  Total Costs,
Net of
Accumulated
Depreciation		  Depreciable
Life
(Years)		  Date of
Acquisition		 
   (in thousands)       
303 East Wacker,
Chicago, Illinois		  $35,000  $26,200  $128,502  $16,955  $26,200  $145,457  $171,657  $26,375  $145,282  5- 39   2007 

  

(1)The aggregate cost for Federal Income Tax purposes is $190,302.

 

F-17
 

FSP 303 East Wacker Drive Corp.

 

The following table summarizes the changes in the Company’s real estate investments and accumulated depreciation:

 

   December 31,  December 31,
(in thousands)  2013  2012
           
Real estate investments, at cost:          
   Balance, beginning of year  $165,354   $162,737 
       Improvements   7,066    2,617 
       Dispositions   (763)   —   
           
   Balance, end of year  $171,657   $165,354 
           
Accumulated depreciation:          
    Balance, beginning of year  $22,639   $18,541 
        Depreciation   4,499    4,098 
        Dispositions   (763)   —   
           
    Balance, end of year  $26,375   $22,639 

 

F-18

 EX-31.1 2 ex31-1.htm

Exhibit 31.1

 

CERTIFICATIONS

 

 

I, George J. Carter, certify that:

 

1.I have reviewed this Annual Report on Form 10-K of FSP 303 East Wacker Drive Corp.;

 

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4.The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

 

(a)Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

(b)Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

(c)Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

(d)Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5.The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

(a)All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

(b)Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

 

Date: March 7, 2014   /s/ George J. Carter
    George J. Carter
    President (Principal Executive Officer)

 

 EX-31.2 3 ex31-2.htm

Exhibit 31.2

 

CERTIFICATIONS

 

 

I, Barbara J. Fournier, certify that:

 

1.I have reviewed this Annual Report on Form 10-K of FSP 303 East Wacker Drive Corp.;

 

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4.The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

 

(a)Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

(b)Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

(c)Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

(d)Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5.The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

(a)All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

(b)Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

 

Date: March 7, 2014 /s/ Barbara J. Fournier
  Barbara J. Fournier
  Chief Operating Officer (Principal Financial Officer)

 EX-32.1 4 ex32-1.htm

Exhibit 32.1

 

 

CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350

 

AS ADOPTED PURSUANT TO

 

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

 

 

In connection with the Annual Report on Form 10-K of FSP 303 East Wacker Drive Corp. (the "Company") for the year ended December 31, 2013 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), the undersigned, George J. Carter, President and principal executive officer of the Company, hereby certifies, pursuant to 18 U.S.C. Section 1350, that, to his knowledge:

 

(1) the Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

 

(2) the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

 

 

 

 

Date: March 7, 2014   /s/ George J. Carter
    George J. Carter
    President (Principal Executive Officer)

 EX-32.2 5 ex32-2.htm

Exhibit 32.2

 

 

CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350

 

AS ADOPTED PURSUANT TO

 

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

 

 

In connection with the Annual Report on Form 10-K of FSP 303 East Wacker Drive Corp. (the "Company") for the year ended December 31, 2013 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), the undersigned, Barbara J. Fournier, Chief Operating Officer and principal financial officer of the Company, hereby certifies, pursuant to 18 U.S.C. Section 1350, that, to her knowledge:

 

(1) the Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

 

(2) the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

 

 

Date: March 7, 2014 /s/ Barbara J. Fournier
  Barbara J. Fournier
  Chief Operating Officer (Principal Financial Officer)

 

