posam
As filed with the Securities and Exchange
Commission on December 1, 2010
Registration
No. 333-154975
UNITED STATES SECURITIES AND
EXCHANGE COMMISSION
Washington, D.C.
20549
Post-Effective Amendment
No. 5
to
Form S-11
REGISTRATION
STATEMENT
UNDER
THE SECURITIES ACT OF
1933
TNP Strategic Retail Trust,
Inc.
(Exact name of registrant as
specified in its governing instruments)
1900 Main
Street
Suite 700
Irvine, California
92614
(949) 833-8252
(Address, including zip code,
and telephone number, including area code, of registrant’s
principal executive offices)
Anthony W. Thompson
Chairman of the Board and Chief
Executive Officer
1900 Main Street
Suite 700
Irvine, California
92614
(949) 833-8252
(Name, address, including zip
code, and telephone number, including area code, of agent for
service)
Copy
to:
Rosemarie
A. Thurston
Gustav F. Bahn
Alston & Bird LLP
1201 West Peachtree
Street
Atlanta, Georgia 30309
(404) 881-7000
Approximate date of commencement of proposed sale to
public: As soon as practicable after the
effectiveness of the registration statement.
If any of the securities being registered on this form are to be
offered on a delayed or continuous basis pursuant to
Rule 415 under the Securities Act of 1933 check the
following
box: þ
If this form is filed to register additional securities for an
offering pursuant to Rule 462(b) under the Securities Act of
1933, check the following box and list the Securities Act
registration statement number of the earlier effective
registration statement for the same
offering. o
If this form is a post-effective amendment filed pursuant to
Rule 462(c) under the Securities Act, check the following
box and list the Securities Act registration number of the
earlier effective registration statement for the same
offering. o
If this form is a post-effective amendment filed pursuant to
Rule 462(d) under the Securities Act, check the following
box and list the Securities Act registration number of the
earlier effective registration statement for the same
offering. o
If delivery of the prospectus is expected to be made pursuant to
Rule 434, please check the following
box. o
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. (Check one):
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Large
accelerated
filer o
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Accelerated
filer o
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Non-accelerated
filer o
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Smaller reporting
company þ
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(Do not check if a smaller
reporting company)
The Registrant hereby amends this Registration Statement on
such date or dates as may be necessary to delay its effective
date until the Registrant shall file a further amendment that
specifically states that this Registration Statement shall
thereafter become effective in accordance with Section 8(a)
of the Securities Act of 1933 or until the Registration
Statement shall become effective on such date as the Commission,
acting pursuant to said Section 8(a), may determine.
This Post-Effective Amendment No. 5 consists of the
following:
1. The registrant’s prospectus dated April 13,
2010;
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2.
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Supplement No. 9 dated December 1, 2010, included
herewith which will be delivered as an unattached document along
with the prospectus dated April 13, 2010. Supplement
No. 9 supersedes and replaces all prior supplements to the
prospectus dated April 13, 2010;
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3. Part II, included herewith; and
4. Signatures, included herewith.
TNP STRATEGIC RETAIL TRUST,
INC.
$1,100,000,000 Maximum
Offering
TNP Strategic Retail Trust, Inc. was formed in September 2008 to
invest in and manage a portfolio of income-producing retail
properties, located primarily in the Western United States, and
real estate-related assets, including the investment in or
origination of mortgage, mezzanine, bridge and other loans
related to commercial real estate. We are externally managed by
TNP Strategic Retail Advisor, LLC, which we refer to as our
“advisor.” We believe that we operate in such a manner
as to qualify as a real estate investment trust, or REIT, for
federal income tax purposes.
We are offering up to $1,100,000,000 in shares of our common
stock. We will offer $1,000,000,000 in shares of our common
stock to the public at a price of $10.00 per share, which we
refer to as the “primary offering,” and $100,000,000
in shares of our common stock to our stockholders pursuant to
our distribution reinvestment plan at a price of $9.50 per
share. We reserve the right to reallocate the shares of common
stock we are offering between the primary offering and the
distribution reinvestment plan.
This investment involves a high degree of risk. You should
purchase shares of our common stock only if you can afford a
complete loss of your investment. See “Risk Factors”
beginning on page 12. These risks include, among others:
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We have no prior operating history and there is no assurance
that we will be able to successfully achieve our investment
objectives.
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We set the offering price of our shares of common stock
arbitrarily. This price is unrelated to the book value or net
asset value of our shares of common stock or to our expected
operating income.
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Because there is no public trading market for shares of our
common stock and we are not obligated to effectuate a liquidity
event by a certain date, it will be difficult for you to sell
your shares of our common stock.
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We currently have one property in our real estate portfolio. As
a result, this is considered a “blind pool” offering
and you will not have the opportunity to evaluate our future
investments prior to purchasing shares of our common stock.
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We depend upon our advisor and its affiliates to conduct our
operations and this offering. Adverse changes in the financial
health of our advisor or its affiliates could cause our
operations to suffer.
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This is the first public offering sold by our dealer manager.
Our ability to raise money and achieve our investment objectives
depends on the ability of our dealer manager to successfully
market this offering.
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Our advisor and other affiliates will face conflicts of interest
as a result of compensation arrangements, time constraints and
competition for investments, which could result in actions that
are not in your best interests.
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We may incur debt exceeding 75% of the cost of our assets in
certain circumstances. High debt levels increase the risk to our
stockholders.
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The amount of any distributions we may make is uncertain. Our
distributions may exceed our earnings, particularly during the
period before we have substantially invested the net proceeds
from this offering. Therefore, we may need to borrow funds,
request that our advisor, in its discretion, defer its receipt
of fees and reimbursement of expenses, or utilize offering
proceeds to make cash distributions. As a result, portions of
the distributions that we make may represent a return of capital
to you.
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The recent economic downturn and disruption in the financial
markets could have an adverse impact on our tenants’
ability to make rental payments and the demand for retail space,
result in continued disruptions in the commercial mortgage
market and adversely effect our ability to obtain financing on
favorable terms, if at all.
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If we fail to qualify as a REIT, it would adversely affect our
operations and our ability to make distributions to our
stockholders and may have adverse tax consequences to our
stockholders.
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Neither the Securities and Exchange Commission nor any other
regulatory body has approved or disapproved of these securities
or determined if this prospectus is truthful or complete. The
Attorney General of the State of New York has not passed on or
endorsed the merits of this offering. Any representation to the
contrary is unlawful. The use of forecasts in this offering is
prohibited. Any representation to the contrary and any
predictions, written or oral, as to the amount or certainty of
any present or future cash benefit or tax consequence which may
flow from your investment in our common stock is prohibited.
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Sales
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Dealer
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Proceeds to Us
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Price to Public(1)
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Commission(1)(2)
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Manager Fee(1)(2)
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Before Expenses(1)(3)
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Primary Offering Per Share
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$
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10.00
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$
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0.70
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$
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0.30
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$
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9.00
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Total Maximum
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1,000,000,000.00
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$
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70,000,000.00
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$
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30,000,000.00
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$
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900,000,000.00
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Distribution Reinvestment Plan Offering Per Share
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$
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9.50
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$
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—
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$
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9.50
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Total Maximum
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$
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100,000,000.00
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—
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$
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—
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$
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100,000,000.00
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(1) |
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We reserve the right to reallocate shares of common stock being
offered between the primary offering and our distribution
reinvestment plan. |
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(2) |
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Discounts are available for certain categories of purchasers. |
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(3) |
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Proceeds are calculated before reimbursing our advisor for
organization and offering expenses. |
Our shares of common stock will be offered to investors on a
best efforts basis through TNP Securities, LLC, our affiliate
and the dealer manager of this offering. The minimum investment
amount generally is $1,000. This offering will terminate no
later than August 7, 2011 (two years from the date of the
commencement of this offering), unless extended.
This prospectus is dated
April 13, 2010
SUITABILITY
STANDARDS
The shares of common stock we are offering are suitable only as
a long-term investment for persons of adequate financial means.
We do not expect to have a public market for shares of our
common stock, which means that it may be difficult for you to
sell your shares. On a limited basis, you may be able to have
shares of our common stock redeemed through our share redemption
program, and in the future we may also consider various forms of
additional liquidity. You should not buy shares of our common
stock if you need to sell them immediately or if you will need
to sell them quickly in the future.
In consideration of these factors, we have established
suitability standards for initial stockholders and subsequent
transferees. These suitability standards require that a
purchaser of shares of our common stock have either:
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a net worth (excluding the value of an investor’s home,
furnishings and automobiles) of at least $250,000; or
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a gross annual income of at least $70,000 and a net worth
(excluding the value of an investor’s home, furnishings and
automobiles) of at least $70,000.
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The following states have established suitability standards
different from those we have established. Shares will be sold
only to investors in these states who meet the special
suitability standards set forth below.
Alabama—An Alabama investor must have represented to
us that such investor has a liquid net worth of at least 10
times his or her investment in us and other similar programs and
that such investor otherwise meets our suitability standards.
California—Investors must have either (1) a
minimum net worth of at least $250,000 and an annual gross
income of at least $65,000, or (2) a minimum net worth of
at least $500,000.
Iowa and Nebraska—An investor must have either
(1) a minimum net worth of $100,000 (exclusive of home,
auto and furnishings) and annual income of $70,000, or
(2) a net worth of $350,000 (exclusive of home, auto and
furnishings). In addition, an investor may not invest more than
10% of his or her liquid net worth (exclusive of home, auto and
furnishings) in this program or its affiliates.
Kansas—It is recommended by the Office of the Kansas
Securities Commissioner that Kansas investors not invest, in the
aggregate, more than 10% of their liquid net worth in this and
similar direct participation investments. Liquid net worth is
defined as that portion of net worth which consists of cash,
cash equivalents and readily marketable securities.
Kentucky—A Kentucky investor’s aggregate
investment in this offering may not exceed 10% of the
investor’s liquid net worth.
Massachusetts—It is recommended by the Commonwealth
of Massachusetts, Securities Division, that Massachusetts
investors not invest, in the aggregate, more than 10% of their
liquid net worth in this and similar direct participation
programs. Liquid net worth is defined as that portion of net
worth which consists of cash, cash equivalents and readily
marketable securities.
Michigan—A Michigan investor’s maximum
investment in us or any affiliate cannot exceed 10% of his or
her net worth.
Oregon and Tennessee—Investors may not invest more
than 10% of their net worth, calculated exclusive of home, home
furnishings, and automobiles.
Due to minimum offering requirements, this offering is currently
not available to residents of Ohio.
In the case of sales to fiduciary accounts (such as an
individual retirement account, or IRA, Keogh plan or pension or
profit sharing plan), these suitability standards must be met by
the fiduciary account, by the person who directly or indirectly
supplied the funds for the purchase of the shares of our common
stock or by the beneficiary of the account.
These suitability standards are intended to help ensure that,
given the long-term nature of an investment in shares of our
common stock, our investment objectives and the relative
illiquidity of our common stock, shares of our common stock are
an appropriate investment for those of you who become
stockholders. Our sponsor and each participating broker-dealer
must make every reasonable effort to determine that the purchase
of shares of our common stock is a suitable and appropriate
investment for each stockholder based on information provided by
the stockholder in the subscription agreement. In making this
determination, the
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sponsor and each person selling shares of our common stock on
our behalf shall ascertain that the prospective stockholder
meets the minimum income and net worth standards; can reasonably
benefit from an investment in shares of our common stock based
on the prospective stockholder’s overall investment
objectives and portfolio structure; is able to bear the economic
risk of an investment in shares of our common stock based on the
prospective stockholder’s overall financial situation; and
has apparent understanding of the fundamental risks of the
investment, the risk that the stockholder may lose the entire
investment, the lack of liquidity of our shares of common stock,
the restrictions on transferability of our shares of common
stock and the tax consequences of an investment in us. The
sponsor and each person making this determination on our behalf
will make this determination on the basis of information it has
obtained from a prospective stockholder regarding the
prospective stockholder’s financial situation and
investment objectives. Relevant information for this purpose
includes age, investment objectives, investment experience,
income, net worth, financial situation, and other investments of
prospective stockholders, as well as any other pertinent
factors. Each person selling shares of our common stock on our
behalf shall maintain records of the information used to
determine that an investment in shares of our common stock is
suitable and appropriate for a stockholder for at least six
years.
The minimum purchase amount is $1,000, except in certain states
as described below. To satisfy the minimum purchase requirements
for retirement plans, unless otherwise prohibited by state law,
a husband and wife may jointly contribute funds from their
separate IRAs, provided that each such contribution is made in
increments of $500. You should note that an investment in shares
of our common stock will not, in itself, create a retirement
plan and that to create a retirement plan you must comply with
all applicable provisions of the Internal Revenue Code of 1986,
as amended, or the Internal Revenue Code.
The minimum purchase for Tennessee is $5,000. The minimum
purchase for Maine, New York and North Carolina residents is
$2,500, except for IRAs which must purchase a minimum of $1,000.
The minimum purchase for Minnesota residents is $2,500, except
for IRAs and other qualified retirement plans which must
purchase a minimum of $2,000. Following an initial subscription
for at least the required minimum investment, any investor may
make additional purchases in increments of at least $100, except
for (1) purchases made by residents of Maine and Minnesota,
whose additional investments must meet their state’s
minimum investment amount, and (2) purchases of shares of
our common stock pursuant to our distribution reinvestment plan,
which may be in lesser amounts.
HOW TO
SUBSCRIBE
Investors who meet the suitability standards described herein
may purchase shares of our common stock. See “Suitability
Standards” and “Plan of Distribution.” Investors
seeking to purchase shares of our common stock should proceed as
follows:
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Read this entire prospectus and any appendices and supplements
accompanying this prospectus.
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Complete the execution copy of the subscription agreement. A
specimen copy of the subscription agreement, including
instructions for completing it, is included in this prospectus
as Appendix C.
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Deliver a check for the full purchase price of the shares of our
common stock being subscribed for along with the completed
subscription agreement to the soliciting broker-dealer or
investment advisor. Your check should be made payable to
“TNP Strategic Retail Trust, Inc.” After you have
satisfied the applicable minimum purchase requirement,
additional purchases must be in increments of $100, except for
purchases made pursuant to our distribution reinvestment plan.
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By executing the subscription agreement and paying the total
purchase price for the shares of our common stock subscribed
for, each investor attests that the investor meets the minimum
income and net worth standards as described herein.
Subscriptions will be effective only upon our acceptance, and we
reserve the right to reject any subscription in whole or in
part. Subscriptions will be accepted or rejected within
30 days of receipt by us, and if rejected, all funds will
be returned to subscribers without deduction for any expenses
within 10 business days from the date the subscription is
rejected. We are not permitted to accept a subscription for
shares of our common stock until at least five business days
after the date you receive the final prospectus.
An approved trustee must process and forward to us subscriptions
made through IRAs, Keogh plans and 401(k) plans. In the case of
investments through IRAs, Keogh plans and 401(k) plans, we will
send the confirmation and notice of our acceptance to the
trustee.
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IMPORTANT
INFORMATION ABOUT THIS PROSPECTUS
Please carefully read the information in this prospectus and any
accompanying prospectus supplements, which we refer to
collectively as the “prospectus.” You should rely only
on the information contained in this prospectus. We have not
authorized anyone to provide you with different information.
This prospectus may only be used where it is legal to sell these
securities. You should not assume that the information contained
in this prospectus is accurate as of any date later than the
date hereof or such other dates as are stated herein or as of
the respective dates of any documents or other information
incorporated herein by reference.
This prospectus is part of a registration statement that we
filed with the Securities and Exchange Commission, or the SEC,
using a continuous offering process. Periodically, as we make
material investments or have other material developments, we
will provide a prospectus supplement that may add, update or
change information contained in this prospectus. Any statement
that we make in this prospectus will be modified or superseded
by any inconsistent statement made by us in a subsequent
prospectus supplement. The registration statement we filed with
the SEC includes exhibits that provide more detailed
descriptions of the matters discussed in this prospectus. You
should read this prospectus and the related exhibits filed with
the SEC and any prospectus supplement, together with additional
information described herein under “Additional
Information.”
The registration statement containing this prospectus, including
exhibits to the registration statement, provides additional
information about us and the securities offered under this
prospectus. The registration statement can be read at the SEC
website, www.sec.gov, or at the SEC public reference room
mentioned under the heading “Additional Information.”
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QUESTIONS
AND ANSWERS ABOUT THIS OFFERING
Set forth below are some of the more frequently asked questions
and answers relating to our structure, our management and an
offering of this type.
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What is a “REIT”? |
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In general, a REIT is a company that: |
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• offers the benefits of a diversified real estate
portfolio under professional management;
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• is required to make distributions to investors of at
least 90% of its taxable income for each year;
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• avoids the federal “double taxation”
treatment of income that generally results from investments in a
corporation because a REIT is not generally subject to federal
corporate income taxes on the portion of its net income that is
distributed to the REIT’s stockholders; and
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• combines the capital of many investors to acquire or
provide financing for real estate assets.
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How will you structure the ownership and operation of your
assets? |
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We plan to own substantially all of our assets and conduct our
operations through an operating partnership, TNP Strategic
Retail Operating Partnership, LP, which was organized in
Delaware in September 2008. We are the sole general partner of
TNP Strategic Retail Operating Partnership, LP, which we refer
to as our “operating partnership.” Because we will
conduct substantially all of our operations through an operating
partnership, we are organized in what is referred to as an
“UPREIT” structure. |
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What is an “UPREIT”? |
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UPREIT stands for Umbrella Partnership Real Estate Investment
Trust. We use the UPREIT structure because a contribution of
property directly to us is generally a taxable transaction to
the contributing property owner. In this structure, a
contributor of a property who desires to defer taxable gain on
the transfer of his or her property may transfer the property to
the operating partnership in exchange for limited partnership
units and defer taxation of gain until the contributor later
exchanges his or her limited partnership units, typically on a
one-for-one basis for shares of the common stock of the REIT. We
believe that using an UPREIT structure gives us an advantage in
acquiring desired properties from persons who may not otherwise
sell their properties because of unfavorable tax results. |
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Do you currently own any assets? |
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Yes. As of April 13, 2010, we owned one
94,574 square foot multi-tenant retail property located in
Moreno, California. Because we have a limited portfolio of real
estate investments, we are considered a blind pool offering. As
significant investments become probable, we will supplement this
prospectus to provide information regarding the likely
investment. We will also describe material changes to our
portfolio, including the closing of significant acquisitions, by
means of a supplement to this prospectus. See “Our
Investment” for information on our first real estate
investment. |
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Who will choose which investments to make? |
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Our advisor, TNP Strategic Retail Advisor, LLC, will select
investments for us based on specific investment objectives and
criteria and subject to the direction, oversight and approval of
our board of directors. |
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What kind of offering is this? |
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Through our dealer manager, we are offering a maximum of
$1,000,000,000 in shares of our common stock in our primary
offering on a “best efforts” basis at $10.00 per
share. We are also offering $100,000,000 in shares of our common
stock pursuant to our distribution reinvestment plan at $9.50
per share to those stockholders who elect to participate in such
plan as described in this prospectus. We reserve the right to
reallocate the shares of common stock we are offering between
the primary offering and the distribution reinvestment plan. |
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How does a “best efforts” offering work? |
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When shares of common stock are offered to the public on a
“best efforts” basis, the broker-dealers participating
in the offering are only required to use their best efforts to
sell the shares of our common stock. Broker-dealers do not have
a firm commitment or obligation to purchase any of the shares of
our common stock. |
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How long will this offering last? |
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This offering will not last beyond August 7, 2011 (two
years from the date of the commencement of this offering),
unless extended. However, in certain states this offering may
only continue for one year unless we renew the offering period
for up to one additional year. |
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Will I receive a stock certificate? |
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No. You will not receive a stock certificate unless
expressly authorized by our board of directors. We anticipate
that all shares of our common stock will be issued in book-entry
form only. The use of book-entry registration protects against
loss, theft or destruction of stock certificates and reduces the
offering costs. |
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Who can buy shares of common stock in this offering? |
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In general, you may buy shares of our common stock pursuant to
this prospectus provided that you have either (1) a net
worth of at least $70,000 and an annual gross income of at least
$70,000 or (2) a net worth of at least $250,000. For this
purpose, net worth does not include your home, home furnishings
and personal automobiles. Generally, you must initially invest
at least $1,000. After you have satisfied the applicable minimum
purchase requirement, additional purchases must be in increments
of $100, except for purchases made pursuant to our distribution
reinvestment plan, which are not subject to any minimum purchase
requirement. These minimum net worth and investment levels may
be higher in certain states, so you should carefully read the
more detailed description under “Suitability
Standards” above. |
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Our affiliates may also purchase shares of our common stock. The
sales commissions and dealer manager fees that are payable by
other investors in this offering will be reduced or waived for
our affiliates. |
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Are there any special restrictions on the ownership of
shares? |
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Yes. Our charter prohibits the ownership of more than 9.8% in
value of our capital stock (which includes common stock and
preferred stock we may issue) and more than 9.8% in value or
number of shares, whichever is more restrictive, of our common
stock, unless exempted by our board of directors. This
prohibition may discourage large investors from purchasing our
shares and may limit your ability to transfer your shares. To
comply with tax rules applicable to REITs, we will require our
record holders to provide us with detailed information regarding
the beneficial ownership of our shares on an annual basis. These
restrictions are designed to enable us to comply with the
ownership restrictions imposed on REITs by the Internal Revenue
Code. See “Description of Capital Stock—Restriction on
Ownership of Shares of Capital Stock.” |
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Is there any minimum initial investment required? |
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Yes. To purchase shares of common stock in this offering, you
must generally make an initial purchase of at least $1,000 in
shares. Once you have satisfied the minimum initial purchase
requirement, any additional purchases of our shares of common
stock in this offering must be in amounts of at least $100,
except for additional purchases pursuant to our distribution
reinvestment plan which are not subject to any minimum
investment requirement. |
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How do I subscribe for shares of common stock? |
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Investors who meet the suitability standards described herein
may purchase shares of our common stock. See “Suitability
Standards.” Investors seeking to purchase shares of our
common stock should proceed as follows: |
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• Read this entire prospectus and any appendices and
supplements accompanying this prospectus.
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• Complete the execution copy of the subscription
agreement. A specimen copy of the subscription agreement,
including instructions for completing it, is included in this
prospectus as Appendix C.
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• Deliver a check for the full purchase price of the
shares of our common stock being subscribed for made payable to
“TNP Strategic Retail Trust, Inc.” along with the
completed subscription agreement to the registered broker-dealer
or investment advisor.
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By executing the subscription agreement and paying the total
purchase price for the shares of our common stock subscribed
for, each investor represents that he meets the suitability
standards as stated in the subscription agreement and agrees to
be bound by all of its terms. |
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Subscriptions will be effective only upon our acceptance, and we
reserve the right to reject any subscription in whole or part.
Subscriptions will be accepted or rejected within 30 days
of receipt by us and, if rejected, all funds shall be returned
to subscribers without deduction for any expenses within 10
business days from the date the subscription is rejected. We are
not permitted to accept a subscription for shares of our common
stock until at least five business days after the date you
receive the final prospectus. |
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An approved trustee must process and forward to us subscriptions
made through individual IRAs, Keough plans and 401(k) plans. In
the case of investments through IRAs, Keough plans and 401(k)
plans, we will send the confirmation and notice of our
acceptance to the trustee. |
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Q: |
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How will the payment of fees and expenses affect my invested
capital? |
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A: |
|
We will pay sales commissions and dealer manager fees in
connection with this offering. In addition, we will reimburse
our advisor for our other organization and offering expenses up
to 3.0% of the gross proceeds of the offering and will pay our
advisor acquisition and origination fees for substantial
services provided in the acquisition or origination of
investments. The payment of fees and expenses will reduce the
funds available to us for investment in real estate assets and
real estate-related assets. Depending primarily upon the number
of shares of our common stock we sell in the primary offering
and assuming a $10.00 purchase price for shares sold in the
primary offering, we estimate that we will use between 85.6% and
86.7% of our gross offering proceeds for investments and 2.2% of
our gross offering proceeds for the payment of acquisition and
origination fees to our advisor. The payment of fees and
expenses will also reduce the book value of your shares of
common stock. However, you will not be required to pay any
additional amounts in connection with the fees and expenses
described in this prospectus. |
|
Q: |
|
What have your distribution payments been since you began
operations on November 19, 2009? |
|
A: |
|
Our board of directors approved a monthly cash distribution of
$0.05625 per share of common stock, which represents an
annualized distribution of $0.675 per share, upon our first
asset acquisition which occurred on November 19, 2009.
Since we began operations, we have paid distributions to our
stockholders as follows: |
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Approximate
|
|
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Annualized Percentage Return
|
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Period
|
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Amount
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|
(Assuming $10.00 share price)
|
|
|
December 2009
|
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$
|
7,000
|
|
|
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6.75
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%
|
1st Quarter 2010
|
|
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96,000
|
|
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6.75
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%
|
|
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|
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|
|
|
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$
|
103,000
|
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For more information on our distribution policy, see
“Description of Capital Stock—Distributions.” All
distributions to date have been paid with offering proceeds. See
“Risk Factors—Investment Risks—Our
vii
cash distributions are not guaranteed, may fluctuate and may
constitute a return of capital or taxable gain from the sale or
exchange of property.”
|
|
|
Q: |
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May I reinvest my distributions? |
|
A: |
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Yes. Please see “Description of Capital
Stock—Distribution Reinvestment Plan” for more
information regarding our distribution reinvestment plan. |
|
Q: |
|
If I buy shares of common stock in this offering, how may I
later sell them? |
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A: |
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At the time you purchase the shares of our common stock, the
shares will not be listed for trading on any national securities
exchange. As a result, if you wish to sell your shares, you may
not be able to do so promptly, or at all, or you may only be
able to sell them at a substantial discount from the price you
paid. In general, however, you may sell your shares to any buyer
that meets the applicable suitability standards unless such sale
would cause the buyer to own more than 9.8% of the value of our
then outstanding capital stock (which includes common stock and
any preferred stock we may issue) or more than 9.8% of the value
or number of shares, whichever is more restrictive, of our then
outstanding common stock. See “Suitability Standards”
and “Description of Capital Stock—Restriction on
Ownership of Shares of Capital Stock.” We have adopted a
share redemption program, as discussed under “Description
of Capital Stock—Share Redemption Program,” which
may provide limited liquidity for some of our stockholders. |
|
Q: |
|
What is your exit strategy? |
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A: |
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Our board of directors does not anticipate evaluating a
transaction providing liquidity for our stockholders until 2015.
Our charter does not require our board of directors to pursue a
liquidity event. Due to the uncertainties of market conditions
in the future, we believe setting finite dates for possible, but
uncertain, liquidity events may result in actions not
necessarily in the best interests or within the expectations of
our stockholders. We expect that our board of directors, in the
exercise of its fiduciary duty to our stockholders, will
determine to pursue a liquidity event when it believes that
then-current market conditions are favorable for a liquidity
event, and that such a transaction is in the best interests of
our stockholders. A liquidity event could include (1) the
sale of all or substantially all of our assets either on a
portfolio basis or individually followed by a liquidation, in
which the net proceeds are distributed to stockholders,
(2) a merger or another transaction approved by our board
of directors in which our stockholders will receive cash and/or
shares of a publicly traded company or (3) a listing of our
shares on a national securities exchange. There can be no
assurance as to when a suitable transaction will be available. |
|
Q: |
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Will the distributions I receive be taxable? |
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A: |
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Distributions that you receive, including the market value of
our common stock received pursuant to our distribution
reinvestment plan, will generally be taxed as ordinary income to
the extent they are paid out of our current or accumulated
earnings and profits. However, if we recognize a long-term
capital gain upon the sale of one of our assets, a portion of
our dividends may be designated and treated as a long-term
capital gain. In addition, we expect that some portion of your
distributions may not be subject to tax in the year received due
to the fact that depreciation expenses reduce earnings and
profits but do not reduce cash available for distribution.
Amounts distributed to you in excess of our earnings and profits
will reduce the tax basis of your shares of common stock and
will not be taxable to the extent thereof, and distributions in
excess of tax basis will be taxable as an amount realized from
the sale of your shares of common stock. This, in effect, would
defer a portion of your tax until your investment is sold or we
are liquidated, at which time you may be taxed at capital gains
rates. However, because each investor’s tax considerations
are different, we suggest that you consult with your tax advisor. |
|
Q: |
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When will I get my detailed tax information? |
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A: |
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We intend to mail your Form 1099 tax information, if
required, by January 31 of each year. |
|
Q: |
|
Where can I find updated information regarding the
company? |
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A: |
|
You may find updated information on our website,
www.tnpreit.com. In addition, as a result of the
effectiveness of the registration statement of which this
prospectus forms a part, we are subject to the |
viii
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informational reporting requirements of the Securities Exchange
Act of 1934, as amended, or the Exchange Act. Under the Exchange
Act, we will file reports, proxy statements and other
information with the SEC. See “Additional Information”
for a description of how you may read and copy the registration
statement, the related exhibits and the reports, proxy
statements and other information we file with the SEC. In
addition, you will receive periodic updates directly from us,
including three quarterly financial reports and an annual
report. We do not intend to calculate the net asset value per
share for our shares of common stock until 18 months after
the completion of the last offering of our shares of common
stock and prior to any listing of our shares on a national
securities exchange, and therefore will not provide you with
this information until that time. See “Risk
Factors—Investment Risks—We will not calculate the net
asset value per share for our shares of common stock until
18 months after completion of our offering stage.”
Therefore, you will not be able to determine the true value of
your shares of common stock on an on-going basis during this
offering.” |
|
Q: |
|
Who can answer my questions? |
|
A: |
|
If you have additional questions about this offering or if you
would like additional copies of this prospectus, you should
contact your registered representative or our dealer manager: |
TNP
Securities, LLC
1900 Main Street
Suite 700
Irvine, California 92614
949-833-8252
Attn: Investor Services
ix
PROSPECTUS
SUMMARY
This summary highlights selected information contained
elsewhere in this prospectus. Because it is a summary, it may
not contain all of the information that is important to you. To
understand this offering fully, you should read the entire
prospectus carefully, including the “Risk Factors”
section, before making an investment decision. The use of the
words “we,” “us” or “our” refers
to TNP Strategic Retail Trust, Inc. and its subsidiaries,
including TNP Strategic Retail Operating Partnership, LP, except
where the context otherwise requires. References to
“shares” and “our common stock” refer to the
shares of common stock offered in this offering.
TNP
Strategic Retail Trust, Inc.
We were formed as a Maryland corporation on September 17,
2008 to invest in and manage a portfolio of income-producing
retail properties, primarily located in the Western United
States, and to invest in or originate mortgage, mezzanine,
bridge, and other loans related to commercial real estate. We
may also invest in other real properties and real estate-related
assets that meet our investment objectives.
We believe that we operate in such a manner as to qualify as a
REIT for federal income tax purposes. Our office is located at
1900 Main Street, Suite 700, Irvine, California 92614, and
our main telephone number is
(949) 833-8252.
We commenced our initial public offering of $1,100,000,000 in
shares of our common stock on August 7, 2009. As of
March 31, 2010, we had received and accepted subscriptions
in this offering for 898,587 shares of our common stock, or
approximately $8,860,000, excluding shares issued under our
distribution reinvestment plan, from approximately
326 stockholders. As of the date of this prospectus, our
portfolio consists of a 94,574 square foot multi-tenant
retail property located in Moreno, California, which we
purchased for an aggregate purchase price of approximately
$12,500,000, exclusive of closing costs. Our property is
indirectly 100% owned by our operating partnership.
We are externally managed by TNP Strategic Retail Advisor, LLC,
which we refer to as our “advisor.” Our advisor’s
team of real estate professionals will have substantial
discretion with respect to the selection of specific investments
consistent with our investment objectives and strategy, subject
to the approval of our board of directors. Our advisor’s
senior management team has substantial experience in the real
estate industry and has successfully completed approximately 200
fully subscribed private placements in real estate programs of
multiple property types and six public programs with over 35,700
investors across the United States. These programs have raised
nearly $3 billion and have invested over $7.6 billion
in commercial real estate.
Our advisor is wholly owned by Thompson National Properties,
LLC, a Delaware limited liability company founded in February
2008, which offers real estate investment and asset management
services to high net worth domestic, foreign and institutional
investors. We refer to Thompson National Properties, LLC as our
“sponsor” or “Thompson National Properties.”
Thompson National Properties contributed $200,000 to us in
connection with our formation. Thompson National Properties is
controlled by Anthony W. Thompson, our Chairman and Chief
Executive Officer. Mr. Thompson has over 35 years of
experience in portfolio management and was the founder of Triple
Net Properties, LLC, or Triple Net, and its holding company, NNN
Realty Advisors, Inc., or Realty Advisors, each of which
combined with Grubb & Ellis Company (NYSE:GBE) in
December 2007. As of March 31, 2010, Thompson National
Properties has sponsored five real estate funds raising
approximately $68.8 million from 747 investors.
Additionally, Thompson National Properties has
128 commercial real estate properties under management with
a cost in excess of $2.3 billion as of March 31, 2010.
Investment
Strategy and Objectives
We will use the net proceeds from this offering to invest in a
portfolio of income-producing retail properties, primarily
located in the Western United States, including neighborhood,
community and lifestyle shopping centers, multi-tenant shopping
centers and free standing single-tenant retail properties. We
may acquire properties either alone or jointly with another
party. In addition to investments in real estate directly or
1
through joint ventures, we may also acquire or originate first
mortgages or second mortgages, mezzanine loans or other real
estate-related loans, which we refer to collectively as
“real estate-related loans,” in each case provided
that the underlying real estate meets our criteria for direct
investment. We may also invest in any other real property or
other real estate-related assets that, in the opinion of our
board of directors, meets our investment objectives and is in
the best interests of our stockholders.
Our investment objectives are to:
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|
•
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preserve, protect and return stockholders’ capital
contributions;
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|
•
|
pay predictable and sustainable cash distributions to
stockholders; and
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|
|
•
|
realize capital appreciation upon the ultimate sale of the
investments we acquire.
|
See “Investment Strategy, Objectives and Policies” for
a more complete description of our investment objectives.
Summary
of Risk Factors
An investment in shares of our common stock involves significant
risks, including the following:
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|
|
|
•
|
We have no prior operating history and there is no assurance
that we will be able to successfully achieve our investment
objectives.
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|
|
•
|
No public trading market exists for our shares and we are not
required to effectuate a liquidity event by a certain date. As a
result, it will be difficult for you to sell your shares. If you
are able to sell your shares, you will likely sell them at a
substantial discount.
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|
|
•
|
The amount of distributions we will make, if any, is uncertain.
Our distributions may exceed our earnings, particularly during
the period before we have substantially invested the net
proceeds from this offering. Therefore, we may need to borrow
funds, request that our advisor, in its discretion, defer its
receipt of fees and reimbursement of expenses, or utilize
offering proceeds to make cash distributions. As a result,
portions of the distributions that we make may represent a
return of capital to you, which will lower your tax basis in our
shares.