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MARGIN: 0in 0in 0pt;" align="center">&#160;</p></td></tr> <tr style="padding:0;PADDING-BOTTOM: 0px; PADDING-LEFT: 0px; PADDING-RIGHT: 0px; PADDING-TOP: 0px;"> <td style="BORDER-BOTTOM: medium none; BORDER-LEFT: medium none; PADDING-BOTTOM: 0in; PADDING-LEFT: 0in; WIDTH: 48.08%; PADDING-RIGHT: 0in; BORDER-TOP: medium none; BORDER-RIGHT: medium none; PADDING-TOP: 0in;" valign="bottom" width="48%"> <p style="MARGIN: 0in 0in 0pt;">&#160;</p></td> <td style="PADDING-BOTTOM: 0in; PADDING-LEFT: 0in; WIDTH: 4.32%; PADDING-RIGHT: 0in; PADDING-TOP: 0in;" valign="bottom" width="4%"> <p style="TEXT-ALIGN: center; MARGIN: 0in 0in 0pt;" align="center">&#160;</p></td> <td style="BORDER-BOTTOM: windowtext 1pt solid; BORDER-LEFT: medium none; PADDING-BOTTOM: 0in; PADDING-LEFT: 0in; WIDTH: 20.76%; PADDING-RIGHT: 0in; BORDER-TOP: medium none; BORDER-RIGHT: medium none; PADDING-TOP: 0in;" valign="bottom" width="20%" colspan="2"> <p style="TEXT-ALIGN: center; MARGIN: 0in 0in 0pt;" align="center"><b><font style="FONT-FAMILY: Times New Roman; 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The Company subsequently amortizes this amount on a straight-line basis over the remaining life of the tenant&#8217;s lease.&#160; Amortization of $587,000 and $637,000 is shown as a reduction of rental income in the Company&#8217;s Consolidated Statements of Operations for the years ended December&#160;31, 2013 and 2012, respectively.</font></p> <p style="MARGIN: 0in 0in 0pt;">&#160;</p> <p style="MARGIN: 0in 0in 0pt;"><font style="FONT-FAMILY: Times New Roman; FONT-SIZE: 10pt;" size="2">The acquired favorable real estate leases included in the purchase price of the property were $8,034,000. 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same has been considered as taxable income. Reconciliation of Income from Book Basis to Tax Basis Other Other adjustment Represents the other income or expenses, which have not been considered in the books of the entity but are taxable. Reconciliation of Income from Book Basis to Tax Basis Depreciation and Amortization Tax Basis Tax depreciation and amortization The current period expense considered for tax purpose charged against earnings on long-lived, physical assets not used in production, and which are not intended for resale, to allocate or recognize the cost of such assets over their useful lives; or to record the reduction in book value of an intangible asset over the benefit period of such asset; or to reflect consumption during the period of an asset that is not used in production. Reconciliation of Income from Amortization Unfavorable Real Estate Leases Amortization of unfavorable real estate Represents the portion of the difference between total income tax expense (benefit) as reported in the Income Statement and the expected income tax expense (benefit) computed by applying the domestic federal statutory income tax rates to pretax income from continuing operations attributable to the amortization of unfavorable real estate leases for the period. Reconciliation of Income from Book Basis to Tax Basis Rent Straight-line rent adjustment Represents the current period expense considered for tax purpose charged against earnings on a straight-line basis. Reconciliation of Income from Book Basis to Tax Basis Profit (Loss) Tax Basis Taxable income (loss) Represents the net income or losses considered as taxable. Tax Components of Preferred Stock Dividends Cash Paid [Abstract] Tax components of the distributions paid Preferred Stock Dividends Cash Paid Ordinary Taxable Distribution Ordinary income Represents the aggregate dividends paid during the period for preferred stock outstanding treated as ordinary taxable distribution for federal tax purposes. Preferred Stock Dividends Cash Paid Return of Capital Return of Capital Represents the aggregate dividends paid during the period for preferred stock outstanding treated as return of capital for federal tax purposes. Preferred Stock Dividends Cash Paid Ordinary Taxable Distribution Percentage Ordinary income (as a percent) Represents the percentage of aggregate dividends paid during the period for preferred stock outstanding treated as ordinary taxable distribution for federal tax purposes. Amendment Description Acquired favorable real estate leases, net of accumulated amortization of $4,095 and $3,524, respectively Off Market Lease, Favorable Net This element represents the identifiable intangible asset established upon acquisition based on a favorable difference between the terms of an acquired lease and the current market terms for that lease at the acquisition date, less accumulated amortization and any impairment charges. Book value Amendment Flag Restricted Certificates of Deposit at Carrying Value Carrying value of certificates of deposit The carrying amounts of a savings certificate entitling the Entity (that is, bearer) to receive interest at an established maturity date, based upon a fixed interest rate, which are restricted as to withdrawal or usage. A certificate of deposit may be issued in any denomination. Certificates of deposit are generally issued by commercial banks and, therefore, insured by the FDIC (up to the prescribed limit). Certificates of deposit generally restrict holders from withdrawing funds on demand without the incurrence of penalties. Generally, only certificates of deposit with original maturities of three months or less qualify as cash equivalents. Original maturity means original maturity to the entity holding the investment. As a related example, both a three-month US Treasury bill and a three-year Treasury note purchased three months from maturity qualify as cash equivalents. However, a Treasury note purchased three-years ago does not become a cash equivalent when its remaining maturity is three months. Acquired favorable real estate leases, accumulated amortization Off Market Lease, Favorable Accumulated, Amortization The amount of accumulated amortization of the identifiable intangible asset established upon acquisition based on a favorable difference between the terms of an acquired lease and the current market terms for that lease at the acquisition date. Accumulated amortization Accumulated amortization Acquired unfavorable real estate leases, accumulated amortization Unfavorable Real Estate Leases, Accumulated Amortization The amount of accumulated amortization related to unfavorable real estate leases. Step rent receivable, allowance for doubtful accounts Allowance for Doubtful Deferred Rent Receivables The valuation allowance, as of the balance sheet date, to reduce the gross amount of deferred rent receivables to estimated net realizable value. Earnings Per Preferred Share Basic and Diluted Net income (loss) per preferred share, basic and diluted (in dollars per share) The amount of net income or loss for the period per each share of the preferred stock in instances when basic and diluted earnings per share are the same amount and reported as a single line item on the face of the financial statements. Weighted Average Number of Preferred Shares Outstanding, Basic and Diluted Weighted average number of preferred shares outstanding, basic and diluted (in shares) The average number of preferred shares or units issued and outstanding that are used in calculating basic and diluted EPS. Amortization of favorable leases The aggregate expense charged against earnings to allocate the asset associated with the acquisition of an above-market lease when the terms of the lease are favorable to the market terms for the lease at the date of acquisition in a systematic and rational manner to the periods expected to be impacted from such asset. As a noncash expense, this element is added back to net income when calculating cash provided by (used in) operations using the indirect method. Amortization, Favorable Real Estate Leases Amortization of favorable real estate leases Amortization of unfavorable real estate leases Amortization, Unfavorable Real Estate Leases The aggregate expense charged against earnings to allocate the liability associated with the acquisition of an off-market lease when the terms of the lease are unfavorable to the market terms for the lease at the date of acquisition in a systematic and rational manner to the periods expected to be impacted from such liability. As a noncash expense, this element is deducted from net income when calculating cash provided by (used in) operations using the indirect method. Amortization of unfavorable leases Amortization of unfavorable real estate leases Disclosure of non-cash investing activities: This element represents disclosure of non-cash investing activities:. Cash Flow, Non Cash Investing Activities Disclosure [Abstract] Disclosure of non-cash financing activities: This element represents disclosure of non-cash financing activities:. Cash Flow, Non Cash Financing Activities Disclosure [Abstract] Accrued deferred financing costs Noncash Accrued Deferred Finance Costs Represents the non-cash deferred finance costs of the entity for the reporting period. Document and Entity Information Number of stories in the multi-tenant office tower operated by the entity Number of Office Stories Represents the number of stories in the multi-tenant office tower operated by the entity. Number of Parking Garage Stalls Represents the number of stalls of underground parking garage. Number of stalls Organization and Basis of Presentation [Table] Represents the details pertaining to organization and its business. Franklin Street Properties Corp [Member] Details pertaining to Franklin Street Properties Corp., which holds the sole share of the entity's common stock. Franklin Street Current Fiscal Year End Date FSP Investments LLC [Member] Details pertaining to FSP Investments LLC which is a wholly-owned subsidiary of Franklin Street Properties Corp. FSP Investments LLC FSP Property Management LLC [Member] FSP Property Management LLC Details pertaining to FSP Property Management LLC which is the wholly-owned subsidiary of Franklin Street Properties Corp. Organization and Basis of Presentation [Line Items] Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table. Organization Original Maturity Term of Certificates of Deposit Represents the original maturity term of certificates of deposit. Certificates of deposit, maturity term Income Tax Returns Limitation Period Statute of limitation, period for income tax returns Represents the limitation period for the income tax returns filed by the entity. Debt Instrument Number of Initial Monthly Interest Repayments Represents the number of initial monthly interest repayments for the debt instrument. Number of monthly interest only payments Represents the number of remaining monthly principal and interest repayments for the debt instrument, which is based on a 25-year amortization schedule. Number of remaining monthly principal and interest repayments Debt Instrument Number of Remaining Monthly Principal and Interest Repayments Debt Instrument Amortization Term Represents the amortization term of the debt instrument. Debt amortization schedule Notice Period for Agreement Termination Represents the notice period required for the termination of asset management agreement with the related party. Notice period for termination of agreement Tabular disclosure of quarterly distributions paid by the Company. Schedule of distributions declared and paid by the company Schedule of Distributions Paid [Table Text Block] Number of shares of preferred stock purchased by the related party Represents the number of shares of preferred stock of the entity purchased by the related party. Related Party Transaction Purchase of Preferred Stock by Related Party Document Period End Date Consideration paid by related party for purchase of preferred stock Represents the consideration paid by the related party for the preferred stock of the entity. Related Party Transaction Purchase of Preferred Stock by Related Party Consideration Paid Percentage of preferred stock purchased by related party Represents the percentage of preferred stock of the entity purchased by the related party. Related Party Transaction Purchase of Preferred Stock by Related Party Percentage of Outstanding Preferred Stock Preferred Stock Underwritten Par or Stated Value Per Share Preferred stock, par value of underwritten shares (in dollars per share) Face amount or stated value per share of nonredeemable preferred stock underwritten (or preferred stock redeemable solely at the option of the issuer); generally not indicative of the fair market value per share. Preferred Stock Underwritten Shares Issued Preferred stock, underwritten shares issued (in shares) Total number of underwritten nonredeemable preferred shares (or preferred stock redeemable solely at the option of the issuer) issued to shareholders (includes related preferred shares that were issued, repurchased, and remain in the treasury). May be all or portion of the number of preferred shares authorized. Excludes preferred shares that are classified as debt. Carrying value of U.S. treasury bill Debt (bills, notes or bonds) that are issued by the government of the United States which are short-term, highly liquid investments that are both readily convertible to known amounts of cash and so near their maturity that they present insignificant risk of changes in value because of changes in interest rates. Generally, only investments with original maturities of three months or less qualify under that definition. Original maturity means original maturity to the entity holding the investment. For example, both a three-month US Treasury bill and a three-year Treasury note purchased three months from maturity qualify as cash equivalents. However, a Treasury note purchased three-years ago does not become a cash equivalent when its remaining maturity is three months. These amounts are restricted as to withdrawal or usage. Restricted US Government Securities at Carrying Value Monthly Investor Service Fees Monthly service fees payable under the agreement Represents the monthly service fees under the agreement and to reimburse for its reasonable out-of-pocket expenses incurred in connection with the agreement. Represents the service fees paid under the agreement. Investor Service Fees Service fees paid Schedule of Reconciliation of Income from Book Basis to Tax Basis [Table Text Block] Schedule of reconciliation of net income to taxable income subject to dividend requirements Tabular disclosure of reconciliation of book net income to taxable income. Schedule of Income Tax Classification of Dividend Distributions [Table Text Block] Summary of tax components of the distributions paid Tabular disclosure of income tax classification of the per share dividend distributions into ordinary taxable distribution, long-term capital gain and return of capital. Entity [Domain] Reconciliation of Income from Book Basis to Tax Basis [Abstract] Reconciliation of net income to taxable income subject to dividend requirements Adjustments to Reconcile Net Income (Loss) to Taxable Income [Abstract] Adjustments: Book depreciation and amortization The current period expense as per books charged against earnings on long-lived, physical assets not used in production, and which are not intended for resale, to allocate or recognize the cost of such assets over their useful lives; or to record the reduction in book value of an intangible asset over the benefit period of such asset; or to reflect consumption during the period of an asset that is not used in production. Reconciliation of Income from Book Basis to Tax Basis Depreciation and Amortization Book Basis Reconciliation of Income from Amortization Favorable Real Estate Leases Amortization of favorable real estate Represents the portion of the difference between total income tax expense (benefit) as reported in the income statement and the expected income tax expense (benefit) computed by applying the domestic federal statutory income tax rates to pretax income from continuing operations attributable to the amortization of favorable real estate leases for the period. Preferred Stock Dividends Cash Paid Return of Capital Percentage Return of Capital (as a percent) Represents the percentage of aggregate dividends paid during the period for preferred stock outstanding treated as return of capital for federal tax purposes. Preferred Stock Dividends Cash Paid Aggregate Percentage Total (as a percent) Represents the percentage of aggregate dividends paid during the period for preferred stock outstanding. Preferred Stock, Minimum Percentage of Shares Outstanding to Vote for Additional Issuance of Common Stock Minimum percentage of outstanding preferred shares to be held by voters Represents the minimum percentage of outstanding shares of Preferred Stock held by voters for issuance of additional shares of capital stock. Tabular disclosure of future minimum payments receivable in the aggregate and for each of the five succeeding fiscal years for operating leases having initial or remaining non-cancelable lease terms in excess of one year. Schedule of Future Minimum Rental Payments Receivable for Operating Leases [Table Text Block] Schedule of minimum future rentals due under non-cancelable operating leases, as lessor Represents the carrying value as of the balance sheet date of obligations incurred through that date and payable for capital expenditures incurred. Accrued Capital Expenditures Accrued capital expenditures Accrued Real Estate Taxes to Tenant Due to tenant - real estate taxes Represents the carrying amount as of the balance sheet date of obligations incurred through that date and payable for real estate taxes to tenant. Accrued Tenant Improvements Due to tenant - tenant improvements Represents the carrying amount as of the balance sheet date of obligations incurred through that date and payable for tenant improvements. Represents information pertaining to 303 East Wacker, Chicago, Illinois. East Wacker 303 Chicago Illinois [Member] 303 East Wacker, Chicago, Illinois Represents the initial cost to the entity for buildings improvements and equipment. Real Estate and Accumulated Depreciation Initial Cost of Buildings Improvements and Equipment Initial Cost, Buildings Improvements and Equipment Real Estate and Accumulated Depreciation Carrying Amount of Buildings Improvements and Equipments Historical Costs, Buildings Improvements and Equipment The carrying amount at which buildings improvements and equipments are carried at the end of the period. Real Estate and Accumulated Depreciation Carrying Amount of Land and Buildings and Improvements and Equipments Historical Costs, Total Gross amount at which land and buildings and improvements and equipments are carried at the end of the period for each property. Disclosure of accounting policy for acquired favorable real estate leases. Acquired Favorable Real Estate Leases [Policy Text Block] ACQUIRED FAVORABLE REAL ESTATE LEASES Acquired Unfavorable Real Estate Leases [Policy Text Block] ACQUIRED UNFAVORABLE REAL ESTATE LEASES Disclosure of accounting policy for acquired unfavorable real estate leases. Restricted Cash and Investment [Policy Text Block] RESTRICTED CASH AND INVESTMENT Disclosure of accounting policy for restricted cash and investments. Step Rent Receivable [Policy Text Block] STEP RENT RECEIVABLE Disclosure of accounting policy related to leases that provide for fixed rental increases over the life of the lease. Interest Income [Policy Text Block] INTEREST INCOME Disclosure of accounting policy for recognition of interest income. Schedule of Acquired Favorable Real Estate Leases by Major Class [Table Text Block] Schedule of acquired favorable real estate leases Tabular disclosure of the characteristics, including initial carrying value, residual amount, weighted average useful life, of real estate leases established upon acquisition, based on a favorable difference between the terms of an acquired lease and the current market terms for that lease at the acquisition date. Tabular disclosure of estimated annual amortization expense for acquired favorable real estate leases. Schedule of Acquired Favorable Real Estate Leases Expected Amortization Expense [Table Text Block] Schedule of estimated annual amortization expense for acquired favorable real estate leases Schedule of Acquired Unfavorable Real Estate Leases by Major Class [Table Text Block] Schedule of acquired unfavorable real estate leases Tabular disclosure of acquired unfavorable real estate leases. Schedule of Expected Amortization Income [Table Text Block] Schedule of estimated annual amortization for acquired unfavorable real estate leases Tabular disclosure of estimated annual amortization for acquired unfavorable real estate leases. Finite Lived Intangible Asset Lease Costs Included in Purchase Price Acquired real estate lease costs included in the purchase price of the Property Represents the amount of lease costs included in the purchase price of assets, excluding financial assets and goodwill, lacking physical substance with a finite life. Cash and Cash Equivalents Funded Reserve Funded reserves Represents the amount of funded reserves set aside by the entity to meet future capital needs of the property. KPMG LLP [Member] KPMG LLP Represents KPMG LLP, a major customer of the entity. AECOM USA Inc [Member] AECOM Represents AECOM USA, Inc., a major customer of the entity. Groupon Inc [Member] Groupon Inc. Represents Groupon Inc., a major customer of the entity. Maximus [Member] Maximus Represents Maximus, a major customer of the entity. Step Rent Receivable [Abstract] STEP RENT RECEIVABLE Deferred Rent Receivable Adjustment Straight-line rent adjustment The adjustment during the reporting period in the amount due that is the result of the cumulative difference between actual rent due and rental income recognized on a straight-line basis. Termination Fees Revenue Termination fees Represents the amount of revenue derived from termination fees. Finite Lived Favourable Real Estate Leases Net [Abstract] ACQUIRED FAVORABLE REAL ESTATE LEASES Finite Lived Favourable Real Estate Leases Future Amortization Expense [Abstract] Estimated annual amortization expense for acquired favorable real estate leases Finite Lived Intangible Liabilities Net [Abstract] ACQUIRED UNFAVORABLE REAL ESTATE LEASES Finite Lived Intangible Liabilities Future Amortization Income [Abstract] Estimated annual amortization expense for acquired unfavorable real estate leases Finite Lived Favourable Real Estate Leases Amortization Expense Next Twelve Months Represents the amount of amortization expense expected to be recognized during the next fiscal year following the latest fiscal year for favorable real estate leases established upon acquisition, based on a favorable difference between the terms of an acquired lease and the current market terms for that lease at the acquisition date. 2014 Finite Lived Favourable Real Estate Leases Amortization Expense Year Five Represents the amount of amortization expense expected to be recognized during the fifth fiscal year following the latest fiscal year for favorable real estate leases established upon acquisition, based on a favorable difference between the terms of an acquired lease and the current market terms for that lease at the acquisition date. 2018 Finite Lived Favourable Real Estate Leases Amortization Expense Year Four Represents the amount of