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|
|
•
|
We currently have one property in our real estate portfolio. As
a result, this is considered a “blind pool” offering
and you will not have the opportunity to evaluate our future
investments prior to purchasing shares of our common stock.
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|
|
•
|
This is a “best efforts” offering and if we are unable
to raise substantial funds then we will be limited in the number
and type of investments we may make. This is the first
non-listed REIT offering sold by our dealer manager. Our ability
to raise money and achieve our investment objectives depends on
the ability of our dealer manager to successfully market this
offering.
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|
•
|
We rely on our advisor and its affiliates for our day-to-day
operations and the selection of our investments. We will pay
substantial fees to our advisor, which were not determined on an
arm’s-length basis.
|
|
|
•
|
Our advisor and other affiliates will face conflicts of interest
as a result of compensation arrangements, time constraints and
competition for investments, including (1) conflicts
related to compensation payable by us to our advisor and other
affiliates that may not be on terms that would result from
arm’s-length negotiations between unaffiliated parties,
(2) the allocation of time between advising us and other
real estate investment programs and (3) the recommendation
of investments on our behalf when other affiliated programs are
seeking similar investments.
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|
|
•
|
We are the first publicly-offered investment program sponsored
by our sponsor. You should not assume that the prior performance
of programs managed or sponsored by our sponsor or its
affiliates will be indicative of our future performance.
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•
|
Our use of leverage increases the risk of loss on our
investments.
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2
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•
|
We will be subject to risks generally incident to the ownership
of real property.
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|
•
|
The recent economic downturn and disruption in the financial
markets could have an adverse impact on our tenants’
ability to make rental payments and the demand for retail space,
result in continued disruptions in the commercial mortgage
market and adversely effect our ability to obtain financing on
favorable terms, if at all.
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|
|
•
|
If we fail to qualify as a REIT, it would adversely affect our
operations and our ability to make distributions to our
stockholders because we will be subject to U.S. federal
income tax at regular corporate rates with no ability to deduct
distributions made to our stockholders.
|
Our Board
of Directors
We operate under the direction of our board of directors, the
members of which are accountable to us and our stockholders as
fiduciaries. The board of directors is responsible for the
management and control of our affairs. We have five members on
our board of directors, three of whom are independent of us, our
advisor and our respective affiliates. Our directors will be
elected annually by our stockholders. Our board of directors has
established an investment committee and an audit committee.
Our
Advisor
TNP Strategic Retail Advisor, LLC, our advisor, was formed as a
Delaware limited liability company in September 2008. We will
rely on our advisor to manage our day-to-day activities and to
implement our investment strategy. In addition, our advisor will
use its best efforts, subject to the oversight, review and
approval of our board of directors, to, among other things,
research, identify, review and make investments in and
dispositions of our assets on our behalf consistent with our
investment strategy and objectives.
Our advisor performs its duties and responsibilities as our
fiduciary under an advisory agreement. The term of the advisory
agreement ends August 7, 2010, subject to renewals by the
board of directors for an unlimited number of successive
one-year periods. Our officers and our affiliated directors are
all officers of our advisor. The names and biographical
information of our directors and officers are set forth under
“Management—Directors and Executive Officers.”
Our
Sponsor
Thompson National Properties, our sponsor and the parent company
of our advisor, was formed as a Delaware limited liability
company in February 2008. Thompson National Properties provides
value-added real estate investment opportunities and asset
management to high net worth domestic, foreign and institutional
investors. Anthony W. Thompson is the chairman and chief
executive officer of Thompson National Properties and us.
Our
Operating Partnership
We intend to own all of our investments through TNP Strategic
Retail Operating Partnership, LP, our operating partnership, or
its subsidiaries. We refer to common limited partnership units
in our operating partnership as “common units.” We are
the sole general partner of our operating partnership, and the
initial limited partners of our operating partnership are our
advisor and TNP Strategic Retail OP Holdings, LLC, which we
refer to as “TNP Strategic Retail OP Holdings,” a
wholly-owned subsidiary of our sponsor. Our advisor has invested
$1,000 in our operating partnership in exchange for common units
and TNP Strategic Retail OP Holdings has invested $1,000 in our
operating partnership and has been issued a separate class of
limited partnership units, which we refer to as the
“special units” and which are described below under
“—Compensation to Our Advisor and its Affiliates.”
Our
Affiliates
Various affiliates of ours are involved in this offering and our
operations. TNP Securities, LLC, a registered broker-dealer and
a member of the Financial Industry Regulatory Authority, or
FINRA, is the dealer manager for this offering and will provide
dealer manager services to us in this offering. We refer to TNP
Securities, LLC as “TNP Securities” or “our
dealer manager.” Messrs. Anthony W. Thompson and
Jack R. Maurer serve as the
3
Chief Executive Officer and the Chief Financial Officer,
respectively, of our dealer manager. Our dealer manager is
indirectly owned by Mr. Anthony W. Thompson. For more
information regarding our officers and the officers of our
advisor and dealer manager, see the “Management”
section of this prospectus. Another affiliate, TNP Property
Management, LLC, our property manager, will perform certain
property management services for us and our operating
partnership. We refer to our advisor, our property manager, and
other of our affiliates, each as a “TNP affiliate” and
collectively, as “TNP affiliates.”
Our
Structure
The chart below shows the relationships among various TNP
affiliates and our company. We are the sole general partner of
our operating partnership and we and our advisor and its
affiliates currently own, either directly or indirectly, all of
the limited partnership units of our operating partnership. In
the future, we may issue limited partnership units to third
parties from time to time in connection with acquisitions of
real estate properties.
4
Terms of
the Offering
We are offering up to $1,100,000,000 in shares of our common
stock, $1,000,000,000 of which will be offered to the public in
our primary offering at a price of $10.00 per share, and
$100,000,000 of which will be offered pursuant to our
distribution reinvestment plan at a price of $9.50 per share. We
reserve the right to reallocate the shares of common stock we
are offering between the primary offering and our distribution
reinvestment plan. This is a best efforts offering, which means
our affiliate, TNP Securities, the dealer manager for this
offering, will use its best efforts to sell our shares of common
stock, but is not required to sell any specific amount of shares.
We will offer shares of our common stock on a continuous basis
until this offering terminates on or before August 7, 2011,
unless extended. However, in certain states the offering may
continue only one year unless we renew the offering period for
up to an additional year. We reserve the right to terminate this
offering at any time. We generally intend to admit stockholders
on a daily basis.
Compensation
to Our Advisor and Affiliates
Our advisor and other affiliates will receive compensation and
fees for services related to this offering and for the
investment and management of our assets, subject to review and
approval of our independent directors. In addition, TNP
Strategic Retail OP Holdings, an affiliate of our advisor, has
been issued special units in our operating partnership
constituting a separate series of partnership interests with
special distribution rights.
Set forth below is a summary of the fees and expenses we expect
to pay our advisor and its affiliates, including our dealer
manager, assuming we raise the maximum amount offered hereby.
See “Management Compensation Table” for a more
detailed explanation of the fees and expenses payable to our
dealer manager and our advisor and its affiliates and for a more
detailed description of the special units.
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Estimated Amount
|
Type of Fee and Recipient
|
|
Description and Method of Computation
|
|
Maximum Offering
|
|
Organizational and Offering Stage
|
Sales Commission—
Dealer Manager
|
|
7.0% of gross offering proceeds from the sale of shares in the
primary offering (all or a portion of which may be reallowed to
participating broker-dealers). No sales commissions will be paid
for sales pursuant to the distribution reinvestment plan.
|
|
$70,000,000
|
Dealer Manager Fee—Dealer Manager
|
|
3.0% of gross offering proceeds from the sale of shares in the
primary offering (a portion of which may be reallowed to
participating broker-dealers). No dealer manager fees will be
paid for sales pursuant to the distribution reinvestment plan.
|
|
$30,000,000
|
Other Organizational and Offering Expense Reimbursement—
Advisor or its affiliates
|
|
Reimbursement for organizational and offering expenses
(excluding sales commissions and dealer manager fees) incurred
on our behalf, but only to the extent that the reimbursement
would not cause these organization and offering expenses borne
by us to exceed 3.0% of the gross offering proceeds. We estimate
that these organization and offering expenses will be 1.75% if
the maximum offering proceeds from the primary offering is
raised.
|
|
$17,500,000
|
5
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|
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|
|
|
|
|
|
Estimated Amount
|
Type of Fee and Recipient
|
|
Description and Method of Computation
|
|
Maximum Offering
|
|
Operational Stage
|
Acquisition Fees—
Advisor
|
|
2.5% of (1) the cost of investments we acquire or
(2) our allocable cost of investments acquired in a joint
venture, in each case including purchase price, acquisition
expenses and any debt attributable to such investments. With
respect to investments in and origination of real estate-related
loans, we will pay an origination fee to our advisor in lieu of
an acquisition fee.
|
|
$24,562,500 (assuming no leverage is used). $49,125,000
(assuming a leverage ratio of 50%).
|
Origination Fees—
Advisor
|
|
2.5% of the amount funded by us to acquire or originate real
estate-related loans, including third party expenses related to
such investments and any debt we use to fund the acquisition or
origination of the real estate-related loans. We will not pay an
acquisition fee with respect to such real estate-related loans.
|
|
$24,562,500 (assuming no leverage is used). $49,125,000
(assuming a leverage ratio of 50%).
|
Asset Management Fees—Advisor
|
|
A monthly amount equal to one-twelfth of 0.6% of the sum of the
aggregate cost of all assets we own and of our investments in
joint ventures, including acquisition fees, origination fees,
acquisition and origination expenses and any debt attributable
to such investments; provided, however, that our advisor will
not be paid the asset management fee until our funds from
operations exceed the lesser of (1) the cumulative amount
of any distributions declared and payable to our stockholders or
(2) an amount that is equal to a 10.0% cumulative,
non-compounded, annual return on invested capital for our
stockholders. Separate and distinct from the asset management
fee, we will also reimburse our advisor or its affiliates for
all expenses paid or incurred on our behalf, including the
salaries and benefits of persons performing services for us
except for the salaries and benefits of persons who also serve
as one of our executive officers or as an executive officer of
our advisor.
|
|
Actual amounts depend upon the aggregate cost of our
investments, and, therefore, cannot be determined at this time.
|
Property Management and Leasing Fees—TNP Property
Management, LLC
|
|
A monthly market-based fee for property management services of
up to 5.0% of the gross revenues generated by our properties.
Our property manager may subcontract with third party property
managers and will be responsible for supervising and
compensating those property managers.
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|
Actual amounts depend upon the gross revenue of the properties
and customary property management and leasing fees in the region
in which properties are acquired, and, therefore, cannot be
determined at this time.
|
6
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|
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|
|
|
|
|
|
Estimated Amount
|
Type of Fee and Recipient
|
|
Description and Method of Computation
|
|
Maximum Offering
|
|
Operating Expenses—
Advisor
|
|
We will reimburse our advisor for all expenses paid or incurred
by our advisor in connection with the services provided to us,
including our allocable share of the advisor’s overhead,
such as rent, personnel costs, utilities and IT costs. We will
not reimburse our advisor for personnel costs in connection with
services for which our advisor is entitled to acquisition,
origination or disposition fees.
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|
Actual amounts are dependent upon expenses paid or incurred and,
therefore, cannot be determined at the present time.
|
|
Liquidity Stage
|
Disposition Fees—
Advisor or its affiliates
|
|
If our advisor or its affiliates provides a substantial amount
of services, as determined by our independent directors, in
connection with the sale of real property, 50% of a customary
and competitive real estate sales commission not to exceed 3.0%
of the contract sales price of each property sold. With respect
to a property held in a joint venture, the foregoing commission
will be reduced to a percentage of such amount reflecting our
economic interest in the joint venture.
|
|
Actual amounts depend upon the sale price of properties, and,
therefore, cannot be determined at this time.
|
Special Units—TNP Strategic Retail OP Holdings
|
|
TNP Strategic Retail OP Holdings, an affiliate of our advisor,
was issued special units upon its initial investment in our
operating partnership, and as the holder of the special units
will be entitled to receive (1) 15% of specified
distributions made upon the disposition of our operating
partnership’s assets, and (2) a one time payment, in
the form of shares of our common stock or a promissory note, in
conjunction with the redemption of the special units upon the
occurrence of certain liquidity events or upon the occurrence of
certain events that result in a termination or non-renewal of
our advisory agreement, but in each case only after the other
holders of our operating partnership’s units, including us,
have received (or have been deemed to have received), in the
aggregate, cumulative distributions equal to their capital
contributions plus a 10.0% cumulative non-compounded annual
pre-tax return on their net contributions. The holder of special
units will not be entitled to receive any other distributions.
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Actual amounts depend on the sale price of real estate assets,
and, therefore, cannot be determined at this time.
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Prior
Investment Programs
The section of this prospectus entitled “Prior Performance
Summary” contains a discussion of the real estate programs
sponsored by Thompson National Properties and its affiliates.
Certain financial data relating to these programs is also
provided in the “Prior Performance Tables” in
Appendix A to this prospectus. The “Prior Performance
Summary” section also includes information regarding prior
programs sponsored by Triple Net as of December 31, 2006.
Anthony W. Thompson, our Chairman and Chief Executive Officer,
served as Chairman and Chief Executive Officer of Triple Net
from 1998 through 2006, and Jack R. Maurer, our Vice Chairman
and President, served as Senior Vice President—Office of
the Chairman of Triple Net during the same period. We are
providing information on certain prior programs of Triple Net
through December 31, 2006 in Appendix B to this
prospectus. The information relating to the Triple Net prior
programs has been obtained solely from public information filed
with the SEC by Triple Net and its affiliates. We cannot verify
7
the accuracy of such information relating to the Triple Net
prior programs and such information is not indicative of results
of the Triple Net prior programs after December 31, 2006.
See “Prior Performance Summary—Prior Programs of
Triple Net.” The prior performance of our affiliate’s
previous real estate programs may not be indicative of our
ultimate performance and, thus, you should not assume that you
will experience financial performance and returns comparable to
those experienced by investors in these prior programs. You may
experience a small return or no return on, or may lose some or
all of, your investment in our shares. Please see “Risk
Factors—Investment Risks—We have no prior operating
history and there is no assurance that we will be able to
successfully achieve our investment objectives.”
Conflicts
of Interest
Our advisor and certain of our other affiliates will experience
conflicts of interest in connection with this offering and the
management of our business affairs, including the following:
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although our advisor does not currently manage other real estate
programs, the directors, officers and key personnel of our
advisor and our affiliated property manager must allocate their
time between advising us and managing other real estate projects
and business activities in which they may be involved, including
five privately offered real estate programs sponsored by
affiliates of our advisor, all of which have investment
objectives generally similar to this offering;
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the compensation payable by us to our advisor and other
affiliates may not be on terms that would result from
arm’s-length negotiations between unaffiliated parties, and
fees such as the acquisition fees and asset management fees
payable to our advisor and property management fees payable to
our affiliated property manager are payable, in most cases,
regardless of the quality of the assets acquired, the services
provided to us or whether we make distributions to our
stockholders;
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although our sponsor and advisor have agreed generally to
provide us with the first opportunity to acquire
income-producing retail properties that meet our investment
criteria for which we have sufficient uninvested funds, our
sponsor and advisor will be required to make this determination
in good faith and will be subject to certain conflicts of
interest in recommending acquisitions on our behalf when other
affiliated programs are also seeking investments;
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our property manager is an affiliate of our advisor and, as a
result, may benefit from our advisor’s determination to
retain our assets while our stockholders may be better served by
the sale or disposition of our assets; and
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our dealer manager is an affiliate of ours and, as a result, you
will not have the benefit of an independent due diligence review
and investigation of the type normally performed by an
unaffiliated, independent underwriter in connection with a
securities offering.
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Borrowing
Policy
We intend to use secured and unsecured debt as a means of
providing additional funds for the acquisition of our
investments. Our targeted debt level is 50% of the fair market
value of our assets. In order to facilitate investments in the
early stages of our operations, we expect to temporarily borrow
in excess of our long-term targeted debt level. Under our
charter, we have a limitation on borrowing which precludes us
from borrowing in excess of 300% of the value of our net assets.
Net assets for purposes of this calculation are defined to be
our total assets (other than intangibles), valued at cost prior
to deducting depreciation, reserves for bad debts and other
non-cash reserves, less total liabilities. The preceding
calculation is generally expected to approximate 75% of the
aggregate cost of our assets before non-cash reserves and
depreciation. Our charter allows us to temporarily borrow in
excess of these amounts if such excess is approved by a majority
of the independent directors and disclosed to stockholders in
our next quarterly report, along with justification for such
excess. In such event, we will review our debt levels at that
time and take action to reduce any such excess as soon as
practicable. We do not intend to exceed our charter’s
leverage limit except in the early stages of our operations when
the costs of our investments are most likely to exceed our net
offering proceeds. Our aggregate borrowings, secured and
unsecured, will be reviewed by the board of directors at least
quarterly.
8
Distribution
Policy
We believe that we operate in such a manner as to qualify as a
REIT for federal income tax purposes. To qualify as a REIT, we
are required to distribute 90% of our annual taxable income to
our stockholders. Our board of directors has approved a monthly
cash distribution of $0.05625 per share of common stock, which
represents an annualized distribution of $0.675 per share. We
accrue and make distributions on a monthly basis. We calculate
each stockholder’s specific distribution amount for the
month using daily record and declaration dates and your
distributions will begin to accrue on the date we mail a
confirmation of your subscription for shares of our common
stock, subject to our acceptance of your subscription. If we do
not have sufficient funds from operations to make distributions,
we may need to borrow funds, request that our advisor, in its
discretion, defer its receipt of fees and reimbursements of
expenses or, to the extent necessary, utilize offering proceeds
in order to make cash distributions. If the aggregate amount of
cash distributions in any given year exceeds the amount of our
“REIT taxable income” generated during the year, the
excess amount will either be (1) a return on capital or
(2) gain from the sale or exchange of property to the
extent that a stockholder’s basis in our common stock
equals or is reduced to zero as the result of our current or
prior year distributions. For further information regarding the
tax consequences in the event we make distributions other than
from funds from operations, please see “Material U.S.
Federal Income Tax Considerations—Taxation of Taxable
U.S. Stockholders.”
Distribution
Reinvestment Plan
You may participate in our distribution reinvestment plan and
elect to have the cash distributions you receive reinvested in
shares of our common stock at $9.50 per share. Our board of
directors may terminate the distribution reinvestment plan at
its discretion at any time upon 30 days notice to you.
Following any termination of the distribution reinvestment plan,
all subsequent distributions to stockholders will be made in
cash.
Share
Redemption Program
Our share redemption program may provide an opportunity for you
to have your shares of common stock redeemed by us, subject to
certain restrictions and limitations. The purchase price for
shares repurchased under the share redemption program will be as
set forth below until we begin obtaining appraisals of the value
of our real estate and real estate-related assets. We expect to
begin obtaining appraisals of the value of our real estate and
real estate-related assets beginning 18 months after the
date we complete our last public offering of common stock and
prior to any listing of our shares on a national security
exchange. We will retain persons independent of us and our
advisor to prepare these appraisals.
Prior to obtaining appraisals of our real estate and real
estate-related assets, the prices at which we will initially
repurchase shares are as follows:
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Redemption Price as a
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Share Purchase Anniversary
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Percentage of Purchase Price
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Less than 1 year
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No Redemptions
Allowed
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1 year
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92.5%
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2 years
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95.0%
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3 years
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97.5%
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4 years and longer
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100.0%
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Unless shares are being redeemed in connection with a
stockholders death or disability, there is a one-year holding
period before stockholders can begin making redemption requests.
After we begin obtaining appraisals of our real estate and real
estate-related assets, we will repurchase shares at the lesser
of (1) 100% of the average price per share the original
purchaser or purchasers of the shares paid to us, which we refer
to as the “issue price,” (as adjusted for any stock
dividends, combinations, splits, recapitalizations and the like
with respect to our common stock) or (2) 90% of the net
asset value per share, as determined by the most recent
appraisal.
9
We are not obligated to redeem shares of our common stock under
the share redemption program. The number of shares to be
redeemed during any calendar year is limited to (1) 5.0% of
the weighted average of the number of shares of our common stock
outstanding during the prior calendar year and (2) those that
could be funded from the net proceeds from the sale of shares
under the distribution reinvestment plan in the prior calendar
year plus such additional funds as may be reserved for that
purpose by our board of directors; provided, however, that the
above volume limitations and holding periods shall not apply to
redemptions requested within two years after the death or
disability of a stockholder.
The board of directors may, in its sole discretion, amend,
suspend or terminate the share redemption program at any time if
it determines that the funds available to fund the share
redemption program are needed for other business or operational
purposes or that amendment, suspension or termination of the
share redemption program is in the best interest of our
stockholders. The share redemption program will terminate if the
shares of our common stock are listed on a national securities
exchange.
Liquidity
Strategy
Our board of directors does not anticipate evaluating a
transaction providing liquidity for our stockholders until 2015.
Our charter does not require our board of directors to pursue a
liquidity event. Due to the uncertainties of market conditions
in the future, we believe setting finite dates for possible, but
uncertain, liquidity events may result in actions not
necessarily in the best interests or within the expectations of
our stockholders. We expect that our board of directors, in the
exercise of its fiduciary duty to our stockholders, will
determine to pursue a liquidity event when it believes that
then-current market conditions are favorable for a liquidity
event, and that such a transaction is in the best interests of
our stockholders. A liquidity event could include (1) the
sale of all or substantially all of our assets either on a
portfolio basis or individually followed by a liquidation, in
which the net proceeds are distributed to stockholders,
(2) a merger or another transaction approved by our board
of directors in which our stockholders will receive cash
and/or
shares of a publicly traded company or (3) a listing of our
shares on a national securities exchange. There can be no
assurance as to when a suitable transaction will be available.
Investment
Company Act Considerations
We intend to conduct our operations so that neither we, nor our
operating partnership nor the subsidiaries of our operating
partnership are required to register as investment companies
under the Investment Company Act of 1940, as amended, or the
Investment Company Act.
Section 3(a)(1)(A) of the Investment Company Act defines an
investment company as any issuer that is or holds itself out as
being engaged primarily in the business of investing,
reinvesting or trading in securities. Section 3(a)(1)(C) of
the Investment Company Act defines an investment company as any
issuer that is engaged or proposes to engage in the business of
investing, reinvesting, owning, holding or trading in securities
and owns or proposes to acquire investment securities having a
value exceeding 40% of the value of the issuer’s total
assets (exclusive of U.S. government securities and cash
items) on an unconsolidated basis, which we refer to as the
“40% test”. Excluded from the term “investment
securities,” among other things, are U.S. government
securities and securities issued by majority-owned subsidiaries
that are not themselves investment companies and are not relying
on the exception from the definition of investment company set
forth in Section 3(c)(1) or Section 3(c)(7) of the
Investment Company Act. Accordingly, under Section 3(a)(1)
of the Investment Company Act, in relevant part, a company is
not deemed to be an “investment company” if:
(i) it neither is, nor holds itself out as being, engaged
primarily, nor proposes to engage primarily, in the business of
investing, reinvesting or trading in securities; or (ii) it
neither is engaged nor proposes to engage in the business of
investing, reinvesting, owning, holding or trading in securities
and does not own or propose to acquire “investment
securities” having a value exceeding 40% of the value of
its total assets on an unconsolidated basis. We believe that we,
our operating partnership and most of the subsidiaries of our
operating partnership will satisfy both of the above tests as we
intend to invest primarily in real property, through our wholly
or majority-owned subsidiaries, the majority of which we expect
to have at least 60% of their assets in real property. As these
subsidiaries would be investing either solely or primarily in
real property, they would be outside of the definition of
“investment company” under Section 3(a)(1) of the
Investment
10
Company Act. As we are organized as a holding company that
conducts its businesses primarily through the operating
partnership, which in turn is a holding company conducting its
business through its subsidiaries, both we and our operating
partnership intend to conduct our operations so that they comply
with the 40% test. We will monitor our holdings to ensure
continuing and ongoing compliance with this test.
The determination of whether an entity is a majority-owned
subsidiary of ours or our operating partnership will be made by
us. The Investment Company Act defines a majority-owned
subsidiary of a person as a company 50% or more of the
outstanding voting securities of which are owned by such person,
or by another company which is a majority-owned subsidiary of
such person. The Investment Company Act further defines voting
securities as any security presently entitling the owner or
holder thereof to vote for the election of directors of a
company. We intend to treat companies that we may establish and
in which we own at least a majority of the outstanding voting
securities as majority-owned subsidiaries for purposes of the
40% test. We have not requested the SEC to approve our treatment
of any company as a majority-owned subsidiary and the SEC has
not done so. If the SEC were to disagree with our treatment of
one or more companies as majority-owned subsidiaries, we would
need to adjust our strategy and our assets in order to continue
to pass the 40% test. Any such adjustment in our strategy could
have a material adverse effect on us.
Even if the value of investment securities held by our
subsidiaries were to exceed 40%, we expect our subsidiaries to
be able to qualify for an exemption from registration as an
investment company under the Investment Company Act pursuant to
Section 3(c)(5)(C) of the Investment Company Act, which is
available for entities “primarily engaged in the business
of purchasing or otherwise acquiring mortgages and other liens
on and interests in real estate.” This exemption generally
requires that at least 55% of our subsidiaries’ portfolios
must be comprised of qualifying assets and at least another 25%
of each of their portfolios must be comprised of real
estate-related assets under the Investment Company Act (and no
more than 20% comprised of miscellaneous assets). For purposes
of the exclusions provided by Sections 3(c)(5)(C), we will
classify our investments based on no-action letters issued by
the SEC staff and other SEC interpretive guidance. Although we
intend to monitor our portfolio periodically and prior to each
investment acquisition, there can be no assurance that we will
be able to maintain this exemption from registration for each of
these subsidiaries.
In the event that we, or our operating partnership, were to
acquire assets that could make either entity fall within the
definition of investment company under Section 3(a)(1) of
the Investment Company Act, we believe that we would still
qualify for an exclusion from registration pursuant to
Section 3(c)(6). Although the SEC staff has issued little
interpretive guidance with respect to Section 3(c)(6), we
believe that we and our operating partnership may rely on
Section 3(c)(6) if 55% of the assets of our operating
partnership consist of, and at least 55% of the income of our
operating partnership is derived from, qualifying real estate
investments owned by wholly owned or majority-owned subsidiaries
of our operating partnership.
Qualification for exemption from registration under the
Investment Company Act will limit our ability to make certain
investments. To the extent that the SEC staff provides more
specific guidance regarding any of the matters bearing upon such
exclusions, we may be required to adjust our strategy
accordingly. Any additional guidance from the SEC staff could
provide additional flexibility to us, or it could further
inhibit our ability to pursue the strategies we have chosen.
11
RISK
FACTORS
An investment in our common stock involves various risks and
uncertainties. You should carefully consider the risks described
below in conjunction with the other information contained in
this prospectus before purchasing our common stock.
Investment
Risks
We
have no prior operating history and there is no assurance that
we will be able to successfully achieve our investment
objectives.
We have no prior operating history and may not be able to
successfully operate our business or achieve our investment
objectives. As a result, an investment in our shares of common
stock may entail more risk than the shares of common stock of a
real estate investment trust with a substantial operating
history. In addition, you should not rely on the past
performance of prior programs managed or sponsored by our
sponsor or its affiliates to predict our future results. Our
investment strategy and key employees differ from the investment
strategies and key employees of these prior programs.
There
is no public trading market for shares of our common stock and
we are not required to effectuate a liquidity event by a certain
date. As a result, it will be difficult for you to sell your
shares of common stock and, if you are able to sell your shares,
you are likely to sell them at a substantial
discount.
There is no current public market for the shares of our common
stock and we have no obligation to list our shares on any public
securities market or provide any other type of liquidity to our
stockholders. It will therefore be difficult for you to sell
your shares of common stock promptly or at all. Even if you are
able to sell your shares of common stock, the absence of a
public market may cause the price received for any shares of our
common stock sold to be less than what you paid or less than
your proportionate value of the assets we own. We have adopted a
share redemption program but it is limited in terms of the
amount of shares that may be purchased each quarter.
Additionally, our charter does not require that we consummate a
transaction to provide liquidity to stockholders on any date
certain or at all. As a result, you should purchase shares of
our common stock only as a long-term investment, and you must be
prepared to hold your shares for an indefinite length of time.
We
currently have one property in our real estate portfolio. As a
result, this is considered a “blind pool” offering,
and you will not have the opportunity to evaluate our
investments prior to purchasing shares of our common
stock.
We currently have one property in our real estate portfolio. As
a result, you will not be able to evaluate the economic merits,
transaction terms or other financial or operational data
concerning our future investments prior to purchasing shares of
our common stock. You must rely on our advisor and our board of
directors to implement our investment policies, to evaluate our
investment opportunities and to structure the terms of our
investments. Because investors are not able to evaluate our
future investments in advance of purchasing shares of our common
stock, this offering may entail more risk than other types of
offerings. This additional risk may hinder your ability to
achieve your own personal investment objectives related to
portfolio diversification, risk-adjusted investment returns and
other objectives.
You
may be more likely to sustain a loss on your investment because
our sponsor does not have as strong an economic incentive to
avoid losses as does a sponsor who has made significant equity
investments in its company.
Our sponsor has only invested $200,000 in us through the
purchase of 22,222 shares of our common stock at $9.00 per
share. Therefore, if we are successful in raising enough
proceeds to be able to reimburse our sponsor for our significant
organization and offering expenses, our sponsor will have little
exposure to loss in the value of our shares. Without this
exposure, our investors may be at a greater risk of loss because
our sponsor may have less to lose from a decrease in the value
of our shares as does a sponsor that makes more significant
equity investments in its company.
12
This
is a “best efforts” offering and if we are unable to
raise substantial funds, we will be limited in the number and
type of investments we may make, which could negatively impact
your investment.
This offering is being made on a “best efforts” basis,
whereby the broker-dealers participating in the offering are
only required to use their best efforts to sell shares of our
common stock and have no firm commitment or obligation to
purchase any of the shares of our common stock. If we are unable
to raise substantial proceeds from this offering, we will make
fewer investments, resulting in less diversification in terms of
the number of investments owned, the geographic regions in which
our real properties are located and the types of investments
that we make. Further, it is likely that in our early stages of
growth we may not be able to achieve portfolio diversification
consistent with our longer-term investment objectives,
increasing the likelihood that any single investment’s poor
performance would materially affect our overall investment
performance. Our inability to raise substantial funds would also
increase our fixed operating expenses as a percentage of gross
income. Each of these factors could have an adverse effect on
our financial condition and ability to make distributions to our
stockholders.
The
information concerning the prior performance of programs
sponsored by Triple Net, contained in this prospectus has been
taken from, or is based upon, publicly available information and
we cannot independently verify the accuracy of such
information.
The information concerning the prior performance of programs
sponsored by Triple Net contained in this prospectus has been
taken from, or is based upon, public information of Triple Net
and its affiliates filed with the SEC, which contains prior
performance information through December 31, 2006. Although
we do not have any information that would indicate such
information is inaccurate or incomplete, we are unable to verify
or assess the reliability, accuracy, or completeness of such
information. It is possible such information contains
inaccuracies or omissions, or was prepared using a methodology
different from the methodology we used when compiling data
regarding the prior performance of programs sponsored by our
sponsor, Thompson National Properties.
Our
ability to successfully conduct this offering is dependent, in
part, on the ability of our dealer manager to successfully
establish, operate and maintain a network of
broker-dealers.
The dealer manager for this offering is TNP Securities. Other
than serving as dealer manager for this offering, TNP Securities
has no experience acting as a dealer manager for a public
offering. The success of this offering, and correspondingly our
ability to implement our business strategy, is dependent upon
the ability of our dealer manager to establish and maintain a
network of licensed securities brokers-dealers and other agents.
If our dealer manager fails to perform, we may not be able to
raise adequate proceeds through this offering to implement our
investment strategy. If we are unsuccessful in implementing our
investment strategy, you could lose all or a part of your
investment.
Our
cash distributions are not guaranteed, may fluctuate and may
constitute a return of capital or taxable gain from the sale or
exchange of property.
The actual amount and timing of distributions will be determined
by our board of directors and typically will depend upon the
amount of funds available for distribution, which will depend on
items such as current and projected cash requirements and tax
considerations. As a result, our distribution rate and payment
frequency may vary from time to time. Our long-term strategy is
to fund the payment of monthly distributions to our stockholders
entirely from our funds from operations. However, during the
early stages of our operations, we may need to borrow funds,
request that our advisor, in its discretion, defer its receipt
of fees and reimbursement of expenses or, to the extent
necessary, utilize offering proceeds in order to make cash
distributions. We have not established a limit on the amount of
proceeds from these sources that may be used to fund
distributions. Accordingly, the amount of distributions paid at
any given time may not reflect current cash flow from
operations. Distributions payable to stockholders may also
include a return of capital, rather than a return on capital.
13
In the event that we are unable to consistently fund monthly
distributions to stockholders entirely from our funds from
operations, the value of your shares upon the possible listing
of our common stock, the sale of our assets or any other
liquidity event may be reduced. Further, if the aggregate amount
of cash distributed in any given year exceeds the amount of our
“REIT taxable income” generated during the year, the
excess amount will either be (1) a return of capital or
(2) gain from the sale or exchange of property to the
extent that a stockholder’s basis in our common stock
equals or is reduced to zero as the result of our current or
prior year distributions. For further information regarding the
tax consequences in the event we make distributions other than
from funds from operations, please see “Material U.S.
Federal Income Tax Considerations—Taxation of Taxable
U.S. Stockholders.” In addition, to the extent we make
distributions to stockholders with sources other than funds from
operations, the amount of cash that is distributed from such
sources will limit the amount of investments that we can make,
which will in turn negatively impact our ability to achieve our
investment objectives and limit our ability to make future
distributions. Subsequent investors may experience immediate
dilution in their investment because a portion of our net assets
may have been used to fund distributions instead of retained in
our company and used to make investments.
We may
suffer from delays in locating suitable investments, which could
adversely affect the return on your investment.
Our ability to achieve our investment objectives and to make
distributions to our stockholders is dependent upon the
performance of our advisor in the acquisition of our investments
and the determination of any financing arrangements as well as
the performance of our property manager in the selection of
tenants and the negotiation of leases. The current market for
properties that meet our investment objectives is highly
competitive, as is the leasing market for such properties. The
more shares we sell in our public offering, the greater our
challenge will be to invest all of the net offering proceeds on
attractive terms. Except for the investments described in this
prospectus, you will not have an opportunity to evaluate our
investments or potential tenants. You must rely entirely on the
oversight of our board of directors, the management ability of
our advisor and the performance of the property manager. We
cannot be sure that our advisor will be successful in obtaining
suitable investments on financially attractive terms.
We could suffer from delays in locating suitable investments as
a result of our reliance on our advisor at times when management
of our advisor is simultaneously seeking to locate suitable
investments for other programs sponsored by our sponsor and its
affiliates, some of which have investment objectives and employ
investment strategies that are similar to ours.