amortization expense expected to be recognized during the fourth fiscal year following the latest fiscal year for favorable real estate leases established upon acquisition, based on a favorable difference between the terms of an acquired lease and the current market terms for that lease at the acquisition date. 2017 Finite Lived Favourable Real Estate Leases Amortization Expense Year Three Represents the amount of amortization expense expected to be recognized during the third fiscal year following the latest fiscal year for favorable real estate leases established upon acquisition, based on a favorable difference between the terms of an acquired lease and the current market terms for that lease at the acquisition date. 2016 Finite Lived Favourable Real Estate Leases Amortization Expense Year Two Represents the amount of amortization expense expected to be recognized during the second fiscal year following the latest fiscal year for favorable real estate leases established upon acquisition, based on a favorable difference between the terms of an acquired lease and the current market terms for that lease at the acquisition date. 2015 Finite Lived Favourable Real Estate Leases Costs Included in Purchase Price Represents the amount of lease costs included in favorable real estate leases. Acquired favorable real estate lease costs included in the purchase price of the Property Acquired unfavorable real estate lease costs included in the purchase price of the Property Finite Lived Unfavourable Real Estate Leases Costs Included in Purchase Price Represents the amount of lease costs included in unfavorable real estate leases. Summary of Significant Accounting Policies Future Amortization Income Year Five The amount of amortization income expected to be recognized during the fifth fiscal year following the latest fiscal year. 2018 Future Amortization Income Year Four The amount of amortization income expected to be recognized during the fourth fiscal year following the latest fiscal year. 2017 Entity Well-known Seasoned Issuer Future Amortization Income Year One The amount of amortization income expected to be recognized during the first fiscal year following the latest fiscal year. 2014 Entity Voluntary Filers Future Amortization Income Year Three The amount of amortization income expected to be recognized during the third fiscal year following the latest fiscal year. 2016 Entity Current Reporting Status Future Amortization Income Year Two The amount of amortization income expected to be recognized during the second fiscal year following the latest fiscal year. 2015 Entity Filer Category Off Market Lease Favorable Gross This element represents the identifiable intangible asset established upon acquisition based on a favorable difference between the terms of an acquired lease and the current market terms for that lease at the acquisition date. Cost Entity Public Float Off Market Lease Unfavorable Gross This element represents a liability associated with the acquisition of an off-market lease when the terms of the lease are unfavorable to the market terms for the lease at the date of acquisition. Cost Entity Registrant Name Rent Receivable [Policy Text Block] TENANT RENT AND OTHER RECEIVABLES Disclosure of accounting policy for rent receivable. Entity Central Index Key Retained Earnings and Distributions in Excess of Earnings [Member] Retained Earnings and Distributions in Excess of Earnings The cumulative amount of the reporting entity's undistributed earnings or deficit and the excess of retained earnings (or accumulated earnings) distributions to shareholders (or partners). Real Estate Federal Income Tax Basis Net The amount of the cost basis net of depreciation of a real estate investment for federal income tax purposes. Net tax basis of real estate assets Accounts payable and other accrued expenses Accounts Payable and Other Accrued Liabilities The proportion of one preferred share that the common stock will be entitled to upon liquidation. Preferred Stock Liquidation Preference Rate Portion of shares of Preferred Stock, which is equal to one share of common stock Real Estate Federal Income Tax Basis Gross The amount of the cost basis before depreciation of a real estate investment for federal income tax purposes. Aggregate cost for Federal Income Tax purposes Entity Common Stock, Shares Outstanding Draw on Escrow Account Funded by Term Loan Aggregate draw requests under the Loan Represent the aggregate amount of draw requests on the escrow account which is fully funded by the term loan. XO Communication [Member] XO Communication Represents XO Communication, a major customer of the entity. Represents the aggregate dividends declared during the prior period for each share of preferred stock outstanding. Preferred Stock Dividends Per Share Declared in Prior Years Dividend declared in prior years (in dollars per share) Interwoven [Member] Interwoven Represents Interwoven, a major customer of the entity. Accounts Payable and Accrued Expenses Accounts Payable and Accrued Liabilities Disclosure [Text Block] Document Fiscal Year Focus Document Fiscal Period Focus Legal Entity [Axis] Document Type Accounts Receivable, Net Tenant rent and other receivables, less allowance for doubtful accounts of $0 and $64, respectively Accounts payable and accrued expenses Total Accounts Payable and Accrued Liabilities Accounts Receivable, Net [Abstract] TENANT RENT AND OTHER RECEIVABLES Accrued property tax Accrual for Taxes Other than Income Taxes Accumulated Distributions in Excess of Net Income Retained earnings and distributions in excess of earnings Accumulated Amortization, Deferred Finance Costs Deferred financing costs, accumulated amortization Additional Paid in Capital Additional paid-in capital Additional Paid-in Capital Additional Paid-in Capital [Member] Adjustments, Noncash Items, to Reconcile Net Income (Loss) to Cash Provided by (Used in) Operating Activities [Abstract] Adjustments to reconcile net income (loss) to net cash provided by operating activities: Allowance for Doubtful Accounts Receivable Tenant rent receivable, allowance for doubtful accounts (in dollars) Amortization expense related to deferred leasing costs Amortization of Deferred Leasing Fees Amortization expense Amortization of Intangible Assets Amortization of Financing Costs Amortization expense included in interest expense Impairment charges Asset Impairment Charges Assets [Abstract] Assets: Assets Total assets BASIS OF PRESENTATION Basis of Accounting, Policy [Policy Text Block] Building Improvements [Member] Building Improvements Building [Member] Buildings Building - Commercial Capital Expenditures Incurred but Not yet Paid Accrued costs for purchase of real estate assets Cash and Cash Equivalents, at Carrying Value Cash and cash equivalents Cash and cash equivalents, beginning of year Cash and cash equivalents, end of year CASH AND CASH EQUIVALENTS Cash and Cash Equivalents, Policy [Policy Text Block] CASH AND CASH EQUIVALENTS Cash and Cash Equivalents, at Carrying Value [Abstract] Cash Flow, Noncash Investing and Financing Activities Disclosure [Abstract] Disclosure of non-cash investing activities: Insurance limit provided by Federal Deposit Insurance Corporation Cash, FDIC Insured Amount Carrying value of certificates of deposit Certificates of Deposit, at Carrying Value Commitments and Contingencies Commitments and Contingencies Disclosure [Text Block] Commitments and Contingencies Commitments and Contingencies: Commitments and Contingencies. Common Stock Common Stock [Member] Common Stock, Shares, Outstanding Common Stock, share outstanding (in shares) Common Stock, Value, Issued Common Stock, $.01 par value, 1 share authorized, issued and outstanding Common Stock, Shares, Issued Common Stock, share issued (in shares) Common Stock, Par or Stated Value Per Share Common Stock, par value (in dollars per share) Common Stock, Shares Authorized Common Stock, share authorized (in shares) Concentration Risk Type [Domain] Concentration Risk [Line Items] Concentration of credit risks Concentration Risk Benchmark [Domain] Concentration Risk [Table] Concentration Risk Benchmark [Axis] CONCENTRATION OF CREDIT RISKS Concentration Risk, Credit Risk, Policy [Policy Text Block] Concentration Risk Type [Axis] Concentration Risk, Percentage Concentration risk percentage Cost of Real Estate Revenue Rental operating expenses Costs and Expenses [Abstract] Expenses: Costs and Expenses Total expenses Customer Concentration Risk [Member] Customer concentration risk Long-term Debt, Gross Aggregate draw requests made Debt Instrument [Line Items] Loan payable Schedule of Long-term Debt Instruments [Table] Debt Disclosure [Text Block] Loan Payable Loan Payable Debt Instrument [Axis] Debt Instrument, Name [Domain] Debt Instrument, Increase, Additional Borrowings Principal amount of loan Debt Instrument, Interest Rate, Stated Percentage Debt fixed interest rate (as a percent) DEFERRED LEASING COSTS Deferred Charges, Policy [Policy Text Block] Deferred Finance Costs, Net Deferred financing costs, net of accumulated amortization of $73 and $43, respectively Deferred Costs, Leasing, Net [Abstract] DEFERRED LEASING COSTS Deferred Rent Receivables, Net Step rent receivable Deferred Costs, Leasing, Net Deferred leasing costs, net of accumulated amortization of $924 and $560, respectively Deferred rental income Deferred Rent Credit Deferred Costs, Leasing, Accumulated Amortization Deferred leasing costs, accumulated amortization Depreciation, Depletion and Amortization, Nonproduction Depreciation and amortization Depreciation, Depletion and Amortization Depreciation and amortization Depreciation expense Depreciation Dividend Declared [Member] Distribution declared Total Dividends, Preferred Stock, Cash Distributions - preferred stockholders or $2,577 per preferred share Dividends [Axis] Dividends [Domain] Earnings Per Share [Text Block] Net Income Per Share NET INCOME PER SHARE Earnings Per Share, Policy [Policy Text Block] Net Income Per Share NET INCOME PER SHARE Equity Component [Domain] FAIR VALUE MEASUREMENTS Fair Value Measurement, Policy [Policy Text Block] FINANCIAL INSTRUMENTS Fair Value of Financial Instruments, Policy [Policy Text Block] 2018 Finite-Lived Intangible Assets, Amortization Expense, Year Five Cost Finite-Lived Intangible Assets, Gross 2016 Finite-Lived Intangible Assets, Amortization Expense, Year Three Estimated annual amortization expense for acquired real estate leases Finite-Lived Intangible Assets, Net, Amortization Expense, Fiscal Year Maturity [Abstract] Finite-Lived Intangible Assets, Accumulated Amortization Acquired real estate leases, accumulated amortization Accumulated amortization ACQUIRED REAL ESTATE LEASES Finite-Lived Intangible Assets, Net [Abstract] 2014 Finite-Lived Intangible Assets, Amortization Expense, Next Twelve Months 2017 Finite-Lived Intangible Assets, Amortization Expense, Year Four 2015 Finite-Lived Intangible Assets, Amortization Expense, Year Two Finite-Lived Intangible Assets, Net Acquired real estate leases, net of accumulated amortization of $4,051 and $3,487, respectively Book value Fixtures and Equipment, Gross Furniture and equipment Furniture and Fixtures [Member] Furniture and Equipment Furniture & Equipment Impairment charges Impairment of Real Estate Consolidated Statements of Operations Income Tax Disclosure [Text Block] Income Taxes Income Taxes INCOME TAXES Income Tax, Policy [Policy Text Block] Increase (Decrease) in Deferred Leasing Fees Payments of deferred leasing costs Increase (Decrease) in Accounts Receivable Tenant rent and other receivable Increase (Decrease) in Accounts Payable and Accrued Liabilities Accounts payable and accrued expenses Increase (Decrease) in Operating Capital [Abstract] Changes in operating assets and liabilities: Increase (Decrease) in Prepaid Expense and Other Assets Prepaid expenses and other assets Increase (Decrease) in Security Deposits Tenant security deposits Restricted cash Increase (Decrease) in Restricted Cash for Operating Activities Increase (Decrease) in Stockholders' Equity Increase (Decrease) in Stockholders' Equity [Roll Forward] ACQUIRED REAL ESTATE LEASES Intangible Assets, Finite-Lived, Policy [Policy Text Block] Interest Expense Interest expense Interest Expense, Debt Interest expense on loan Interest Paid Cash paid for interest Investment Income, Interest Interest income Investment Building and Building Improvements Buildings and improvements Land Land Liabilities [Abstract] Liabilities: Liabilities Total liabilities Liabilities and Equity [Abstract] Liabilities and Stockholders' Equity: Liabilities and Equity Total Liabilities and Stockholders' Equity Loans Payable [Member] Loan Payable Loans Payable Loan payable Major Customers [Axis] Management Fee, Amount Paid Management fees paid Maximum [Member] Maximum Minimum [Member] Minimum Name of Major Customer [Domain] Cash flows from financing activities: Net Cash Provided by (Used in) Financing Activities, Continuing Operations [Abstract] Net cash provided by operating activities Net Cash Provided by (Used in) Operating Activities, Continuing Operations Cash flows from operating activities: Net Cash Provided by (Used in) Operating Activities, Continuing Operations [Abstract] Net Cash Provided by (Used in) Continuing Operations Net decrease in cash and cash equivalents Net cash provided by (used for) investing activities Net cash provided by (used for) investing activities Rentable square feet area of office and retail space Net Rentable Area Net cash used for financing activities Net Cash Provided by (Used in) Financing Activities, Continuing Operations Cash flows from investing activities: Net Cash Provided by (Used in) Investing Activities, Continuing Operations [Abstract] Net Income (Loss) Attributable to Parent Net income (loss) attributable to preferred stockholders Net income (loss) Number of Reportable Segments Number of industry segments Off-market Lease, Unfavorable Acquired unfavorable real estate leases, net of accumulated amortization of $118 and $101, respectively Book value 2017 Operating Leases, Future Minimum Payments Receivable, in Four Years 2014 Operating Leases, Future Minimum Payments Receivable, Current Net operating loss Operating Loss Carryforwards Thereafter Operating Leases, Future Minimum Payments Receivable, Thereafter 2018 Operating Leases, Future Minimum Payments Receivable, in Five Years Operating Income (Loss) Net income (loss) before interest income 2016 Operating Leases, Future Minimum Payments Receivable, in Three Years Operating Leases, Income Statement, Lease Revenue Income from leases 2015 Operating Leases, Future Minimum Payments Receivable, in Two Years Total Operating Leases, Future Minimum Payments Receivable Minimum future rentals due under non-cancelable operating leases Operating Leases, Future Minimum Payments Receivable [Abstract] Organization Organization, Consolidation and Presentation of Financial Statements Disclosure [Text Block] Organization Organization Summary of Significant Accounting Policies Organization, Consolidation and Presentation of Financial Statements Disclosure and Significant Accounting Policies [Text Block] Accounts Payable and Accrued Expenses Redemptions of restricted investments Payments to Acquire Restricted Investments Payments of Ordinary Dividends, Preferred Stock and Preference Stock Total Distributions Distributions to stockholders Fees paid associated with the loan Payments of Financing Costs Payments to Acquire Real Estate Purchase of real estate assets Preferred Stock, $.01 par value, 2,210 shares authorized, issued and outstanding, aggregate liquidation preference $221,000 Preferred Stock, Value, Issued Preferred Stock, shares authorized (in shares) Preferred Stock, Shares Authorized Cash distribution declared per preferred share (in dollars per share) Preferred Stock, Dividends Per Share, Declared Preferred Stock, Dividends, Per Share, Cash Paid Distributions Per Preferred Share (in dollars per share) Distributions, per preferred shares Preferred Stock, Shares Issued Preferred Stock, shares issued (in shares) Preferred Stock, Par or Stated Value Per Share Preferred Stock, par value (in dollars per share) Preferred Stock, aggregate liquidation preference Preferred Stock, Liquidation Preference, Value Liquidation preference value Preferred Stock, Liquidation Preference Per Share Preferred Stock, Shares Outstanding Preferred Stock, shares outstanding (in shares) Preferred Stock Preferred Stock [Member] Prepaid Expense and Other Assets Prepaid expenses and other assets Proceeds from loan payable Proceeds from Long-term Lines of Credit Redemptions of restricted investment Proceeds from Sale of Restricted Investments Property, Plant and Equipment, Useful Life Estimated useful lives Property, Plant and Equipment, Type [Domain] Property Management Fee, Percent Fee Percentage of gross revenues of property Property, Plant and Equipment [Abstract] Real Estate and Depreciation REAL ESTATE AND DEPRECIATION Property, Plant and Equipment [Line Items] Property, Plant and Equipment [Table Text Block] Schedule of estimated useful lives of real estate assets Property, Plant and Equipment, Type [Axis] Provision for Doubtful Accounts Increase (decrease) in bad debt reserve Range [Axis] Range [Domain] Initial Cost, Encumbrances Real Estate and Accumulated Depreciation, Amount of Encumbrances Initial Cost, Costs Capitalized (Disposals) Subsequent to Acquisition Real Estate and Accumulated Depreciation, Costs Capitalized Subsequent to Acquisition, Carrying Costs Depreciable Life Real Estate and Accumulated Depreciation, Life Used for Depreciation SCHEDULE III Real Estate and Accumulated Depreciation Depreciation Real Estate Accumulated Depreciation, Depreciation Expense SCHEDULE III Real Estate and Accumulated Depreciation Real Estate and Accumulated Depreciation Disclosure [Text Block] Historical Costs, Land Real Estate and Accumulated Depreciation, Carrying Amount of Land Real Estate Investment Property, Net [Abstract] Real estate investments, at cost: Real Estate and Accumulated Depreciation, by Property [Table] Name of Property [Domain] Real Estate Investment Property, at Cost Real estate investments, gross Real Estate Investment Property, Net Real estate investments, net Historical Costs, Total Costs, Net of Accumulated Depreciation Dispositions Real Estate Accumulated Depreciation, Real Estate Sold Balance, beginning of year Balance, end of year Real Estate Accumulated Depreciation Real Estate and Accumulated Depreciation Real Estate and Accumulated Depreciation [Line Items] Initial Cost, Land Real Estate and Accumulated Depreciation, Initial Cost of Land Name of Property [Axis] Historical Costs, Accumulated Depreciation Real Estate and Accumulated Depreciation, Accumulated Depreciation Real Estate Investment Property, Accumulated Depreciation Less accumulated depreciation Dispositions Real Estate, Cost of Real Estate Sold Improvements Real Estate, Improvements Real Estate Taxes and Insurance Real estate taxes and insurance Real Estate Revenue, Net Rental Total Balance, beginning of year Balance, end of year Real Estate, Gross REAL ESTATE AND DEPRECIATION Real Estate, Policy [Policy Text Block] Real estate investments, at cost: Reconciliation of Carrying Amount of Real Estate Investments [Roll Forward] Accumulated depreciation: Reconciliation of Real Estate Accumulated Depreciation [Roll Forward] Related Party Transactions Disclosure [Text Block] Related Party Transactions Related Party Transaction [Line Items] Related party transactions Related Party [Domain] Related Party Transactions Related Party [Axis] Restricted Cash and Cash Equivalents Restricted cash Restricted Cash and Investments [Abstract] Restricted Cash and Investments Restricted Investments Restricted investment Restricted Cash and Investment Restricted Cash and Cash Equivalents Items [Line Items] Revenue Recognition [Abstract] REVENUE RECOGNITION REVENUE RECOGNITION Revenue Recognition, Policy [Policy Text Block] Revenues Total revenue Revenues [Abstract] Revenues: Straight Line Rent Step rent receivable Sales Revenue, Services, Net [Member] Rental revenue Scenario, Unspecified [Domain] Schedule of tenants that represent greater than 10% of rental revenue Schedule of Revenue by Major Customers by Reporting Segments [Table Text Block] Schedule of estimated annual amortization expense for acquired real estate leases Schedule of Expected Amortization Expense [Table Text Block] Schedule of acquired real estate leases Schedule of Acquired Finite-Lived Intangible Assets by Major Class [Table Text Block] Schedule of components of accounts payable and accrued expenses Schedule of Accounts Payable and Accrued Liabilities [Table Text Block] Schedule of components of rental revenue Revenue from External Customers by Products and Services [Table Text Block] Schedule of Related Party Transactions, by Related Party [Table] Schedule of Property, Plant and Equipment [Table] Schedule of Restricted Cash and Cash Equivalents [Table] Security Deposit Liability Tenant security deposits Segment Reporting Segment Reporting Disclosure [Text Block] Segment Reporting Statement [Table] Scenario [Axis] Statement [Line Items] Statement Consolidated Statements of Changes in Stockholders' Equity Consolidated Statements of Cash Flows Equity Components [Axis] Consolidated Balance Sheets Stock Issued During Period, Shares, Period Increase (Decrease) Stockholders' Equity: Stockholders' Equity Attributable to Parent [Abstract] Total Stockholders' Equity Stockholders' Equity Attributable to Parent Balance Balance Capital Stock Stockholders' Equity Note Disclosure [Text Block] Capital Stock Capital Stock Stockholders' Equity, Period Increase (Decrease) Subsequent Events [Text Block] Subsequent Event Subsequent Event Subsequent Event Type [Domain] Subsequent Event [Line Items] Subsequent events SUBSEQUENT EVENTS Subsequent Events, Policy [Policy Text Block] Subsequent Event Type [Axis] Subsequent Event [Table] Subsequent Event [Member] Subsequent event Supplemental Cash Flow Information [Abstract] Supplemental disclosure of cash flow information: Tenant Reimbursements Reimbursable expenses and parking ESTIMATES AND ASSUMPTIONS Use of Estimates, Policy [Policy Text Block] Carrying value of U.S. treasury bill US Government Securities, at Carrying Value Potential dilutive shares outstanding Weighted 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Accounts Payable and Accrued Expenses (Details) (USD $)
In Thousands, unless otherwise specified
Dec. 31, 2013
Dec. 31, 2012
Accounts Payable and Accrued Expenses    
Accrued property tax $ 3,306 $ 4,474
Deferred rental income 881 200
Accrued capital expenditures 147 861
Accounts payable and other accrued expenses 825 514
Due to tenant - real estate taxes   288
Due to tenant - tenant improvements 74 69
Total $ 5,233 $ 6,406
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Summary of Significant Accounting Policies (Details 2) (USD $)
 12 Months Ended
Dec. 31, 2013
Mar. 06, 2014
Restricted Cash and Investment    
Certificates of deposit, maturity term 4 months  
Carrying value of certificates of deposit $ 12,000,000  
Carrying value of U.S. treasury bill   $ 11,997,000
XML 16 R9.htm IDEA: XBRL DOCUMENT v2.4.0.8
Summary of Significant Accounting Policies
 12 Months Ended
Dec. 31, 2013
Summary of Significant Accounting Policies  
Summary of Significant Accounting Policies