Additionally, as a public company, we are subject to the ongoing
reporting requirements under the Securities Exchange Act of
1934, as amended, or the Exchange Act. Pursuant to the Exchange
Act, we may be required to file with the SEC financial
statements of properties we acquire or, in certain cases,
financial statements of the tenants of the acquired properties.
To the extent any required financial statements are not
available or cannot be obtained, we will not be able to acquire
the property. As a result, we may not be able to acquire certain
properties that otherwise would be a suitable investment. We
could suffer delays in our property acquisitions due to these
reporting requirements.
Delays we encounter in the selection and acquisition of
properties could adversely affect your returns. In addition, if
we are unable to invest our offering proceeds in properties in a
timely manner, we will hold the offering proceeds in an
interest-bearing account, invest the proceeds in short-term
investments or, ultimately, liquidate. In such an event, our
ability to pay distributions to our stockholders and the returns
to our stockholders would be adversely affected.
Investors
who invest in us at the beginning of our public offering may
realize a lower rate of return than later
investors.
Because we have acquired only one property, there can be no
assurances as to when we will begin to generate sufficient cash
flow to fully fund the payment of distributions. As a result,
investors who invest in us before we commence significant real
estate operations and generate significant cash flow may realize
a lower rate of return than later investors. We expect to have
little cash flow from operations available for distribution
14
until we make substantial investments. Therefore, until such
time as we have sufficient cash flow from operations to fund
fully the payment of distributions therefrom, some or all of our
distributions will be paid from other sources, such as from the
proceeds of the offering or future offerings, cash advances to
us by our advisor, cash resulting from a waiver of fees by our
advisor, and borrowings, including borrowings secured by our
assets, in anticipation of future operating cash flow.
Investors
who invest later in our public offering may realize a lower rate
of return than investors who invest earlier in the offering to
the extent we fund distributions out of sources other than
operating cash flow.
To the extent we incur debt to fund distributions earlier in the
offering, the amount of cash available for distributions in
future periods will be decreased by the repayment of such debt.
Similarly, if we use offering proceeds to fund distributions,
later investors may experience immediate dilution in their
investment because a portion of our net assets would have been
used to fund distributions instead of being retained in our
company and used to make real estate investments. Earlier
investors will benefit from the investments made with funds
raised later in the offering, while later investors may not
share in all of the net offering proceeds raised from earlier
investors.
We may
have to make decisions on whether to invest in certain
properties, without detailed information on the
property.
To effectively compete for the acquisition of properties and
other investments, our advisor and board of directors may be
required to make decisions or post substantial non-refundable
deposits prior to the completion of our analysis and due
diligence on property acquisitions. In such cases, the
information available to our advisor and board of directors at
the time of making any particular investment decision, including
the decision to pay any non-refundable deposit and the decision
to consummate any particular acquisition, may be limited, and
our advisor and board of directors may not have access to
detailed information regarding any particular investment
property, such as physical characteristics, environmental
matters, zoning regulations or other local conditions affecting
the investment property. Therefore, no assurance can be given
that our advisor and board of directors will have knowledge of
all circumstances that may adversely affect an investment. In
addition, our advisor and board of directors expect to rely upon
independent consultants in connection with their evaluation of
proposed investment properties, and no assurance can be given as
to the accuracy or completeness of the information provided by
such independent consultants.
Our
board of directors does not anticipate evaluating a transaction
providing liquidity for our stockholders until 2015. There can
be no assurance that we will effect a liquidity event within
such time or at all. If we do not effect a liquidity event, it
will be very difficult for you to have liquidity for your
investment in shares of our common stock.
In the future, our board of directors will consider various
forms of liquidity events, including, but not limited to,
(1) the sale of all or substantially all of our assets for
cash or other consideration, (2) our sale or merger in a
transaction that provides our stockholders with cash
and/or
shares of a publicly traded company and (3) the listing of
our common stock on a national securities exchange. Our board of
directors does not anticipate evaluating a transaction providing
liquidity for our stockholders until 2015. There can be no
assurance that we will cause a liquidity event to occur at such
time or at all. If we do not effect a liquidity event, it will
be very difficult for you to have liquidity for your investment
in shares of our common stock other than limited liquidity
through our share redemption program. See “Investment
Strategy, Objectives and Policies—Liquidity Strategy.”
Payment
of fees to our advisor and its affiliates reduces cash available
for investment, which may result in our stockholders not
receiving a full return of their invested capital.
Because a portion of the offering price from the sale of our
shares will be used to pay expenses and fees, the full offering
price paid by stockholders will not be invested in real
properties and other real estate-related assets. As a result,
stockholders will only receive a full return of their invested
capital if we either (1) sell our
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assets or our company for a sufficient amount in excess of the
original purchase price of our assets or (2) the market
value of our company after we list our shares of common stock on
a national securities exchange is substantially in excess of the
original purchase price of our assets.
If we
internalize our management functions, your interest in us could
be diluted and we could incur other significant costs associated
with being self-managed.
Our board of directors may decide in the future to internalize
our management functions. If we do so, we may elect to negotiate
to acquire our advisor’s assets and personnel. At this
time, we cannot anticipate the form or amount of consideration
or other terms relating to any such acquisition. Such
consideration could take many forms, including cash payments,
promissory notes and shares of our common stock. The payment of
such consideration could result in dilution of your interests as
a stockholder and could reduce the earnings per share and funds
from operations per share attributable to your investment.
Additionally, while we would no longer bear the costs of the
various fees and expenses we expect to pay to our advisor under
the advisory agreement, our direct expenses would include
general and administrative costs, including legal, accounting
and other expenses related to corporate governance, SEC
reporting and compliance. We would also be required to employ
personnel and would be subject to potential liabilities commonly
faced by employers, such as workers disability and compensation
claims, potential labor disputes and other employee-related
liabilities and grievances as well as incur the compensation and
benefits costs of our officers and other employees and
consultants that will be paid by our advisor or its affiliates.
We may issue equity awards to officers, employees and
consultants, which awards would decrease net income and funds
from operations and may further dilute your investment. We
cannot reasonably estimate the amount of fees to our advisor we
would save or the costs we would incur if we became
self-managed. If the expenses we assume as a result of an
internalization are higher than the expenses we avoid paying to
our advisor, our earnings per share and funds from operations
per share would be lower as a result of the internalization than
it otherwise would have been, potentially decreasing the amount
of funds available to distribute to our stockholders and the
value of our shares.
Internalization transactions involving the acquisition of
advisors or property managers affiliated with entity sponsors
have also, in some cases, been the subject of litigation. Even
if these claims are without merit, we could be forced to spend
significant amounts of money defending claims which would reduce
the amount of funds available for us to invest in properties or
other investments to pay distributions.
If we internalize our management functions, we could have
difficulty integrating these functions as a stand-alone entity.
Currently, our advisor and its affiliates perform asset
management and general and administrative functions, including
accounting and financial reporting, for multiple entities. These
personnel have substantial know-how and experience which
provides us with economies of scale. We may fail to properly
identify the appropriate mix of personnel and capital needs to
operate as a stand-alone entity. An inability to manage an
internalization transaction effectively could thus result in our
incurring excess costs and suffering deficiencies in our
disclosure controls and procedures or our internal control over
financial reporting. Such deficiencies could cause us to incur
additional costs, and our management’s attention could be
diverted from most effectively managing our real properties and
other real estate-related assets.
You
are limited in your ability to sell your shares of common stock
pursuant to our share redemption program. You may not be able to
sell any of your shares of our common stock back to us, and if
you do sell your shares, you may not receive the price you paid
upon subscription.
Our share redemption program may provide you with an opportunity
to have your shares of common stock redeemed by us. We
anticipate that shares of our common stock may be redeemed on a
quarterly basis. However, our share redemption program contains
certain restrictions and limitations, including those relating
to the number of shares of our common stock that we can redeem
at any given time and limiting the redemption price.
Specifically, we presently intend to limit the number of shares
to be redeemed during any calendar year to no more than
(1) 5.0% of the weighted average of the number of shares of
our common stock outstanding during the prior calendar year and
(2) those that could be funded from the net proceeds from
the
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sale of shares under the distribution reinvestment plan in the
prior calendar year plus such additional funds as may be
borrowed or reserved for that purpose by our board of directors.
In addition, our board of directors reserves the right to reject
any redemption request for any reason or no reason or to amend
or terminate the share redemption program at any time.
Therefore, you may not have the opportunity to make a redemption
request prior to a potential termination of the share redemption
program and you may not be able to sell any of your shares of
common stock back to us pursuant to our share redemption
program. Moreover, if you do sell your shares of common stock
back to us pursuant to the share redemption program, you may not
receive the same price you paid for any shares of our common
stock being redeemed. See “Description of Capital
Stock—Share Redemption Program.”
Payments
to the holder of the special units may reduce cash available for
distribution to our stockholders and the value of our shares of
common stock upon consummation of a liquidity
event.
As the holder of the special units of our operating partnership,
TNP Strategic Retail OP Holdings may be entitled to receive a
cash payment upon dispositions of our operating
partnership’s assets and a promissory note, cash or shares
of our common stock upon the occurrence of specified events,
including, among other events, a listing of our shares on an
exchange or the termination or non-renewal of the advisory
agreement. Payments to the holder of the special units upon
dispositions of our operating partnership’s assets and
redemptions of the special units may reduce cash available for
distribution to our stockholders and the value of shares of our
common stock upon consummation of a liquidity event.
This
is a fixed price offering. We established the fixed offering
price of our shares on an arbitrary basis and it may not
accurately represent the current value of our assets at any
particular time. Therefore, the purchase price you paid for
shares of our common stock may be higher than the value of our
assets per share of our common stock at the time of your
purchase.
This is a fixed price offering, which means that the offering
price for shares of our common stock is fixed and will not vary
based on the underlying value of our assets at any time. Our
board of directors arbitrarily determined the offering price in
its sole discretion. The fixed offering price for shares of our
common stock has not been based on appraisals of any assets we
may own nor do we intend to obtain such appraisals. Therefore,
the fixed offering price established for shares of our common
stock may not accurately represent the current value of our
assets per share of our common stock at any particular time and
may be higher or lower than the actual value of our assets per
share at such time.
We
will not calculate the net asset value per share for our shares
of common stock until 18 months after completion of our
offering stage. Therefore, you will not be able to determine the
true value of your shares on an on-going basis during this
offering.
We do not intend to calculate the net asset value per share of
common stock for our shares during our offering, and therefore,
you will not be able to determine the true value of your shares
on an on-going basis. Beginning 18 months after the
completion of the last offering of our shares and prior to any
listing of our shares on a national securities exchange, which
we refer to as our offering stage, our board of directors will
determine the value of our shares of common stock based on
independent valuations of our properties and other assets.
Risks
Related To Our Business
Our
success is dependent on the performance of our sponsor and its
affiliates.
Our ability to achieve our investment objectives and to pay
distributions is dependent upon the performance of our advisor,
our sponsor and its affiliates. Our sponsor and affiliates are
sensitive to trends in the general economy, as well as the
commercial real estate and credit markets. The recent
macroeconomic downturn and accompanying credit crisis has
negatively impacted the value of commercial real estate assets,
contributing to a general slow down in the real estate industry,
which we anticipate will continue through 2010. A continued
economic slowdown could have an adverse impact on our sponsor
and its affiliates and could impact certain prior real estate
programs sponsored by our sponsor. To the extent that any
decline in
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revenues and operating results impacts the performance of our
advisor, sponsor or its affiliates, our results of operations,
financial condition and ability to pay distributions to our
stockholders could also suffer.
Additionally, as a recently formed company, our sponsor does not
have the financial resources other more established sponsors may
have available. Our sponsor does not currently have a
substantial net worth and is operating at a net loss. To the
extent that our sponsor’s financial condition deteriorates,
it may adversely impact our advisor’s ability to perform
its duties to us pursuant to the advisory agreement which could
have an adverse effect on our operations and cause the value of
your investment to decrease. Moreover, such adverse conditions
could require a substantial amount of time on the part of our
advisor and its affiliates, thereby decreasing the amount of
time they spend actively managing our investments.
If we
are delayed or unable to find suitable investments, we may not
be able to achieve our investment objectives.
Delays in selecting, acquiring and developing real properties
could adversely affect investor returns. Because we are
conducting this offering on a “best efforts” basis
over time, our ability to commit to purchase specific assets
will depend, in part, on the amount of proceeds we have received
at a given time. As of the date of this prospectus, we have
acquired only one real estate asset with the proceeds of this
offering. If we are unable to access sufficient capital, we may
suffer from delays in deploying the capital into suitable
investments.
Recent
events in U.S. financial markets have had, and may continue to
have, a negative impact on the terms and availability of credit
in the United States and the state of the national economy
generally which could have an adverse effect on our business and
our results of operations.
The recent failure of large U.S. financial institutions and
the resulting turmoil in the United States financial sector has
had, and will likely continue to have, a negative impact on the
terms and availability of credit and the state of the economy
generally within the United States. The tightening of the
U.S. credit markets has resulted in fears of a lack of
adequate credit and a further economic downturn. Some lenders
are imposing more stringent restrictions on the terms of credit
and there may be a general reduction in the amount of credit
available in the markets in which we conduct business. The
negative impact of the tightening of the credit markets may
result in an inability to finance the acquisition of real
properties and other real estate-related assets on favorable
terms, if at all, increased financing costs or financing with
increasingly restrictive covenants.
Additionally, decreasing home prices and increasing mortgage
defaults have resulted in uncertainty in the real estate and
real estate securities and debt markets. As a result, the
valuation of real estate-related assets has been volatile and is
likely to continue to be volatile in the future. The volatility
in markets may make it more difficult for us to obtain adequate
financing or realize gains on our investments which could have
an adverse effect on our business and our results of operations.
We are
uncertain of our sources for funding our future capital needs.
If we cannot obtain debt or equity financing on acceptable
terms, our ability to acquire real properties or other real
estate-related assets and to expand our operations will be
adversely affected.
The net proceeds from this offering will be used for investments
in real properties and other real estate-related assets, for
payment of operating expenses and for payment of various fees
and expenses such as acquisition fees and asset management fees.
We do not intend to establish a general working capital reserve
out of the proceeds from this offering during the initial stages
of the offering. Accordingly, in the event that we develop a
need for additional capital in the future for investments, the
improvement of our real properties or for any other reason,
sources of funding may not be available to us. If we cannot
establish reserves out of cash flow generated by our investments
or out of net sale proceeds in non-liquidating sale
transactions, or obtain debt or equity financing on acceptable
terms, our ability to acquire real properties and other real
estate-related assets and to expand our operations will be
adversely affected. As a result, we would be less likely to
achieve portfolio diversification and our investment objectives,
which may negatively impact our results of operations and reduce
our ability to make distributions to our stockholders.
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Risks
Relating to Our Organizational Structure
Maryland
law and our organizational documents limit your right to bring
claims against our officers and directors.
Maryland law provides that a director will not have any
liability as a director so long as he or she performs his or her
duties in accordance with the applicable standard of conduct. In
addition, our charter provides that, subject to the applicable
limitations set forth therein or under Maryland law, no director
or officer will be liable to us or our stockholders for monetary
damages. Our charter also provides that we will generally
indemnify our directors, our officers, our advisor and its
affiliates for losses they may incur by reason of their service
in those capacities unless their act or omission was material to
the matter giving rise to the proceeding and was committed in
bad faith or was the result of active and deliberate dishonesty,
they actually received an improper personal benefit in money,
property or services or, in the case of any criminal proceeding,
they had reasonable cause to believe the act or omission was
unlawful. Moreover, we intend to enter into separate
indemnification agreements with each of our directors and
executive officers. As a result, we and our stockholders may
have more limited rights against these persons than might
otherwise exist under common law. In addition, we may be
obligated to fund the defense costs incurred by these persons in
some cases. However, our charter does provide that we may not
indemnify our directors, our advisor and its affiliates for loss
or liability suffered by them or hold our directors or our
advisor and its affiliates harmless for loss or liability
suffered by us unless they have determined that the course of
conduct that caused the loss or liability was in our best
interests, they were acting on our behalf or performing services
for us, the liability was not the result of negligence or
misconduct by our non-independent directors, our advisor and its
affiliates or gross negligence or willful misconduct by our
independent directors, and the indemnification or agreement to
hold harmless is recoverable only out of our net assets,
including the proceeds of insurance, and not from the
stockholders. See “Management—Limited Liability and
Indemnification of Directors, Officers and Others.”
The
limit on the percentage of shares of our common stock that any
person may own may discourage a takeover or business combination
that may benefit our stockholders.
Our charter restricts the direct or indirect ownership by one
person or entity to no more than 9.8% of the value of our then
outstanding capital stock (which includes common stock and any
preferred stock we may issue) and no more than 9.8% of the value
or number of shares, whichever is more restrictive, of our then
outstanding common stock unless exempted by our board of
directors. This restriction may discourage a change of control
of us and may deter individuals or entities from making tender
offers for shares of our common stock on terms that might be
financially attractive to stockholders or which may cause a
change in our management. In addition to deterring potential
transactions that may be favorable to our stockholders, these
provisions may also decrease your ability to sell your shares of
our common stock. See “Description of Capital
Stock—Restriction on Ownership of Shares of Capital
Stock.”
We may
issue preferred stock or other classes of common stock, which
issuance could adversely affect the holders of our common stock
issued pursuant to this offering.
Investors in this offering do not have preemptive rights to any
shares issued by us in the future. We may issue, without
stockholder approval, preferred stock or other classes of common
stock with rights that could dilute the value of your shares of
common stock. However, the issuance of preferred stock must also
be approved by a majority of our independent directors not
otherwise interested in the transaction, who will have access,
at our expense, to our legal counsel or to independent legal
counsel. The issuance of preferred stock or other classes of
common stock would increase the number of stockholders entitled
to distributions without simultaneously increasing the size of
our asset base. Our charter authorizes us to issue
450,000,000 shares of capital stock, of which
400,000,000 shares of capital stock are designated as
common stock and 50,000,000 shares of capital stock are
designated as preferred stock. Our board of directors may amend
our charter to increase the aggregate number of authorized
shares of capital stock or the number of authorized shares of
capital stock of any class or series without stockholder
approval. If we ever created and issued preferred stock with a
distribution preference over common stock, payment of any
distribution preferences of outstanding preferred stock would
reduce the amount of funds available for the payment of
distributions on
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our common stock. Further, holders of preferred stock are
normally entitled to receive a preference payment in the event
we liquidate, dissolve or wind up before any payment is made to
our common stockholders, likely reducing the amount common
stockholders would otherwise receive upon such an occurrence. In
addition, under certain circumstances, the issuance of preferred
stock or a separate class or series of common stock may render
more difficult or tend to discourage:
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a merger, tender offer or proxy contest;
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the assumption of control by a holder of a large block of our
securities; and
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the removal of incumbent management.
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See “Description of Capital Stock—Preferred
Stock.”
Our
UPREIT structure may result in potential conflicts of interest
with limited partners in our operating partnership whose
interests may not be aligned with those of our
stockholders.
Limited partners in our operating partnership have the right to
vote on certain amendments to the operating partnership
agreement, as well as on certain other matters. Persons holding
such voting rights may exercise them in a manner that conflicts
with the interests of our stockholders. As general partner of
our operating partnership, we are obligated to act in a manner
that is in the best interest of all partners of our operating
partnership. Circumstances may arise in the future when the
interests of limited partners in our operating partnership may
conflict with the interests of our stockholders. These conflicts
may be resolved in a manner stockholders do not believe are in
their best interest.
In addition, TNP Strategic Retail OP Holdings, the holder of
special units in our operating partnership, may be entitled to
(1) certain cash payments, as described in the
“Management Compensation Table,” upon the disposition
of certain of our operating partnership’s assets or
(2) a one time payment in the form of cash, a promissory
note or shares of our common stock in conjunction with the
redemption of the special units upon the occurrence of a listing
of our shares on a national stock exchange or certain events
that result in the termination or non-renewal of our advisory
agreement. This potential obligation to make substantial
payments to the holder of the special units may reduce our cash
available for distribution to stockholders and limit the amount
that stockholders will receive upon the consummation of a
liquidity event.
Your
investment return may be reduced if we are required to register
as an investment company under the Investment Company Act; if we
subject to registration under the Investment Company Act, we
will not be able to continue our business.
Neither we, nor our operating partnership, nor any of our
subsidiaries intend to register as an investment company under
the Investment Company Act. Currently, neither we, nor our
operating partnership, nor any of our subsidiaries have any
assets, and our operating partnership’s and
subsidiaries’ intended investments in real estate will
represent the substantial majority of our total asset mix, which
would not subject us to the Investment Company Act. In order for
us not to be subject to regulation under the Investment Company
Act, we intend to engage, through our operating partnership and
subsidiaries, primarily in the business of buying real estate,
and these investments must be made within a year after this
offering ends. If we are unable to invest a significant portion
of the proceeds of this offering in properties within one year
of the termination of this offering, we may avoid being required
to register as an investment company by temporarily investing
any unused proceeds in government securities with low returns,
which would reduce the cash available for distribution to
investors and possibly lower your returns.
We expect that most of our assets will be held through wholly
owned or majority-owned subsidiaries of our operating
partnership. We expect that most of these subsidiaries will be
outside the definition of investment company under
Section 3(a)(1) of the Investment Company Act as they are
generally expected to hold at least 60% of their assets in real
property. Section 3(a)(1)(A) of the Investment Company Act
defines an investment company as any issuer that is or holds
itself out as being engaged primarily in the business of
investing, reinvesting or trading in securities.
Section 3(a)(1)(C) of the Investment Company Act defines an
investment company as any issuer that is engaged or proposes to
engage in the business of investing,
20
reinvesting, owning, holding or trading in securities and owns
or proposes to acquire investment securities having a value
exceeding 40% of the value of the issuer’s total assets
(exclusive of U.S. government securities and cash items) on
an unconsolidated basis, which we refer to as the “40%
test.” Excluded from the term “investment
securities,” among other things, are U.S. government
securities and securities issued by majority-owned subsidiaries
that are not themselves investment companies and are not relying
on the exception from the definition of investment company set
forth in Section 3(c)(1) or Section 3(c)(7) of the
Investment Company Act. We also expect that we and our operating
partnership, as holding companies that conduct their businesses
through our subsidiaries, will not meet the definition of an
investment company under Section 3(a)(1) of the Investment
Company Act.
In the event that the value of investment securities held by the
subsidiaries of our operating partnership were to exceed 40%, we
expect our subsidiaries to be able to rely on the exclusion from
the definition of “investment company” provided by
Section 3(c)(5)(C) of the Investment Company Act.
Section 3(c)(5)(C), as interpreted by the staff of the SEC,
requires each of our subsidiaries relying on this exception to
invest at least 55% of its portfolio in “mortgage and other
liens on and interests in real estate,” which we refer to
as “qualifying real estate investments” and maintain
an additional 25% of its assets in qualifying real estate
investments or other real estate-related assets, or the 25%
basket. The remaining 20% of the portfolio can consist of
miscellaneous assets. What we buy and sell is therefore limited
to these criteria. How we determine to classify our assets for
purposes of the Investment Company Act will be based in large
measure upon no-action letters issued by the SEC staff in the
past and other SEC interpretive guidance. These no-action
positions were issued in accordance with factual situations that
may be substantially different from the factual situations we
may face, and a number of these no-action positions were issued
more than ten years ago. Pursuant to this guidance, and
depending on the characteristics of the specific investments,
certain mortgage loans, participations in mortgage loans,
mortgage-backed securities, mezzanine loans, joint venture
investments and the equity securities of other entities may not
constitute qualifying real estate investments and therefore
investments in these types of assets may be limited. No
assurance can be given that the SEC will concur with our
classification of our assets. Future revisions to the Investment
Company Act or further guidance from the SEC may cause us to
lose our exclusion from registration or force us to re-evaluate
our portfolio and our investment strategy. Such changes may
prevent us from operating our business successfully.
In the event that we, or our operating partnership, were to
acquire assets that could make either entity fall within the
definition of investment company under Section 3(a)(1) of
the Investment Company Act, we believe that we would still
qualify for an exclusion from registration pursuant to
Section 3(c)(6). Although the SEC staff has issued little
interpretive guidance with respect to Section 3(c)(6), we
believe that we and our operating partnership may rely on
Section 3(c)(6) if 55% of the assets of our operating
partnership consist of, and at least 55% of the income of our
operating partnership is derived from, qualifying real estate
investments owned by wholly owned or majority-owned subsidiaries
of our operating partnership.
To ensure that neither we, nor our operating partnership nor
subsidiaries are required to register as an investment company,
each entity may be unable to sell assets they would otherwise
want to sell and may need to sell assets they would otherwise
wish to retain. In addition, we, our operating company or our
subsidiaries may be required to acquire additional income- or
loss-generating assets that we might not otherwise acquire or
forego opportunities to acquire interests in companies that we
would otherwise want to acquire. Although we, our operating
partnership and our subsidiaries intend to monitor our portfolio
periodically and prior to each acquisition, any of these
entities may not be able to maintain an exclusion from
registration as an investment company. If we, our operating
partnership or our subsidiaries are required to register as an
investment company but fail to do so, the unregistered entity
would be prohibited from engaging in our business, and criminal
and civil actions could be brought against such entity. In
addition, the contracts of such entity would be unenforceable
unless a court required enforcement, and a court could appoint a
receiver to take control of the entity and liquidate its
business.
For more information on issues related to compliance with the
Investment Company Act, see “Investment Strategy,
Objectives and Policies—Investment Company Act
Considerations.”
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Risks
Related To Conflicts of Interest
You
will not have the benefit of an independent due diligence review
in connection with this offering.
Because TNP Securities, LLC, our dealer manager, is an affiliate
of ours, investors will not have the benefit of an independent
due diligence review and investigation of the type normally
performed by an unaffiliated, independent underwriter in
connection with a securities offering. The lack of an
independent due diligence review and investigation increases the
risk of your investment because it may not have uncovered facts
that would be important to a potential investor.
We
depend on our advisor and its key personnel and if any of such
key personnel were to cease to be affiliated with our advisor,
our business could suffer.
Our ability to make distributions and achieve our investment
objectives is dependent upon the performance of our advisor in
the acquisition, disposition and management of real properties
and other real estate-related assets, the selection of tenants
for our real properties and the determination of any financing
arrangements. In addition, our success depends to a significant
degree upon the continued contributions of certain of the key
personnel of Thompson National Properties, our sponsor,
including Anthony W. Thompson, Jack R. Maurer and Wendy J.
Worcester, each of whom would be difficult to replace. We
currently do not have key man life insurance on Jack R. Maurer
or Wendy J. Worcester. If our advisor were to lose the benefit
of the experience, efforts and abilities of one or more of these
individuals, our operating results could suffer.
We may
compete with other TNP affiliates for opportunities to acquire
or sell investments, which may have an adverse impact on our
operations.
We may compete with other TNP affiliates for opportunities to
acquire or sell real properties and other real estate-related
assets. We may also buy or sell real properties and other real
estate-related assets at the same time as other TNP affiliates.
In this regard, there is a risk that our advisor will select for
us investments that provide lower returns to us than investments
purchased by another TNP affiliate. Certain of our affiliates
own or manage real properties in geographical areas in which we
expect to own real properties. As a result of our potential
competition with other TNP affiliates, certain investment
opportunities that would otherwise be available to us may not in
fact be available. This competition may also result in conflicts
of interest that are not resolved in our favor.
The
time and resources that our advisor and some of its affiliates,
including our officers and directors, devote to us may be
diverted, and we may face additional competition due to the fact
that TNP affiliates are not prohibited from raising money for,
or managing, another entity that makes the same types of
investments that we target.
Our advisor and some of its affiliates, including our officers
and directors, are not prohibited from raising money for, or
managing, another investment entity that makes the same types of
investments as those we target. For example, our advisor’s
management currently manages five privately offered real estate
programs sponsored by affiliates of our advisor. As a result,
the time and resources they could devote to us may be diverted.
In addition, we may compete with any such investment entity for
the same investors and investment opportunities. We may also
co-invest with any such investment entity. Even though all such
co-investments will be subject to approval by our independent
directors, they could be on terms not as favorable to us as
those we could achieve co-investing with a third party. See
“Conflicts of Interest.”
Our
advisor and its affiliates, including our officers and some of
our directors, will face conflicts of interest caused by
compensation arrangements with us and other TNP affiliates,
which could result in actions that are not in the best interests
of our stockholders.
Our advisor and its affiliates will receive substantial fees
from us in return for their services and these fees could
influence the advice provided to us. Among other matters, the
compensation arrangements could affect their judgment with
respect to:
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public offerings of equity by us, which allow our dealer manager
to earn additional dealer manager fees and our advisor to earn
increased acquisition fees and asset management fees;
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real property sales, since the asset management fees payable to
our advisor will decrease; and
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the purchase of assets from other TNP affiliates, which may
allow our advisor or its affiliates to earn additional asset
management fees and property management fees.
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Further, our advisor may recommend that we invest in a
particular asset or pay a higher purchase price for the asset
than it would otherwise recommend if it did not receive an
acquisition fee. Certain potential acquisition fees and asset
management fees payable to our advisor and property management
fees payable to the property manager would be paid irrespective
of the quality of the underlying real estate or property
management services during the term of the related agreement.
These fees may influence our advisor to recommend transactions
with respect to the sale of a property or properties that may
not be in our best interest at the time. Investments with higher
net operating income growth potential are generally riskier or
more speculative. In addition, the premature sale of an asset
may add concentration risk to the portfolio or may be at a price
lower than if we held on to the asset. Moreover, our advisor
will have considerable discretion with respect to the terms and
timing of acquisition, disposition and leasing transactions. In
evaluating investments and other management strategies, the
opportunity to earn these fees may lead our advisor to place
undue emphasis on criteria relating to its compensation at the
expense of other criteria, such as the preservation of capital,
to achieve higher short-term compensation. Considerations
relating to our affiliates’ compensation from us and other
TNP affiliates could result in decisions that are not in the
best interests of our stockholders, which could hurt our ability
to pay you distributions or result in a decline in the value of
your investment. See ”Conflicts of Interest—Fees and
Other Compensation to Our Advisor and its Affiliates.”
The
conflicts of interest faced by our officers may cause us not to
be managed solely in the best interests of our stockholders,
which may adversely affect our results of operations and the
value of your investment.
Some of our officers are officers and employees of our sponsor,
our advisor and other affiliated entities which receive fees in
connection with this offering and our operations. Anthony W.
Thompson is our Chairman of the Board and Chief Executive
Officer and also serves as the Chief Executive Officer of
Thompson National Properties. Mr. Thompson controls our
sponsor and indirectly controls our advisor and dealer manager.
Jack R. Maurer is our Vice Chairman of the Board and President
and also serves as the Vice Chairman Partner of Thompson
National Properties. Wendy J. Worcester is our Chief Financial
Officer, Treasurer and Secretary and also serves as the Chief
Administrative Officer of Thompson National Properties and the
Chief Financial Officer, Treasurer and Secretary of our advisor.
Certain of our officers also own an economic interest in TNP SRT
Management, LLC, which owns a 25% interest in our advisor. The
ownership interest in our advisor and sponsor by certain of our
officers may create conflicts of interest and cause us not to be
managed solely in the best interests of our stockholders.
Our
advisor may have conflicting fiduciary obligations if we acquire
assets from its affiliates or enter into joint ventures with its
affiliates. As a result, in any such transaction we may not have
the benefit of arm’s-length negotiations of the type
normally conducted between unrelated parties.
Our advisor may cause us to invest in a property owned by, or
make an investment in equity securities in or real
estate-related loans to, one of its affiliates or through a
joint venture with its affiliates. In these circumstances, our
advisor will have a conflict of interest when fulfilling its
fiduciary obligation to us. In any such transaction, we would
not have the benefit of arm’s-length negotiations of the
type normally conducted between unrelated parties.
The
fees we pay to affiliates in connection with this offering and
in connection with the acquisition and management of our
investments were not determined on an arm’s-length basis;
therefore, we do not have the benefit of arm’s-length
negotiations of the type normally conducted between unrelated
parties.
The fees to be paid to our advisor, our property manager, our
dealer manager and other affiliates for services they provide
for us were not determined on an arm’s-length basis. As a
result, the fees have been
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determined without the benefit of arm’s-length negotiations
of the type normally conducted between unrelated parties and may
be in excess of amounts that we would otherwise pay to third
parties for such services.
We may
purchase real property and other real estate-related assets from
third parties who have existing or previous business
relationships with affiliates of our advisor, and, as a result,
in any such transaction, we may not have the benefit of
arm’s-length negotiations of the type normally conducted
between unrelated parties.
We may purchase real property and other real estate-related
assets from third parties that have existing or previous
business relationships with affiliates of our advisor. The
officers, directors or employees of our advisor and its
affiliates and the principals of our advisor who also perform
services for other TNP affiliates may have a conflict in
representing our interests in these transactions on the one hand
and the interests of such affiliates in preserving or furthering
their respective relationships on the other hand. In any such
transaction, we will not have the benefit of arm’s-length
negotiations of the type normally conducted between unrelated
parties, and the purchase price or fees paid by us may be in
excess of amounts that we would otherwise pay to third parties.
Risks
Related To Investments In Real Estate Generally
Changes
in national, regional or local economic, demographic or real
estate market conditions may adversely affect our results of
operations and returns to our stockholders.
We will be subject to risks incident to the ownership of real
estate assets including changes in national, regional or local
economic, demographic or real estate market conditions. We will
be subject to risks generally attributable to the ownership of
real estate assets, including: changes in national, regional or
local economic, demographic or real estate market conditions;
changes in supply of or demand for similar properties in an
area; increased competition for real estate assets targeted by
our investment strategy; bankruptcies, financial difficulties or
lease defaults by our tenants; changes in interest rates and
availability of financing; and changes in government rules,
regulations and fiscal policies, including changes in tax, real
estate, environmental and zoning laws.
We are unable to predict future changes in national, regional or
local economic, demographic or real estate market conditions.
For example, a recession or rise in interest rates could make it
more difficult for us to lease real properties or dispose of
them. In addition, rising interest rates could also make
alternative interest-bearing and other investments more
attractive and therefore potentially lower the relative value of
the real estate assets we acquire. These conditions, or others
we cannot predict, may adversely affect our results of
operations and returns to our stockholders.
Changes
in supply of or demand for similar real properties in a
particular area may increase the price of real properties we
seek to purchase and decrease the price of real properties when
we seek to sell them.
The real estate industry is subject to market forces. We are
unable to predict certain market changes including changes in
supply of, or demand for, similar real properties in a
particular area. Any potential purchase of an overpriced asset
could decrease our rate of return on these investments and
result in lower operating results and overall returns to our
stockholders.
Our
operating expenses may increase in the future and, to the extent
such increases cannot be passed on to tenants, our cash flow and
our operating results would decrease.
Operating expenses, such as expenses for fuel, utilities, labor
and insurance, are not fixed and may increase in the future.
There is no guarantee that we will be able to pass such
increases on to our tenants. To the extent such increases cannot
be passed on to tenants, any such increase would cause our cash
flow and our operating results to decrease.
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Increasing
vacancy rates for certain classes of real estate assets
resulting from the recent economic downturn and disruption in
the financial markets could adversely affect the value of assets
we acquire.
We will depend upon tenants for a majority of our revenue from
real property investments. The recent economic downturn and
disruption in the financial markets have resulted in a trend
toward increasing vacancy rates for certain classes of
commercial property, particularly in large metropolitan areas,
due to increased tenant delinquencies
and/or
defaults under leases, generally lower demand for rentable space
and potential oversupply of rentable space. Business failures
and downsizings have led to reduced consumer demand for retail
products and services and reduced demand for retail space.
Reduced demand for retail properties could require us to grant
rent concessions, make tenant improvement expenditures or reduce
rental rates to maintain occupancies beyond those anticipated at
the time we acquire a property. The continuation of the economic
downturn could impact certain of the real estate assets we may
acquire and such real estate assets could experience higher
levels of vacancy than anticipated at the time of our
acquisition of such real estate assets. The value of our real
estate assets could decrease below the amounts we paid for them.
Revenues from properties could decrease due to lower occupancy
rates, reduced rental rates and potential increases in
uncollectible rent. Additionally, we will incur expenses, such
as for maintenance costs, insurances costs and property taxes,
even though a property is vacant. The longer the period of
significant vacancies for a property, the greater the potential
negative impact on our revenues and results of operations. A
continued economic downturn resulting in increased tenant
delinquencies
and/or
defaults and decreases in demand could have a material adverse
effect on our operations and the value of our real estate assets.
Our
real properties will be subject to property taxes that may
increase in the future, which could adversely affect our cash
flow.
Our real properties are subject to real and personal property
taxes that may increase as tax rates change and as the real
properties are assessed or reassessed by taxing authorities. We
anticipate that certain of our leases will generally provide
that the property taxes, or increases therein, are charged to
the lessees as an expense related to the real properties that
they occupy, while other leases will generally provide that we
are responsible for such taxes. In any case, as the owner of the
properties, we are ultimately responsible for payment of the
taxes to the applicable government authorities. If real property
taxes increase, our tenants may be unable to make the required
tax payments, ultimately requiring us to pay the taxes even if
otherwise stated under the terms of the lease. If we fail to pay
any such taxes, the applicable taxing authority may place a lien
on the real property and the real property may be subject to a
tax sale. In addition, we will generally be responsible for real
property taxes related to any vacant space.
Uninsured
losses or premiums for insurance coverage relating to real
property may adversely affect your returns.
We will attempt to adequately insure all of our real properties
against casualty losses. There are types of losses, generally
catastrophic in nature, such as losses due to wars, acts of
terrorism, earthquakes, floods, hurricanes, pollution or
environmental matters that are uninsurable or not economically
insurable, or may be insured subject to limitations, such as
large deductibles or co-payments. Risks associated with
potential terrorism acts could sharply increase the premiums we
pay for coverage against property and casualty claims.
Additionally, mortgage lenders sometimes require commercial
property owners to purchase specific coverage against terrorism
as a condition for providing mortgage loans. These policies may
not be available at a reasonable cost, if at all, which could
inhibit our ability to finance or refinance our real properties.
In such instances, we may be required to provide other financial
support, either through financial assurances or self-insurance,
to cover potential losses. Changes in the cost or availability
of insurance could expose us to uninsured casualty losses. In
the event that any of our real properties incurs a casualty loss
which is not fully covered by insurance, the value of our assets
will be reduced by any such uninsured loss. In addition, we
cannot assure you that funding will be available to us for
repair or reconstruction of damaged real property in the future.
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We
compete with numerous other parties or entities for real estate
assets and tenants and may not compete
successfully.
We will compete with numerous other persons or entities seeking
to buy real estate assets or to attract tenants to real
properties we acquire. These persons or entities may have
greater experience and financial strength than us. There is no
assurance that we will be able to acquire real estate assets or
attract tenants on favorable terms, if at all. For example, our
competitors may be willing to offer space at rental rates below
our rates, causing us to lose existing or potential tenants and
pressuring us to reduce our rental rates to retain existing
tenants or convince new tenants to lease space at our
properties. Each of these factors could adversely affect our
results of operations, financial condition, value of our
investments and ability to pay distributions to you.
Delays
in the acquisition, development and construction of real
properties may have adverse effects on our results of operations
and returns to our stockholders.
Delays we encounter in the selection, acquisition and
development of real properties could adversely affect your
returns. Where properties are acquired prior to the start of
construction or during the early stages of construction, it will
typically take several months to complete construction and rent
available space. Therefore, you could suffer delays in receiving
cash distributions attributable to those particular real
properties. Delays in completion of construction could give
tenants the right to terminate preconstruction leases for space
at a newly developed project. We may incur additional risks when
we make periodic progress payments or other advances to builders
prior to completion of construction. Each of those factors could
result in increased costs of a project or loss of our
investment. In addition, we will be subject to normal
lease-up
risks relating to newly constructed projects. Furthermore, the
price we agree to pay for a real property will be based on our
projections of rental income and expenses and estimates of the
fair market value of real property upon completion of
construction. If our projections are inaccurate, we may pay too
much for a property.
Actions
of joint venture partners could negatively impact our
performance.
We may enter into joint ventures with third parties, including
with entities that are affiliated with our advisor. We may also
purchase and develop properties in joint ventures or in
partnerships, co-tenancies or other co-ownership arrangements
with the sellers of the properties, affiliates of the sellers,
developers or other persons. Such investments may involve risks
not otherwise present with a direct investment in real estate,
including, for example:
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the possibility that our venture partner or co-tenant in an
investment might become bankrupt;
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that the venture partner or co-tenant may at any time have
economic or business interests or goals which are, or which
become, inconsistent with our business interests or goals;
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that such venture partner or co-tenant may be in a position to
take action contrary to our instructions or requests or contrary
to our policies or objectives;
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the possibility that we may incur liabilities as a result of an
action taken by such venture partner;
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that disputes between us and a venture partner may result in
litigation or arbitration that would increase our expenses and
prevent our officers and directors from focusing their time and
effort on our business;
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the possibility that if we have a right of first refusal or
buy/sell right to buy out a co-venturer, co-owner or partner, we
may be unable to finance such a buy-out if it becomes
exercisable or we may be required to purchase such interest at a
time when it would not otherwise be in our best interest to do
so; or
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the possibility that we may not be able to sell our interest in
the joint venture if we desire to exit the joint venture.
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Under certain joint venture arrangements, neither venture
partner may have the power to control the venture and an impasse
could be reached, which might have a negative influence on the
joint venture and decrease potential returns to you. In
addition, to the extent that our venture partner or co-tenant is
an affiliate of our advisor, certain conflicts of interest will
exist.
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Costs
of complying with governmental laws and regulations related to
environmental protection and human health and safety may be
high.
All real property investments and the operations conducted in
connection with such investments are subject to federal, state
and local laws and regulations relating to environmental
protection and human health and safety. Some of these laws and
regulations may impose joint and several liability on customers,
owners or operators for the costs to investigate or remediate
contaminated properties, regardless of fault or whether the acts
causing the contamination were legal.
Under various federal, state and local environmental laws, a
current or previous owner or operator of real property may be
liable for the cost of removing or remediating hazardous or
toxic substances on such real property. Such laws often impose
liability whether or not the owner or operator knew of, or was
responsible for, the presence of such hazardous or toxic
substances. In addition, the presence of hazardous substances,
or the failure to properly remediate these substances, may
adversely affect our ability to sell, rent or pledge such real
property as collateral for future borrowings. Environmental laws
also may impose restrictions on the manner in which real
property may be used or businesses may be operated. Some of
these laws and regulations have been amended so as to require
compliance with new or more stringent standards as of future
dates. Compliance with new or more stringent laws or regulations
or stricter interpretation of existing laws may require us to
incur material expenditures. Future laws, ordinances or
regulations may impose material environmental liability.
Additionally, our tenants’ operations, the existing
condition of land when we buy it, operations in the vicinity of
our real properties, such as the presence of underground storage
tanks, or activities of unrelated third parties may affect our
real properties. There are also various local, state and federal
fire, health, life-safety and similar regulations with which we
may be required to comply and which may subject us to liability
in the form of fines or damages for noncompliance. In connection
with the acquisition and ownership of our real properties, we
may be exposed to such costs in connection with such
regulations. The cost of defending against environmental claims,
of any damages or fines we must pay, of compliance with
environmental regulatory requirements or of remediating any
contaminated real property could materially and adversely affect
our business, lower the value of our assets or results of
operations and, consequently, lower the amounts available for
distribution to you.
The
costs associated with complying with the Americans with
Disabilities Act may reduce the amount of cash available for
distribution to our stockholders.
Investment in real properties may also be subject to the
Americans with Disabilities Act of 1990, as amended, or ADA.
Under the ADA, all places of public accommodation are required
to comply with federal requirements related to access and use by
disabled persons. We are committed to complying with the act to
the extent to which it applies. The ADA has separate compliance
requirements for “public accommodations” and
“commercial facilities” that generally require that
buildings and services be made accessible and available to
people with disabilities. With respect to the properties we
acquire, the ADA’s requirements could require us to remove
access barriers and could result in the imposition of injunctive
relief, monetary penalties or, in some cases, an award of
damages. We will attempt to acquire properties that comply with
the ADA or place the burden on the seller or other third party,
such as a tenant, to ensure compliance with the ADA. We cannot
assure you that we will be able to acquire properties or
allocate responsibilities in this manner. Any monies we use to
comply with the ADA will reduce the amount of cash available for
distribution to our stockholders.
Real
properties are illiquid investments, and we may be unable to
adjust our portfolio in response to changes in economic or other
conditions or sell a property if or when we decide to do
so.
Real properties are illiquid investments. We may be unable to
adjust our portfolio in response to changes in economic or other
conditions. In addition, the real estate market is affected by
many factors, such as general economic conditions, availability
of financing, interest rates and supply and demand, that are
beyond our control. We cannot predict whether we will be able to
sell any real property for the price or on the terms set by us,
or whether any price or other terms offered by a prospective
purchaser would be acceptable to us. We cannot predict the
length of time needed to find a willing purchaser and to close
the sale of a real property. Also, we may acquire real
properties that are subject to contractual “lock-out”
provisions that could restrict our ability to dispose of the
real property for a period of time.
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We may be required to expend funds to correct defects or to make
improvements before a property can be sold. We cannot assure you
that we will have funds available to correct such defects or to
make such improvements.
In acquiring a real property, we may agree to restrictions that
prohibit the sale of that real property for a period of time or
impose other restrictions, such as a limitation on the amount of
debt that can be placed or repaid on that real property. Our
real properties may also be subject to resale restrictions. All
these provisions would restrict our ability to sell a property,
which could reduce the amount of cash available for distribution
to our stockholders.
Risks
Associated with Retail Property
The
recent economic downturn in the United States has had, and may
continue to have, an adverse impact on the retail industry
generally. Slow or negative growth in the retail industry will
result in defaults by retail tenants which could have an adverse
impact on our financial operations.
The recent economic downturn in the United States has had an
adverse impact on the retail industry generally. As a result,
the retail industry is facing reductions in sales revenues and
increased bankruptcies throughout the United States. The
continuation of adverse economic conditions may result in an
increase in distressed or bankrupt retail companies, which in
turn would result in an increase in defaults by tenants at our
commercial properties. Additionally, slow economic growth is
likely to hinder new entrants into the retail market which may
make it difficult for us to fully lease our properties. Tenant
defaults and decreased demand for retail space would have an
adverse impact on the value of our retail properties and our
results of operations.
We
anticipate that our properties will consist primarily of retail
properties. Our performance, therefore, is linked to the market
for retail space generally.
The market for retail space has been and could be adversely
affected by weaknesses in the national, regional and local
economies, the adverse financial condition of some large
retailing companies, the ongoing consolidation in the retail
sector, excess amounts of retail space in a number of markets
and competition for tenants with other shopping centers in our
markets. Customer traffic to these shopping areas may be
adversely affected by the closing of stores in the same shopping
center, or by a reduction in traffic to such stores resulting
from a regional economic downturn, a general downturn in the
local area where our store is located, or a decline in the
desirability of the shopping environment of a particular
shopping center. Such a reduction in customer traffic could have
a material adverse effect on our business, financial condition
and results of operations.
Our
retail tenants will face competition from numerous retail
channels, which may reduce our profitability and ability to pay
distributions.
Retailers at our properties will face continued competition from
discount or value retailers, factory outlet centers, wholesale
clubs, mail order catalogues and operators, television shopping
networks and shopping via the Internet. Such competition could
adversely affect our tenants and, consequently, our revenues and
funds available for distribution.
Retail
conditions may adversely affect our base rent and subsequently,
our income.
Some of our leases may provide for base rent plus contractual
base rent increases. A number of our retail leases may also
include a percentage rent clause for additional rent above the
base amount based upon a specified percentage of the sales our
tenants generate. Under those leases which contain percentage
rent clauses, our revenue from tenants may increase as the sales
of our tenants increase. Generally, retailers face declining
revenues during downturns in the economy. As a result, the
portion of our revenue which we may derive from percentage rent
leases could decline upon a general economic downturn.
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Our
revenue will be impacted by the success and economic viability
of our anchor retail tenants. Our reliance on single or
significant tenants in certain buildings may decrease our
ability to lease vacated space and adversely affect the returns
on your investment.
In the retail sector, a tenant occupying all or a large portion
of the gross leasable area of a retail center, commonly referred
to as an anchor tenant, may become insolvent, may suffer a
downturn in business, or may decide not to renew its lease. Any
of these events would result in a reduction or cessation in
rental payments to us and would adversely affect our financial
condition. A lease termination by an anchor tenant could result
in lease terminations or reductions in rent by other tenants
whose leases may permit cancellation or rent reduction if
another tenant’s lease is terminated. In such event, we may
be unable to re-lease the vacated space. Similarly, the leases
of some anchor tenants may permit the anchor tenant to transfer
its lease to another retailer. The transfer to a new anchor
tenant could cause customer traffic in the retail center to
decrease and thereby reduce the income generated by that retail
center. A lease transfer to a new anchor tenant could also allow
other tenants to make reduced rental payments or to terminate
their leases. In the event that we are unable to re-lease the
vacated space to a new anchor tenant, we may incur additional
expenses in order to
re-model the
space to be able to re-lease the space to more than one tenant.
The
bankruptcy or insolvency of a major tenant may adversely impact
our operations and our ability to pay
distributions.
The bankruptcy or insolvency of a significant tenant or a number
of smaller tenants may have an adverse impact on our income and
our ability to pay distributions. Generally, under bankruptcy
law, a debtor tenant has 120 days to exercise the option of
assuming or rejecting the obligations under any unexpired lease
for nonresidential real property, which period may be extended
once by the bankruptcy court. If the tenant assumes its lease,
the tenant must cure all defaults under the lease and may be
required to provide adequate assurance of its future performance
under the lease. If the tenant rejects the lease, we will have a
claim against the tenant’s bankruptcy estate. Although rent
owing for the period between filing for bankruptcy and rejection
of the lease may be afforded administrative expense priority and
paid in full, pre-bankruptcy arrears and amounts owing under the
remaining term of the lease will be afforded general unsecured
claim status (absent collateral securing the claim). Moreover,
amounts owing under the remaining term of the lease will be
capped. Other than equity and subordinated claims, general
unsecured claims are the last claims paid in a bankruptcy and
therefore funds may not be available to pay such claims in full.
Risks
Associated with Real Estate-Related Loans and Other Real
Estate-Related Assets
Disruptions
in the financial markets and deteriorating economic conditions
could adversely impact the commercial mortgage market as well as
the market for debt-related investments generally, which could
hinder our ability to implement our business strategy and
generate returns for our stockholders.
As part of our investment strategy, we intend to acquire a
portfolio of real estate-related loans, real estate-related debt
securities and other real estate-related investments. The
returns available to investors in these investments are
determined by: (1) the supply and demand for such
investments and (2) the existence of a market for such
investments, which includes the ability to sell or finance such
investments. During periods of volatility, the number of
investors participating in the market may change at an
accelerated pace. As liquidity or “demand” increases,
the returns available to investors will decrease. Conversely, a
lack of liquidity will cause the returns available to investors
to increase. Recently, concerns pertaining to the deterioration
of credit in the residential mortgage market have expanded to
almost all areas of the debt capital markets including corporate
bonds, asset-backed securities and commercial real estate
mortgages and loans. We cannot foresee when these markets will
stabilize. This instability may interfere with the successful
implementation of our business strategy.
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If we
make or invest in mortgage loans, our mortgage loans may be
affected by unfavorable real estate market conditions, which
could decrease the value of those loans and the return on your
investment.
If we make or invest in mortgage loans, we will be at risk of
defaults by the borrowers on those mortgage loans. These
defaults may be caused by many conditions beyond our control,
including interest rate levels and local and other economic
conditions affecting real estate values. We will not know
whether the values of the properties securing our mortgage loans
will remain at the levels existing on the dates of origination
of those mortgage loans. If the values of the underlying
properties drop, our risk will increase because of the lower
value of the security associated with such loans.
If we
make or invest in mortgage loans, our mortgage loans will be
subject to interest rate fluctuations that could reduce our
returns as compared to market interest rates and reduce the
value of the mortgage loans in the event we sell them;
accordingly, the value of your investment would be subject to
fluctuations in interest rates.
If we invest in fixed-rate, long-term mortgage loans and
interest rates rise, the mortgage loans could yield a return
that is lower than then-current market rates. If interest rates
decrease, we will be adversely affected to the extent that
mortgage loans are prepaid because we may not be able to make
new loans at the higher interest rate. If we invest in
variable-rate loans and interest rates decrease, our revenues
will also decrease. Finally, if we invest in variable-rate loans
and interest rates increase, the value of the loans we own at
such time would decrease, which would lower the proceeds we
would receive in the event we sell such assets. For these
reasons, if we invest in mortgage loans, our returns on those
loans and the value of your investment will be subject to
fluctuations in interest rates.
The
CMBS and CDOs in which we may invest are subject to several
types of risks.
Commercial mortgage-backed securities, or CMBS, are bonds which
evidence interests in, or are secured by, a single commercial
mortgage loan or a pool of commercial mortgage loans.
Collateralized debt obligations, or CDOs, are a type of debt
obligation that are backed by commercial real estate assets,
such as CMBS, commercial mortgage loans, B-notes, or mezzanine
paper. Accordingly, the mortgage backed securities we invest in
are subject to all the risks of the underlying mortgage loans.
In a rising interest rate environment, the value of CMBS and
CDOs may be adversely affected when payments on underlying
mortgages do not occur as anticipated, resulting in the
extension of the security’s effective maturity and the
related increase in interest rate sensitivity of a longer-term
instrument. The value of CMBS and CDOs may also change due to
shifts in the market’s perception of issuers and regulatory
or tax changes adversely affecting the mortgage securities
markets as a whole. In addition, CMBS and CDOs are subject to
the credit risk associated with the performance of the
underlying mortgage properties. In certain instances, third
party guarantees or other forms of credit support can reduce the
credit risk.
CMBS and CDOs are also subject to several risks created through
the securitization process. Subordinate CMBS and CDOs are paid
interest only to the extent that there are funds available to
make payments. To the extent the collateral pool includes a
large percentage of delinquent loans, there is a risk that
interest payment on subordinate CMBS and CDOs will not be fully
paid. Subordinate securities of CMBS and CDOs are also subject
to greater credit risk than those CMBS and CDOs that are more
highly rated.
The
mezzanine loans in which we may invest would involve greater
risks of loss than senior loans secured by income-producing real
properties.
We may invest in mezzanine loans that take the form of
subordinated loans secured by second mortgages on the underlying
real property or loans secured by a pledge of the ownership
interests of the entity owning the real property, the entity
that owns the interest in the entity owning the real property or
other assets. These types of investments involve a higher degree
of risk than long-term senior mortgage lending secured by
income-producing real property because the investment may become
unsecured as a result of foreclosure by the senior lender. In
the event of a bankruptcy of the entity providing the pledge of
its ownership interests as security, we may not have full
recourse to the assets of such entity, or the assets of the
entity may not be
30
sufficient to satisfy our mezzanine loan. If a borrower defaults
on our mezzanine loan or debt senior to our loan, or in the
event of a borrower bankruptcy, our mezzanine loan will be
satisfied only after the senior debt. As a result, we may not
recover some or all of our investment. In addition, mezzanine
loans may have higher loan-to-value ratios than conventional
mortgage loans, resulting in less equity in the real property
and increasing the risk of loss of principal.
Risks
Associated With Debt Financing
Disruptions
in the financial markets and deteriorating economic conditions
could also adversely affect our ability to secure debt financing
on attractive terms and the values of investments we
make.
The capital and credit markets have recently experienced extreme
volatility and disruption. Liquidity in the global credit market
has been severely contracted by these market disruptions, making
it costly to obtain new lines of credit or refinance existing
debt. We expect to finance our investments in part with debt. As
a result of the recent turmoil in the credit markets, we may not
be able to obtain debt financing on attractive terms or at all.
As such, we may be forced to use a greater proportion of our
offering proceeds to finance our acquisitions and originations,
reducing the number of investments we would otherwise make. If
the current debt market environment persists, we may modify our
investment strategy in order to optimize our portfolio
performance. Our options would include limiting or eliminating
the use of debt and focusing on those investments that do not
require the use of leverage to meet our portfolio goals.
We
will incur mortgage indebtedness and other borrowings, which may
increase our business risks, could hinder our ability to make
distributions and could decrease the value of your
investment.
We may obtain lines of credit and long-term financing that may
be secured by our real properties and other assets. Under our
charter, we have a limitation on borrowing which precludes us
from borrowing in excess of 300% of the value of our net assets.
Net assets for purposes of this calculation are defined to be
our total assets (other than intangibles), valued at cost prior
to deducting depreciation, reserves for bad debts or other
non-cash reserves, less total liabilities. Generally speaking,
the preceding calculation is expected to approximate 75% of the
aggregate cost of our investments before non-cash reserves and
depreciation. We may temporarily borrow in excess of these
amounts if such excess is approved by a majority of the
independent directors and is disclosed to stockholders in our
next quarterly report, along with justification for such excess.
In addition, we may incur mortgage debt and pledge some or all
of our investments as security for that debt to obtain funds to
acquire additional investments or for working capital. We may
also borrow funds as necessary or advisable to ensure we
maintain our REIT tax qualification, including the requirement
that we distribute at least 90% of our annual REIT taxable
income to our stockholders (computed without regard to the
distribution paid deduction and excluding net capital gains).
Furthermore, we may borrow if we otherwise deem it necessary or
advisable to ensure that we maintain our qualification as a REIT
for federal income tax purposes.
High debt levels will cause us to incur higher interest charges,
which would result in higher debt service payments and could be
accompanied by restrictive covenants. If there is a shortfall
between the cash flow from a property and the cash flow needed
to service mortgage debt on that property, then the amount
available for distributions to stockholders may be reduced. In
addition, incurring mortgage debt increases the risk of loss
since defaults on indebtedness secured by a property may result
in lenders initiating foreclosure actions. In that case, we
could lose the property securing the loan that is in default,
thus reducing the value of your investment. For tax purposes, a
foreclosure on any of our properties will be treated as a sale
of the property for a purchase price equal to the outstanding
balance of the debt secured by the mortgage. If the outstanding
balance of the debt secured by the mortgage exceeds our tax
basis in the property, we will recognize taxable income on
foreclosure, but we would not receive any cash proceeds. If any
mortgage contains cross collateralization or cross default
provisions, a default on a single property could affect multiple
properties. If any of our properties are foreclosed upon due to
a default, our ability to pay cash distributions to our
stockholders will be adversely affected.
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Instability
in the debt markets may make it more difficult for us to finance
or refinance properties, which could reduce the number of
properties we can acquire and the amount of cash distributions
we can make to our stockholders.
If mortgage debt is unavailable on reasonable terms as a result
of increased interest rates or other factors, we may not be able
to finance the initial purchase of properties. In addition, if
we place mortgage debt on properties, we run the risk of being
unable to refinance such debt when the loans come due, or of
being unable to refinance on favorable terms. If interest rates
are higher when we refinance debt, our income could be reduced.
We may be unable to refinance debt at appropriate times, which
may require us to sell properties on terms that are not
advantageous to us, or could result in the foreclosure of such
properties. If any of these events occur, our cash flow would be
reduced. This, in turn, would reduce cash available for
distribution to you and may hinder our ability to raise more
capital by issuing securities or by borrowing more money.
Increases
in interest rates could increase the amount of our debt payments
and negatively impact our operating results.
Interest we pay on our debt obligations will reduce cash
available for distributions. If we incur variable rate debt,
increases in interest rates would increase our interest costs,
which would reduce our cash flows and our ability to make
distributions to you. If we need to repay existing debt during
periods of rising interest rates, we could be required to
liquidate one or more of our investments at times which may not
permit realization of the maximum return on such investments.
Lenders
may require us to enter into restrictive covenants relating to
our operations, which could limit our ability to make
distributions to our stockholders.
When providing financing, a lender may impose restrictions on us
that affect our distribution and operating policies and our
ability to incur additional debt. Loan documents we enter into
may contain covenants that limit our ability to further mortgage
a property, discontinue insurance coverage, or replace our
advisor. In addition, loan documents may limit our ability to
replace a property’s property manager or terminate certain
operating or lease agreements related to a property. These or
other limitations may adversely affect our flexibility and our
ability to achieve our investment objectives.
Our
derivative financial instruments that we may use to hedge
against interest rate fluctuations may not be successful in
mitigating our risks associated with interest rates and could
reduce the overall returns on your investment.
We may use derivative financial instruments to hedge exposures
to changes in interest rates on loans secured by our assets, but
no hedging strategy can protect us completely. We cannot assure
you that our hedging strategy and the derivatives that we use
will adequately offset the risk of interest rate volatility or
that our hedging transactions will not result in losses. In
addition, the use of such instruments may reduce the overall
return on our investments. These instruments may also generate
income that may not be treated as qualifying REIT income for
purposes of the 75% or 95% REIT income test.
Federal
Income Tax Risks
Failure
to qualify as a REIT could adversely affect our operations and
our ability to make distributions.
We believe that we operate in such a manner as to qualify as a
REIT for federal income tax purposes. Although we do not intend
to request a ruling from the Internal Revenue Service as to our
REIT status, we have received the opinion of Alston &
Bird LLP with respect to our qualification as a REIT. This
opinion has been issued in connection with this offering.
Investors should be aware, however, that opinions of counsel are
not binding on the Internal Revenue Service or on any court. The
opinion of Alston & Bird LLP represents only the view
of our counsel based on our counsel’s review and analysis
of existing law and on certain representations as to factual
matters and covenants made by us, including representations
relating to the values of our assets and the sources of our
income. Alston & Bird LLP has no obligation to advise
us or the holders of our common stock of any subsequent change
in the matters stated, represented or assumed in its opinion or
of any subsequent
32
change in applicable law. Furthermore, both the validity of the
opinion of Alston & Bird LLP and our qualification as
a REIT will depend on our satisfaction of numerous requirements
(some on an annual and quarterly basis) established under highly
technical and complex provisions of the Internal Revenue Code,
for which there are only limited judicial or administrative
interpretations and involves the determination of various
factual matters and circumstances not entirely within our
control. The complexity of these provisions and of the
applicable income tax regulations that have been promulgated
under the Internal Revenue Code is greater in the case of a REIT
that holds its assets through a partnership, as we will.
Moreover, no assurance can be given that legislation, new
regulations, administrative interpretations or court decisions
will not change the tax laws with respect to qualification as a
REIT or the federal income tax consequences of that
qualification.
If we were to fail to qualify as a REIT for any taxable year, we
would be subject to federal income tax on our taxable income at
corporate rates. In addition, we would generally be disqualified
from treatment as a REIT for the four taxable years following
the year in which we lose our REIT status. Losing our REIT
status would reduce our net earnings available for investment or
distribution to stockholders because of the additional tax
liability. In addition, distributions to stockholders would no
longer be deductible in computing our taxable income and we
would no longer be required to make distributions. To the extent
that distributions had been made in anticipation of our
qualifying as a REIT, we might be required to borrow funds or
liquidate some investments to pay the applicable corporate
income tax. In addition, although we intend to operate in a
manner intended to qualify as a REIT, it is possible that future
economic, market, legal, tax or other considerations may cause
our board of directors to recommend that we revoke our REIT
election.
We believe that our operating partnership will be treated for
federal income tax purposes as a partnership and not as an
association or a publicly traded partnership taxable as a
corporation. To minimize the risk that our operating partnership
will be considered a “publicly traded partnership” as
defined in the Internal Revenue Code, we have placed certain
transfer restrictions on the transfer or redemption of the
partnership units in our operating partnership. If the Internal
Revenue Service were successfully to determine that our
operating partnership were properly treated as a corporation,
our operating partnership would be required to pay federal
income tax at corporate rates on its net income, its partners
would be treated as stockholders of our operating partnership
and distributions to partners would constitute distributions
that would not be deductible in computing our operating
partnership’s taxable income. In addition, we could fail to
qualify as a REIT, with the resulting consequences described
above. See ”Material U.S. Federal Income Tax
Considerations.”
To
qualify as a REIT we must meet annual distribution requirements,
which may result in us distributing amounts that may otherwise
be used for our operations.
To obtain the favorable tax treatment accorded to REITs, we
normally will be required each year to distribute to our
stockholders at least 90% of our real estate investment trust
taxable income, determined without regard to the deduction for
distributions paid and by excluding net capital gains. We will
be subject to federal income tax on our undistributed taxable
income and net capital gain and to a 4% nondeductible excise tax
on any amount by which distributions we pay with respect to any
calendar year are less than the sum of (1) 85% of our
ordinary income, (2) 95% of our capital gain net income and
(3) 100% of our undistributed income from prior years.
These requirements could cause us to distribute amounts that
otherwise would be spent on investments in real estate assets
and it is possible that we might be required to borrow funds or
sell assets to fund these distributions. If we fund
distributions through borrowings, then we will have to repay
debt using money we could have otherwise used to acquire
properties, resulting in our ownership of fewer real estate
assets. If we sell assets or use offering proceeds to pay
distributions, we also will have fewer investments. Fewer
investments may impact our ability to generate future cash flows
from operations and, therefore, reduce your overall return.
Although we intend to make distributions sufficient to meet the
annual distribution requirements and to avoid corporate income
taxation on the earnings that we distribute, it is possible that
we might not always be able to do so.
Recharacterization
of sale-leaseback transactions may cause us to lose our REIT
status.
We may purchase real properties and lease them back to the
sellers of such properties. While we will use our best efforts
to structure any such sale-leaseback transaction such that the
lease will be characterized as a
33
“true lease,” thereby allowing us to be treated as the
owner of the property for federal income tax purposes, we cannot
assure you that the Internal Revenue Service will not challenge
such characterization. In the event that any such sale-leaseback
transaction is challenged and recharacterized as a financing
transaction or loan for federal income tax purposes, deductions
for depreciation and cost recovery relating to such property
would be disallowed. If a sale-leaseback transaction were so
recharacterized, we might fail to satisfy the REIT qualification
“asset tests” or the “income tests” and,
consequently, lose our REIT status effective with the year of
recharacterization. Alternatively, the amount of our REIT
taxable income could be recalculated, which might also cause us
to fail to meet the distribution requirement for a taxable year.
You
may have current tax liability on distributions if you elect to
reinvest in shares of our common stock.
If you participate in our distribution reinvestment plan, you
will be deemed to have received a cash distribution equal to the
fair market value of the stock received pursuant to the plan.
For Federal income tax purposes, you will be taxed on this
amount in the same manner as if you have received cash; namely,
to the extent that we have current or accumulated earnings and
profits, you will have ordinary taxable income. To the extent
that we make a distribution in excess of such earnings and
profits, the distribution will be treated first as a tax-free
return of capital, which will reduce the tax basis in your
stock, and the amount of the distribution in excess of such
basis will be taxable as a gain realized from the sale of your
common stock. As a result, unless you are a tax-exempt entity,
you may have to use funds from other sources to pay your tax
liability on the value of the common stock received. See
”Description of Capital Stock—Distribution
Reinvestment Plan.”
Distributions
payable by REITs do not qualify for the reduced tax rates that
apply to other corporate distributions.
Tax legislation enacted in 2003, as amended, generally reduces
the maximum tax rate for distributions payable by corporations
to individuals to 15% through 2010. Distributions payable by
REITs, however, generally continue to be taxed at the normal
rate applicable to the individual recipient, rather than the 15%
preferential rate. Although this legislation does not adversely
affect the taxation of REITs or distributions paid by REITs, the
more favorable rates applicable to regular corporate
distributions could cause investors who are individuals to
perceive investments in REITs to be relatively less attractive
than investments in the stocks of non-REIT corporations that pay
distributions, which could adversely affect the value of the
stock of REITs, including our common stock.
Certain
of our business activities are potentially subject to the
prohibited transaction tax, which could reduce the return on
your investment.
Our ability to dispose of property during the first few years
following acquisition is restricted to a substantial extent as a
result of our REIT status. Under applicable provisions of the
Internal Revenue Code regarding prohibited transactions by
REITs, we will be subject to a 100% tax on any gain realized on
the sale or other disposition of any property (other than
foreclosure property) we own, directly or through any subsidiary
entity, including our operating partnership, but excluding our
taxable REIT subsidiaries, that is deemed to be inventory or
property held primarily for sale to customers in the ordinary
course of trade or business. Whether property is inventory or
otherwise held primarily for sale to customers in the ordinary
course of a trade or business depends on the particular facts
and circumstances surrounding each property. We intend to avoid
the 100% prohibited transaction tax by (1) conducting
activities that may otherwise be considered prohibited
transactions through a taxable REIT subsidiary,
(2) conducting our operations in such a manner so that no
sale or other disposition of an asset we own, directly or
through any subsidiary other than a taxable REIT subsidiary,
will be treated as a prohibited transaction or
(3) structuring certain dispositions of our properties to
comply with certain safe harbors available under the Internal
Revenue Code for properties held at least four years. However,
despite our present intention, no assurance can be given that
any particular property we own, directly or through any
subsidiary entity, including our operating partnership, but
excluding our taxable REIT subsidiaries, will not be treated as
inventory or property held primarily for sale to customers in
the ordinary course of a trade or business.
34
In
certain circumstances, we may be subject to federal and state
income taxes as a REIT, which would reduce our cash available
for distribution to you.
Even if we qualify and maintain our status as a REIT, we may be
subject to federal and state income taxes. For example, net
income from a “prohibited transaction” will be subject
to a 100% tax. We may not be able to make sufficient
distributions to avoid excise taxes applicable to REITs. We may
also decide to retain income we earn from the sale or other
disposition of our real estate assets and pay income tax
directly on such income. In that event, our stockholders would
be treated as if they earned that income and paid the tax on it
directly. However, stockholders that are tax-exempt, such as
charities or qualified pension plans, would have no benefit from
their deemed payment of such tax liability. We may also be
subject to state and local taxes on our income or property,
either directly or at the level of the companies through which
we indirectly own our assets. Any federal or state taxes we pay
will reduce our cash available for distribution to you.