2.     Summary of Significant Accounting Policies

 

BASIS OF PRESENTATION

 

The accompanying consolidated financial statements include all of the accounts of the Company and its wholly-owned subsidiary.  All significant intercompany accounts and transactions have been eliminated in consolidation.

 

ESTIMATES AND ASSUMPTIONS

 

The Company prepares its consolidated financial statements and related notes in conformity with accounting principles generally accepted in the United States of America (“GAAP”).  These principles require management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the consolidated financial statements and the reported amounts of revenue and expenses during the reporting period.  Actual results could differ from those estimates.

 

REAL ESTATE AND DEPRECIATION

 

Real estate assets are stated at the lower of cost or fair value, as appropriate, less accumulated depreciation.

 

Costs related to property acquisition and improvements are capitalized.  Typical capital items include new roofs, site improvements, various exterior building improvements and major interior renovations.

 

Routine replacements and ordinary maintenance and repairs that do not extend the life of the asset are expensed as incurred.   Funding for repairs and maintenance items typically is provided by cash flows from operating activities.

 

Depreciation is computed using the straight-line method over the assets’ estimated useful lives as follows:

 

Category

 

Years

 

Building - Commercial

 

39

 

Building Improvements

 

15-39

 

Furniture & Equipment

 

5-7

 

 

The Company reviews the Property to determine if the carrying amount will be recovered from future cash flows if certain indicators of impairment are identified at the Property.  The evaluation of anticipated cash flows is highly subjective and is based in part on assumptions regarding future occupancy, rental rates and capital requirements that could differ materially from actual results in future periods.  When indicators of impairment are present and the sum of the undiscounted future cash flows is less than the carrying value of such asset, an impairment loss is recorded equal to the difference between the asset’s current carrying value and its fair value based on discounting its estimated future cash flows.  At December 31, 2013 and 2012, no impairment charges were recorded.

 

Depreciation expense of $4,499,000 and $4,098,000 is included in Depreciation and Amortization in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012, respectively.

 

ACQUIRED REAL ESTATE LEASES

 

Acquired real estate leases represent the estimated value of legal and leasing costs related to acquired leases that were included in the purchase price when the Company acquired the Property.  The Company segregates these costs from its investment in real estate.  The Company subsequently amortizes these costs on a straight-line basis over the remaining lives of the related leases. Amortization expense of $581,000 and $996,000 is included in Depreciation and Amortization in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012, respectively.

 

Acquired real estate lease costs included in the purchase price of the Property were $11,222,000. Detail of the acquired real estate leases is as follows:

 

(in thousands)

 

December 31,

 

 

 

2013

 

2012

 

Cost

 

$

4,704

 

$

4,721

 

Accumulated amortization

 

(4,051

)

(3,487

)

Book value

 

$

653

 

$

1,234

 

 

The estimated annual amortization expense for the three years succeeding December 31, 2013 is as follows:

 

(in thousands)

 

 

 

2014

 

$

449

 

2015

 

$

132

 

2016

 

$

72

 

 

ACQUIRED FAVORABLE REAL ESTATE LEASES

 

Acquired favorable real estate leases represent the value related to the leases when the lease payments due under a tenant’s lease exceed the market rate of the lease at the date the Property was acquired.  The Company reports this value separately from its investment in real estate.  The Company subsequently amortizes this amount on a straight-line basis over the remaining life of the tenant’s lease.  Amortization of $587,000 and $637,000 is shown as a reduction of rental income in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012, respectively.

 

The acquired favorable real estate leases included in the purchase price of the property were $8,034,000. Detail of the acquired favorable real estate leases is as follows:

 

(in thousands)

 

December 31,

 

 

 

2013

 

2012

 

Cost

 

$

4,755

 

$

4,771

 

Accumulated amortization

 

(4,095

)

(3,524

)

Book value

 

$

660

 

$

1,247

 

 

The estimated annual amortization for the three years succeeding December 31, 2013 is as follows:

 

(in thousands)

 

 

 

2014

 

$

478

 

2015

 

$

123

 

2016

 

$

59

 

 

ACQUIRED UNFAVORABLE REAL ESTATE LEASES

 

Acquired unfavorable real estate leases represent the value relating to leases with rents below the market rate at the time the Property was acquired.  Amortization is computed using the straight-line method over the lives of the leases assumed.  Amortization of $17,000 is included with rental revenue in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012.

 

The acquired unfavorable real estate leases included in the purchase price of the property were $613,000.  Details of the acquired unfavorable real estate leases are as follows:

 

(in thousands)

 

December 31,

 

 

 

2013

 

2012

 

Cost

 

$

162

 

$

162

 

Accumulated amortization

 

(118

)

(101

)

Book value

 

$

44

 

$

61

 

 

The estimated annual amortization for the three years succeeding December 31, 2013 is as follows:

 

(in thousands)

 

 

 

2014

 

$

17

 

2015

 

$

16

 

2016

 

$

11

 

 

CASH AND CASH EQUIVALENTS

 

The Company considers all highly liquid debt instruments with an initial maturity of three months or less to be cash equivalents.

 

RESTRICTED CASH AND INVESTMENT

 

The Company is required under the loan payable to hold proceeds from the loan in a restricted reserve account or accounts.  Restricted investment under the loan payable consists of investments in certificates of deposit and a U.S. Treasury Bill which the Company has the ability and intent to hold until their maturity. As of December 31, 2013, the Company held various certificates of deposit with original maturities of four months at a total carrying value of $12,000,000.  The Company also held an investment in a U.S. Treasury Bill that matures on March 6, 2014 with a carrying value of $11,997,000.

 

CONCENTRATION OF CREDIT RISKS

 

Cash, cash equivalents and short-term investments are financial instruments that potentially subject the Company to a concentration of credit risk.   The Company maintains its cash balances and short-term investments principally in banks which the Company believes to be creditworthy.  The Company periodically assesses the financial condition of the banks and believes that the risk of loss is minimal.  Cash balances held with various financial institutions frequently exceed the insurance limit of $250,000 provided by the Federal Deposit Insurance Corporation.

 

For the years ended December 31, 2013 and 2012, rental income was derived from various tenants.  As such, future receipts are dependent upon the financial strength of the lessees and their ability to perform under the lease agreements.

 

The following tenants represent greater than 10% of rental revenue as of December 31, 2013 and 2012:

 

 

 

2013

 

2012

 

Maximus

 

19.4

%

13.5

%

AECOM

 

16.8

%

16.6

%

Interwoven

 

11.7

%

11.0

%

Groupon Inc

 

0.0

%

12.2

%

 

The Groupon Inc. lease expired on July 30, 2013.

 

FINANCIAL INSTRUMENTS

 

The Company estimates that the carrying value of cash and cash equivalents, restricted cash, restricted investment, and loan payable approximate their fair values based on their short-term maturity and prevailing interest rates.

 

STEP RENT RECEIVABLE

 

Certain leases provide for fixed rental increases over the life of the lease. Rental revenue is recognized on the straight-line basis over the related lease term; however, billings by the Company are based on required minimum rentals in accordance with the lease agreements.  Step rent receivable, which is the cumulative revenue recognized in excess of amounts billed by the Company, is $3,794,000 and $2,207,000 at December 31, 2013 and 2012, respectively.

 

TENANT RENT AND OTHER RECEIVABLES

 

Tenant rent and other receivables are reported at the amount the Company expects to collect on balances outstanding at year-end.  The Company provides an allowance for doubtful accounts based on its estimate of a tenant’s ability to make future rent payments.  The computation of this allowance is based in part on the tenant’s payment history and current credit status.  Management monitors outstanding balances and tenant relationships and concluded that an allowance of $0 and $64,000 as of December 31, 2013 and 2012, respectively, is sufficient.

 

DEFERRED LEASING COSTS

 

Deferred leasing commissions represent direct and incremental external leasing costs incurred in the leasing of commercial space.  These costs are capitalized and are amortized on a straight-line basis over the terms of the related lease agreements. Amortization expense was $512,000 and $435,000 for the years ended December 31, 2013 and 2012, respectively.

 

REVENUE RECOGNITION

 

The Company has retained substantially all of the risks and benefits of ownership of the Company’s commercial property and accounts for its leases as operating leases. Rental income from leases, which may include rent concession (including free rent and tenant improvement allowances) and scheduled increases in rental rates during the lease term, is recognized on a straight-line basis. The Company does not have any percentage rent arrangements with its commercial property tenants. Reimbursable costs are included in rental income in the year earned.

 

A schedule showing the components of rental revenue is shown below.

 

 

 

Year Ended

 

Year Ended

 

 

 

December 31,

 

December 31,

 

(in thousands)

 

2013

 

2012

 

Income from leases

 

$

9,048

 

$

12,764

 

Straight-line rent adjustment

 

1,112

 

(203

)

Reimbursable expenses and parking

 

4,441

 

7,537

 

Termination fees

 

52

 

—

 

Amortization of favorable leases

 

(587

)

(637

)

Amortization of unfavorable leases

 

17

 

17

 

 

 

 

 

 

 

Total

 

$

14,083

 

$

19,478

 

 

INTEREST INCOME

 

Interest income is recognized when the earnings process is complete.