Distributions
to tax-exempt investors may be classified as unrelated business
taxable income.
Neither ordinary nor capital gain distributions with respect to
our common stock nor gain from the sale of common stock should
generally constitute unrelated business taxable income to a
tax-exempt investor. However, there are certain exceptions to
this rule. In particular:
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part of the income and gain recognized by certain qualified
employee pension trusts with respect to our common stock may be
treated as unrelated business taxable income; if shares of our
common stock are predominately held by qualified employee
pension trusts, we are required to rely on a special
look-through rule for purposes of meeting one of the REIT share
ownership tests and we are not operated in a manner to avoid
treatment of such income or gain as unrelated business taxable
income;
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part of the income and gain recognized by a tax exempt investor
with respect to our common stock would constitute unrelated
business taxable income if the investor incurs debt to acquire
the common stock; and
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part or all of the income or gain recognized with respect to our
common stock by social clubs, voluntary employee benefit
associations, supplemental unemployment benefit trusts and
qualified group legal services plans which are exempt from
federal income taxation under Sections 501(c)(7), (9),
(17) or (20) of the Internal Revenue Code may be
treated as unrelated business taxable income.
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Complying
with the REIT requirements may cause us to forego otherwise
attractive opportunities.
To qualify as a REIT for federal income tax purposes, we must
continually satisfy tests concerning, among other things, the
sources of our income, the nature and diversification of our
assets, the amounts we distribute to our stockholders and the
ownership of shares of our common stock. We may be required to
make distributions to stockholders at disadvantageous times or
when we do not have funds readily available for distribution.
Thus, compliance with the REIT requirements may hinder our
ability to operate solely on the basis of maximizing profits.
Complying
with the REIT requirements may force us to liquidate otherwise
attractive investments.
To qualify as a REIT, we must ensure that at the end of each
calendar quarter, at least 75% of the value of our assets
consists of cash, cash items, government securities and
qualified REIT real estate assets, including shares of stock in
other REITs, certain mortgage loans and mortgage backed
securities. The remainder of our investment in securities (other
than governmental securities and qualified real estate assets)
generally cannot include more than 10.0% of the outstanding
voting securities of any one issuer or more than 10.0% of the
total value of the outstanding securities of any one issuer. In
addition, in general, no more than 5.0% of the value of our
assets (other than government securities and qualified real
estate assets) can consist of the securities of any one issuer,
and no more than 25.0% of the value of our total securities can
be represented by securities of one or more taxable REIT
subsidiaries. If we fail to comply with these requirements at
the end of any calendar quarter, we must correct such failure
within 30 days after the end of the calendar quarter to
avoid losing our REIT status and suffering adverse tax
consequences. As a result, we may be required to liquidate
otherwise attractive investments.
35
Liquidation
of assets may jeopardize our REIT status.
To continue to qualify as a REIT, we must comply with
requirements regarding our assets and our sources of income. If
we are compelled to liquidate our investments to satisfy our
obligations to our lenders, we may be unable to comply with
these requirements, ultimately jeopardizing our status as a
REIT, or we may be subject to a 100% tax on any resultant gain
if we sell assets that are treated as dealer property or
inventory.
Legislative
or regulatory action could adversely affect
investors.
In recent years, numerous legislative, judicial and
administrative changes have been made to the federal income tax
laws applicable to investments in REITs and similar entities.
Additional changes to tax laws are likely to continue to occur
in the future and we cannot assure you that any such changes
will not adversely affect the taxation of a stockholder. Any
such changes could have an adverse effect on an investment in
shares of our common stock. We urge you to consult with your own
tax advisor with respect to the status of legislative,
regulatory or administrative developments and proposals and
their potential effect on an investment in shares of our common
stock.
The
failure of a mezzanine loan to qualify as a real estate asset
could adversely affect our ability to qualify as a
REIT.
We may acquire mezzanine loans, for which the Internal Revenue
Service has provided a safe harbor in Revenue Procedure
2003-65.
Pursuant to such safe harbor, if a mezzanine loan is secured by
interests in a pass-through entity, it will be treated by the
Internal Revenue Service as a real estate asset for purposes of
the REIT asset tests and interest derived from the mezzanine
loan will be treated as qualifying mortgage interest for
purposes of the REIT 75% income test. Although the Revenue
Procedure provides a safe harbor on which taxpayers may rely, it
does not prescribe rules of substantive tax law. We intend to
make investments in loans secured by interests in pass-through
entities in a manner that complies with the various requirements
applicable to our qualification as a REIT. We may, however,
acquire mezzanine loans that do not meet all of the requirements
of this safe harbor. In the event we own a mezzanine loan that
does not meet the safe harbor, the Internal Revenue Service
could challenge such loan’s treatment as a real estate
asset for purposes of the REIT asset and income tests and, if
such a challenge were sustained, we could fail to qualify as a
REIT.
We may
be required to pay some taxes due to actions of our taxable REIT
subsidiary which would reduce our cash available for
distribution to you.
Any net taxable income earned directly by our taxable REIT
subsidiaries, or through entities that are disregarded for
federal income tax purposes as entities separate from our
taxable REIT subsidiaries, will be subject to federal and
possibly state corporate income tax. We will elect to treat TNP
Strategic Retail TRS, Inc. as a taxable REIT subsidiary, and we
may elect to treat other subsidiaries as taxable REIT
subsidiaries in the future. In this regard, several provisions
of the laws applicable to REITs and their subsidiaries ensure
that a taxable REIT subsidiary will be subject to an appropriate
level of federal income taxation. For example, a taxable REIT
subsidiary is limited in its ability to deduct certain interest
payments made to an affiliated REIT. In addition, the REIT has
to pay a 100% penalty tax on some payments that it receives or
on some deductions taken by a taxable REIT subsidiary if the
economic arrangements between the REIT, the REIT’s
customers and the taxable REIT subsidiary are not comparable to
similar arrangements between unrelated parties. Finally, some
state and local jurisdictions may tax some of our income even
though as a REIT we are not subject to federal income tax on
that income because not all states and localities follow the
federal income tax treatment of REITs. To the extent that we and
our affiliates are required to pay federal, state and local
taxes, we will have less cash available for distributions to you.
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Recharacterization
of transactions under the operating partnership’s intended
private placements could result in a 100% tax on income from
prohibited transactions, which would diminish our cash
distributions to our stockholders.
The Internal Revenue Service could recharacterize transactions
under the operating partnership’s intended private
placements such that the operating partnership could be treated
as the bona fide owner, for tax purposes, of properties acquired
and resold by the entity established to facilitate the
transaction. Such recharacterization could result in the income
realized on these transactions by the operating partnership
being treated as gain on the sale of property that is held as
inventory or otherwise held primarily for the sale to customers
in the ordinary course of business. In such event, such gain
would constitute income from a prohibited transaction and would
be subject to a 100% tax. If this occurs, our ability to pay
cash distributions to our stockholders will be adversely
affected.
Foreign
investors may be subject to FIRPTA on the sale of shares of our
common stock if we are unable to qualify as a “domestically
controlled” REIT.
A foreign person disposing of a U.S. real property
interest, including shares of a U.S. corporation whose
assets consist principally of U.S. real property interests,
is generally subject to a tax, known as FIRPTA, on the gain
recognized on the disposition. FIRPTA does not apply, however,
to the disposition of stock in a REIT if the REIT is a
“domestically controlled REIT.” A domestically
controlled REIT is a REIT in which, at all times during a
specified testing period (the continuous five year period ending
on the date of disposition or, if shorter, the entire period of
the REIT’s existence), less than 50% in value of its shares
is held directly or indirectly by
non-U.S. holders.
We cannot assure you that we will qualify as a domestically
controlled REIT. If we were to fail to so qualify, gain realized
by a foreign investor on a sale of our common stock would be
subject to FIRPTA unless our common stock was traded on an
established securities market and the foreign investor did not
at any time during a specified testing period directly or
indirectly own more than 5.0% of the value of our outstanding
common stock.
Retirement
Plan Risks
If you
fail to meet the fiduciary and other standards under ERISA or
the Internal Revenue Code as a result of an investment in our
stock, you could be subject to criminal and civil
penalties.
There are special considerations that apply to employee benefit
plans subject to the Employee Retirement Income Security Act of
1974, or ERISA, (such as pension, profit-sharing or 401(k)
plans) and other retirement plans or accounts subject to
Section 4975 of the Internal Revenue Code (such as an IRA
or Keogh plan) whose assets are being invested in our common
stock. If you are investing the assets of such a plan (including
assets of an insurance company general account or entity whose
assets are considered plan assets under ERISA) or account in our
common stock, you should satisfy yourself that:
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your investment is consistent with your fiduciary obligations
under ERISA and the Internal Revenue Code;
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your investment is made in accordance with the documents and
instruments governing your plan or IRA, including your plan or
account’s investment policy;
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your investment satisfies the prudence and diversification
requirements of Section 404(a)(1)(B) and 404(a)(1)(C) of
ERISA and other applicable provisions of ERISA
and/or the
Internal Revenue Code;
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your investment will not impair the liquidity of the plan or IRA;
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your investment will not produce unrelated business taxable
income, referred to as UBTI for the plan or IRA;
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you will be able to value the assets of the plan annually in
accordance with ERISA requirements and applicable provisions of
the plan or IRA; and
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your investment will not constitute a prohibited transaction
under Section 406 of ERISA or Section 4975 of the
Internal Revenue Code.
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Failure to satisfy the fiduciary standards of conduct and other
applicable requirements of ERISA and the Internal Revenue Code
may result in the imposition of civil and criminal penalties and
could subject the fiduciary to equitable remedies. In addition,
if an investment in our common stock constitutes a prohibited
transaction under ERISA or the Internal Revenue Code, the
fiduciary who authorized or directed the investment may be
subject to the imposition of excise taxes with respect to the
amount invested. For a discussion of the considerations
associated with an investment in our shares by an employee
benefit plan or IRA, see “ERISA Considerations.”
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CAUTIONARY
NOTE REGARDING FORWARD-LOOKING STATEMENTS
Statements included in this prospectus that are not historical
facts (including any statements concerning investment
objectives, other plans and objectives of management for future
operations or economic performance, or assumptions or forecasts
related thereto) are forward-looking statements. These
statements are only predictions. We caution that forward-looking
statements are not guarantees. Actual events or our investments
and results of operations could differ materially from those
expressed or implied in any forward-looking statements.
Forward-looking statements are typically identified by the use
of terms such as “may,” “should,”
“expect,” “could,” “intend,”
“plan,” “anticipate,” “estimate,”
“believe,” “continue,” “predict,”
“potential” or the negative of such terms and other
comparable terminology.
The forward-looking statements included herein are based upon
our current expectations, plans, estimates, assumptions and
beliefs that involve numerous risks and uncertainties.
Assumptions relating to the foregoing involve judgments with
respect to, among other things, future economic, competitive and
market conditions and future business decisions, all of which
are difficult or impossible to predict accurately and many of
which are beyond our control. Although we believe that the
expectations reflected in such forward-looking statements are
based on reasonable assumptions, our actual results and
performance could differ materially from those set forth in the
forward-looking statements. Factors which could have a material
adverse effect on our operations and future prospects include,
but are not limited to:
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our ability to effectively deploy the proceeds raised in this
offering;
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changes in economic conditions generally and the real estate and
debt markets specifically;
|
|
|
•
|
legislative or regulatory changes (including changes to the laws
governing the taxation of REITs);
|
|
|
•
|
the availability of capital;
|
|
|
•
|
interest rates; and
|
|
|
•
|
changes to generally accepted accounting principles.
|
Any of the assumptions underlying forward-looking statements
could be inaccurate. You are cautioned not to place undue
reliance on any forward-looking statements included in this
prospectus. All forward-looking statements are made as of the
date of this prospectus and the risk that actual results will
differ materially from the expectations expressed in this
prospectus will increase with the passage of time. Except as
otherwise required by the federal securities laws, we undertake
no obligation to publicly update or revise any forward-looking
statements after the date of this prospectus, whether as a
result of new information, future events, changed circumstances
or any other reason. In light of the significant uncertainties
inherent in the forward-looking statements included in this
prospectus, including, without limitation, the risks described
under “Risk Factors,” the inclusion of such
forward-looking statements should not be regarded as a
representation by us or any other person that the objectives and
plans set forth in this prospectus will be achieved.
39
ESTIMATED
USE OF PROCEEDS
The following table presents information regarding our intended
use of the gross and net proceeds from our primary offering and
pursuant to our distribution reinvestment plan. The table
assumes we sell (1) the maximum of $1,000,000,000 in shares
of our common stock pursuant to the primary offering and no
shares of our common stock pursuant to our distribution
reinvestment plan and (2) the maximum of $1,000,000,000 in
shares of our common stock pursuant to the primary offering and
$100,000,000 in shares of our common stock pursuant to our
distribution reinvestment plan. Shares of our common stock will
be offered in our primary offering to the public at
$10.00 per share and issued pursuant to our distribution
reinvestment plan at $9.50 per share. We reserve the right to
reallocate the shares of common stock we are offering between
the primary offering and the distribution reinvestment plan. The
actual use of the capital we raise is likely to be different
than the figures presented in the table because we may not raise
the entire $1,000,000,000 in our primary offering or the entire
$100,000,000 pursuant to our distribution reinvestment plan.
Raising less than the full $1,000,000,000 in the primary
offering or the full $100,000,000 pursuant to our distribution
reinvestment plan will alter the amounts of commissions, fees
and expenses set forth below.
The amounts in the table below assume that the full fees and
commissions are paid on all shares of our common stock offered
to the public in the primary offering. The sales commission and,
in some cases, all or a portion of our dealer manager fee, may
be reduced or eliminated in connection with certain categories
of sales, such as sales for which a volume discount applies,
sales through investment advisors or banks acting as trustees or
fiduciaries and sales to our affiliates. The reduction in these
fees will be accompanied by a corresponding reduction in the per
share purchase price but will not affect the amounts available
to us for investments. After paying the sales commission, the
dealer manager fee and our organizational and offering expenses,
we will use the net proceeds of the offering to invest in real
estate assets and to pay the fees set forth in the tables below.
We will use the net proceeds only for the purposes set forth in
this prospectus and in the manner approved by our board of
directors, the members of which serve as fiduciaries to our
stockholders. Because amounts in the following tables are
estimates, they may not accurately reflect the actual receipt or
use of the offering proceeds.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Maximum Primary
|
|
|
|
Maximum Primary
|
|
|
Offering and Distribution
|
|
|
|
Offering
|
|
|
Reinvestment Plan
|
|
|
|
Amount
|
|
|
%
|
|
|
Amount
|
|
|
%
|
|
|
Gross Offering Proceeds
|
|
$
|
1,000,000,000
|
|
|
|
100.0
|
%
|
|
$
|
1,100,000,000
|
|
|
|
100.0
|
%
|
Less Offering Expenses:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sales Commissions
|
|
|
70,000,000
|
|
|
|
7.0
|
|
|
|
70,000,000
|
|
|
|
6.4
|
|
Dealer Manager Fee
|
|
|
30,000,000
|
|
|
|
3.0
|
|
|
|
30,000,000
|
|
|
|
2.7
|
|
Other Organization and Offering Expenses(1)
|
|
|
17,500,000
|
|
|
|
1.8
|
|
|
|
17,500,000
|
|
|
|
1.6
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Proceeds(2)
|
|
$
|
882,500,000
|
|
|
|
88.2
|
%
|
|
$
|
982,500,000
|
|
|
|
89.3
|
%
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Less:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Acquisition and Origination Fees(3)(4)
|
|
|
22,062,500
|
|
|
|
2.2
|
|
|
|
24,562,500
|
|
|
|
2.2
|
|
Acquisition Expenses(3)(4)
|
|
|
4,412,500
|
|
|
|
0.4
|
|
|
|
4,912,500
|
|
|
|
0.4
|
|
Working Capital Reserve(5)
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Estimated Amount Available for Investments(4)(6)
|
|
$
|
856,025,000
|
|
|
|
85.6
|
%
|
|
$
|
953,025,000
|
|
|
|
86.7
|
%
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) |
|
Includes all expenses (other than sales commissions and the
dealer manager fee) to be paid by us in connection with the
offering, including our legal, accounting, printing, mailing and
filing fees, charges of our escrow agent and transfer agent,
charges of our advisor for administrative services related to
the issuance of shares of our common stock in the offering,
reimbursements to the dealer manager for amounts it may pay to
reimburse the bona fide due diligence expenses of
broker-dealers, amounts to reimburse our advisor for the
salaries of its employees and other costs in connection with
preparing supplemental sales materials, the cost of educational
conferences held by us and attendance fees and cost
reimbursement for employees of our affiliates to attend retail
seminars conducted by broker-dealers. Our advisor has agreed to
reimburse us to the extent such other organization and offering
expenses incurred by us exceed 3.0% of aggregate gross offering
proceeds. We expect that our other organization and offering
expenses will represent a lower |
40
|
|
|
|
|
percentage of the gross offering proceeds as the amount of
proceeds we raise in the offering increases. In the table above,
we have assumed other organization and offering expenses will
constitute 1.75% of gross offering proceeds if we raise the
maximum offering amount. |
|
(2) |
|
Until required in connection with the acquisition of our
investments, substantially all of the net offering proceeds may
be invested in short-term, highly liquid investments, including,
but not limited to, government obligations, bank certificates of
deposit, short-term debt obligations, interest-bearing accounts
and other authorized investments as determined by our board of
directors. |
|
(3) |
|
This table excludes debt proceeds. To the extent we fund
property acquisitions with debt, as we expect, the amount
available for investment and the amount of acquisition fees will
be proportionately greater. This table also assumes that we will
use all net proceeds from the sale of shares under our
distribution reinvestment plan to repurchase shares under our
share redemption program. To the extent we use such net proceeds
to acquire real estate, our advisor would earn the related
acquisition fees. In addition to the acquisition fee, we may
also incur customary third-party acquisition expenses in
connection with the acquisition (or attempted acquisition) of a
real estate asset. |
|
(4) |
|
Amounts available for investments will include customary third
party acquisition expenses that are included in the total
acquisition costs of the real estate assets acquired and are
expensed upon completion of the acquisition. For real estate
assets that are not acquired, these costs are also expensed.
Third party acquisition expenses may include legal, accounting,
consulting, appraisals, engineering, due diligence, title
insurance, closing costs and other expenses related to potential
investments regardless of whether the asset is actually
acquired. Acquisition expenses as a percentage of a real
property’s contract price vary. However, in no event will
total acquisition fees and acquisition expenses on a real
property exceed 6.0% of the contract price of the real property.
Furthermore, in no event will the total of all acquisition fees
and acquisition expenses paid by us, including acquisition
expenses on real properties which are not acquired, exceed 6.0%
of the aggregate contract price of all real properties acquired
by us. In the table above, we have assumed acquisition expenses
will constitute 0.5% of net proceeds. |
|
(5) |
|
We do not anticipate establishing a general working capital
reserve out of the proceeds from this offering during the
initial stages of the offering. However, we may establish
working capital reserves with respect to particular investments,
to, for example, provide for maintenance and repairs of real
estate assets, leasing commissions and major capital
expenditures. Until used for such operating expenses, amounts
in our working capital reserves, if any, together with any other
proceeds not invested or used for other company purposes, will
be invested in permitted temporary investments such as
government securities. |
|
(6) |
|
Although it is anticipated that distributions will be funded
from operations after we have invested in a substantial
portfolio of income-producing investments, funds available for
investment may also be used to fund distributions to the extent
that our board of directors determines it to be appropriate,
which determinations will be based, in part, upon our results of
operations. We intend to invest at least 85.6% of the gross
offering proceeds in commercial real properties and other real
estate-related assets by the completion of the offering stage.
At that time, we also expect that approximately 70% of our
portfolio will consist of commercial real properties and that
approximately 30% of our portfolio will consist of real
estate-related assets. |
41
INVESTMENT
STRATEGY, OBJECTIVES AND POLICIES
Investment
Strategy
We will use the net proceeds from this offering to invest in a
portfolio of income-producing retail properties, primarily
located in the Western United States, including neighborhood,
community and lifestyle shopping centers, multi-tenant shopping
centers and free standing, single-tenant retail properties. We
may acquire properties either alone or jointly with another
party. In addition to investments in real estate directly or
through joint ventures, we may also acquire or originate first
mortgages or second mortgages, mezzanine loans or other loans
related to commercial real estate, which we refer to
collectively as “real estate-related loans,” in each
case provided that the underlying real estate meets our criteria
for direct investment. We may also invest in any other real
estate assets or real estate-related assets that, in the opinion
of our board of directors, meet our investment objectives and
are in the best interests of our stockholders.
Investment
Objectives
Our investment objectives are to:
|
|
|
|
•
|
preserve, protect and return stockholders’ capital
contributions;
|
|
|
•
|
pay predictable and sustainable cash distributions to
stockholders; and
|
|
|
•
|
realize capital appreciation upon the ultimate sale of the
investments we acquire.
|
We cannot assure you that we will attain our investment
objectives or that the value of our assets will not decrease.
Furthermore, within our investment objectives and policies, our
advisor will have substantial discretion with respect to the
selection of specific investments and the purchase and sale of
our assets, subject to the approval of our independent
directors. Our board of directors will review our investment
policies at least annually to determine whether our investment
policies continue to be in the best interests of our
stockholders. Each such determination and the basis therefor
shall be set forth in the minutes of the meetings of the board
of directors.
Primary
Focus—Retail Properties
We intend to acquire a diverse portfolio of retail properties,
primarily located in large metropolitan areas in the Western
United States, including neighborhood, community, power and
lifestyle shopping centers, multi-tenant shopping centers and
free standing single-tenant retail properties, with a focus on
properties located in or near residential areas that have, or
have the ability to attract, strong anchor tenants.
42
We intend to diversify our portfolio by geographic region within
the Western United States, investment size and investment risk
with the goal of attaining a portfolio of income-producing
properties that provide attractive and stable returns to our
investors. We intend to focus on markets where TNP affiliates
have an established market presence, knowledge and access to
potential investments, as well as an ability to direct property
management and leasing operations efficiently. We will review
and adjust our target markets periodically to respond to
changing market opportunities and to maintain a diverse
portfolio of retail properties. Our initial target markets are
the following metropolitan areas in the Western United States:
|
|
|
Denver
|
|
Las Vegas
|
Los Angeles/Orange County
|
|
Austin
|
San Francisco
|
|
Dallas
|
San Diego
|
|
Houston
|
Seattle
|
|
San Antonio
|
Oakland
|
|
Phoenix
|
Portland
|
|
Scottsdale
|
Salt Lake City
|
|
Albuquerque
|
Growth in per capita disposable income in the Rocky Mountain and
Southwest Region has consistently outpaced the national average
since 1970 according to the Bureau of Economic Analysis. We
believe that this growth has had a positive impact on commercial
real estate sectors in the Western United States. The Western
United States has out performed the national average in terms of
retail sales per square foot since 1996, according to the
International Council of Shopping Centers, and has also out
performed the national average in terms of increases in
commercial property prices since 2000 according to Moody’s
Investor Services. We believe that this historical strong
economic performance in the Western United States, the potential
for continued growth in the region and our advisor’s depth
of experience with retail properties in the region provide us
with a unique opportunity to identify properties for our
portfolio that will provide favorable risk-adjusted returns.
We also believe that demand for real property in the Western
United States will continue to grow due to continued population
growth in our target markets. It is expected that aggregate
population growth in these markets and surrounding areas will
increase by approximately 22% as indicated in the chart below.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Population as of
|
|
|
Population as of
|
|
|
Percent
|
|
Metropolitan Statistical Area
|
|
State
|
|
October 2008
|
|
|
October 2020
|
|
|
Increase
|
|
|
Phoenix-Mesa-Scottsdale, AZ
|
|
AZ
|
|
|
4,335,348
|
|
|
|
6,336,859
|
|
|
|
46.17
|
%
|
Tucson, AZ
|
|
AZ
|
|
|
987,623
|
|
|
|
1,243,028
|
|
|
|
25.86
|
%
|
Los Angeles-Long Beach-Santa Ana, CA
|
|
CA
|
|
|
12,884,699
|
|
|
|
13,000,662
|
|
|
|
0.90
|
%
|
San Francisco-Oakland-Fremont, CA
|
|
CA
|
|
|
4,226,125
|
|
|
|
4,503,726
|
|
|
|
6.57
|
%
|
Riverside-San Bernardino-Ontario, CA
|
|
CA
|
|
|
4,193,189
|
|
|
|
5,631,565
|
|
|
|
34.30
|
%
|
San Diego-Carlsbad-San Marcos, CA
|
|
CA
|
|
|
2,988,071
|
|
|
|
3,156,321
|
|
|
|
5.63
|
%
|
Sacramento-Arden-Arcade-Roseville, CA
|
|
CA
|
|
|
2,119,039
|
|
|
|
2,469,717
|
|
|
|
16.55
|
%
|
San Jose-Sunnyvale-Santa Clara, CA
|
|
CA
|
|
|
1,826,754
|
|
|
|
2,123,762
|
|
|
|
16.26
|
%
|
Fresno, CA
|
|
CA
|
|
|
912,556
|
|
|
|
1,084,413
|
|
|
|
18.83
|
%
|
Bakersfield, CA
|
|
CA
|
|
|
812,475
|
|
|
|
1,096,515
|
|
|
|
34.96
|
%
|
Oxnard-Thousand Oaks-Ventura, CA
|
|
CA
|
|
|
800,934
|
|
|
|
833,742
|
|
|
|
4.10
|
%
|
Denver-Aurora, CO
|
|
CO
|
|
|
2,511,098
|
|
|
|
3,111,857
|
|
|
|
23.92
|
%
|
Colorado Springs, CO
|
|
CO
|
|
|
618,810
|
|
|
|
742,852
|
|
|
|
20.05
|
%
|
Boise City-Nampa, ID
|
|
ID
|
|
|
609,726
|
|
|
|
894,796
|
|
|
|
46.75
|
%
|
Albuquerque, NM
|
|
NM
|
|
|
853,775
|
|
|
|
1,088,913
|
|
|
|
27.54
|
%
|
Las Vegas-Paradise, NV
|
|
NV
|
|
|
1,901,430
|
|
|
|
2,731,129
|
|
|
|
43.64
|
%
|
Portland-Vancouver-Beaverton, OR-WA
|
|
OR-WA
|
|
|
2,215,229
|
|
|
|
2,720,033
|
|
|
|
22.79
|
%
|
Dallas-Fort Worth-Arlington,
TX
|
|
TX
|
|
|
6,305,062
|
|
|
|
8,379,758
|
|
|
|
32.91
|
%
|
Houston-Sugar Land-Baytown, TX
|
|
TX
|
|
|
5,767,212
|
|
|
|
7,565,873
|
|
|
|
31.19
|
%
|
San Antonio, TX
|
|
TX
|
|
|
2,040,356
|
|
|
|
2,673,894
|
|
|
|
31.05
|
%
|
Austin-Round Rock, TX
|
|
TX
|
|
|
1,658,551
|
|
|
|
2,441,377
|
|
|
|
47.20
|
%
|
Salt Lake City, UT
|
|
UT
|
|
|
1,121,552
|
|
|
|
1,406,346
|
|
|
|
25.39
|
%
|
Ogden-Clearfield, UT
|
|
UT
|
|
|
530,672
|
|
|
|
694,990
|
|
|
|
30.96
|
%
|
Provo-Orem, UT
|
|
UT
|
|
|
510,807
|
|
|
|
752,813
|
|
|
|
47.38
|
%
|
Seattle-Tacoma-Bellevue, WA
|
|
WA
|
|
|
3,357,986
|
|
|
|
3,968,915
|
|
|
|
18.19
|
%
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total
|
|
|
|
|
66,089,079
|
|
|
|
80,653,856
|
|
|
|
22.04
|
%
|
Source: Proximity (October 2008)
43
We believe that despite the recent economic downturn in the
United States, demand for property in the Western United States
will continue to grow in the long run due to the projected
population growth in the region and the recent constraints on
the supply of retail property from the tightening credit
markets. Additionally, given the recent downturn in the real
estate market, we believe there is an opportunity to purchase
retail properties at historically low prices thereby increasing
our ability to realize greater appreciation on the ultimate
dispositions of the properties. However, there can be no
assurance that the economy will recover or that demand for
property in the Western United States will continue to grow. As
a result, a continued economic downturn resulting in increased
tenant delinquencies
and/or
defaults and decreases in demand could have a material adverse
effect on our operations and the value of our real estate
assets. Please see “Risk Factors—Risks Related to
Investments In Real Estate Generally—Increasing vacancy
rates for certain classes of real estate assets resulting from
the recent economic downturn and disruption of the financial
markets could adversely affect the value of the assets we
acquire.”
We also intend to diversify our portfolio of retail properties
by investment size. We expect that our investments will
typically range in size from $10 million to
$100 million. We may, however, make investments outside of
this range if we believe the property will complement our
portfolio or meet our investment objectives.
Many of our properties will be leased to tenants in the chain or
franchise retail industry, including, but not limited to,
convenience stores, drug stores and restaurant properties. Other
properties will be leased to large, national “big box”
retailers, either standing alone or as part of so-called
“power centers” which are comprised of big box
national, regional and local retailers. We also may acquire
multi-tenant retail properties, including grocery anchored
shopping centers and retail strip centers. Our advisor will
monitor industry trends and identify properties for our
portfolio that serve to provide a favorable return balanced with
risk. Our advisor will primarily target regional or national
name brand retail businesses with established track records. We
may also invest in retail properties located in other regions of
the United States.
We expect that a substantial majority of our investments in
retail properties will be core investments, which are generally
lower risk, existing properties with at least 80% occupancy and
minimal near-term lease rollover. The remaining investments in
retail properties will be enhanced-return properties, which are
higher-yield and higher-risk investments that our advisor will
actively manage and seek to reposition. Examples of
enhanced-return properties that we will seek to acquire and
reposition include: properties with moderate vacancies or
near-term lease rollovers; poorly managed and positioned
properties; properties owned by distressed sellers; and
build-to-suit properties. Once stabilized, we will either hold
enhanced-return properties as core investments or sell them.
Whether a core or enhanced-return property, each of our
potential investments will be subject to our advisor’s
stringent underwriting standards and the approval of our board
of directors.
We will seek to achieve our investment objectives through the
careful selection and underwriting of individual assets. When
making an acquisition, we will emphasize the performance and
risk characteristics of that individual investment and how that
investment will fit with our portfolio-level performance
objectives, the other assets in our portfolio and the returns
and risks of available investment alternatives. We will not
forgo a good investment opportunity because it does not
precisely meet the diversification guidelines set forth above,
but we will attempt to construct a portfolio that produces
stable and attractive returns by spreading risk across different
real estate investments.
Our advisor will have substantial discretion with respect to the
selection of specific retail properties. Each acquisition,
however, must be approved by our board of directors. In
selecting a potential facility for acquisition, we and our
advisor will consider a number of factors, including, but not
limited to, the following:
|
|
|
|
•
|
the property’s location and tenants;
|
|
|
•
|
the physical location of the property in relation to population
centers, density and accessibility;
|
|
|
•
|
construction quality and condition of the property;
|
|
|
•
|
potential for capital appreciation;
|
44
|
|
|
|
•
|
historical financial performance of the property;
|
|
|
•
|
rental rates and occupancy levels for the property;
|
|
|
•
|
potential competitors in the area; and
|
|
|
•
|
treatment under applicable federal, state and local tax and
other laws and regulations.
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Ownership
of Retail Properties
We will generally hold fee title or a long-term leasehold estate
in the retail properties we acquire. We intend to acquire such
interests either (1) directly through our operating
partnership or through wholly-owned subsidiaries of our
operating partnership or (2) indirectly through investments
in joint ventures, partnerships, or other co-ownership
arrangements with the developers of the properties, TNP
affiliates or other persons. In addition, we may purchase
properties and lease them back to the sellers of such
properties. While we will use our best efforts to structure any
such sale-leaseback transaction in which the lease will be
characterized as a “true lease” so that we will be
treated as the owner of the property for federal income tax
purposes, we cannot assure you that the Internal Revenue Service
will not challenge such characterization. In the event that any
such recharacterization were successful, deductions for
depreciation and cost recovery relating to such property would
be disallowed and it is possible that under some circumstances
we could fail to qualify as a REIT as a result.
In determining whether to purchase a particular property, we
may, in accordance with customary practices, obtain a purchase
option on such real property. The amount paid for a purchase
option, if any, is normally surrendered if the real property is
not purchased and is normally credited against the purchase
price if the real property is purchased.
Joint
Venture Investments
We may enter into joint ventures, partnerships and other
co-ownership or participation arrangements for the purpose of
obtaining interests in retail properties as well as other real
properties. We may also enter into joint ventures for the
development or improvement of such properties. Joint venture
investments permit us to own interests in large properties and
other investments without unduly limiting the diversity of our
portfolio. In determining whether to recommend a particular
joint venture, our advisor will evaluate the real property that
the joint venture owns or is being formed to own under the same
criteria used for the selection of our direct real property
investments.
Our advisor will also evaluate the potential joint venture
partner as to its financial condition, operating capabilities
and integrity. We may enter into joint ventures with TNP
affiliates, but only provided that:
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a majority of our directors, including a majority of the
independent directors, not otherwise interested in the
transaction approve the transaction as being fair and reasonable
to us; and
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the investment by us and such affiliate are on terms and
conditions that are substantially the same as those received by
the other joint venturers in such joint venture.
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We have not established the specific terms we will require in
our joint venture agreements. Instead, we will establish the
terms with respect to any particular joint venture agreement on
a
case-by-case
basis after our board of directors considers all the facts that
are relevant, such as the nature and attributes of our potential
joint venture partners, the proposed structure of the joint
venture, the nature of the operations, the nature of the
property and its operations, the liabilities and assets
associated with the proposed joint venture and the size of our
interest when compared to the interest owned by other partners
in the venture. With respect to any joint venture we enter into,
we expect to consider the following types of concerns and
safeguards:
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Our ability to manage and control the joint
venture—we will consider whether we should obtain
certain approval rights in joint ventures we do not control and
for proposed joint ventures in which we are to share control
with another entity, we will consider the procedures to address
decisions in the event of an impasse.
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Our ability to exit the joint venture—we will
consider requiring buy/sell rights, redemption rights or forced
liquidation rights.
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Our ability to control transfers of interests held by other
partners to the venture—we will consider requiring
consent provisions, a right of first refusal and forced
redemption rights in connection with transfers.
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Acquisition
of Properties from Our Affiliates
We are not precluded from acquiring real properties, directly or
through joint ventures, from our affiliates, including
acquisitions of real properties from our affiliates or programs
sponsored by Thompson National Properties in an UPREIT
transaction. Any such acquisitions will be approved consistent
with the conflict of interest procedures described in this
prospectus.
Due
Diligence
Our advisor will perform a diligence review on investments we
make. As part of this review, our advisor will obtain an
environmental site assessment for each proposed property
acquisition, which at a minimum will include a Phase I
assessment. We will not close the purchase of any real property
unless we are generally satisfied with the environmental status
of the property except under limited exceptional circumstances
in which we determine that there are factors that mitigate any
potential environmental risk or liability. We will also
generally seek to condition our obligation to close upon the
delivery and verification of certain documents from the seller
or developer, including, where appropriate:
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plans and specifications;
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environmental reports;
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surveys;
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evidence of marketable title subject to such liens and
encumbrances as are acceptable to our advisor;
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audited financial statements covering recent operations of real
properties having operating histories unless such statements are
not required to be filed with the SEC and delivered to
stockholders; and
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title and liability insurance policies.
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Other
Real Property Investments
Although we anticipate that our focus will be on retail
properties, our charter and bylaws do not preclude us from
acquiring other types of real properties. In order to diversify
our portfolio, we may acquire additional real estate assets,
including office, mixed-use, hospital, hospitality and
industrial properties. The purchase of any property type will be
based upon the best interests of our company and our
stockholders as determined by our board of directors and taking
into consideration the same factors discussed above.
Additionally, we may also acquire properties that are under
development or construction, mixed-use properties, undeveloped
land, options to purchase properties and other real estate
assets. We may enter into arrangements with the seller or
developer of a property whereby the seller or developer agrees
that if, during a stated period, the property does not generate
a specified cash flow, the seller or developer will pay in cash
to us a sum necessary to reach the specified cash flow level,
subject in some cases to negotiated dollar limitations. In fact,
we may invest in whatever types of interests in real estate that
we believe are in our best interests.
Secondary
Focus—Real Estate-Related Assets
Real
Estate-Related Loans
In addition to direct investments in retail properties, we also
plan to originate or acquire real estate-related loans that meet
our underlying criteria for direct investment. However, we are
not specifically limited in the number or size of our portfolio
of real estate-related loans, or on the percentage of the net
proceeds from this offering that we may invest in a single
investment in real estate-related loans. The specific number
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and mix of real estate-related loans in which we invest will
depend upon real estate market conditions, particularly with
respect to retail properties, other circumstances existing at
the time we are investing and the amount of proceeds we raise in
the offering.
Our advisor will have substantial discretion with respect to
identifying and evaluating specific real estate-related loans.
In determining the types of real estate-related loans to
originate or acquire, our advisor will evaluate the following
criteria:
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positioning the overall portfolio to achieve an optimal mix of
real property and real estate-related loans;
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diversification benefits relative to the rest of the real
estate-related loans within our portfolio;
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quality and sustainability of underlying property cash flows;
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broad assessment of macro economic data and regional property
level supply and demand dynamics;
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potential for delivering high current income and attractive
risk-adjusted total returns; and
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additional factors considered important to meeting our
investment objectives.
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The real estate-related loans which we may originate or invest
in include mortgage, mezzanine, bridge and other loans, debt and
derivative instruments related to real estate, including
mortgage backed securities, collateralized debt obligations
(CDOs), debt securities issued by real estate companies and
credit default swaps. We may acquire loan servicing rights in
connection with these investments. We may structure, underwrite
and originate many of the debt products in which we invest. Our
underwriting process will involve comprehensive financial,
structural, operational and legal due diligence to assess the
risks of investments so that we can optimize pricing and
structuring. By originating loans directly, we will be able to
efficiently structure a diverse range of products. For instance,
we may sell some components of the debt we originate while
retaining attractive, risk-adjusted strips of the debt for
ourselves. Our advisor will source our debt investments and
provide loan servicing. We will pay our advisor for loans that
we make or acquire and asset management fees for the loans that
we hold for investment. We may sell some loans that we originate
to third parties for a profit. We expect to hold other loans for
investment. We will fund the loans we originate with proceeds
from this offering and from other lenders.
Investments
in Equity Securities
We may also make equity investments in REITs and other real
estate companies. We may purchase the common or preferred stock
of these entities or options to acquire their stock. We will
target a public company that owns commercial real estate or real
estate-related assets when we believe its stock is trading at a
discount to that company’s net asset value. We may
eventually seek to acquire or gain a controlling interest in the
companies that we target.
Borrowing
Policies
We intend to use secured and unsecured debt as a means of
providing additional funds for the acquisition of real property,
securities and real estate-related loans. Our targeted debt
level is 50% of the fair market value of our assets. In order to
facilitate investments in the early stages of our operations
before we have acquired a substantial portfolio of
income-generating investment properties, we expect to
temporarily borrow in excess of our long-term targeted debt
level. By operating on a leveraged basis, we expect that we will
have more funds available for investments. This will generally
allow us to make more investments than would otherwise be
possible, potentially resulting in enhanced investment returns
and a more diversified portfolio. However, our use of leverage
increases the risk of default on loan payments and the resulting
foreclosure on a particular asset. In addition, lenders may have
recourse to assets other than those specifically securing the
repayment of the indebtedness. When debt financing is
unattractive due to high interest rates or other reasons, or
when financing is otherwise unavailable on a timely basis, we
may purchase certain assets for cash with the intention of
obtaining debt financing at a later time.
Under our charter, we have a limitation on borrowing which
precludes us from borrowing in excess of 300% of the value of
our net assets. Net assets for purposes of this calculation are
defined to be our total assets (other than intangibles), valued
at cost prior to deducting depreciation, reserves for bad debts
and other
47
non-cash reserves, less total liabilities. The preceding
calculation is generally expected to approximate 75% of the
aggregate cost of our assets before non-cash reserves and
depreciation. However, our charter allows us to temporarily
borrow in excess of these amounts if such excess is approved by
a majority of the independent directors and disclosed to
stockholders in our next quarterly report, along with an
explanation for such excess. In such event, we will review our
debt levels at that time and take action to reduce any such
excess as soon as practicable. We do not intend to exceed our
charter’s leverage limit except in the early stages of our
operations when the costs of our investments are most likely to
exceed our net offering proceeds.
Our advisor will use its best efforts to obtain financing on the
most favorable terms available to us and will seek to refinance
assets during the term of a loan only in limited circumstances,
such as when a decline in interest rates makes it beneficial to
prepay an existing loan, when an existing loan matures or if an
attractive investment becomes available and the proceeds from
the refinancing can be used to purchase such investment. The
benefits of any such refinancing may include increased cash flow
resulting from reduced debt service requirements, an increase in
distributions from proceeds of the refinancing and an increase
in diversification and assets owned if all or a portion of the
refinancing proceeds are reinvested.
Our charter restricts us from obtaining loans from any of our
directors, our advisor and any of our affiliates unless such
loan is approved by a majority of the directors, including a
majority of the independent directors, not otherwise interested
in the transaction as fair, competitive and commercially
reasonable and no less favorable to us than comparable loans
between unaffiliated parties. Our aggregate borrowings, secured
and unsecured, will be reviewed by the board of directors at
least quarterly.
Disposition
Policies
We generally expect to hold each of our real property
investments for five to seven years, which we believe is the
optimal period to enable us to capitalize on the potential for
increased income and capital appreciation of properties.
However, circumstances might arise which could result in a
shortened holding period for certain properties. In general, the
holding period for real estate-related assets is expected to be
shorter than the holding period for our real property
investments. The determination of whether a particular real
estate-related asset should be sold or otherwise disposed of
will be made after consideration of relevant factors with a view
toward achieving maximum total investment return for the asset.
Relevant factors to be considered by the advisor when disposing
of an investment include:
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the prevailing economic, real estate and securities market
conditions;
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the extent to which the investment has realized its expected
total return;
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portfolio rebalancing and optimization;
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diversification benefits;
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opportunity to pursue a more attractive investment in real
property or in a real estate-related asset;
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liquidity benefits with respect to sufficient funds for the
share redemption program; and
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other factors that, in the judgment of the advisor, determine
that the sale of the investment is in our best interests.
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The determination of whether a particular property should be
sold or otherwise disposed of will be made after consideration
of relevant factors, including the factors discussed above, with
a view toward achieving maximum total investment return for the
property. We cannot assure you that this objective will be
realized. The selling price of a property will be determined in
large part by the amount of rent payable under the leases for
such property. In connection with our sales of real properties,
we may lend the purchaser all or a portion of the purchase
price. In these instances, our taxable income may exceed the
cash received in the sale. The terms of payment will be affected
by custom in the area in which the property being sold is
located and by the then-prevailing economic conditions.
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Investment
Limitations
Our charter places numerous limitations on us with respect to
the manner in which we may invest our funds prior to a listing
of our common stock. Pursuant to our charter, we may not:
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invest in commodities or commodity futures contracts, except for
futures contracts when used solely for the purpose of hedging in
connection with our ordinary business of investing in real
property and real estate-related loans;
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invest in real estate contracts of sale, otherwise known as land
sale contracts, unless the contract is in recordable form and is
appropriately recorded in the chain of title;
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make or invest in individual mortgage loans unless an appraisal
is obtained concerning the underlying property, except for those
mortgage loans insured or guaranteed by a government or
government agency. In cases where a majority of our independent
directors determines and in all cases in which the transaction
is with any of our directors or our advisor and its affiliates,
such appraisal shall be obtained from an independent appraiser.
We will maintain such appraisal in our records for at least five
years and it will be available for our stockholders’
inspection and duplication. We will also obtain a
mortgagee’s or owner’s title insurance policy as to
the priority of the mortgage;
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make or invest in mortgage loans that are subordinate to any
lien or other indebtedness of any of our directors, our advisor
or its affiliates;
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invest in equity interests of another issuer unless a majority
of the directors (including a majority of independent directors)
not otherwise interested in the transaction approves such
investment as being fair, competitive and commercially
reasonable;
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make or invest in mortgage loans, including construction loans,
on any one real property if the aggregate amount of all mortgage
loans on such real property would exceed an amount equal to 85%
of the appraised value of such real property as determined by
appraisal, unless substantial justification exists because of
the presence of other underwriting criteria;
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make investments in unimproved real property mortgage loans on
unimproved real property in excess of 10.0% of our total assets;
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issue equity securities redeemable solely at the option of the
holder (this limitation, however, does not limit or prohibit the
operation of our share redemption program);
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issue debt securities in the absence of adequate cash flow to
cover debt service;
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issue options or warrants to purchase shares to our advisor, any
of our directors or any of their respective affiliates except on
the same terms as the options or warrants are sold to the
general public, if at all, and unless the amount of the options
or warrants does not exceed an amount equal to 10% of our
outstanding shares on the date of grant of the warrants and
options;
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issue shares on a deferred payment basis or under similar
arrangement;
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engage in trading, except for the purpose of short-term
investments;
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engage in underwriting or the agency distribution of securities
issued by others;
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invest in the securities of any entity holding investments or
engaging in activities prohibited by our charter; or
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make any investment that our board of directors believes will be
inconsistent with our objectives of qualifying and remaining
qualified as a REIT unless and until our board of directors
determines, in its sole discretion, that REIT qualification is
not in our best interests.
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Investment
Company Act Considerations
Neither we nor our operating partnership nor any of the
subsidiaries of our operating partnership intend to register as,
nor do we intend to conduct our operations so as to be regulated
as, an investment company under the Investment Company Act. We
expect that our investments will be held through wholly-owned or
majority-owned subsidiaries of our operating partnership. We
further expect that most of these subsidiaries will not fall
within the definition of investment company under
Section 3(a)(1) of the Investment Company Act. We also
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expect that we and our operating partnership will not meet the
definition of an investment company under Section 3(a)(1)
of the Investment Company Act. Under Section 3(a)(1) of the
Investment Company Act, in relevant part, a company is not
deemed to be an “investment company” if:
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it neither is, nor holds itself out as being, engaged primarily,
nor proposes to engage primarily, in the business of investing,
reinvesting or trading in securities; or
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it neither is engaged nor proposes to engage in the business of
investing, reinvesting, owning, holding or trading in securities
and does not own or propose to acquire “investment
securities” having a value exceeding 40% of the value of
its total assets on an unconsolidated basis, or the 40% test.
“Investment securities” excludes U.S. government
securities and securities of majority-owned subsidiaries that
are not themselves investment companies and are not relying on
the exception from the definition of investment company under
Section 3(c)(1) or Section 3(c)(7) of the Investment
Company Act.
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We believe that we, our operating partnership and most of the
subsidiaries of our operating partnership will satisfy both of
the above tests as we intend to invest primarily in real
property through our wholly or majority-owned subsidiaries, the
majority of which we expect to have at least 60% of their assets
in real property. As these subsidiaries would be investing
either solely or primarily in real property, they would be
outside of the definition of “investment company”
under Section 3(a)(1) of the Investment Company Act. As we
are organized as a holding company that conducts its businesses
primarily through the operating partnership, which in turn is a
holding company conducting its business through its
subsidiaries, both we and our operating partnership intend to
conduct our operations so that they comply with the 40% test.
The determination of whether an entity is a majority-owned
subsidiary of ours or our operating partnership will be made by
us. The Investment Company Act defines a majority-owned
subsidiary of a person as a company 50% or more of the
outstanding voting securities of which are owned by such person,
or by another company which is a majority-owned subsidiary of
such person. The Investment Company Act further defines voting
securities as any security presently entitling the owner or
holder thereof to vote for the election of directors of a
company. We intend to treat companies that we may establish and
in which we own at least a majority of the outstanding voting
securities as majority-owned subsidiaries for purposes of the
40% test. We have not requested the SEC to approve our treatment
of any company as a majority-owned subsidiary and the SEC has
not done so. If the SEC were to disagree with our treatment of
one or more companies as majority-owned subsidiaries, we would
need to adjust our strategy and our assets in order to continue
to pass the 40% test. Any such adjustment in our strategy could
have a material adverse effect on us.
Even if the value of investment securities held by our
subsidiaries were to exceed 40%, we expect our subsidiaries to
be able to rely on the exclusion from the definition of
“investment company” provided by
Section 3(c)(5)(C) of the Investment Company Act.
Section 3(c)(5)(C), as interpreted by the staff of the SEC,
requires our subsidiaries to invest at least 55% of its
portfolio in “mortgage and other liens on and interests in
real estate,” which we refer to as “qualifying real
estate investments” and maintain an additional 25% of its
assets in qualifying real estate investments or other real
estate-related assets, or the 25% basket. The remaining 20% of
the portfolio can consist of miscellaneous assets.
For purposes of the exclusions provided by
Sections 3(c)(5)(C), we will classify the investments made
by our subsidiaries based on no-action letters issued by the SEC
staff and other SEC interpretive guidance. Whole loans will be
classified as qualifying real estate investments, as long as the
loans are “fully secured” by an interest in real
estate at the time our subsidiary originates or acquires the
loan but will consider loans with loan-to-value ratios in excess
of 100% to be real estate-related assets that come within the
25% basket. We will treat mezzanine loan investments as
qualifying real estate investments so long as they are
structured as “Tier 1” mezzanine loans in
accordance with the criteria set forth in the Capital Trust,
Inc., SEC No-Action Letter (May 24, 2007), that is:
(1) the loan is made specifically and exclusively for the
financing of real estate; (2) the loan is underwritten
based on the same considerations as a second mortgage and after
the subsidiary performs a hands-on analysis of the property
being financed; (3) the subsidiary as lender exercises
ongoing control rights over the management of the underlying
property; (4) the subsidiary as lender has the right to
readily cure defaults or purchase the mortgage loan in the event
of a default on the mortgage loan; (5) the true measure of
the collateral securing the loan is the property being financed
and any incidental assets related to
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the ownership of the property; and (6) the subsidiary as
lender has the right to foreclose on the collateral and through
its ownership of the property-owning entity become the owner of
the underlying property.
We will consider a participation in a whole mortgage loan to be
a qualifying real estate investments only if (1) our
subsidiary has a participation interest in a mortgage loan that
is fully secured by real property; (2) our subsidiary has
the right to receive its proportionate share of the interest and
the principal payments made on the loan by the borrower, and its
returns on the loan are based on such payments; (3) our
subsidiary invests only after performing the same type of due
diligence and credit underwriting procedures that it would
perform if it were underwriting the underlying mortgage loan;
(4) our subsidiary has approval rights in connection with
any material decisions pertaining to the administration and
servicing of the loan and with respect to any material
modification to the loan agreements; and (5) in the event
that the loan becomes non-performing, our subsidiary has
effective control over the remedies relating to the enforcement
of the mortgage loan, including ultimate control of the
foreclosure process, by having the right to: (a) appoint
the special servicer to manage the resolution of the loan;
(b) advise, direct or approve the actions of the special
servicer; (c) terminate the special servicer at any time
with or without cause; (d) cure the default so that the
mortgage loan is no longer non-performing; and (e) purchase
the senior loan at par plus accrued interest, thereby acquiring
the entire mortgage loan.
With respect to construction loans which are funded over time,
we will consider the outstanding balance (i.e., the amount of
the loan actually drawn) as a qualified real estate asset. The
SEC has not issued no-action letters specifically addressing
construction loans. If the SEC takes a position in the future
that is contrary to our classification, we will modify our
classification accordingly.
We will treat investments by our subsidiaries in securities
issued by companies primarily engaged in the real estate
business, interests in securitized real estate loan pools, loans
fully secured by a lien on the subject real estate and
additional assets of the real estate developer (which may
include equity interests in the developer entity and a pledge of
additional assets of the developer including parcels of
undeveloped or developed real estate), and any loans with a
loan-to-value ratio in excess of 100% as real estate-related
assets that come within the 25% basket. CMBS and CDOs will also
be treated as real-estate related assets that come within the
25% basket.
Consistent with guidance issued by the SEC, we will treat our
subsidiaries’ joint venture investments as qualifying
assets that come within the 55% basket only if we have the right
to approve major decisions affecting the joint venture;
otherwise, they will be classified as real-estate related assets
that come within the 25% basket.
The treatment of any other investments as qualifying real estate
investments and real estate-related assets will be based on the
characteristics of the underlying collateral and the particular
type of loan (including whether we have foreclosure rights with
respect to those securities or loans that have underlying real
estate collateral) and will be consistent with SEC guidance.
In the event that we, or our operating partnership, were to
acquire assets that could make either entity fall within the
definition of investment company under Section 3(a)(1) of
the Investment Company Act, we believe that we would still
qualify for an exclusion from registration pursuant to
Section 3(c)(6). Although the SEC staff has issued little
interpretive guidance with respect to Section 3(c)(6), we
believe that we and our operating partnership may rely on
Section 3(c)(6) if 55% of the assets of our operating
partnership consist of, and at least 55% of the income of our
operating partnership is derived from, qualifying real estate
investment assets owned by wholly owned or majority-owned
subsidiaries of our operating partnership.
Finally, to maintain compliance with the Investment Company Act
exceptions, we, our operating company or our subsidiaries may be
unable to sell assets we would otherwise want to sell and may
need to sell assets we would otherwise wish to retain. In
addition, we, our operating partnership or our subsidiaries may
have to acquire additional income- or loss-generating assets
that we might not otherwise have acquired or may have to forego
opportunities to acquire interest in companies that we would
otherwise want to acquire and that may be important to our
investment strategy. If our subsidiaries fail to own a
sufficient amount of qualifying real estate investments or
additional qualifying real estate investments or other real
estate assets to satisfy the requirements of
Section 3(c)(5)(C) and cannot rely on any other exemption
or exclusion under the Investment Company Act, we could be
characterized as an investment company. Our adviser will
continually review our investment activity to attempt to ensure
that we will not be regulated as an investment company. Among
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things, our advisor will attempt to monitor the proportion of
our portfolio that is placed in investments in securities.
Liquidity
Strategy
Our board of directors does not anticipate evaluating a
transaction providing liquidity for stockholders until 2015. Our
charter does not require our board of directors to pursue a
liquidity event. Due to the uncertainties of market conditions
in the future, we believe setting finite dates for possible, but
uncertain, liquidity events may result in actions not
necessarily in the best interests or within the expectations of
our stockholders. We expect that our board of directors, in the
exercise of its fiduciary duty to our stockholders, will
determine to pursue a liquidity event when it believes that
then-current market conditions are favorable for a liquidity
event, and that such a transaction is in the best interests of
our stockholders. A liquidity event could include (1) the
sale of all or substantially all of our assets either on a
portfolio basis or individually followed by a liquidation, in
which the net proceeds are distributed to stockholders,
(2) a merger or another transaction approved by our board
of directors in which our stockholders will receive cash
and/or
shares of a publicly traded company or (3) a listing of our
shares on a national securities exchange. There can be no
assurance as to when a suitable transaction will be available.
Prior to our completion of a liquidity event, our share
redemption program may provide an opportunity for stockholders
to have their shares of common stock redeemed, subject to
certain restrictions and limitations.
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OUR
INVESTMENT
General
As of the date of this prospectus, our portfolio consisted of
the Moreno Marketplace, a multi-tenant commercial retail
property located in Moreno Valley, California totaling
approximately 94,574 square feet which consists of 78,743
of rentable square feet and two finished but unimproved pad
sites totaling 15,831 square feet. The total cost of our
property was approximately $12,500,000 million, exclusive
of closing costs. As of March 31, 2010, there was
$10,470,000 of mortgage debt on our property. The
weighted-average remaining lease term of our portfolio is
17.6 years.
2009
Property Acquisition
Moreno
Marketplace
On November 19, 2009, we acquired a fee simple interest in
the Moreno Marketplace, a multi-tenant retail center located in
Moreno Valley, California, or the Moreno property, through TNP
SRT Moreno Marketplace, LLC, or TNP SRT Moreno, a wholly owned
subsidiary of our operating partnership. TNP SRT Moreno acquired
the Moreno property for an aggregate purchase price of
$12,500,000, exclusive of closing costs. TNP SRT Moreno financed
the payment of the purchase price for the Moreno property with a
combination of (1) a loan in the aggregate principal amount
of $9,250,000 from KeyBank National Association, or KeyBank,
evidenced by a promissory note, (2) a loan in the aggregate
principal amount of $1,250,000 from Moreno Retail Partners, LLC,
or MRP, evidenced by a subordinated convertible promissory note,
(3) $626,000 in funds from borrowings under our operating
partnership’s revolving credit agreement with KeyBank and
(4) proceeds from our public offering in an amount equal to
the balance of the purchase price. We paid an acquisition
sourcing fee of $130,000 to MRP in connection with the
acquisition of the Moreno property. We also paid our advisor an
acquisition fee of $202,000 in connection with the acquisition
of the Moreno property.
The Moreno property is an approximately 94,574 square foot
multi-tenant retail center located in Moreno Valley, California
that was constructed in 2008 and is comprised of six buildings
and two vacant pad sites. The Moreno property is comprised of
approximately 78,743 square feet of building improvements
and approximately 15,831 square feet of finished but
unimproved pad sites. As of March 31, 2010, the Moreno
property was approximately 70.1% leased based on rentable square
footage. The Moreno property is anchored by Stater Bros., the
largest privately owned supermarket chain in southern
California. Stater Bros. occupies 55.9% of the rentable square
footage of the Moreno property and pays an annual rent of
$730,000 pursuant to a lease that expires in November 2028.
Stater Bros. has the option to renew the term of its lease for
up to six successive five-year renewal terms after the
expiration of the initial term. No other tenants occupy 10% or
more of the rentable square feet at the Moreno property.
53
Lease
Expirations
The following table reflects lease expirations of our property
as of December 31, 2009:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Percent of
|
|
|
|
|
|
Percent of
|
|
|
|
|
|
|
|
|
|
Portfolio
|
|
|
Leased
|
|
|
Portfolio
|
|
|
|
Number
|
|
|
|
|
|
Annualized
|
|
|
Rentable
|
|
|
Rentable
|
|
|
|
of Leases
|
|
|
Annualized
|
|
|
Base Rent
|
|
|
Square Feet
|
|
|
Square Feet
|
|
Year of Expiration
|
|
Expiring
|
|
|
Base Rent(1)
|
|
|
Expiring
|
|
|
Expiring
|
|
|
Expiring
|
|
|
|
|
|
|
(In thousands)
|
|
|
|
|
|
|
|
|
|
|
|
2010
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
2011
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
2012
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
2013
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
2014
|
|
|
2
|
|
|
|
69,000
|
|
|
|
6.1
|
%
|
|
|
2,083
|
|
|
|
3.8
|
%
|
2015
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
2016
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
2017
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
2018
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
2019
|
|
|
1
|
|
|
|
63,000
|
|
|
|
5.5
|
%
|
|
|
1,447
|
|
|
|
2.6
|
%
|
2020
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Thereafter
|
|
|
3
|
|
|
|
1,010,000
|
|
|
|
88.4
|
%
|
|
|
51,697
|
|
|
|
93.6
|
%
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total
|
|
|
6
|
|
|
|
1,142,000
|
|
|
|
100
|
%
|
|
|
55,227
|
|
|
|
100
|
%
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) |
|
Annualized base rent represents annualized contractual base
rental income as of December 31, 2009, adjusted to
straight-line for any future contractual rent increases from the
time of our acquisition through the balance of the lease term. |
As of December 31, 2009, the following tenant leases
represent more than 10% of our property’s annualized base
rent:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Percent of
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Portfolio
|
|
|
Annualized
|
|
|
|
|
|
|
|
|
|
Annualized
|
|
|
Annualized
|
|
|
Base Rent per
|
|
|
Lease
|
|
Tenant
|
|
Property
|
|
|
Base Rent(1)
|
|
|
Base Rent
|
|
|
Square Feet
|
|
|
Expiration(2)
|
|
|
Stater Bros
|
|
|
Moreno
|
|
|
$
|
774,000
|
|
|
|
67.7
|
%
|
|
$
|
17.59
|
|
|
|
November 2028
|
|
Wells Fargo
|
|
|
Moreno
|
|
|
$
|
135,000
|
|
|
|
11.8
|
%
|
|
$
|
27.00
|
|
|
|
November 2023
|
|
|
|
|
(1) |
|
Annualized base rent represents annualized contractual base
rental income as of December 31, 2009, adjusted to
straight-line for any future contractual rent increases from the
time of our acquisition through the balance of the lease term. |
|
(2) |
|
Represents the expiration date of the lease at December 31,
2009 and does not take into account any tenant renewal options. |
54
MANAGEMENT
Board of
Directors
We operate under the direction of our board of directors, the
members of which are accountable to us and our stockholders as
fiduciaries. The board of directors is responsible for the
management and control of our affairs. The board of directors
has retained our advisor to manage our day-to-day affairs and to
implement our investment strategy, subject to the board of
directors’ direction, oversight and approval.
We have a total of five directors, three of whom are independent
of us, our advisor and our respective affiliates. An
“independent director” is a person who is not an
officer or employee of ours, our advisor or our affiliates and
has not otherwise been affiliated with such entities for the
previous two years. We refer to our directors who are not
independent as our “affiliated directors.”
As of the date of this prospectus, our charter and bylaws
provide that the number of our directors may be established by a
majority of the board of directors but may not be fewer than
three nor more than fifteen. Our charter also provides that a
majority of the directors must be independent directors and that
at least one of the independent directors must have at least
three years of relevant real estate experience. The independent
directors will nominate replacements for vacancies among the
independent directors.
Each director will be elected by the stockholders and will serve
for a term of one year. Although the number of directors may be
increased or decreased, a decrease will not have the effect of
shortening the term of any incumbent director.
Any director may resign at any time and may be removed with or
without cause by the stockholders upon the affirmative vote of
at least a majority of all the votes entitled to be cast at a
meeting called for the purpose of the proposed removal. The
notice of the meeting will indicate that the purpose, or one of
the purposes, of the meeting is to determine if the director
will be removed.
A vacancy following the removal of a director or a vacancy
created by an increase in the number of directors or the death,
resignation, adjudicated incompetence or other incapacity of a
director may be filled only by a vote of a majority of the
remaining directors and, in the case of an independent director,
the director must also be nominated by the remaining independent
directors.
If there are no remaining independent directors, then a majority
vote of the remaining directors will be sufficient to fill a
vacancy among the independent directors’ positions. If at
any time there are no independent or affiliated directors in
office, successor directors will be elected by the stockholders.
Each director will be bound by our charter.
Duties of
Directors
The responsibilities of the board of directors include:
|
|
|
|
•
|
approving and overseeing our overall investment strategy, which
will consist of elements such as investment selection criteria,
diversification strategies and asset disposition strategies;
|
|
|
•
|
approving any investment for a purchase price, total project
cost or sales price greater than an amount equal to 10%
of the value of our net assets, including the financing of such
investments. The board of directors has delegated to the
investment committee the authority to review and approve any
acquisition, development and disposition for a purchase price,
total project cost or sales price of up to an amount equal to
10% of the value of our net assets;
|
|
|
•
|
approving and overseeing our debt financing strategies;
|
|
|
•
|
approving and monitoring the relationship between our operating
partnership and our advisor;
|
|
|
•
|
approving joint ventures, limited partnerships and other such
relationships with third parties;
|
|
|
•
|
approving a potential liquidity event;
|
55
|
|
|
|
•
|
determining our distribution policy and authorizing
distributions from time to time; and
|
|
|
•
|
approving amounts available for redemptions of shares of our
common stock.
|
The directors are not required to devote all of their time to
our business and are only required to devote such time to our
affairs as their duties require. The directors will meet
quarterly or more frequently as necessary.
The directors have established and will periodically review
written policies on investments and borrowings consistent with
our investment objectives and will monitor our administrative
procedures, investment operations and performance and those of
our advisor to assure that such policies are carried out. Any
change in our investment objectives must be approved by the
stockholders.
Because of the conflicts of interest created by the relationship
among us, our advisor and various affiliates, our charter
requires that a majority of our independent directors assume
certain responsibilities. At the first meeting of our board of
directors consisting of a majority of independent directors, our
charter was reviewed and ratified by a vote of the directors and
a majority of the independent directors. The independent
directors will determine, from time to time but at least
annually, that (1) the total fees and expenses paid to our
advisor, our property manager and our dealer manager, as
applicable, are reasonable in light of our investment
performance, net assets, net income and the fees and expenses of
other comparable unaffiliated REITs and (2) the
compensation paid to our advisor is reasonable in relation to
the nature and quality of services performed and that such
compensation is within the limits prescribed by this prospectus.
The independent directors will also supervise the performance of
our advisor and review the compensation we pay our advisor to
determine that the provisions of the advisory agreement are
carried out. The term of the advisory agreement is one year from
the commencement of this offering, subject to renewals upon
mutual consent of the parties for an unlimited number of
successive one-year periods. If the independent directors
determine to terminate the advisory agreement earlier, our
advisor will not be entitled to compensation for further
services but shall be entitled to receive from us or our
operating partnership within 30 days after such termination
all unpaid reimbursements or expenses and all earned but unpaid
fees payable prior to such termination, subject to certain
limitations. In addition, as long as the advisory agreement is
not terminated for “cause,” as defined in the advisory
agreement, TNP Strategic Retail OP Holdings will receive a
subordinated distribution. For a discussion of the subordinated
distributions, see “Management Compensation Table.” A
majority of our board of directors (including a majority of the
independent directors) not otherwise interested in the
transaction, must approve all transactions with any of our
directors, our advisor or any of their affiliates. Prior to the
renewal of the advisory agreement, the independent directors
will also be responsible for reviewing the performance of our
advisor and determining that all of the fees and compensation to
be paid to our advisor is reasonable in relation to the nature
and quality of services performed and that the provisions of the
advisory agreement are being carried out. The fees payable to
the advisor pursuant to the advisory agreement are subject to
change based on this review.
As part of their review of our advisor’s compensation, the
independent directors will consider factors such as:
|
|
|
|
•
|
the quality and extent of the services and advice furnished by
our advisor;
|
|
|
•
|
the amount of fees paid to our advisor in relation to the size,
composition and performance of our investments;
|
|
|
•
|
the success of our advisor in generating investment
opportunities that meet our investment objectives;
|
|
|
•
|
rates charged to other externally advised REITs and similar
investors by advisors performing similar services;
|
|
|
•
|
additional revenues realized by our advisor and its affiliates
through their relationships with us, whether we pay them or they
are paid by others with whom we do business;
|
|
|
•
|
the performance of our investments, including income,
conservation or appreciation of capital, frequency of problem
investments and competence in dealing with distress
situations; and
|
|
|
•
|
the quality of our investments relative to the investments
generated by our advisor for its own account.
|
56
Committees
of the Board of Directors
Our board of directors may establish committees it deems
appropriate to address specific areas in more depth than may be
possible at a full board of directors meeting, provided that the
majority of the members of each committee are independent
directors. Our board of directors has established an investment
committee and an audit committee.
Investment
Committee
Our board of directors has delegated to the investment committee
(1) certain responsibilities with respect to investment in
specific investments proposed by our advisor and (2) the
authority to review our investment policies and procedures on an
ongoing basis and recommend any changes to our board of
directors. Our investment committee must at all times be
comprised of a majority of independent directors. The investment
committee will be comprised of three directors, two of whom will
be independent directors. The current members of the Investment
Committee are Anthony W. Thompson, Jeffrey S. Rogers and
Robert N. Ruth, with Anthony W. Thompson
serving as the chairman of the investment committee.
With respect to investments, the board of directors has
delegated to the investment committee the authority to approve
any investment for a purchase price, total project cost or sales
price of up to 10% of the value of our net assets. The board of
directors, including a majority of the independent directors,
must approve all acquisitions, developments and dispositions for
a purchase price, total project cost or sales price greater than
10% of the value of our net assets.
Audit
Committee
The audit committee will meet on a regular basis, at least
quarterly and more frequently as necessary. The audit
committee’s primary function will be to assist the board of
directors in fulfilling its oversight responsibilities by
reviewing the financial information to be provided to the
stockholders and others, the system of internal controls which
management has established and the audit and financial reporting
process. The current members of the audit committee are Arthur
M. Friedman, Jeffrey S. Rogers and Robert N. Ruth.
Mr. Friedman is the designated financial expert and the
chairman of the audit committee.
Directors
and Executive Officers
As of the date of this prospectus, our directors and executive
officers and their positions and offices are as follows:
|
|
|
|
|
|
|
Name
|
|
Age
|
|
Position
|
|
Anthony W. Thompson
|
|
|
63
|
|
|
Chairman of the Board and Chief Executive Officer
|
Jack R. Maurer
|
|
|
66
|
|
|
Vice Chairman of the Board and President
|
Wendy J. Worcester
|
|
|
47
|
|
|
Chief Financial Officer, Treasurer and Secretary
|
Arthur M. Friedman
|
|
|
74
|
|
|
Independent Director
|
Jeffrey S. Rogers
|
|
|
41
|
|
|
Independent Director
|
Robert N. Ruth
|
|
|
50
|
|
|
Independent Director
|
Anthony W. Thompson has served as the Chairman of our
board of directors and our Chief Executive Officer since
September 2008. Mr. Thompson also serves as Chief Executive
Officer of our sponsor, our advisor and our dealer manager.