 

INCOME TAXES

 

The Company has elected to be taxed as a Real Estate Investment Trust (“REIT”) under the Internal Revenue Code of 1986, as amended.  As a REIT, the Company generally is entitled to a tax deduction for dividends paid to its stockholders, thereby effectively subjecting the distributed net income of the Company to taxation at the stockholder level only.  The Company must comply with a variety of restrictions to maintain its status as a REIT.  These restrictions include the type of income it can earn, the type of assets it can hold, the number of stockholders it can have and the concentration of their ownership, and the amount of the Company’s taxable income that must be distributed annually.

 

NET INCOME PER SHARE

 

Basic net income per share of Preferred Stock is computed by dividing net income by the weighted average number of shares of Preferred Stock outstanding during the period. Diluted net income per share of Preferred Stock reflects the potential dilution that could occur if securities or other contracts to issue shares were exercised or converted into shares.  There were no potential dilutive shares outstanding at December 31, 2013 and 2012. Subsequent to the completion of the offering shares of Preferred Stock, the holder of Common Stock is not entitled to share in any income nor in any related dividend.

 

FAIR VALUE MEASUREMENTS

 

Fair value is defined as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. There is also an established fair value hierarchy which requires an entity to maximize the use of observable inputs and minimize the use of unobservable inputs when measuring fair value. The standard describes three levels of inputs that may be used to measure fair value.  Financial assets and liabilities recorded on the Consolidated Balance Sheets at fair value are categorized based on the inputs to the valuation techniques as follows:

 

Level 1 inputs are quoted prices (unadjusted) in active markets for identical assets or liabilities that the Company has the ability to access. Level 2 inputs are inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly. Level 2 inputs may include quoted prices for similar assets and liabilities in active markets, as well as inputs that are observable for the asset or liability (other than quoted prices), such as interest rates, foreign exchange rates, and yield curves that are observable at commonly quoted intervals. Level 3 inputs are unobservable inputs for the asset or liability, which is typically based on an entity’s own assumptions, as there is little, if any, related market activity or information. In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. The Company’s assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability. These inputs were considered and applied to the Company’s restricted investment, and Level 1 inputs were used to value the investment.

 

SUBSEQUENT EVENTS

 

In preparing these consolidated financial statements, the Company evaluated events that occurred through the date of issuance of these financial statements for potential recognition or disclosure.
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Capital Stock (Details) (USD $)
 12 Months Ended
Dec. 31, 2013
Capital Stock  
Dividend declared in prior years (in dollars per share) $ 0
Liquidation preference value $ 100,000
Portion of shares of Preferred Stock, which is equal to one share of common stock 0.1
Minimum percentage of outstanding preferred shares to be held by voters 66.67%
XML 19 R28.htm IDEA: XBRL DOCUMENT v2.4.0.8
Loan Payable (Details) (Loan Payable, USD $)
 1 Months Ended 12 Months Ended
Aug. 31, 2011
Dec. 31, 2013
Dec. 31, 2012
Aug. 03, 2011
Loan Payable
        
Loan payable        
Principal amount of loan $ 35,000,000      
Debt fixed interest rate (as a percent)       4.83%
Number of monthly interest only payments   60 months    
Number of remaining monthly principal and interest repayments   60 months    
Debt amortization schedule   25 years    
Aggregate draw requests made   10,312,000    
Interest expense on loan   1,691,000 1,691,000  
Fees paid associated with the loan   304,000    
Amortization expense included in interest expense   $ 30,000 $ 31,000  
XML 20 R30.htm IDEA: XBRL DOCUMENT v2.4.0.8
Related Party Transactions (Details) (USD $)
 0 Months Ended 12 Months Ended
Dec. 31, 2013
Dec. 31, 2012
Dec. 27, 2007
Franklin Street
Dec. 31, 2013
Franklin Street
Dec. 31, 2013
FSP Property Management LLC
Dec. 31, 2012
FSP Property Management LLC
Dec. 31, 2013
FSP Property Management LLC
Minimum
Dec. 31, 2013
FSP Investments LLC
Dec. 31, 2012
FSP Investments LLC
Dec. 31, 2013
FSP Investments LLC
Minimum
Related party transactions                    
Percentage of gross revenues of property         0.50%          
Notice period for termination of agreement             30 days     30 days
Management fees paid         $ 65,000 $ 98,000        
Monthly service fees payable under the agreement               500    
Service fees paid               15,000 3,000  
Number of shares of preferred stock purchased by the related party     965.75              
Consideration paid by related party for purchase of preferred stock     $ 82,813,000              
Percentage of preferred stock purchased by related party     43.70%              
Common Stock, share issued (in shares) 1 1   1            
Common Stock, share outstanding (in shares) 1 1   1            
XML 21 R31.htm IDEA: XBRL DOCUMENT v2.4.0.8
Commitments and Contingencies (Details) (USD $)
In Thousands, unless otherwise specified
Dec. 31, 2013
Minimum future rentals due under non-cancelable operating leases  
2014 $ 9,103
2015 9,124
2016 8,461
2017 6,282
2018 5,558
Thereafter 25,946
Total $ 64,474
XML 22 R8.htm IDEA: XBRL DOCUMENT v2.4.0.8
Organization
 12 Months Ended
Dec. 31, 2013
Organization  
Organization

1.     Organization

 

FSP 303 East Wacker Drive Corp. (the “Company”) was organized on December 13, 2006 as a corporation under the laws of the State of Delaware to purchase, own, and operate a twenty-eight story Class “A” multi-tenant office tower containing approximately 860,000 rentable square feet of space located in downtown Chicago, Illinois (the “Property”).  The Company acquired the Property and commenced operations on January 5, 2007.  Franklin Street Properties Corp. (“Franklin Street”) (NYSE MKT: FSP) holds the sole share of the Company’s common stock, $.01 par value per share (the “Common Stock”).  Between February 2007 and December 2007, FSP Investments LLC (member, FINRA and SIPC), a wholly-owned subsidiary of Franklin Street, completed the sale on a best efforts basis of 2,210 shares of the Company’s preferred stock, $.01 par value per share (the “Preferred Stock”).  FSP Investments LLC sold the Preferred Stock in a private placement offering to “accredited investors” within the meaning of Regulation D under the Securities Act of 1933.

 

All references to the Company refer to FSP 303 East Wacker Drive Corp. and its consolidated subsidiary, collectively, unless the context otherwise requires.

 
XML 23 R32.htm IDEA: XBRL DOCUMENT v2.4.0.8
Segment Reporting (Details)
 12 Months Ended
Dec. 31, 2013
item
Segment Reporting  
Number of industry segments 1
XML 24 R2.htm IDEA: XBRL DOCUMENT v2.4.0.8
Consolidated Balance Sheets (USD $)
In Thousands, unless otherwise specified
Dec. 31, 2013
Dec. 31, 2012
Real estate investments, at cost:    
Land $ 26,200 $ 26,200
Buildings and improvements 144,867 138,564
Furniture and equipment 590 590
Real estate investments, gross 171,657 165,354
Less accumulated depreciation 26,375 22,639
Real estate investments, net 145,282 142,715
Acquired real estate leases, net of accumulated amortization of $4,051 and $3,487, respectively 653 1,234
Acquired favorable real estate leases, net of accumulated amortization of $4,095 and $3,524, respectively 660 1,247
Cash and cash equivalents 18,810 18,820
Restricted cash 715 1,930
Restricted investment 23,997 29,997
Tenant rent and other receivables, less allowance for doubtful accounts of $0 and $64, respectively 139 276
Step rent receivable 3,794 2,207
Deferred leasing costs, net of accumulated amortization of $924 and $560, respectively 3,919 3,256
Deferred financing costs, net of accumulated amortization of $73 and $43, respectively 231 261
Prepaid expenses and other assets 79 30
Total assets 198,279 201,973
Liabilities:    
Accounts payable and accrued expenses 5,233 6,406
Tenant security deposits 398 566
Loan payable 35,000 35,000
Acquired unfavorable real estate leases, net of accumulated amortization of $118 and $101, respectively 44 61
Total liabilities 40,675 42,033
Commitments and Contingencies:      
Stockholders' Equity:    
Preferred Stock, $.01 par value, 2,210 shares authorized, issued and outstanding, aggregate liquidation preference $221,000      
Common Stock, $.01 par value, 1 share authorized, issued and outstanding      
Additional paid-in capital 197,162 197,162
Retained earnings and distributions in excess of earnings (39,558) (37,222)
Total Stockholders' Equity 157,604 159,940
Total Liabilities and Stockholders' Equity $ 198,279 $ 201,973
XML 25 R6.htm IDEA: XBRL DOCUMENT v2.4.0.8
Consolidated Statements of Changes in Stockholders' Equity (Parenthetical) (USD $)
 12 Months Ended
Dec. 31, 2012
Consolidated Statements of Changes in Stockholders' Equity  
Distributions, per preferred shares $ 2,577
XML 26 R35.htm IDEA: XBRL DOCUMENT v2.4.0.8
SCHEDULE III Real Estate and Accumulated Depreciation (Details 2) (USD $)
In Thousands, unless otherwise specified
 12 Months Ended
Dec. 31, 2013
Dec. 31, 2012
Real estate investments, at cost:    
Balance, beginning of year $ 165,354 $ 162,737
Improvements 7,066 2,617
Dispositions (763)  
Balance, end of year 171,657 165,354
Accumulated depreciation:    
Balance, beginning of year 22,639 18,541
Depreciation 4,499 4,098
Dispositions (763)  
Balance, end of year $ 26,375 $ 22,639
XML 27 R22.htm IDEA: XBRL DOCUMENT v2.4.0.8
Accounts Payable and Accrued Expenses (Tables)
 12 Months Ended
Dec. 31, 2013
Accounts Payable and Accrued Expenses  
Schedule of components of accounts payable and accrued expenses

 

 

December 31,

 

(in thousands)

 

2013

 

2012

 

 

 

 

 

 

 

Accrued property tax

 

$

3,306

 

$

4,474

 

Deferred rental income

 

881

 

200

 

Accrued capital expenditures

 

147

 

861

 

Accounts payable and other accrued expenses

 

825

 

514

 

Due to tenant - real estate taxes

 

—

 

288

 

Due to tenant - tenant improvements

 

74

 

69

 

 

 

 

 

 

 

Total

 

$

5,233

 

$

6,406

 
XML 28 R24.htm IDEA: XBRL DOCUMENT v2.4.0.8
Summary of Significant Accounting Policies (Details) (USD $)
 12 Months Ended
Dec. 31, 2013
Dec. 31, 2012
REAL ESTATE AND DEPRECIATION    
Impairment charges $ 0 $ 0
Depreciation expense 4,499,000 4,098,000
ACQUIRED REAL ESTATE LEASES    
Amortization expense 581,000 996,000
Acquired real estate lease costs included in the purchase price of the Property 11,222,000  
Cost 4,704,000 4,721,000
Accumulated amortization (4,051,000) (3,487,000)
Book value 653,000 1,234,000
Estimated annual amortization expense for acquired real estate leases    
2014 449,000  
2015 132,000  
2016 72,000  
ACQUIRED FAVORABLE REAL ESTATE LEASES    
Amortization of favorable real estate leases 587,000 637,000
Acquired favorable real estate lease costs included in the purchase price of the Property 8,034,000  
Cost 4,755,000 4,771,000
Accumulated amortization (4,095,000) (3,524,000)
Book value 660,000 1,247,000
Estimated annual amortization expense for acquired favorable real estate leases    
2014 478,000  
2015 123,000  
2016 59,000  
ACQUIRED UNFAVORABLE REAL ESTATE LEASES    
Amortization of unfavorable real estate leases 17,000 17,000
Acquired unfavorable real estate lease costs included in the purchase price of the Property 613,000  
Cost 162,000 162,000
Accumulated amortization (118,000) (101,000)
Book value 44,000 61,000
Estimated annual amortization expense for acquired unfavorable real estate leases    
2014 17,000  
2015 16,000  
2016 $ 11,000  
Building - Commercial
    
REAL ESTATE AND DEPRECIATION    
Estimated useful lives 39 years  
Building Improvements | Minimum
    
REAL ESTATE AND DEPRECIATION    
Estimated useful lives 15 years  
Building Improvements | Maximum
    
REAL ESTATE AND DEPRECIATION    
Estimated useful lives 39 years  
Furniture & Equipment | Minimum
    
REAL ESTATE AND DEPRECIATION    
Estimated useful lives 5 years  
Furniture & Equipment | Maximum
    