Prior to founding Thompson National Properties in 2008,
Mr. Thompson founded Triple Net in 1998 and served as its
Chairman and Chief Executive Officer until 2006, when he was
named Chairman of the Board for Realty Advisors. In December
2007, Realty Advisors merged with Grubb & Ellis
Company and Mr. Thompson was named Chairman of the combined
company, a position from which he resigned effective
February 8, 2008. During his tenure, Mr. Thompson
oversaw operations of two non-listed REITS sponsored by these
companies, NNN Healthcare/Office REIT, Inc. (now Healthcare
Trust of America, Inc.) and NNN Apartment REIT, Inc. (now
Grubb & Ellis Apartment REIT, Inc.) which at the time
of his departure had acquired in excess of $600 million in
commercial real estate properties. Mr. Thompson’s
responsibilities included participating in (1) the
oversight of day-to-day operations of the non-listed REITs,
(2) the selection of real property and real estate related
securities acquisitions and dispositions, (3) the
structuring and negotiating of the terms of asset acquisitions
and dispositions, (4) the selection of joint venture
partners and monitoring these relationships, and (5) the
oversight of the property managers, including the
57
review and analysis of the operating budgets and leasing plans.
Mr. Thompson is a member of the Sterling College Board of
Trustees and various other community and charitable
organizations. Mr. Thompson holds a Bachelor of Science
degree in Economics from Sterling College in Sterling, Kansas.
Mr. Thompson is a FINRA Series 1 and 24 registered
representative of TNP Securities.
Our board of directors, excluding Mr. Thompson, has
determined that Mr. Thompson’s extensive experience
overseeing similar non-listed REITs, including the selection,
negotiation, and management of investments in real estate and
real estate related properties, as well as his status as a FINRA
Series 1 and 24 registered representative, are all relevant
experiences, attributes and skills that enable Mr. Thompson
to effectively carry out his duties and responsibilities as
director.
Jack R. Maurer has served as the Vice Chairman of our
board of directors and our President since September 2008.
Mr. Maurer also serves as Vice Chairman-Partner of our
sponsor, President of our advisor, and Chief Financial Officer
of our dealer manager. Prior to joining our sponsor in April
2008, Mr. Maurer acted as a consultant with respect to the
formation of our sponsor between January 2008 and April 2008.
Mr. Maurer served from April 1998 to November 2007 as
Senior Vice President—Office of the Chairman with Triple
Net and Realty Advisors where Mr. Maurer gained experience
in the management of the two non-listed REITs sponsored by these
companies, NNN Healthcare/Office REIT, Inc. (now Healthcare
Trust of America, Inc.) and NNN Apartment REIT, Inc. (now
Grubb & Ellis Apartment REIT, Inc.).
Mr. Maurer’s responsibilities included
(1) formulating an investment strategy and asset allocation
framework, (2) selecting real property and real estate
related securities acquisitions and dispositions,
(3) managing the REITs’ properties and other assets,
and (4) providing research and economic and statistical
data in connection with the REITs’ assets and investment
opportunities. Mr. Maurer holds a Bachelor of Science
degree in Accounting from California University at Northridge
and was a Certified Public Accountant from 1973 to 2001.
Mr. Maurer is a FINRA Series 7, 24, 27 and 63
registered representative of TNP Securities.
Our board of directors, excluding Mr. Maurer, has
determined that Mr. Maurer’s extensive experience
managing and consulting similar non-listed REITs, including the
formulation of investment strategies and asset allocation
frameworks and selection, negotiation, and management of
investments in real estate and real estate related properties,
as well as his status as a FINRA Series 7, 24, 27 and 63
registered representative, are all relevant experiences,
attributes and skills that enable Mr. Maurer to effectively
carry out his duties and responsibilities as a director. In
addition, our board of directors believes that
Mr. Maurer’s 28 years of experience as a
certified public accountant adequately equip him to evaluate
investments and investment strategies.
Wendy J. Worcester has served as our Chief Financial
Officer, Treasurer and Secretary since March 2009. She also
serves as the Chief Financial Officer, Treasurer and Secretary
of our advisor, Chief Administrative Officer of our sponsor, and
Co-Chief Compliance Officer of our dealer manager. Prior to
joining our sponsor in May 2008, Ms. Worcester served from
April 2006 to April 2008 as a consultant for various
start-up
companies focusing on forecasting, planning, accounting, legal
and fund raising. Ms. Worcester previously worked for
Rent.com from September 1999 to March 2006 serving as the Chief
Financial and Accounting Officer until its acquisition by eBay
in 2005. As Chief Financial and Accounting Officer of Rent.com,
Ms. Worcester was responsible for financial planning,
forecasting, accounting, treasury and legal issues and teamed
with the Chief Executive Officer and President to raise more
than $30 million in capital. Prior to joining Rent.com,
Ms. Worcester served as Director of Finance from March 1996
to September 1999 at JWT Communications, as Assistant Vice
President from July 1995 to March 1996 at Hawthorne Savings and
as Tax Senior from September 1984 to September 1987 at
Ernst & Young LLP. Ms. Worcester earned a
Bachelor of Science degree in Business Administration with an
emphasis in Accounting from the University of Southern
California in Los Angeles, California. Ms. Worcester is a
certified public accountant (inactive status) and a chartered
financial analyst. She is a FINRA Series 7, 24, 27 and 63
registered representative of TNP Securities.
Arthur M. Friedman has served as one of our independent
directors since March 2009. Mr. Friedman, a certified
public accountant, has been an independent business and tax
consultant since September 1995 and has served as the president
of Arthur M. Friedman, C.P.A., Inc. since July 2002.
Mr. Friedman served as a partner of Arthur Andersen from
April 1968 until August 1995, during which time he served as
Partner in
58
Charge of the Andersen Tax Division of the Cleveland office from
April 1972 to March 1976 and the Los Angeles office from April
1976 to March 1981, Managing Director of Tax Practice from March
1980 to February 1990 and Managing Director of the Partner
Development Program from February 1993 to July 1995. He was also
a member of the Andersen Board of Partners from August 1980
until July 1984, and August 1985 until March 1988.
Mr. Friedman is a member of the American Institute of
Certified Public Accountants, the California Society of
Certified Public Accountants and the Illinois Bar Association.
He has served as a member of the American Institute of Certified
Public Accountants’ Tax Division and received the Dixon
Memorial Award, the accounting profession’s highest award
for tax service, in October 1998. Mr. Friedman also serves
as director of PS Business Parks, Inc., a publicly traded REIT.
Mr. Friedman earned a Bachelor of Business Administration
degree from the University of Michigan in Ann Arbor, Michigan
and a Juris Doctorate degree from DePaul University School of
Law in Chicago, Illinois.
Our board of directors, excluding Mr. Friedman, has
determined that Mr. Friedman’s experience serving on
the board of another REIT and his professional experience as a
certified public accountant are relevant experiences, attributes
and skills that make Mr. Friedman a valuable addition to
our board of directors. In addition, the board of directors
believes that Mr. Friedman, with his extensive experience
as a certified public accountant, is well-equipped to serve as
the financial expert and chair person of the Audit Committee.
Jeffrey S. Rogers has served as one of our independent
directors since March 2009. Mr. Rogers has served as
President and Chief Operating Officer since February 2005 and as
Chief Operating Officer between February 2004 and February 2005
of Integra Realty Resources, Inc., a commercial real estate
valuation and counseling firm, where he oversees corporate
operations, technology and software initiatives, and all aspects
of financial reporting and audit procedures. Mr. Rogers
also serves on the board of directors of Integra Realty
Resources, Inc. and IRR Residential, LLC, an affiliate of
Integra Realty Resources, Inc. Prior to joining Integra Realty
Resources, Inc. in February 2004, Mr. Rogers worked from
November 2002 to February 2004 as a consultant for Regeneration,
LLC, a management consulting firm. Between September 1999 and
November 2002, Mr. Rogers held various positions at
ReturnBuy, Inc., a technology and software solutions company,
including President of ReturnBuy Ventures, a division of
ReturnBuy, Inc., between August 2001 and November 2002, Chief
Financial Officer between September 1999 and August 2001 and
member of the board of directors between September 1999 and
August 2001. In January 2003, ReturnBuy, Inc. filed for
Chapter 11 bankruptcy as part of a restructuring
transaction in which it was acquired by Jabil Circuit, Inc.
Mr. Rogers has also served on the Finance Committee of the
Young Presidents Organization since March 2009 and will serve as
Audit Committee Chairman beginning in July 2010. Mr. Rogers
earned a Master of Business Administration degree from The
Darden School, University of Virginia in Charlottesville,
Virginia, a Juris Doctorate degree from Washington and Lee
University School of Law in Lexington, Virginia and a Bachelor
of Arts degree in Economics from the Washington and Lee
University.
Our board of directors, excluding Mr. Rogers, has
determined that Mr. Rogers’ previous leadership
position with a commercial real estate valuation and counseling
firm and his professional experience as an attorney are relevant
experiences, attributes and skills that make Mr. Rogers a
valuable addition to our board of directors. In addition, our
board of directors believes that Mr. Rogers, with his
extensive experience with financial reporting as a former Chief
Financial Officer, is well-equipped to serve as a member of the
Audit Committee.
Robert N. Ruth has served as one of our independent
directors since March 2009. Mr. Ruth is President of The
Ruth Group, a Los Angeles based company focused on value-added
opportunities in office, industrial and retail projects. Prior
to the founding of The Ruth Group in January 2007, Mr. Ruth
was the Area President for the Trammell Crow Company based in
Los Angeles, California from March 1998 to January 2007 where he
was responsible for management of the company’s team of
real estate professionals and for planning and growth. Prior to
joining Trammell Crow Company, Mr. Ruth was a principal of
Tooley & Company until the company was sold to
Trammell Crow Company. At Tooley & Company,
Mr. Ruth was responsible for acquiring, developing,
managing and leasing projects throughout Southern California.
Mr. Ruth is a Trustee of the Urban Land Institute (ULI),
former Chairman of the ULI Awards Jury, former Chairman of the
ULI Program Committee, former Executive Committee Board Member
of the ULI and previously served on the board of directors of
the Urban Land Foundation. He is a Trustee at the Los Angeles
Zoo where he serves as the Audit and Finance Chairman and on the
Executive Committee. In addition, he is active on the board of
59
directors of both Los Angeles Family Housing (LAFH) and Building
Owners Managers Association (BOMA). Mr. Ruth is also an
active member of the Young Presidents Organization (YPO), where
he previously served as a member of the Executive Committee and
Chairman of the Bel Air Chapter. Mr. Ruth attended the
University of Southern California in Los Angeles, California
where he received a Bachelor of Science degree in the Business
School with an emphasis in Real Estate Finance.
Our board of directors, excluding Mr. Ruth, has determined
that Mr. Ruth’s experience with investing in office,
industrial and retail projects for The Ruth Group, managing real
estate professionals for Trammell Crow, and his previous board
experience listed above are relevant experiences, attributes and
skills that make Mr. Ruth a valuable addition to the board
of directors and audit committee.
Our directors and executive officers will serve until their
successors are elected and qualify. Our officers will devote
such portion of their time to our affairs as is required for the
performance of their duties, but they are not required to devote
all of their time to us.
Compensation
of Executive Officers and Directors
We do not currently have any employees nor do we currently
intend to hire any employees who will be compensated directly by
us. Each of our executive officers, including each executive
officer who serves as a director, is employed by our advisor or
its affiliates as its executive officer and receives
compensation for his or her services, including services
performed on our behalf, from our advisor or its affiliates. As
executive officers of our advisor or its affiliates, these
individuals will serve to carry out the duties of the advisor
pursuant to the advisory agreement, such as to manage our
day-to-day affairs and carry out the directives of our board of
directors in the review, selection and recommendation of
investment opportunities, operating acquired investments and
monitoring the performance of our investments to ensure that
they are consistent with our investment objectives. The duties
that these executive officers will perform on our behalf, on the
other hand, serve to fulfill the corporate governance
obligations of these persons as our appointed officers pursuant
to our charter and bylaws. As such, these duties will not
involve the review, selection and recommendation of investment
opportunities but rather the performance of corporate governance
activities that require the attention of one of our corporate
officers, including signing certifications required under the
Sarbanes-Oxley Act of 2002, as amended, for filing with our
periodic reports. Although we will indirectly bear some of the
costs of the compensation paid to our executive officers, either
through fees or expense reimbursements we pay to our advisor, we
do not intend to pay any compensation directly to our executive
officers. Our executive officers, as employees of our advisor or
its affiliates, will be entitled to receive awards in the future
under our long-term incentive plan as a result of their status
as employees of our advisor or its affiliates, although we do
not currently intend to grant any such awards.
60
Fiscal
Year 2009 Director Compensation
We pay our independent directors an annual fee of $30,000, plus
$2,500 per in-person board meeting attended, $2,000 per
in-person committee meeting attended and $1,000 for each
telephonic meeting. If board members attend more than one
meeting on any day, we will only pay such person $2,500 for all
meetings attended on such day. The audit committee chairperson
will receive an additional $10,000 annual retainer. The
independent directors may elect to receive their annual retainer
and/or
meeting fees in an equivalent value of shares of our common
stock.
Upon initial election to the board, we grant each independent
director 5,000 shares of restricted stock, which we refer
to as the “initial restricted stock grant,” pursuant
to our independent directors’ compensation plan, which is a
sub-plan of our long-term incentive plan described in greater
detail below. Going forward, each independent director that
subsequently joins the board of directors will receive the
initial restricted stock grant on the date he or she joins the
board of directors. In addition, on the date of each of our
annual stockholders meetings at which an independent director is
re-elected to the board of directors, he or she will receive
2,500 shares of restricted stock. One-third of the
independent director restricted stock will become
non-forfeitable on each of the first three anniversaries of the
date of grant. The restricted stock will become fully
non-forfeitable in the event of an independent director’s
termination of service due to his or her death or disability, or
upon the occurrence of a change in our control.
On November 12, 2009, we granted 5,000 restricted common
shares to each of our three independent directors pursuant to
our incentive stock plan. One-third of the restricted stock, or
1,667 shares, granted to each independent director became
non-forfeitable on the date of grant and one-third will become
non-forfeitable on each of the first two anniversaries of the
date of grant.
The following table sets forth the compensation paid to our
independent directors in 2009:
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|
|
|
|
|
|
|
|
|
|
|
|
|
|
Fees Earned or
|
|
All Other
|
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|
Name
|
|
Paid in Cash(1)
|
|
Compensation(2)
|
|
Total
|
|
Anthony W. Thompson
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Jack R. Maurer
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Arthur M. Friedman
|
|
|
14,000
|
|
|
|
45,000
|
|
|
|
59,000
|
|
Jeffrey S. Rogers
|
|
|
14,000
|
|
|
|
45,000
|
|
|
|
59,000
|
|
Robert N. Ruth
|
|
|
13,000
|
|
|
|
45,000
|
|
|
|
58,000
|
|
|
|
|
(1) |
|
The amounts shown in this column include payments for attendance
at board of director and committee meetings and annual retainers
and include amounts paid in the form of shares of our stock, as
our directors may elect to receive their annual retainer in an
equivalent value of shares of stock. |
|
(2) |
|
Reflects grants of restricted stock. The amounts shown in this
column reflect the aggregate fair value computed as of the grant
date in accordance with Financial Accounting Standards Board
Accounting Standards Codification Topic 718 (“FASB ASC
Topic 718”). |
All directors receive reimbursement of reasonable out-of-pocket
expenses incurred in connection with attending meetings of the
board of directors. If a director is also one of our officers,
we will not pay any compensation to such person for services
rendered as a director.
Long-term
Incentive Plan
We have adopted a long-term incentive plan, which we will use to
attract and retain qualified directors, officers, employees, and
consultants. Our long-term incentive plan offers these
individuals an opportunity to participate in our growth through
awards in the form of, or based on, our common stock. The
long-term incentive plan authorizes the granting of restricted
stock, stock options, stock appreciation rights, restricted or
deferred stock units, dividend equivalents, other stock-based
awards and cash-based awards to directors, employees, officers
and consultants of ours or of our affiliates selected by the
plan administrator for participation in our long-term incentive
plan. Stock options granted under the long-term incentive plan
will not exceed an amount equal to 10% of the outstanding shares
of our common stock on the date of grant of any such stock
options.
61
Our board of directors or a committee appointed by the board of
directors will administer the long-term incentive plan, with
sole authority to determine all of the terms and conditions of
the awards, including whether the grant, vesting or settlement
of awards may be subject to the attainment of one or more
performance goals. As described above, the board of directors
also adopted a sub-plan to provide for regular grants of
restricted stock to our independent directors. No awards will be
granted under the long-term incentive plan if the grant or
vesting of the awards would jeopardize our status as a REIT
under the Internal Revenue Code or otherwise violate the
ownership and transfer restrictions imposed under our charter.
Unless otherwise determined by our board of directors, no award
granted under the long-term incentive plan will be transferable
except through the laws of descent and distribution.
We have reserved 2,000,000 shares for issuance under the
long-term incentive plan. In the event of a transaction between
our company and our stockholders that causes the per-share value
of our common stock to change (including, without limitation,
any stock dividend, stock split, spin-off, rights offering or
large nonrecurring cash dividend), the share authorization
limits under the long-term incentive plan will be adjusted
proportionately and the board of directors will make such
adjustments to the long-term incentive plan and awards as it
deems necessary, in its sole discretion, to prevent dilution or
enlargement of rights immediately resulting from such
transaction. In the event of a stock split, a stock dividend or
a combination or consolidation of the outstanding shares of
common stock into a lesser number of shares, the authorization
limits under the long-term incentive plan will automatically be
adjusted proportionately and the shares then subject to each
award will automatically be adjusted proportionately without any
change in the aggregate purchase price.
Unless otherwise provided in an award certificate or any special
plan document governing an award, upon the termination of a
participant’s service due to death or disability, all of
his or her outstanding options and stock appreciation rights
will become fully exercisable, all time-based vesting
restrictions on his or her outstanding awards will lapse as of
the date of termination, and the payout opportunities attainable
under all of his or her outstanding performance-based awards
will vest based on target or actual performance (depending on
the time during the performance period in which the date of
termination occurs) and the awards will payout on a pro rata
basis, based on the time elapsed prior to the date of
termination. Unless otherwise provided in an award certificate
or any special plan document governing an award, upon the
occurrence of a change in our control, all outstanding options
and stock appreciation rights will become fully exercisable, all
time-based vesting restrictions on outstanding awards will
lapse, and the payout opportunities attainable under all
outstanding performance-based awards will vest based on target
performance and the performance-based awards will payout on a
pro rata basis, based on the time elapsed prior to the change in
control.
Our board of directors may in its sole discretion at any time
determine that all or a portion of a participant’s options
and stock appreciation rights will become fully or partially
exercisable, that all or a part of the time-based vesting
restrictions on all or a portion of a participant’s
outstanding awards will lapse,
and/or that
any performance-based criteria with respect to any awards will
be deemed to be wholly or partially satisfied, in each case, as
of such date as the board may, in its sole discretion, declare.
Our board may discriminate among participants or among awards in
exercising such discretion.
The long-term incentive plan will automatically expire on the
tenth anniversary of the date on which it was approved by our
board of directors and stockholders, unless extended or earlier
terminated by the board of directors. The board of directors may
terminate the long-term incentive plan at any time. The
expiration or other termination of the long-term incentive plan
will not, without the participants’ consent, have an
adverse impact on any award that is outstanding at the time the
long-term incentive plan expires or is terminated. The board of
directors may amend the long-term incentive plan at any time,
but no amendment will adversely affect any award without the
participant’s consent and no amendment to the long-term
incentive plan will be effective without the approval of our
stockholders if such approval is required by any law, regulation
or rule applicable to the long-term incentive plan.
Limited
Liability and Indemnification of Directors, Officers and
Others
Subject to certain limitations, our charter limits the personal
liability of our stockholders, directors and officers for
monetary damages and provides that we will indemnify and pay or
reimburse reasonable expenses
62
in advance of final disposition of a proceeding to our
directors, officers and advisor and our advisor’s
affiliates. In addition, we will enter into indemnification
agreements with each of our executive officers and directors and
we intend to obtain directors and officers’ liability
insurance.
The Maryland General Corporation Law, or the MGCL, permits a
corporation to include in its charter a provision limiting the
liability of its directors and officers to the corporation and
its stockholders for money damages, except for liability
resulting from (1) actual receipt of an improper benefit or
profit in money, property or services or (2) active and
deliberate dishonesty established by a final judgment and which
is material to the cause of action.
The MGCL allows directors and officers to be indemnified against
judgments, penalties, fines, settlements and expenses actually
incurred in a proceeding unless the following can be established:
|
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|
|
•
|
an act or omission of the director or officer was material to
the cause of action adjudicated in the proceeding and was
committed in bad faith or was the result of active and
deliberate dishonesty;
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|
•
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the director or officer actually received an improper personal
benefit in money, property or services; or
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|
|
•
|
with respect to any criminal proceeding, the director or officer
had reasonable cause to believe his act or omission was unlawful.
|
However, indemnification for an adverse judgment in a suit by us
or in our right, or for a judgment of liability on the basis
that personal benefit was improperly received, may not be made
unless ordered by a court and then only for expenses.
The MGCL permits a corporation to advance reasonable expenses to
a director or officer upon receipt of a written affirmation by
the director or officer of his good faith belief that he has met
the standard of conduct necessary for indemnification and a
written undertaking by him or on his behalf to repay the amount
paid or reimbursed if it is ultimately determined that the
standard of conduct was not met.
However, our charter provides that we may indemnify our
directors and our advisor and its affiliates for loss or
liability suffered by them or hold them harmless for loss or
liability suffered by us only if all of the following conditions
are met:
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|
•
|
our directors and our advisor or its affiliates have determined,
in good faith, that the course of conduct that caused the loss
or liability was in our best interests;
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|
•
|
our directors and our advisor or its affiliates were acting on
our behalf or performing services for us;
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|
•
|
in the case of affiliated directors and our advisor or its
affiliates, the liability or loss was not the result of
negligence or misconduct;
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|
•
|
in the case of our independent directors, the liability or loss
was not the result of gross negligence or willful
misconduct; and
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|
•
|
the indemnification or agreement to hold harmless is recoverable
only out of our net assets and not from our stockholders.
|
We have also agreed to indemnify and hold harmless our advisor
and its affiliates performing services for us from specific
claims and liabilities arising out of the performance of their
obligations under the advisory agreement subject to the
limitations set forth immediately above. As a result, we and our
stockholders may be entitled to a more limited right of action
than we would otherwise have if these indemnification rights
were not included in the advisory agreement.
The general effect to investors of any arrangement under which
any of our controlling persons, directors or officers are
insured or indemnified against liability is a potential
reduction in distributions resulting from our payment of
premiums associated with insurance or any indemnification for
which we do not have adequate insurance.
The SEC takes the position that indemnification against
liabilities arising under the Securities Act is against public
policy and unenforceable. Indemnification of our directors and
our advisor or its affiliates will
63
not be allowed for liabilities arising from or out of a
violation of state or federal securities laws, unless one or
more of the following conditions are met:
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|
•
|
there has been a successful adjudication on the merits of each
count involving alleged securities law violations;
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|
•
|
such claims have been dismissed with prejudice on the merits by
a court of competent jurisdiction; or
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|
|
•
|
a court of competent jurisdiction approves a settlement of the
claims against the indemnitee and finds that indemnification of
the settlement and the related costs should be made and the
court considering the request for indemnification has been
advised of the position of the SEC and of the published position
of any state securities regulatory authority in which the
securities were offered as to indemnification for violations of
securities laws.
|
We may advance funds to our directors, our advisor and its
affiliates for legal expenses and other costs incurred as a
result of legal action for which indemnification is being sought
only if all of the following conditions are met:
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|
|
•
|
the legal action relates to acts or omissions with respect to
the performance of duties or services on behalf of us;
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|
•
|
the party seeking indemnification has provided us with written
affirmation of his good faith belief that he has met the
standard of conduct necessary for indemnification;
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|
|
•
|
the legal action is initiated by a third party who is not a
stockholder or the legal action is initiated by a stockholder
acting in his capacity as such and a court of competent
jurisdiction specifically approves such advancement; and
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|
|
•
|
the party seeking indemnification undertakes to repay the
advanced funds to us, together with the applicable legal rate of
interest thereon, in cases in which he is found not to be
entitled to indemnification.
|
Indemnification may reduce the legal remedies available to us
and our stockholders against the indemnified individuals.
The aforementioned charter provisions do not reduce the exposure
of directors and officers to liability under federal or state
securities laws, nor do they limit a stockholder’s ability
to obtain injunctive relief or other equitable remedies for a
violation of a director’s or an officer’s duties to us
or our stockholders, although the equitable remedies may not be
an effective remedy in some circumstances.
Our
Advisor
We will rely on our advisor to manage our day-to-day activities
and to implement our investment strategy. Our advisor performs
its duties and responsibilities as our fiduciary pursuant to an
advisory agreement.
Under the terms of the advisory agreement, our advisor will use
its best efforts, subject to the oversight, review and approval
of our board of directors, to perform the following:
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•
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participate in formulating an investment strategy and asset
allocation framework consistent with achieving our investment
objectives;
|
|
|
•
|
research, identify, review and recommend to our board of
directors for approval investments in real properties and other
real estate-related assets and dispositions consistent with our
investment policies and objectives;
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|
|
•
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structure the terms and conditions of transactions pursuant to
which acquisitions and dispositions of investments will be made;
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|
|
•
|
actively oversee and manage our portfolio of our real properties
and other real estate-related assets for purposes of meeting our
investment objectives;
|
64
|
|
|
|
•
|
manage our day-to-day affairs, including financial accounting
and reporting, investor relations, marketing, informational
systems and other administrative services on our behalf;
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•
|
select joint venture partners, structure corresponding
agreements and oversee and monitor these relationships;
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•
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arrange for financing and refinancing of our
investments; and
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•
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recommend various liquidity events to our board of directors
when appropriate.
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The above summary is provided to illustrate the material
functions that our advisor will perform for us as an advisor and
is not intended to include all of the services that may be
provided to us by our advisor, its affiliates or third parties.
Our advisor is managed by the following individuals:
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|
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Name
|
|
Position
|
|
Anthony W. Thompson
|
|
Chief Executive Officer
|
Jack R. Maurer
|
|
President
|
Wendy J. Worcester
|
|
Chief Financial Officer, Treasurer and Secretary
|
Mr. Thompson and Mr. Maurer will have primary
responsibility for the management decisions of our advisor,
including the selection of investments to be recommended to our
board of directors, the negotiations in connection with these
investments and the property management and leasing of these
investments. For biographical information on the management of
our advisor, see “—Directors and Executive
Officers.”
Our sponsor owns a 75% interest in our advisor. TNP SRT
Management, LLC, which is an indirect wholly owned subsidiary of
our sponsor, owns a 25% non-managing member interest in our
advisor. Certain of our officers also own an economic interest
in TNP SRT Management, LLC.
The
Advisory Agreement
The term of the advisory agreement is one year from the
commencement of this offering, subject to renewals upon mutual
consent of the parties for an unlimited number of successive
one-year periods. The independent directors of our board of
directors will evaluate the performance of our advisor before
renewing the advisory agreement. The advisory agreement may be
terminated:
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|
|
•
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immediately by us for “cause,” or upon the bankruptcy
of our advisor;
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|
|
•
|
without cause by a majority of our independent directors upon
60 days’ written notice; or
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|
|
•
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with “good reason” by our advisor upon
60 days’ written notice.
|
“Good reason” is defined in the advisory agreement to
mean either any failure by us to obtain a satisfactory agreement
from any successor to assume and agree to perform our
obligations under the advisory agreement or any material breach
of the advisory agreement of any nature whatsoever by us or our
operating partnership. “Cause” is defined in the
advisory agreement to mean fraud, criminal conduct, misconduct
or negligent breach of fiduciary duty by our advisor or a
material breach of the advisory agreement by our advisor.
In the event of the termination of the advisory agreement, our
advisor will cooperate with us and take all reasonable steps to
assist in making an orderly transition of the advisory function.
Upon the earliest to occur of (1) the listing of our common
stock on a national securities exchange or (2) the termination
or non-renewal of the advisory agreement, the special units in
our operating partnership held by TNP Strategic Retail
OP Holdings will be redeemed resulting in a
one-time
payment to TNP Strategic Retail OP Holdings in the form of
(a) shares of our common stock, (b) a non-interest bearing
promissory note payable solely from the proceeds of asset sales
due and payable no later than three years after the date of
issuance of such note or (c) any combination thereof. Upon an
advisory agreement termination event for “cause,” the
one-time payment to TNP Strategic Retail OP Holdings will
be $1.00. See “Management Compensation
Table—Subordinated Distribution Upon Listing or Termination
Event—TNP Strategic Retail OP Holdings.” In addition,
upon
65
termination of the advisory agreement, our advisor will be paid
all accrued and unpaid fees and expense reimbursements earned
prior to the date of termination. Before selecting a successor
advisor, the board of directors must determine that any
successor advisor possesses sufficient qualifications to perform
the advisory function and to justify the compensation it would
receive from us.
See “Management Compensation Table” for a detailed
discussion of the fees payable to our advisor under the advisory
agreement. We also describe in that section our obligation to
reimburse our advisor for organizational and offering expenses,
the cost of providing services to us (other than services for
which it earns acquisition, origination or dispositions fees for
sales of properties or other investments) and payments made by
our advisor to third parties in connection with potential
investments.
Holdings
of Shares of Common Stock, Common Units and Special
Units
Our advisor currently owns 100 common units of our operating
partnership, for which it contributed $1,000. We are the sole
general partner of our operating partnership. TNP Strategic
Retail OP Holdings, an affiliate of our advisor, owns all of the
special units of our operating partnership, for which it
contributed $1,000. The resale of any of our shares of common
stock by our affiliates is subject to the provisions of
Rule 144 promulgated under the Securities Act, which rule
limits the number of shares that may be sold at any one time.
Affiliated
Dealer Manager
TNP Securities, our dealer manager and an affiliate of our
advisor, is a registered broker-dealer and a member firm of
FINRA. TNP Securities will provide certain sales, promotional
and marketing services to us in connection with the distribution
of the shares of common stock offered pursuant to this
prospectus. We will pay our dealer manager a sales commission
equal to 7.0% of the gross proceeds from the sale of shares of
our common stock sold in the primary offering and a dealer
manager fee equal to 3.0% of the gross proceeds from the sale of
shares of our common stock sold in the primary offering. Other
than serving as dealer manager for this offering, TNP Securities
has no experience acting as a dealer manager for an offering.
TNP Securities is managed by the following individuals:
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|
Name
|
|
Position
|
|
Anthony W. Thompson
|
|
Chief Executive Officer
|
Jack R. Maurer
|
|
Chief Financial Officer
|
Wendy J. Worcester
|
|
Co-Chief Compliance Officer
|
Michael N. Loukas
|
|
Co-Chief Compliance Officer
|
For biographical information regarding Messrs. Thompson and
Maurer and Ms. Worcester, see “—Directors and
Executive Officers.”
Michael N. Loukas serves as Co-Chief Compliance Officer
of TNP Securities. Mr. Loukas has also served as Executive
Vice President of Thompson National Properties’ Security
Division since July 2009. Mr. Loukas has over 14 years
of experience in the financial industry. Prior to joining
Thompson National Properties, he served as a Regional Vice
President with Security Benefit Distributors from August 2007 to
July 2009, as Executive Vice President with The Kelmoore
Investment Co. from November 1999 to September 2005, as a
Business Development Consultant with Maya Capital Advisors, LLC
from December 2005 to July 2007 and as an Institutional Sales
Associate with CIBC Oppenheimer from December 1997 to November
1999. Mr. Loukas earned a Bachelor of Arts degree from
Bowdoin College in Brunswick, Maine and is a FINRA
Series 4, 7, 24, 63 and 65 registered representative of TNP
Securities.
Affiliated
Property Manager
Our real properties will be managed and leased by TNP Property
Management, LLC, a newly formed Delaware limited liability
company and our affiliated property manager.
66
We will pay our property manager a monthly market-based property
management fee of up to 5.0% of the gross revenues generated at
our properties for services it provides in connection with
operating and managing the property. The property manager may
pay some or all of these fees to third parties for management or
leasing services.
Our property manager will hire, direct and establish policies
for employees who will have direct responsibility for the
operations of each real property it manages, which may include,
but is not limited to,
on-site
managers and building and maintenance personnel. Certain
employees of our property manager may be employed on a part-time
basis and may also be employed by our advisor, our dealer
manager or certain companies affiliated with them. Our property
manager will also direct the purchase of equipment and supplies
and will supervise all maintenance activity. The management fees
we pay to our property manager will include, without additional
expense to us, all of our property manager’s general
overhead costs.
67
MANAGEMENT
COMPENSATION TABLE
The following table summarizes all of the compensation and fees,
including reimbursement of expenses, to be paid by us to our
advisor and its affiliates, including our dealer manager, in
connection with our organization, this offering and our
operations, assuming we raise the maximum amount offered hereby.
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Estimated Amount
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Type of Fee and Recipient
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Description and Method of Computation
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Maximum Offering
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Organizational and Offering Stage
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Sales Commission(1)—Dealer Manager
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7.0% of gross offering proceeds from the sale of shares in the
primary offering (all or a portion of which may be reallowed to
participating broker-dealers). No sales commissions will be
paid for sales pursuant to the distribution reinvestment plan.
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$70,000,000
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Dealer Manager Fee(1)—Dealer Manager
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3.0% of gross offering proceeds from the sale of shares in the
primary offering (a portion of which may be reallowed to
participating broker-dealers). No dealer manager fees will be
paid for sales pursuant to the distribution reinvestment plan.
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$30,000,000
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Other Organizational and Offering Expense
Reimbursement(2)—Advisor and Dealer Manager
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Reimbursement for organizational and offering expenses
(excluding sales commissions and dealer manager fees) incurred
on our behalf, but only to the extent that the reimbursement
would not cause these organizational and offering expenses borne
by us to exceed 3.0% of the gross offering proceeds. We estimate
that organizational and offering expenses will represent a lower
percentage of gross offering proceeds as the amount of proceeds
increases. Based on our current estimates, we estimate that
these expenses will represent 1.75% of gross offering proceeds,
or $17,500,000, if we raise the maximum offering.
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$17,500,000
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Operational Stage
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Acquisition Fees(3)—Advisor
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2.5% of (1) the cost of investments we acquire or (2) our
allocable cost of investments acquired in a joint venture, in
each case including purchase price, acquisition expenses and any
debt attributable to such investments. With respect to
investments in and origination of real estate-related loans, we
will pay an origination fee to our advisor in lieu of an
acquisition fee.
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$24,562,500 (assuming no leverage is used). $49,125,000
(assuming a leverage ratio of 50%).
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Origination Fees(3)—Advisor
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2.5% of the amount funded by us to acquire or originate real
estate-related loans, including third party expenses related to
such investments and any debt we use to fund the acquisition or
origination of the loan. We will not pay an acquisition fee
with respect to such real estate-related loans.
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$24,562,500 (assuming no leverage is used). $49,125,000
(assuming a leverage ratio of 50%).