REAL ESTATE AND DEPRECIATION    
Estimated useful lives 7 years  
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Consolidated Statements of Cash Flows (USD $)
In Thousands, unless otherwise specified
 12 Months Ended
Dec. 31, 2013
Dec. 31, 2012
Cash flows from operating activities:    
Net income (loss) $ (2,336) $ 1,532
Adjustments to reconcile net income (loss) to net cash provided by operating activities:    
Depreciation and amortization 5,622 5,560
Amortization of favorable real estate leases 587 637
Amortization of unfavorable real estate leases (17) (17)
Increase (decrease) in bad debt reserve (64) 4
Changes in operating assets and liabilities:    
Restricted cash 1,215 87
Tenant rent and other receivable 201 129
Step rent receivable (1,587) 203
Prepaid expenses and other assets (49) 115
Accounts payable and accrued expenses (480) (1,795)
Tenant security deposits (168) (23)
Payments of deferred leasing costs (1,175) (2,509)
Net cash provided by operating activities 1,749 3,923
Cash flows from investing activities:    
Purchase of real estate assets (7,759) (1,788)
Redemptions of restricted investment 6,000 2,996
Net cash provided by (used for) investing activities (1,759) 1,208
Cash flows from financing activities:    
Distributions to stockholders   (5,695)
Net cash used for financing activities   (5,695)
Net decrease in cash and cash equivalents (10) (564)
Cash and cash equivalents, beginning of year 18,820 19,384
Cash and cash equivalents, end of year 18,810 18,820
Supplemental disclosure of cash flow information:    
Cash paid for interest 1,691 1,691
Disclosure of non-cash investing activities:    
Accrued costs for purchase of real estate assets $ 221 $ 914
XML 31 R3.htm IDEA: XBRL DOCUMENT v2.4.0.8
Consolidated Balance Sheets (Parenthetical) (USD $)
In Thousands, except Share data, unless otherwise specified
Dec. 31, 2013
Dec. 31, 2012
Consolidated Balance Sheets    
Acquired real estate leases, accumulated amortization $ 4,051 $ 3,487
Acquired favorable real estate leases, accumulated amortization 4,095 3,524
Tenant rent receivable, allowance for doubtful accounts (in dollars) 0 64
Deferred leasing costs, accumulated amortization 924 560
Deferred financing costs, accumulated amortization 73 43
Acquired unfavorable real estate leases, accumulated amortization 118 101
Preferred Stock, par value (in dollars per share) $ 0.01 $ 0.01
Preferred Stock, shares authorized (in shares) 2,210 2,210
Preferred Stock, shares issued (in shares) 2,210 2,210
Preferred Stock, shares outstanding (in shares) 2,210 2,210
Preferred Stock, aggregate liquidation preference $ 221,000 $ 221,000
Common Stock, par value (in dollars per share) $ 0.01 $ 0.01
Common Stock, share authorized (in shares) 1 1
Common Stock, share issued (in shares) 1 1
Common Stock, share outstanding (in shares) 1 1
XML 32 R17.htm IDEA: XBRL DOCUMENT v2.4.0.8
SCHEDULE III Real Estate and Accumulated Depreciation
 12 Months Ended
Dec. 31, 2013
SCHEDULE III Real Estate and Accumulated Depreciation  
SCHEDULE III Real Estate and Accumulated Depreciation

SCHEDULE III

 

FSP 303 East Wacker Drive Corp.

Real Estate and Accumulated Depreciation

December 31, 2013

 

(in thousands)

 

 

 

 

 

Initial Cost

 

Historical Costs

 

 

 

 

 

Description

 

Encumbrances

 

Land

 

Buildings
Improvements
and Equipment

 

Costs
Capitalized
(Disposals)
Subsequent to
Acquisition

 

Land

 

Buildings
Improvements
and
Equipment

 

Total (1)

 

Accumulated
Depreciation

 

Total Costs,
Net of
Accumulated
Depreciation

 

Depreciable
Life
(Years)

 

Date of
Acquisition

 

 

 

(in thousands)

 

303 East Wacker, Chicago, Illinois

 

$

35,000

 

$

26,200

 

$

128,502

 

$

16,955

 

$

26,200

 

$

145,457

 

$

171,657

 

$

26,375

 

$

145,282

 

5- 39

 

2007

 

 

(1)               The aggregate cost for Federal Income Tax purposes is $190,302.

 

The following table summarizes the changes in the Company’s real estate investments and accumulated depreciation:

 

 

 

December 31,

 

December 31,

 

(in thousands)

 

2013

 

2012

 

 

 

 

 

 

 

Real estate investments, at cost:

 

 

 

 

 

Balance, beginning of year

 

$

165,354

 

$

162,737

 

Improvements

 

7,066

 

2,617

 

Dispositions

 

(763

)

—

 

Balance, end of year

 

$

171,657

 

$

165,354

 

 

 

 

 

 

 

Accumulated depreciation:

 

 

 

 

 

Balance, beginning of year

 

$

22,639

 

$

18,541

 

Depreciation

 

4,499

 

4,098

 

Dispositions

 

(763

)

—

 

 

 

 

 

 

 

Balance, end of year

 

$

26,375

 

$

22,639

 
XML 33 R1.htm IDEA: XBRL DOCUMENT v2.4.0.8
Document and Entity Information (USD $)
 12 Months Ended
Dec. 31, 2013
Feb. 28, 2014
Jun. 30, 2013
Document and Entity Information      
Entity Registrant Name FSP 303 East Wacker Drive Corp.    
Entity Central Index Key 0001431766    
Document Type 10-K    
Document Period End Date Dec. 31, 2013    
Amendment Flag false    
Current Fiscal Year End Date --12-31    
Entity Well-known Seasoned Issuer No    
Entity Voluntary Filers No    
Entity Current Reporting Status Yes    
Entity Filer Category Smaller Reporting Company    
Entity Public Float     $ 0
Entity Common Stock, Shares Outstanding   1  
Document Fiscal Year Focus 2013    
Document Fiscal Period Focus FY    
XML 34 R18.htm IDEA: XBRL DOCUMENT v2.4.0.8
Summary of Significant Accounting Policies (Policies)
 12 Months Ended
Dec. 31, 2013
Summary of Significant Accounting Policies  
BASIS OF PRESENTATION

BASIS OF PRESENTATION

 

The accompanying consolidated financial statements include all of the accounts of the Company and its wholly-owned subsidiary.  All significant intercompany accounts and transactions have been eliminated in consolidation.

 
ESTIMATES AND ASSUMPTIONS

ESTIMATES AND ASSUMPTIONS

 

The Company prepares its consolidated financial statements and related notes in conformity with accounting principles generally accepted in the United States of America (“GAAP”).  These principles require management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the consolidated financial statements and the reported amounts of revenue and expenses during the reporting period.  Actual results could differ from those estimates.

 
REAL ESTATE AND DEPRECIATION

REAL ESTATE AND DEPRECIATION

 

Real estate assets are stated at the lower of cost or fair value, as appropriate, less accumulated depreciation.

 

Costs related to property acquisition and improvements are capitalized.  Typical capital items include new roofs, site improvements, various exterior building improvements and major interior renovations.

 

Routine replacements and ordinary maintenance and repairs that do not extend the life of the asset are expensed as incurred.   Funding for repairs and maintenance items typically is provided by cash flows from operating activities.

 

Depreciation is computed using the straight-line method over the assets’ estimated useful lives as follows:

 

Category

 

Years

 

Building - Commercial

 

39

 

Building Improvements

 

15-39

 

Furniture & Equipment

 

5-7

 

 

The Company reviews the Property to determine if the carrying amount will be recovered from future cash flows if certain indicators of impairment are identified at the Property.  The evaluation of anticipated cash flows is highly subjective and is based in part on assumptions regarding future occupancy, rental rates and capital requirements that could differ materially from actual results in future periods.  When indicators of impairment are present and the sum of the undiscounted future cash flows is less than the carrying value of such asset, an impairment loss is recorded equal to the difference between the asset’s current carrying value and its fair value based on discounting its estimated future cash flows.  At December 31, 2013 and 2012, no impairment charges were recorded.

 

Depreciation expense of $4,499,000 and $4,098,000 is included in Depreciation and Amortization in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012, respectively.

 
ACQUIRED REAL ESTATE LEASES

ACQUIRED REAL ESTATE LEASES

 

Acquired real estate leases represent the estimated value of legal and leasing costs related to acquired leases that were included in the purchase price when the Company acquired the Property.  The Company segregates these costs from its investment in real estate.  The Company subsequently amortizes these costs on a straight-line basis over the remaining lives of the related leases. Amortization expense of $581,000 and $996,000 is included in Depreciation and Amortization in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012, respectively.

 

Acquired real estate lease costs included in the purchase price of the Property were $11,222,000. Detail of the acquired real estate leases is as follows:

 

(in thousands)

 

December 31,

 

 

 

2013

 

2012

 

Cost

 

$

4,704

 

$

4,721

 

Accumulated amortization

 

(4,051

)

(3,487

)

Book value

 

$

653

 

$

1,234

 

 

The estimated annual amortization expense for the three years succeeding December 31, 2013 is as follows:

 

(in thousands)

 

 

 

2014

 

$

449

 

2015

 

$

132

 

2016

 

$

72

 

 
ACQUIRED FAVORABLE REAL ESTATE LEASES

ACQUIRED FAVORABLE REAL ESTATE LEASES

 

Acquired favorable real estate leases represent the value related to the leases when the lease payments due under a tenant’s lease exceed the market rate of the lease at the date the Property was acquired.  The Company reports this value separately from its investment in real estate.  The Company subsequently amortizes this amount on a straight-line basis over the remaining life of the tenant’s lease.  Amortization of $587,000 and $637,000 is shown as a reduction of rental income in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012, respectively.

 

The acquired favorable real estate leases included in the purchase price of the property were $8,034,000. Detail of the acquired favorable real estate leases is as follows:

 

(in thousands)

 

December 31,

 

 

 

2013

 

2012

 

Cost

 

$

4,755

 

$

4,771

 

Accumulated amortization

 

(4,095

)

(3,524

)

Book value

 

$

660

 

$

1,247

 

 

The estimated annual amortization for the three years succeeding December 31, 2013 is as follows:

 

(in thousands)

 

 

 

2014

 

$

478

 

2015

 

$

123

 

2016

 

$

59

 

 
ACQUIRED UNFAVORABLE REAL ESTATE LEASES

ACQUIRED UNFAVORABLE REAL ESTATE LEASES

 

Acquired unfavorable real estate leases represent the value relating to leases with rents below the market rate at the time the Property was acquired.  Amortization is computed using the straight-line method over the lives of the leases assumed.  Amortization of $17,000 is included with rental revenue in the Company’s Consolidated Statements of Operations for the years ended December 31, 2013 and 2012.

 

The acquired unfavorable real estate leases included in the purchase price of the property were $613,000.  Details of the acquired unfavorable real estate leases are as follows:

 

(in thousands)

 

December 31,

 

 

 

2013

 

2012

 

Cost

 

$

162

 

$

162

 

Accumulated amortization

 

(118

)

(101

)

Book value

 

$

44

 

$

61

 

 

The estimated annual amortization for the three years succeeding December 31, 2013 is as follows:

 

(in thousands)

 

 

 

2014

 

$

17

 

2015

 

$

16

 

2016

 

$

11

 

 
CASH AND CASH EQUIVALENTS

CASH AND CASH EQUIVALENTS

 

The Company considers all highly liquid debt instruments with an initial maturity of three months or less to be cash equivalents.

 
RESTRICTED CASH AND INVESTMENT

RESTRICTED CASH AND INVESTMENT

 

The Company is required under the loan payable to hold proceeds from the loan in a restricted reserve account or accounts.  Restricted investment under the loan payable consists of investments in certificates of deposit and a U.S. Treasury Bill which the Company has the ability and intent to hold until their maturity. As of December 31, 2013, the Company held various certificates of deposit with original maturities of four months at a total carrying value of $12,000,000.  The Company also held an investment in a U.S. Treasury Bill that matures on March 6, 2014 with a carrying value of $11,997,000.

 
CONCENTRATION OF CREDIT RISKS

CONCENTRATION OF CREDIT RISKS

 

Cash, cash equivalents and short-term investments are financial instruments that potentially subject the Company to a concentration of credit risk.   The Company maintains its cash balances and short-term investments principally in banks which the Company believes to be creditworthy.  The Company periodically assesses the financial condition of the banks and believes that the risk of loss is minimal.  Cash balances held with various financial institutions frequently exceed the insurance limit of $250,000 provided by the Federal Deposit Insurance Corporation.

 

For the years ended December 31, 2013 and 2012, rental income was derived from various tenants.  As such, future receipts are dependent upon the financial strength of the lessees and their ability to perform under the lease agreements.

 

The following tenants represent greater than 10% of rental revenue as of December 31, 2013 and 2012:

 

 

 

2013

 

2012

 

Maximus

 

19.4

%

13.5

%

AECOM

 

16.8

%

16.6

%

Interwoven

 

11.7

%

11.0

%

Groupon Inc

 

0.0

%

12.2

%

 

The Groupon Inc. lease expired on July 30, 2013.

 
FINANCIAL INSTRUMENTS

FINANCIAL INSTRUMENTS

 

The Company estimates that the carrying value of cash and cash equivalents, restricted cash, restricted investment, and loan payable approximate their fair values based on their short-term maturity and prevailing interest rates.

 
STEP RENT RECEIVABLE

STEP RENT RECEIVABLE

 

Certain leases provide for fixed rental increases over the life of the lease. Rental revenue is recognized on the straight-line basis over the related lease term; however, billings by the Company are based on required minimum rentals in accordance with the lease agreements.  Step rent receivable, which is the cumulative revenue recognized in excess of amounts billed by the Company, is $3,794,000 and $2,207,000 at December 31, 2013 and 2012, respectively.

 
TENANT RENT AND OTHER RECEIVABLES

TENANT RENT AND OTHER RECEIVABLES

 

Tenant rent and other receivables are reported at the amount the Company expects to collect on balances outstanding at year-end.  The Company provides an allowance for doubtful accounts based on its estimate of a tenant’s ability to make future rent payments.  The computation of this allowance is based in part on the tenant’s payment history and current credit status.  Management monitors outstanding balances and tenant relationships and concluded that an allowance of $0 and $64,000 as of December 31, 2013 and 2012, respectively, is sufficient.

 
DEFERRED LEASING COSTS

DEFERRED LEASING COSTS

 

Deferred leasing commissions represent direct and incremental external leasing costs incurred in the leasing of commercial space.  These costs are capitalized and are amortized on a straight-line basis over the terms of the related lease agreements. Amortization expense was $512,000 and $435,000 for the years ended December 31, 2013 and 2012, respectively.

 
REVENUE RECOGNITION

REVENUE RECOGNITION

 

The Company has retained substantially all of the risks and benefits of ownership of the Company’s commercial property and accounts for its leases as operating leases. Rental income from leases, which may include rent concession (including free rent and tenant improvement allowances) and scheduled increases in rental rates during the lease term, is recognized on a straight-line basis. The Company does not have any percentage rent arrangements with its commercial property tenants. Reimbursable costs are included in rental income in the year earned.

 

A schedule showing the components of rental revenue is shown below.

 

 

 

Year Ended

 

Year Ended

 

 

 

December 31,

 

December 31,

 

(in thousands)

 

2013

 

2012

 

Income from leases

 

$

9,048

 

$

12,764

 

Straight-line rent adjustment

 

1,112

 

(203

)

Reimbursable expenses and parking

 

4,441

 

7,537

 

Termination fees

 

52

 

—

 

Amortization of favorable leases

 

(587

)

(637

)

Amortization of unfavorable leases

 

17

 

17

 

 

 

 

 

 

 

Total

 

$

14,083

 

$

19,478

 

 
INTEREST INCOME

INTEREST INCOME

 

Interest income is recognized when the earnings process is complete.

 
INCOME TAXES

INCOME TAXES

 

The Company has elected to be taxed as a Real Estate Investment Trust (“REIT”) under the Internal Revenue Code of 1986, as amended.  As a REIT, the Company generally is entitled to a tax deduction for dividends paid to its stockholders, thereby effectively subjecting the distributed net income of the Company to taxation at the stockholder level only.  The Company must comply with a variety of restrictions to maintain its status as a REIT.  These restrictions include the type of income it can earn, the type of assets it can hold, the number of stockholders it can have and the concentration of their ownership, and the amount of the Company’s taxable income that must be distributed annually.

 
NET INCOME PER SHARE

NET INCOME PER SHARE

 

Basic net income per share of Preferred Stock is computed by dividing net income by the weighted average number of shares of Preferred Stock outstanding during the period. Diluted net income per share of Preferred Stock reflects the potential dilution that could occur if securities or other contracts to issue shares were exercised or converted into shares.  There were no potential dilutive shares outstanding at December 31, 2013 and 2012. Subsequent to the completion of the offering shares of Preferred Stock, the holder of Common Stock is not entitled to share in any income nor in any related dividend.

 
FAIR VALUE MEASUREMENTS

FAIR VALUE MEASUREMENTS

 

Fair value is defined as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. There is also an established fair value hierarchy which requires an entity to maximize the use of observable inputs and minimize the use of unobservable inputs when measuring fair value. The standard describes three levels of inputs that may be used to measure fair value.  Financial assets and liabilities recorded on the Consolidated Balance Sheets at fair value are categorized based on the inputs to the valuation techniques as follows:

 

Level 1 inputs are quoted prices (unadjusted) in active markets for identical assets or liabilities that the Company has the ability to access. Level 2 inputs are inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly. Level 2 inputs may include quoted prices for similar assets and liabilities in active markets, as well as inputs that are observable for the asset or liability (other than quoted prices), such as interest rates, foreign exchange rates, and yield curves that are observable at commonly quoted intervals. Level 3 inputs are unobservable inputs for the asset or liability, which is typically based on an entity’s own assumptions, as there is little, if any, related market activity or information. In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. The Company’s assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability. These inputs were considered and applied to the Company’s restricted investment, and Level 1 inputs were used to value the investment.

 
SUBSEQUENT EVENTS

SUBSEQUENT EVENTS

 

In preparing these consolidated financial statements, the Company evaluated events that occurred through the date of issuance of these financial statements for potential recognition or disclosure.

 
XML 35 R4.htm IDEA: XBRL DOCUMENT v2.4.0.8
Consolidated Statements of Operations (USD $)
In Thousands, except Share data, unless otherwise specified
 12 Months Ended
Dec. 31, 2013
Dec. 31, 2012
Revenues:    
Rental $ 14,083 $ 19,478
Total revenue 14,083 19,478
Expenses:    
Rental operating expenses 5,415 6,251
Real estate taxes and insurance 3,742 4,536
Depreciation and amortization 5,592 5,529
Interest expense 1,721 1,722
Total expenses 16,470 18,038
Net income (loss) before interest income (2,387) 1,440
Interest income 51 92
Net income (loss) attributable to preferred stockholders $ (2,336) $ 1,532
Weighted average number of preferred shares outstanding, basic and diluted (in shares) 2,210 2,210
Net income (loss) per preferred share, basic and diluted (in dollars per share) $ (1,057) $ 693
XML 36 R12.htm IDEA: XBRL DOCUMENT v2.4.0.8
Capital Stock
 12 Months Ended
Dec. 31, 2013
Capital Stock  
Capital Stock

5.     Capital Stock

 

PREFERRED STOCK

 

Generally, each holder of shares of Preferred Stock is entitled to receive ratably all dividends, if any, declared by the Board of Directors out of funds legally available.  The right to receive dividends is non-cumulative, and no right to dividends shall accrue by reason of the fact that no dividend has been declared in any prior year.  Each holder of shares of Preferred Stock will be entitled to receive, to the extent that funds are available therefore, $100,000 per share of Preferred Stock, before any payment to the holder of Common Stock, out of distributions to stockholders upon liquidation, dissolution or the winding up of the Company; the balance of any such funds available for distribution will be distributed among the holders of shares of Preferred Stock and the holder of Common Stock, pro rata based on the number of shares held by each; provided, however, that for these purposes, one share of Common Stock will be deemed to equal one-tenth of a share of Preferred Stock.

 

In addition to certain rights to remove and replace directors with or without cause, the holders of a majority of the then outstanding shares of Preferred Stock shall have the further right to approve or disapprove a proposed sale of the Property, the merger of the Company with any other entity and amendments to the corporate charter.  A vote of the holders of not less than 66.67% of the then outstanding shares of Preferred Stock is required for the issuance of any additional shares of capital stock.  Holders of shares of Preferred Stock have no redemption or conversion rights.

 

COMMON STOCK

 

Franklin Street is the sole holder of the Company’s Common Stock.  Franklin Street has the right to vote to elect the directors of the Company and to vote on all matters, subject to the voting rights of the Preferred Stock set forth above.  Subsequent to the completion of the offering of the shares of Preferred Stock in December 2007, Franklin Street, as the holder of Common Stock, was not, and is not entitled to share in any earnings or any related dividend with respect to the Common Stock.

 
XML 37 R11.htm IDEA: XBRL DOCUMENT v2.4.0.8
Loan Payable
 12 Months Ended
Dec. 31, 2013
Loan Payable  
Loan Payable

4.    Loan Payable

 

On August 3, 2011, the Company entered into a mortgage note in favor of John Hancock Life Insurance Company (U.S.A.) (the “Lender”) to evidence a loan (the “Loan”) in the original principal amount of $35,000,000 that matures on September 1, 2021.  The proceeds of the Loan are being held by the Lender for the Company’s benefit in a restricted reserve account or accounts to be drawn upon by the Company from time to time for tenant improvement costs and leasing commissions at the Property upon satisfaction of certain conditions.  The Loan bears interest at the fixed rate of 4.83% per annum.  The Company is obligated to make monthly payments of interest only for the initial 60 months of the Loan.  Thereafter, the Company is obligated to make monthly payments of principal and interest for the remaining 60 months, based on a 25-year amortization schedule, until the maturity date, when all outstanding amounts become due.  The Loan is secured, in part, by a mortgage, assignment of leases and rents and security agreement (the “Mortgage”) from the Company in favor of the Lender.  The Mortgage constitutes a lien against the Property and has been recorded in the land records of Cook County, Illinois.  Subject to customary exceptions, the Loan is nonrecourse to the Company.  As of December 31, 2013, the Company had made aggregate draw requests under the Loan of $10,312,000.  Interest expense from the Loan for each of the years ended December 31, 2013 and 2012 was $1,691,000. The documents evidencing and securing the Loan include restrictions on property liens and requires compliance with various financial covenants. Financial covenants include the requirement that the Company provide annual reporting.  The Company was in compliance with the Loan covenants as of December 31, 2013 and December 31, 2012.

 

Fees paid associated with the Loan were $304,000 and are being amortized on the straight-line basis over the term of the loan.  Amortization expense for the years ended December 31, 2013 and 2012 is $30,000 and $31,000, respectively, and is included in interest expense in the Company’s Consolidated Statements of Operations.

 
XML 38 R23.htm IDEA: XBRL DOCUMENT v2.4.0.8
Organization (Details) (USD $)
 12 Months Ended
Dec. 31, 2013
item
sqft
Dec. 31, 2012
Organization    
Number of stories in the multi-tenant office tower operated by the entity 28  
Rentable square feet area of office and retail space 860,000  
Organization    
Common Stock, par value (in dollars per share) $ 0.01 $ 0.01
Franklin Street
    
Organization    
Common Stock, par value (in dollars per share) $ 0.01  
FSP Investments LLC
    
Organization    
Preferred stock, par value of underwritten shares (in dollars per share) $ 0.01  
Preferred stock, underwritten shares issued (in shares) 2,210  
XML 39 R19.htm IDEA: XBRL DOCUMENT v2.4.0.8
Summary of Significant Accounting Policies (Tables)
 12 Months Ended
Dec. 31, 2013
Summary of Significant Accounting Policies  
Schedule of estimated useful lives of real estate assets

Category

 

Years

 

Building - Commercial

 

39

 

Building Improvements

 

15-39

 

Furniture & Equipment

 

5-7

 
Schedule of acquired real estate leases

(in thousands)

 

December 31,

 

 

 

2013

 

2012

 

Cost

 

$

4,704

 

$

4,721

 

Accumulated amortization

 

(4,051

)

(3,487

)

Book value

 

$

653

 

$

1,234

 
Schedule of estimated annual amortization expense for acquired real estate leases

The estimated annual amortization expense for the three years succeeding December 31, 2013 is as follows:

 

(in thousands)

 

 

 

2014

 

$

449

 

2015

 

$

132

 

2016

 

$

72

 
Schedule of acquired favorable real estate leases

 

(in thousands)

 

December 31,

 

 

 

2013

 

2012

 

Cost

 

$

4,755

 

$

4,771

 

Accumulated amortization

 

(4,095

)

(3,524

)

Book value

 

$

660

 

$

1,247

 
Schedule of estimated annual amortization expense for acquired favorable real estate leases

The estimated annual amortization for the three years succeeding December 31, 2013 is as follows:

 

(in thousands)

 

 

 

2014

 

$

478

 

2015

 

$

123

 

2016

 

$

59

 
Schedule of acquired unfavorable real estate leases

 

(in thousands)

 

December 31,

 

 

 

2013

 

2012

 

Cost

 

$

162

 

$

162

 

Accumulated amortization

 

(118

)

(101

)

Book value

 

$

44

 

$

61

 
Schedule of estimated annual amortization for acquired unfavorable real estate leases

The estimated annual amortization for the three years succeeding December 31, 2013 is as follows:

 

(in thousands)

 

 

 

2014

 

$

17

 

2015

 

$

16

 

2016

 

$

11

 
Schedule of tenants that represent greater than 10% of rental revenue

 

 

2013

 

2012

 

Maximus

 

19.4

%

13.5

%

AECOM

 

16.8

%

16.6

%

Interwoven

 

11.7

%

11.0

%

Groupon Inc

 

0.0

%

12.2

%
Schedule of components of rental revenue

 

 

Year Ended

 

Year Ended

 

 

 

December 31,

 

December 31,

 

(in thousands)

 

2013

 

2012

 

Income from leases

 

$

9,048

 

$

12,764

 

Straight-line rent adjustment

 

1,112

 

(203

)

Reimbursable expenses and parking

 

4,441

 

7,537

 

Termination fees

 

52

 

—

 

Amortization of favorable leases

 

(587

)

(637

)

Amortization of unfavorable leases

 

17

 

17

 

 

 

 

 

 

 

Total

 

$

14,083

 

$

19,478

 
XML 40 R15.htm IDEA: XBRL DOCUMENT v2.4.0.8
Segment Reporting
 12 Months Ended
Dec. 31, 2013
Segment Reporting  
Segment Reporting

8.     Segment Reporting

 

The Company operates in one industry segment, which is real estate ownership of commercial property.  At December 31, 2013 and 2012, the Company owned and operated the Property in that one segment.

 
XML 41 R13.htm IDEA: XBRL DOCUMENT v2.4.0.8
Related Party Transactions
 12 Months Ended
Dec. 31, 2013
Related Party Transactions  
Related Party Transactions

6.              Related Party Transactions

 

Asset Management Agreement

 

The Company has in the past engaged in and currently engages in transactions with a related party, Franklin Street, and its subsidiaries, FSP Investments LLC and FSP Property Management LLC (collectively “FSP”).  The Company expects to continue to have related party transactions with FSP in the form of management fees paid to FSP to manage the Company on behalf of its stockholders.  FSP Property Management LLC currently provides the Company with asset management and financial reporting services.  The asset management agreement between the Company and FSP Property Management LLC requires the Company to pay FSP Property Management LLC a monthly fee equal to one-half of one percent (.5%) of the gross revenues of the Property.  The asset management agreement between the Company and FSP Property Management LLC may be terminated by either party without cause at any time, upon at least thirty (30) days’ written notice.  For the years ended December 31, 2013 and 2012, management fees paid were approximately $65,000 and $98,000, respectively.

 

Investor Services Agreement

 

On August 14, 2012, the Company entered into an Investor Services Agreement (the “FSPI Agreement”) with FSP Investments LLC for the provision of investor services to holders of the Company’s preferred stock.  FSP Investments LLC is a wholly-owned subsidiary of Franklin Street, which is the sole holder of the Company’s one share of Common Stock that is issued and outstanding.  FSP Investments LLC acted as a real estate investment firm and broker/dealer with respect to (a) the Company’s organization, (b) the Company’s acquisition of the Property and (c) the sale of the Company’s equity interests.  The FSPI Agreement requires the Company to pay a monthly service fee of $500 for services performed under the FSPI Agreement, and to reimburse FSP Investments LLC for its reasonable out-of-pocket expenses incurred in connection with the FSPI Agreement.  The FSPI Agreement may be terminated by either party with thirty days written notice or immediately upon certain events of default set forth in the FSPI Agreement.  For the years ended December 31, 2013 and 2012, investor services fees and expenses paid were approximately $15,000 and $3,000, respectively.

 

Ownership of Preferred Stock and Common Stock

 

On December 27, 2007, Franklin Street purchased 965.75 shares of the Preferred Stock (or approximately 43.7%) of the Company for consideration totaling $82,813,000.  Prior to purchasing any shares of the Preferred Stock, Franklin Street agreed to vote any shares held by it on any matter presented to the holders of the Preferred Stock in a manner that approximates as closely as possible the votes cast in favor of and opposed to such matter by the holders of the Preferred Stock other than Franklin Street and its affiliates.  For purposes of determining how Franklin Street votes its shares of the Preferred Stock, abstentions and non-votes by stockholders other than Franklin Street are not considered. Franklin Street is entitled to distributions that are declared on the Preferred Stock.

 

Franklin Street is the sole holder of the Company’s one share of Common Stock that is issued and outstanding.  Subsequent to the completion of the private placement of the Preferred Stock in December 2007, Franklin Street has not been entitled to share in earnings or any dividend related to the Common Stock.

 
XML 42 R14.htm IDEA: XBRL DOCUMENT v2.4.0.8
Commitments and Contingencies
 12 Months Ended
Dec. 31, 2013
Commitments and Contingencies  
Commitments and Contingencies

7.     Commitments and Contingencies

 

The Company, as lessor, has minimum future rentals due under non-cancelable operating leases as follows:

 

 

 

Year Ending

 

 

 

(in thousands)

 

December 31,

 

Amount

 

 

 

2014

 

$

9,103

 

 

 

2015

 

9,124

 

 

 

2016

 

8,461

 

 

 

2017

 

6,282

 

 

 

2018

 

5,558

 

 

 

Thereafter

 

25,946

 

 

 

 

 

 

 

 

 

 

 

$

64,474

 

 

In addition, the lessees are liable for real estate taxes and certain operating expenses of the Property pursuant to lease agreements.
XML 43 R16.htm IDEA: XBRL DOCUMENT v2.4.0.8
Accounts Payable and Accrued Expenses
 12 Months Ended
Dec. 31, 2013
Accounts Payable and Accrued Expenses  
Accounts Payable and Accrued Expenses

9.     Accounts Payable and Accrued Expenses

 

Accounts payable and accrued expenses consist of the components shown below:

 

 

 

December 31,

 

(in thousands)

 

2013

 

2012

 

 

 

 

 

 

 

Accrued property tax

 

$

3,306

 

$

4,474

 

Deferred rental income

 

881

 

200

 

Accrued capital expenditures

 

147

 

861

 

Accounts payable and other accrued expenses

 

825

 

514

 

Due to tenant - real estate taxes

 

—

 

288

 

Due to tenant - tenant improvements

 

74

 

69

 

 

 

 

 

 

 

Total

 

$

5,233

 

$

6,406

 
XML 44 R34.htm IDEA: XBRL DOCUMENT v2.4.0.8
SCHEDULE III Real Estate and Accumulated Depreciation (Details) (USD $)
 12 Months Ended
Dec. 31, 2013
Dec. 31, 2012
Dec. 31, 2013
303 East Wacker, Chicago, Illinois
Dec. 31, 2013
303 East Wacker, Chicago, Illinois
Minimum
Dec. 31, 2013
303 East Wacker, Chicago, Illinois
Maximum
Real Estate and Accumulated Depreciation          
Initial Cost, Encumbrances     $ 35,000,000    
Initial Cost, Land     26,200,000    
Initial Cost, Buildings Improvements and Equipment     128,502,000    
Initial Cost, Costs Capitalized (Disposals) Subsequent to Acquisition     16,955,000    
Historical Costs, Land     26,200,000    
Historical Costs, Buildings Improvements and Equipment     145,457,000    
Historical Costs, Total     171,657,000    
Historical Costs, Accumulated Depreciation     26,375,000    
Historical Costs, Total Costs, Net of Accumulated Depreciation 145,282,000 142,715,000 145,282,000    
Depreciable Life       5 years 39 years
Aggregate cost for Federal Income Tax purposes     $ 190,302,000    
XML 45 R21.htm IDEA: XBRL DOCUMENT v2.4.0.8
Commitments and Contingencies (Tables)
 12 Months Ended
Dec. 31, 2013
Commitments and Contingencies  
Schedule of minimum future rentals due under non-cancelable operating leases, as lessor

 

 

Year Ending

 

 

 

(in thousands)

 

December 31,

 

Amount

 

 

 

2014

 

$

9,103

 

 

 

2015

 

9,124

 

 

 

2016

 

8,461

 

 

 

2017

 

6,282

 

 

 

2018

 

5,558

 

 

 

Thereafter

 

25,946

 

 

 

 

 

 

 

 

 

 

 

$

64,474

 
XML 46 R26.htm IDEA: XBRL DOCUMENT v2.4.0.8
Summary of Significant Accounting Policies (Details 3) (USD $)
 12 Months Ended
Dec. 31, 2013
Dec. 31, 2012
Summary of Significant Accounting Policies    
Insurance limit provided by Federal Deposit Insurance Corporation $ 250,000  
STEP RENT RECEIVABLE    
Step rent receivable 3,794,000 2,207,000
TENANT RENT AND OTHER RECEIVABLES    
Tenant rent receivable, allowance for doubtful accounts (in dollars) 0 64,000
DEFERRED LEASING COSTS    
Amortization expense related to deferred leasing costs 512,000 435,000
REVENUE RECOGNITION    
Income from leases 9,048,000 12,764,000
Straight-line rent adjustment 1,112,000 (203,000)
Reimbursable expenses and parking 4,441,000 7,537,000
Termination fees 52,000  
Amortization of favorable leases (587,000) (637,000)
Amortization of unfavorable leases 17,000 17,000
Total $ 14,083,000 $ 19,478,000
NET INCOME PER SHARE    
Potential dilutive shares outstanding 0 0
Rental revenue | Customer concentration risk | Maximus
    
Concentration of credit risks    
Concentration risk percentage 19.40% 13.50%
Rental revenue | Customer concentration risk | AECOM
    
Concentration of credit risks    
Concentration risk percentage 16.80% 16.60%
Rental revenue | Customer concentration risk | Interwoven
    
Concentration of credit risks    
Concentration risk percentage 11.70% 11.00%
Rental revenue | Customer concentration risk | Groupon Inc.
    
Concentration of credit risks    
Concentration risk percentage 0.00% 12.20%
XML 47 R5.htm IDEA: XBRL DOCUMENT v2.4.0.8
Consolidated Statements of Changes in Stockholders' Equity (USD $)
In Thousands, unless otherwise specified
Total
Additional Paid-in Capital
Retained Earnings and Distributions in Excess of Earnings
Balance at Dec. 31, 2011 $ 164,103 $ 197,162 $ (33,059)
Increase (Decrease) in Stockholders' Equity      
Distributions - preferred stockholders or $2,577 per preferred share (5,695)   (5,695)
Net income (loss) 1,532   1,532
Balance at Dec. 31, 2012 159,940 197,162 (37,222)
Increase (Decrease) in Stockholders' Equity      
Net income (loss) (2,336)   (2,336)
Balance at Dec. 31, 2013 $ 157,604 $ 197,162 $ (39,558)
XML 48 R10.htm IDEA: XBRL DOCUMENT v2.4.0.8
Income Taxes
 12 Months Ended
Dec. 31, 2013
Income Taxes  
Income Taxes

3.              Income Taxes

 

The Company files as a REIT under Sections 856-860 of the Internal Revenue Code of 1986, as amended.  In order to qualify as a REIT, the Company is required to distribute at least 90% of its taxable income to stockholders and to meet certain asset and income tests as well as certain other requirements.  The Company will generally not be liable for federal income taxes, provided it satisfies these requirements.  Even as a qualified REIT, the Company is subject to certain state and local taxes on its income and property.

 

The Company adopted an accounting pronouncement related to uncertainty in income taxes effective January 1, 2007, which did not result in recording a liability, nor was any accrued interest and penalties recognized with the adoption.  Accrued interest and penalties will be recorded as income tax expense, if the Company records a liability in the future.  The Company’s effective tax rate was not affected by the adoption.  The Company files income tax returns in the U.S. federal jurisdiction and the State of Illinois jurisdiction.  The statute of limitations for the Company’s income tax returns is generally three years and as such, the Company’s returns that remain subject to examination would be primarily from 2010 and thereafter.

 

During the years 2006 to 2013, the Company incurred a net operating loss for income tax purposes of approximately $8,622,000 which can be carried forward until it expires between 2026 and 2033.  The gross amount of net operating losses available to the Company was $8,622,000 and $5,876,000 as of December 31, 2013 and 2012, respectively.

 

At December 31, 2013, the Company’s net tax basis of its real estate assets was $162,573,000.

 

The following schedule reconciles net income to taxable income subject to dividend requirements:

 

 

 

Year Ended

 

Year Ended

 

 

 

December 31,

 

December 31,

 

(in thousands)

 

2013

 

2012

 

 

 

 

 

 

 

Net income (loss)

 

$

(2,336

)

$

1,532

 

 

 

 

 

 

 

Adjustments: Book depreciation and amortization

 

5,622

 

5,560

 

Amortization of favorable real estate leases

 

587

 

637

 

Deferred rent

 

1

 

(3

)

Other adjustment

 

—

 

4

 

Tax depreciation and amortization

 

(5,447

)

(4,516

)

Amortization of unfavorable real estate leases

 

(17

)

(17

)

Straight-line rent adjustment

 

(1,156

)

195

 

Taxable income (loss)

 

$

(2,746

)

$

3,392

 

 

The following schedule summarizes the tax components of the distributions paid for the years ended December 31:

 

(in thousands)

 

2013

 

2012

 

 

 

Preferred

 

%

 

Preferred

 

%

 

Ordinary income

 

$

—

 

—

 

$

3,485

 

61

%

Return of Capital

 

—

 

—

 

2,210

 

39

%

 

 

 

 

 

 

 

 

 

 

Total

 

$

—

 

—

 

$

5,695

 

100

%
XML 49 R27.htm IDEA: XBRL DOCUMENT v2.4.0.8
Income Taxes (Details) (USD $)
 12 Months Ended
Dec. 31, 2013
Dec. 31, 2012
Income Taxes    
Statute of limitation, period for income tax returns 3 years  
Net operating loss $ 8,622,000 $ 5,876,000
Net tax basis of real estate assets 162,573,000  
Reconciliation of net income to taxable income subject to dividend requirements    
Net income (loss) (2,336,000) 1,532,000
Adjustments:    
Book depreciation and amortization 5,622,000 5,560,000
Amortization of favorable real estate 587,000 637,000
Deferred rent 1,000 (3,000)
Other adjustment   4,000
Tax depreciation and amortization (5,447,000) (4,516,000)
Amortization of unfavorable real estate (17,000) (17,000)
Straight-line rent adjustment (1,156,000) 195,000
Taxable income (loss) (2,746,000) 3,392,000
Tax components of the distributions paid    
Ordinary income   3,485,000
Return of Capital   2,210,000
Total   $ 5,695,000
Ordinary income (as a percent)   61.00%
Return of Capital (as a percent)   39.00%
Total (as a percent)   100.00%
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Income Taxes (Tables)
 12 Months Ended
Dec. 31, 2013
Income Taxes  
Schedule of reconciliation of net income to taxable income subject to dividend requirements

 

 

Year Ended

 

Year Ended

 

 

 

December 31,

 

December 31,

 

(in thousands)

 

2013

 

2012

 

 

 

 

 

 

 

Net income (loss)

 

$

(2,336

)

$

1,532

 

 

 

 

 

 

 

Adjustments: Book depreciation and amortization

 

5,622

 

5,560

 

Amortization of favorable real estate leases

 

587

 

637

 

Deferred rent

 

1

 

(3

)

Other adjustment

 

—

 

4

 

Tax depreciation and amortization

 

(5,447

)

(4,516

)

Amortization of unfavorable real estate leases

 

(17

)

(17

)

Straight-line rent adjustment

 

(1,156

)

195

 

Taxable income (loss)

 

$

(2,746

)

$

3,392

 
Summary of tax components of the distributions paid

(in thousands)

 

2013

 

2012

 

 

 

Preferred

 

%

 

Preferred

 

%

 

Ordinary income

 

$

—

 

—

 

$

3,485

 

61

%

Return of Capital

 

—

 

—

 

2,210

 

39

%

 

 

 

 

 

 

 

 

 

 

Total

 

$

—

 

—

 

$

5,695

 

100

%