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68
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Estimated Amount
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Type of Fee and Recipient
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Description and Method of Computation
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Maximum Offering
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Asset Management Fees(4)—Advisor
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A monthly amount equal to one-twelfth of 0.6% of the sum of the
aggregate cost of all assets we own and of our investments in
joint ventures, including acquisition fees, origination fees,
acquisition and origination expenses and any debt attributable
to such investments; provided, however, that our advisor will
not be paid the asset management fee until our funds from
operations exceed the lesser of (1) the cumulative amount of any
distributions declared and payable to our stockholders or (2) an
amount that is equal to a 10.0% cumulative, non-compounded,
annual return on invested capital for our stockholders.
Separate and distinct from the asset management fee, we will
also reimburse our advisor or its affiliates for all expenses
paid or incurred on our behalf, including the salaries and
benefits of persons performing services for us except for the
salaries and benefits of persons who also serve as one of our
executive officers or as an executive officer of our advisor.
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Actual amounts depend upon the cost of our real estate
investments and therefore, cannot be determined at this time.
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Property Management and Leasing Fees—TNP Property
Management, LLC
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A monthly market-based fee for property management services of
up to 5.0% of the gross revenues generated by our properties.
Our property manager may subcontract with third party property
managers and will be responsible for supervising and
compensating those property managers.
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Actual amounts depend upon the gross revenue of the properties
and customary property management and leasing fees in the region
in which properties are acquired and the property types acquired
and, therefore, cannot be determined at this time.
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Operating Expenses—
Advisor(4)
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We will reimburse our advisor for all expenses paid or incurred
by our advisor in connection with the services provided to us,
including our allocable share of the advisor’s overhead,
such as rent, personnel costs, utilities and IT costs. We will
not reimburse our advisor for personnel costs in connection with
services for which our advisor is entitled to acquisition,
origination or disposition fees.
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Actual amounts are dependent upon expenses paid or incurred and,
therefore, cannot be determined at the present time.
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Liquidity Stage
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Disposition Fees(5)—Advisor or its affiliates
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If our advisor or its affiliates provides a substantial amount
of services, as determined by our independent directors, in
connection with the sale of a real property, 50% of a customary
and competitive real estate commission not to exceed 3.0% of the
contract sales price of each property or other investment sold.
With respect to a property held in a joint venture, the
foregoing commission will be reduced to a percentage of such
amount reflecting our economic interest in the joint venture.
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Actual amounts depend upon the sale price of the investments
and, therefore, cannot be determined at this time.
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69
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Estimated Amount
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Type of Fee and Recipient
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Description and Method of Computation
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Maximum Offering
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Subordinated Participation Interest—TNP Strategic Retail OP
Holdings(6)(7)
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TNP Strategic Retail OP Holdings, an affiliate of our advisor,
is the holder of the special units in our operating
partnership. So long as the special units remain outstanding,
the holder of special units will receive 15.0% of the net sales
proceeds received by our operating partnership on dispositions
of its assets after the other holders of common units, including
us, have received, in the aggregate, a return of their net
capital contributions plus a 10.0% cumulative non-compounded
annual return.
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Actual amounts depend upon future liquidity events and,
therefore cannot be determined at this time.
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Subordinated Distribution Upon Listing or Termination
Event—TNP Strategic Retail OP Holdings(6)(7)
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The special units will be redeemed by our operating partnership,
resulting in a one-time payment in the form of shares of our
common stock or a promissory note to TNP Strategic Retail OP
Holdings, the holder of the special units, upon the earliest to
occur of the following events:
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(1) The listing of our common stock on a national
securities exchange, which we refer to as a “listing
liquidity event.”
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(2) The termination or non-renewal of the advisory
agreement, which we refer to as an “advisory agreement
termination event,” (a) for “cause,” as defined
in the advisory agreement, (b) in connection with a merger, sale
of assets or transaction involving us pursuant to which a
majority of our directors then in office are replaced or
removed, (c) by our advisor for “good reason,” as
defined in the advisory agreement, or (d) by us or our operating
partnership other than for “cause.”
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Upon a listing liquidity event, a one-time payment to the holder
of the special units will be in the amount that would have been
distributed with respect to the special units, calculated as
described above under “Subordinated Participation
Interest—TNP Strategic Retail OP Holdings,” if our
operating partnership had distributed to the holders of common
units upon liquidation an amount equal to (i) in the event of a
listing on a national securities exchange only, the market value
of the listed shares based upon the average closing price or, if
the average closing price is not available, the average of bid
and ask prices, for the 60 day period beginning
120 days after such listing liquidity event or (ii) in the
event of an underwritten public offering, the value of the
shares based upon the initial public offering price in such
offering.
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Upon an advisory agreement termination event for
“cause,” the one-time cash payment to the holder of
special units will be $1.00.
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70
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Estimated Amount
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Type of Fee and Recipient
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Description and Method of Computation
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Maximum Offering
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Upon an advisory agreement termination event (other than for
“cause,” as defined in the advisory agreement), the
one-time payment to the holder of the special units will be the
amount that would have been distributed with respect to the
special units as described above under “Subordinated
Participation Interest—TNP Strategic Retail OP
Holdings,” if our operating partnership sold all of its
assets for their then fair market values (as determined by
appraisal, except for cash and those assets that can be readily
marked to market), paid all of its liabilities and distributed
any remaining amount to the holders of common units.
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(1) |
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The sales commission and dealer manager fee may be reduced or
waived in connection with certain categories of sales, such as
sales for which a volume discount applies, sales through
investment advisors or banks acting as trustees or fiduciaries,
sales to our affiliates and sales under our distribution
reinvestment plan. |
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(2) |
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Other organization and offering expenses include all expenses
(other than sales commission and the dealer manager fee) to be
paid by us in connection with the offering, including our legal,
accounting, printing, mailing and filing fees, charges of our
escrow holder and transfer agent, charges of our advisor for
administrative services related to the issuance of shares in the
offering, reimbursement of bona fide due diligence
expenses of broker-dealers, reimbursement of our advisor for
costs in connection with preparing supplemental sales materials,
the cost of bona fide training and education meetings held by us
(primarily the travel, meal and lodging costs of registered
representatives of broker-dealers), attendance and sponsorship
fees and cost reimbursement for employees of our affiliates to
attend retail seminars conducted by broker-dealers and, in
special cases, reimbursement to participating broker-dealers for
technology costs associated with the offering, costs and
expenses related to such technology costs, and costs and
expenses associated with facilitation of the marketing of our
shares of common stock and the ownership of our shares of common
stock by such broker-dealer’s customers. Any such
reimbursement will not exceed actual expenses incurred by our
advisor. Our advisor will be responsible for the payment of our
cumulative other organization and offering expenses to the
extent they exceed 3.0% of the aggregate gross proceeds from the
sale of shares of our common stock sold in the primary offering
on a best efforts basis without recourse against or
reimbursement by us. |
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(3) |
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In addition to acquisition and origination fees, we will
reimburse our advisor for amounts it pays to third parties in
connection with the selection, acquisition or development of a
property or acquisition or origination of real estate-related
loans, whether or not we ultimately acquire the property or
originate the real estate-related loans. Our charter limits our
ability to pay acquisition fees if the total of all acquisition
fees and expenses relating to the purchase would exceed 6.0% of
the contract purchase price. Under our charter, a majority of
our board of directors, including a majority of the independent
directors, would have to approve any acquisition fees (or
portion thereof) which would cause the total of all acquisition
fees and expenses relating to a real estate asset acquisition to
exceed 6.0% of the contract purchase price. |
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(4) |
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Our advisor must reimburse us at least annually for
reimbursements paid to our advisor in any year to the extent
that such reimbursements to our advisor cause our total
operating expenses to exceed the greater of (1) 2% of our
average invested assets, or (2) 25% of our net income,
unless the independent directors have determined that such
excess expenses were justified based on unusual and
non-recurring factors. “Average invested assets” means
the average monthly book value of our assets invested directly
or indirectly in equity interests and loans secured by real
estate during the
12-month
period before deducting depreciation, bad debts or other
non-cash reserves. “Total operating expenses” means
all expenses paid or incurred by us, as determined under
generally accepted accounting principles in the United States,
or GAAP, that are in any way related to our operation, including
asset management fees, but excluding (1) the expenses of |
71
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raising capital such as organization and offering expenses,
legal, audit, accounting, underwriting, brokerage, registration
and other fees, printing and other such expenses and taxes
incurred in connection with the issuance, distribution, transfer
and registration of shares of our common stock;
(2) interest payments; (3) taxes; (4) non-cash
expenditures such as depreciation, amortization and bad debt
reserves; (5) reasonable incentive fees based on the gain
in the sale of our assets; and (6) acquisition fees,
acquisition expenses (including expenses relating to potential
acquisitions that we do not close), real estate commissions on
the resale of real property and other expenses connected with
the acquisition, disposition, management and ownership of
investments (including the costs of foreclosure, insurance
premiums, legal services, maintenance, repair and improvement of
real property). |
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(5) |
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Although we are most likely to pay disposition fees to our
advisor or one of its affiliates in our liquidity stage, these
fees may also be earned during our operational stage. |
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(6) |
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Except as described in the Management Compensation Table, TNP
Strategic Retail OP Holdings shall not be entitled to receive
any redemption or other payment from us or our operating
partnership, including any participation in the monthly
distributions we intend to make to our stockholders. |
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(7) |
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TNP Strategic Retail OP Holdings cannot earn both the
subordinated participation in net sale proceeds and the
subordinated distribution upon listing of our common stock on a
national securities exchange or the termination or non-renewal
of the advisory agreement. |
72
CONFLICTS
OF INTEREST
We are subject to various conflicts of interest arising out of
our relationship with our advisor and other affiliates,
including (1) conflicts related to the compensation
arrangements between our advisor, certain affiliates and us,
(2) conflicts with respect to the allocation of the time of
our advisor and its key personnel and (3) conflicts with
respect to the allocation of investment opportunities. Our
independent directors have an obligation to function on our
behalf in all situations in which a conflict of interest may
arise and will have a fiduciary obligation to act on behalf of
the stockholders. The material conflicts of interest are
discussed below.
Interests
in Other Real Estate Programs
Other than performing services as our advisor, our advisor
presently has no interests in other real estate programs.
However, some of our officers are officers or employees of our
sponsor, our advisor and other affiliated entities which will
receive fees in connection with this offering and our
operations. Anthony W. Thompson is our Chairman of the Board and
Chief Executive Officer and also serves as the Chief Executive
Officer of Thompson National Properties, our sponsor. Mr.
Thompson controls our sponsor and indirectly controls our
advisor and dealer manager. Jack R. Maurer is our Vice Chairman
of the Board and President and also serves as the Vice
Chairman-Partner of Thompson National Properties. Wendy J.
Worcester is our Chief Financial Officer, Treasurer and
Secretary and also serves as the Chief Administrative Officer of
Thompson National Properties and the Chief Financial Officer,
Treasurer and Secretary of our advisor. In addition,
Ms. Worcester serves as
Co-Chief
Compliance Officer of our dealer manager. Certain of our
officers also own an economic interest in TNP SRT Management,
LLC, which owns a 25% interest in our advisor. In addition,
certain members of our advisor’s management team are
presently, and plan in the future to continue to be, involved
with a number of other real estate programs and activities
sponsored by TNP affiliates. Present activities of these
affiliates include making investments in the acquisition,
ownership, development and management of retail properties, real
estate-related assets and other real estate assets. TNP
affiliates currently are sponsoring five private real estate
programs that are engaged in a continuous offering and have
approximately $6,890,000 available for investment as of
March 31, 2010. Each has an investment period of up to five
years with the possibility of a one year extension for one of
the programs.
Our advisor and other affiliates are not prohibited from
engaging, directly or indirectly, in any other business or from
possessing interests in any other business venture or ventures,
including businesses and ventures involved in the acquisition,
ownership, development, management, leasing or sale of real
property or investing in real estate-related assets. None of the
TNP affiliates are prohibited from raising money for another
entity that makes the same types of investments that we target
and we may co-invest with any such entity. All such potential
co-investments will be subject to approval by our board of
directors.
We rely on our advisor and its affiliates to manage our
day-to-day activities and to implement our investment strategy.
Certain of our advisor’s affiliates, including its
principals, are presently, and plan in the future to continue to
be, and our advisor plans in the future to be, involved with
real estate programs and activities which are unrelated to us.
As a result of these activities, our advisor, its employees and
certain of its affiliates will have conflicts of interest in
allocating their time between us and other activities in which
they are or may become involved. Our advisor and its employees
will devote only as much of their time to our business as our
advisor, in its judgment, determines is reasonably required,
which may be substantially less than their full time. Therefore,
our advisor and its employees may experience conflicts of
interest in allocating management time, services, and functions
among us and other TNP affiliates and any other business
ventures in which they or any of their key personnel, as
applicable, are or may become involved. This could result in
actions that are more favorable to other TNP affiliates than to
us. However, our advisor believes that it and its affiliates
have sufficient personnel to discharge fully their
responsibilities to all of the activities of TNP affiliates in
which they are involved.
Competition
We may compete with other TNP affiliates for opportunities to
acquire or sell real properties in certain geographic areas. As
a result of this competition, certain investment opportunities
may not be available to us.
73
We and our advisor have developed procedures to resolve
potential conflicts of interest in the allocation of investment
opportunities between us and TNP affiliates. Our advisor will be
required to provide information to our board of directors to
enable the board of directors, including the independent
directors, to determine whether such procedures are being fairly
applied.
Certain of our advisor’s affiliates currently own or manage
properties in geographic areas in which we expect to acquire
properties. Conflicts of interest will exist to the extent that
we own or manage retail properties and other real properties in
the same geographic areas where real properties owned or managed
by other TNP affiliates are located. In such a case, a conflict
could arise in the leasing of real properties in the event that
we and another TNP affiliate were to compete for the same
tenants in negotiating leases, or a conflict could arise in
connection with the resale of real properties in the event that
we and another TNP affiliate were to attempt to sell similar
real properties at the same time. Conflicts of interest may also
exist at such time as we or our affiliates managing real
property on our behalf seek to employ developers, contractors or
building managers.
Affiliated
Dealer Manager
Our dealer manager, TNP Securities, is one of our affiliates,
and this relationship may create conflicts of interest in
connection with the performance of its due diligence. Even
though our dealer manager will examine the information in this
prospectus for accuracy and completeness, the dealer manager
will not make an independent due diligence review and
investigation of us or this offering of the type normally
performed by an unaffiliated, independent underwriter in
connection with the offering of securities. Accordingly, you do
not have the benefit of such independent review and
investigation. Our dealer manager will not be prohibited from
acting in any capacity in connection with the offer and sale of
securities offered by TNP affiliates that may have investment
objectives similar to ours.
Affiliated
Property Manager
Our property manager will perform property management services
for us and our operating partnership. Our property manager is
affiliated with our advisor, and in the future there is
potential for a number of the members of our advisor’s
management team and our property manager’s management team
to overlap. As a result, we will not have the benefit of
independent property management to the same extent as if our
advisor and our property manager were unaffiliated and did not
share any employees or managers. In addition, given that our
property manager is affiliated with us, our agreements with our
property manager will not be at arm’s-length. Therefore, we
will not have the benefit of arm’s-length negotiations of
the type normally conducted between unrelated parties.
Lack of
Separate Representation
Alston & Bird LLP is counsel to us in connection with
this offering and serves as counsel to our operating
partnership, our advisor and certain affiliates of our advisor
in connection with this offering and may continue to do so in
the future. There is a possibility that in the future the
interests of the various parties may become adverse. In the
event that a dispute were to arise between us, our operating
partnership, our advisor, or any of their affiliates, separate
counsel for such parties would be retained as and when
appropriate.
Joint
Ventures with Our Affiliates
Subject to approval by our board of directors and the separate
approval of our independent directors, we may enter into joint
ventures or other arrangements with our affiliates to acquire,
develop and manage retail properties and other real estate and
real estate-related assets. Our advisor and its affiliates may
have conflicts of interest in determining which of such entities
should enter into any particular joint venture agreement. Our
joint venture partners may have economic or business interests
or goals that are or that may become inconsistent with our
business interests or goals. In addition, should any joint
venture be consummated, our advisor may face a conflict in
structuring the terms of the relationship between our interests
and the interest of the affiliated joint venture partner and in
managing the joint venture. Since our advisor will make
investment decisions on our behalf, agreements and transactions
between our advisor’s affiliates and us as joint venture
74
partners with respect to any such joint venture will not have
the benefit of arm’s-length negotiations of the type
normally conducted between unrelated parties.
Fees and
Other Compensation to Our Advisor and its Affiliates
A transaction involving the purchase and sale of a real property
or real estate-related asset may result in the receipt of
commissions, fees and other compensation by our advisor and its
affiliates, including acquisition fees and property management
fees and participation in non-liquidating net sale proceeds.
None of the agreements that provide for fees and other
compensation to our advisor and its affiliates will be the
result of arm’s-length negotiations. All such agreements,
including our advisory agreement, require approval by a majority
of our board of directors, including a majority of the
independent directors, not otherwise interested in such
transactions, as being fair and reasonable to us and on terms
and conditions no less favorable than those that could be
obtained from unaffiliated entities. The timing and nature of
fees and compensation to our advisor or its affiliates could
create a conflict between the interests of our advisor or its
affiliates and those of our stockholders. However, the amounts
payable to TNP Strategic Retail OP Holdings, as the holder of
special units in our operating partnership, are subordinated to
the return (or deemed return) to the stockholders or partners of
our operating partnership of their capital contributions plus
cumulative noncompounded annual returns on such capital.
Subject to oversight by the board of directors, our advisor has
considerable discretion with respect to all decisions relating
to the terms and timing of all transactions. Therefore, our
advisor may have conflicts of interest concerning certain
actions taken on our behalf, particularly due to the fact that
fees such as the asset management fee and acquisition fees
payable to our advisor, and the property management fees payable
to our property manager, will generally be payable regardless of
the quality of the real properties and real estate-related
assets acquired or the services provided to us.
Each transaction we enter into with our advisor or its
affiliates is subject to an inherent conflict of interest. The
board of directors may encounter conflicts of interest in
enforcing our rights against any affiliate in the event of a
default by or disagreement with an affiliate or in invoking
powers, rights or options pursuant to any agreement between us
and any affiliate. The independent directors who are also
otherwise disinterested in the transaction must approve each
transaction between us and our advisor or any of its affiliates
as being fair and reasonable to us and on terms and conditions
no less favorable to us than those available from unaffiliated
third parties.
Conflict
Resolution Procedures
As discussed above, we are subject to potential conflicts of
interest arising out of our relationship with our advisor and
its affiliates. These conflicts may relate to compensation
arrangements, the allocation of investment opportunities, the
terms and conditions on which various transactions might be
entered into by us and our advisor or its affiliates and other
situations in which our interests may differ from those of our
advisor or its affiliates. We have adopted the procedures set
forth below to address these potential conflicts of interest.
Priority
Allocation of Investment Opportunities
In the advisory agreement, our advisor has agreed that we will
have the first opportunity to acquire any investment in an
income-producing retail properties identified by our sponsor or
advisor that meet our investment criteria, for which we have
sufficient uninvested funds. With respect to potential
non-retail property investments, in the event that an investment
opportunity becomes available that is suitable, under all of the
factors considered by our advisor, for both us and one or more
other TNP affiliates, and for which more than one of these
entities has sufficient uninvested funds, then the entity that
has had the longest period of time elapse since it was offered
an investment opportunity will first be offered such investment
opportunity. Our advisor will make this determination in good
faith. Our board of directors, including the independent
directors, has a duty to ensure that the method used by our
advisor for the allocation of the acquisition of real estate
assets by two or more affiliated programs seeking to acquire
similar types of real estate assets is reasonable and is applied
fairly to us.
75
Independent
Directors
Our independent directors, acting as a group, will resolve
potential conflicts of interest whenever they determine that the
exercise of independent judgment by the board of directors or
our advisor or its affiliates could reasonably be compromised.
However, the independent directors may not take any action
which, under Maryland law, must be taken by the entire board of
directors or which is otherwise not within their authority. The
independent directors, as a group, are authorized to retain
their own legal and financial advisors. Among the matters we
expect the independent directors to review and act upon are:
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•
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the continuation, renewal or enforcement of our agreements with
our advisor and its affiliates, including the advisory agreement
and the property management agreement, and the agreement with
our dealer manager;
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•
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transactions with affiliates, including our directors and
officers;
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•
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awards under our long-term incentive plan; and
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•
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pursuit of a potential liquidity event.
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Those conflict of interest matters that cannot be delegated to
the independent directors, as a group, under Maryland law must
be acted upon by both the board of directors and the independent
directors.
Compensation
Involving Our Advisor and its Affiliates
The independent directors will evaluate at least annually
whether the compensation that we contract to pay to our advisor
and its affiliates is reasonable in relation to the nature and
quality of services performed and that such compensation is
within the limits prescribed by our charter. The independent
directors will supervise the performance of our advisor and its
affiliates and the compensation we pay to them to determine that
the provisions of our compensation arrangements are being
performed appropriately. This evaluation will be based on the
factors set forth below as well as any other factors deemed
relevant by the independent directors:
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•
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the quality and extent of the services and advice furnished by
our advisor;
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•
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the amount of fees paid to our advisor in relation to the size,
composition and performance of our investments;
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•
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the success of our advisor in generating investment
opportunities that meet our investment objectives;
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•
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rates charged to other externally advised REITs and similar
investors by advisors performing similar services;
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•
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additional revenues realized by our advisor and its affiliates
through their relationship with us, whether we pay them or they
are paid by others with whom we do business;
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•
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the performance of our investments, including income,
conservation and appreciation of capital, frequency of problem
investments and competence in dealing with distress situations;
and
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•
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the quality of our investments relative to the investments
generated by our advisor for its own account.
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The independent directors shall record these factors in the
minutes of the meetings at which they make such evaluations.
Acquisitions,
Leases and Sales Involving Affiliates
We will not acquire or lease properties in which our advisor or
its affiliates or any of our directors has an interest without a
determination by a majority of the directors (including a
majority of the independent directors) not otherwise interested
in the transaction that such transaction is fair and reasonable
to us and at a price to us no greater than the cost of the asset
to our advisor or its affiliates or such director unless there
is substantial justification for any amount that exceeds such
cost and such excess amount is determined to be reasonable. In
no event will we acquire any property at an amount in excess of
its appraised value. We will
76
not sell or lease properties to our advisor or its affiliates or
to our directors unless a majority of the directors (including a
majority of the independent directors) not otherwise interested
in the transaction determine the transaction is fair and
reasonable to us.
Mortgage
Loans Involving Affiliates
Our charter prohibits us from investing in or making mortgage
loans, including when the transaction is with our advisor or our
directors or any of their affiliates, unless an independent
expert appraises the underlying property. We must keep the
appraisal for at least five years and make it available for
inspection and duplication by any of our stockholders. In
addition, we must obtain a mortgagee’s or owner’s
title insurance policy or commitment as to the priority of the
mortgage or the condition of the title. Our charter prohibits us
from making or investing in any mortgage loans that are
subordinate to any lien or other indebtedness of our advisor,
our directors or any of their affiliates.
Issuance
of Options and Warrants to Certain Affiliates
Our charter prohibits the issuance of options or warrants to
purchase our common stock to our advisor, our directors or any
of their affiliates (1) on terms more favorable than we
would offer such options or warrants to unaffiliated third
parties or (2) in excess of an amount equal to 10.0% of our
outstanding common stock on the date of grant.
Repurchase
of Shares of Common Stock
Our charter prohibits us from paying a fee to our advisor or our
directors or any of their affiliates in connection with our
repurchase or redemption of our common stock.
Loans
and Expense Reimbursements Involving Affiliates
We will not make any loans to our advisor or our directors or
any of their affiliates except mortgage loans for which an
appraisal is obtained from an independent appraiser. In
addition, we will not borrow from these persons unless a
majority of directors (including a majority of independent
directors) not otherwise interested in the transaction approve
the transaction as being fair, competitive and commercially
reasonable, and no less favorable to us than comparable loans
between unaffiliated parties. These restrictions on loans will
only apply to advances of cash that are commonly viewed as
loans, as determined by the board of directors. By way of
example only, the prohibition on loans would not restrict
advances of cash for legal expenses or other costs incurred as a
result of any legal action for which indemnification is being
sought, nor would the prohibition limit our ability to advance
reimbursable expenses incurred by directors or officers or our
advisor or its affiliates.
In addition, our directors and officers and our advisor and its
affiliates will be entitled to reimbursement, at cost, for
actual expenses incurred by them on behalf of us or joint
ventures in which we are a joint venture partner, subject to the
limitation on reimbursement of operating expenses to the extent
that they exceed the greater of 2% of our average invested
assets or 25% of our net income, as described in this prospectus
under the caption “Management—The Advisory
Agreement.”
77
PRIOR
PERFORMANCE SUMMARY
The information presented in this section represents the
historical experience of real estate programs sponsored or
advised by our sponsor, Thompson National Properties and its
affiliates, which we refer to as “TNP prior programs.”
The following summary is qualified in its entirety by reference
to the Prior Performance Tables of Thompson National Properties,
LLC, which may be found in Appendix A of this prospectus.
Investors in our shares of common stock should not assume that
they will experience returns, if any, comparable to those
experienced by investors in the TNP prior programs. Investors
who purchase our shares of common stock will not thereby acquire
any ownership interest in any of the entities to which the
following information relates.
Pursuant to the requirements of Guide 5,
“Preparation of Registration Statements Relating to
Interests in Real Estate Limited Partnerships” promulgated
by the SEC, we are also including in this section certain
historical information of real estate programs sponsored or
advised by Triple Net Properties, LLC, or Triple Net, which we
refer to as “Triple Net prior programs.” Anthony W.
Thompson, our Chairman and Chief Executive Officer, served as
Chairman and Chief Executive Officer of Triple Net from 1998
through 2006, and Jack M. Maurer, our Vice Chairman and
President, served as Senior Vice President—Office of the
Chairman of Triple Net during the same period. We are providing
information on the Triple Net prior programs through
December 31, 2006 in this section and Appendix B to
this prospectus. The information provided in this section and
Appendix B with respect to the Triple Net prior programs
has been obtained solely from public information filed with the
SEC by Triple Net and its affiliates which included prior
performance information through December 31, 2006. We
cannot verify the accuracy of the information relating to the
Triple Net prior programs provided in this section and
Appendix B and such information is not indicative of the
results of the Triple Net prior programs after December 31,
2006. Investors in our shares should not assume that they will
experience returns, if any, comparable to those experienced by
investors in Triple Net prior programs.
The returns to our stockholders will depend in part on the
mix of product in which we invest, the stage of investment and
our place in the capital structure for our investments. As our
portfolio is unlikely to mirror in any of these respects
investments made by the TNP prior programs or the Triple Net
prior programs, the returns to our stockholders will vary from
those generated by those prior programs. In addition, all of the
TNP prior programs were conducted through privately-held
entities that were not subject to either the up-front
commissions, fees and expenses associated with this offering or
many of the laws and regulations to which we will be subject.
You should not assume the past performance of the prior programs
will be indicative of our future performance. See the Prior
Performance Tables located in Appendix A and Appendix B.
Our
Sponsor
Thompson National Properties was formed in Delaware in 2008 to
sponsor public and private real estate programs. Thompson
National Properties is majority owned by Anthony W. Thompson.
Mr. Thompson has been involved in the finance, management,
acquisition and renovation of commercial real estate for over
35 years.
Prior
Programs of Thompson National Properties
As of December 31, 2009, Thompson National Properties has,
directly or indirectly, sponsored five privately offered prior
real estate programs. As of December 31, 2009, the TNP
prior programs had raised $56,265,000 from approximately 602
investors and none of the TNP prior programs had completed its
offering.
The following table sets forth information on the five TNP prior
programs.
|
|
|
|
|
|
|
|
|
Name of Program
|
|
Type of Program
|
|
Launch Year
|
|
Program Status
|
|
Bruin Fund, L.P.
|
|
Private Fund
|
|
|
2008
|
|
|
Operating
|
TNP Vulture Fund VIII, LLC
|
|
Private Fund
|
|
|
2008
|
|
|
Operating
|
2008 Participating Notes Program, LLC
|
|
Private Fund
|
|
|
2008
|
|
|
Operating
|
TNP 6700 Santa Monica Blvd., DST
|
|
Delaware Statutory Trust
|
|
|
2009
|
|
|
Operating
|
Thompson/Morgan Baton Rouge I DST
|
|
Delaware Statutory Trust
|
|
|
2009
|
|
|
Operating
|
78
We intend to conduct this offering in conjunction with existing
and future offerings by other public and private real estate
entities sponsored by Thompson National Properties. To the
extent that such entities have the same or similar objectives as
ours or involve similar or nearby properties, such entities may
be in competition with the properties we acquire or seek to
acquire.
Table II included in Appendix A to this prospectus
sets forth information as to the compensation to the sponsor in
connection with the TNP prior programs. Table V included in
Appendix A to this prospectus sets forth information as to the
sale or disposition of properties in connection with the TNP
prior programs. Additionally, Table VI contained in Part II
of the registration statement, of which this prospectus is a
part, provides certain additional information relating to
properties acquired by the TNP prior programs. Upon written
request, we will furnish a copy of this table to you without
charge.
Prior
Program Summary Information
Capital
Raising
The total amount of funds raised from investors in the five TNP
prior programs as of December 31, 2009, was $56,265,000.
These funds were invested in real estate with an aggregate cost,
including debt and investments of joint venture partners, of
approximately $124 million. The total number of investors
in these TNP prior programs, collectively, is 602. See
Table II for more detailed information about Thompson
National Properties’ experience in raising and investing
funds and compensation paid to Thompson National Properties and
its affiliates as the sponsor of these programs.
Investments
The TNP prior programs had acquired 10 properties between
May 12, 2008 and December 31, 2009. The table below
gives further information about these properties:
|
|
|
|
|
|
|
Properties Purchased
|
|
|
(as a Percentage of
|
Location
|
|
Aggregate Purchase Price)
|
|
United States
|
|
|
100
|
%
|
West
|
|
|
57
|
%
|
Plains States
|
|
|
—
|
|
South Central
|
|
|
10
|
%
|
Southeast
|
|
|
33
|
%
|
Northeast
|
|
|
—
|
|
79
The following table gives a percentage breakdown of the
aggregate amount of the acquisition and development costs of the
properties purchased by the TNP prior programs, categorized by
type of property, as of December 31, 2009, all of which
were either new, existing or under construction.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
New
|
|
|
Existing
|
|
|
Construction
|
|
|
Commercial:
|
|
|
|
|
|
|
|
|
|
|
|
|
Office Buildings
|
|
|
—
|
|
|
|
53
|
%
|
|
|
—
|
|
Industrial Buildings
|
|
|
—
|
|
|
|
10
|
%
|
|
|
—
|
|
Shopping Centers
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Other
|
|
|
—
|
|
|
|
3
|
%
|
|
|
—
|
|
Residential:
|
|
|
|
|
|
|
|
|
|
|
|
|
Apartments
|
|
|
—
|
|
|
|
32
|
%
|
|
|
—
|
|
Hotels
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Homebuilding
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Land Development
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Resort Residential
|
|
|
—
|
|
|
|
—
|
|
|
|
1
|
%
|
Other
|
|
|
—
|
|
|
|
1
|
%
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total
|
|
|
—
|
|
|
|
99
|
%
|
|
|
1
|
%
|
These properties were financed with a combination of debt and
offering proceeds.
Dispositions
On December 19, 2008, TNP Vulture Fund VIII, LLC sold a
45.47% interest in VF Carson, LLC to an affiliate, TNP SLI Green
Building Fund, LP for an aggregate purchase price of $5,000,000.
VF Carson LLC is the sole owner of an 11 story office building
located at 302 E. Carson, Las Vegas, Nevada.
Summary
of Acquisitions
Since their formation in 2008, the TNP prior programs acquired
one retail property, three condominiums, three office
properties, one industrial property, one multifamily property
and one development project. The total acquisition costs of
these properties was approximately $125.0 million of which
$78.3 million, or 63%, was financed with mortgage
financing. The remaining $46.7 million was provided by
investors. The locations of these properties, and the number of
each property in each location, are as follows:
|
|
|
|
|
Location
|
|
Number of Properties
|
|
Dallas, Texas
|
|
|
1
|
|
Las Vegas, Nevada
|
|
|
5
|
|
Park City, Utah
|
|
|
1
|
|
Duncan, South Carolina
|
|
|
1
|
|
Los Angeles, California
|
|
|
1
|
|
Baton Rouge, Louisiana
|
|
|
1
|
|
See Table VI in Part II of the registration statement of
which this prospectus is a part for more detailed information as
to the acquisition of properties by the TNP prior programs in
2009. Upon request and for no fee, we will provide a copy of
such table to any prospective investor.
Adverse
Business Developments
Although the TNP prior programs generally have been adversely
affected by recent economic conditions, the TNP prior programs
have operated with no major adverse business conditions or
developments.
Prior
Programs of Triple Net
Prior to founding Thompson National Properties in 2008,
Mr. Thompson founded Triple Net in 1998 and served as its
Chairman and Chief Executive Officer from 1998 to 2006. During
2007, Mr. Thompson served as Chairman of a newly formed
holding company of Triple Net, Realty Advisors. During this
period, Jack R.
80
Maurer, our Vice Chairman and President, served as Senior Vice
President—Office of the Chairman of Triple Net and Realty
Advisors. Realty Advisors combined with Grubb & Ellis
Company in December 2007 and Mr. Thompson served as
Chairman of the Board of the combined company until his
resignation in February 2008.
Thompson National Properties is not affiliated with Triple Net
or its affiliates. All information provided in this section and
Appendix B to this prospectus with respect to the Triple Net
prior programs has been obtained solely from public information
filed with the SEC by Triple Net and its affiliates. We have not
verified the information provided herein with respect to the
Triple Net prior programs and such information is not indicative
of results of Triple Net prior programs after December 31,
2006.
From the inception of Triple Net through December 31, 2006,
Triple Net and its management team sponsored approximately 165
real estate investment programs, or Triple Net prior programs,
including 159 private programs and six public programs, formed
for the purpose of acquiring and operating commercial real
estate properties, primarily consisting of retail, office,
industrial and medical office buildings, healthcare-related
facilities and apartment properties. The Triple Net private
programs generally involved the issuance of membership interests
in a single purpose limited liability company, or LLC, so that
investors acquired an indirect interest in a particular property
through their equity interest in the LLC. Simultaneously with
the acquisition of the property, the LLC would also typically
sell undivided tenant in common interests, or TIC interests,
directly in the property. A TIC interest is not an interest in
any entity, but rather a direct real property interest. A TIC
may be an individual or an entity such as a limited liability
company. Typically, the TICs are involved in tax deferred
exchanges structured to comply with the requirements of
Section 1031 of the Internal Revenue Code, whereas the cash
purchase of LLC membership units does not meet the requirements
of Section 1031, although the LLC’s interest in the
underlying real property interest will also be a TIC interest.
Triple Net and its management team also sponsored four public
REITs: G REIT, Inc. (as of January 28, 2008,
G REIT Liquidating Trust became the successor of
G REIT, Inc.); T REIT, Inc. (as of July 20, 2007,
T REIT Liquidating Trust became the successor of T REIT,
Inc.); NNN Apartment REIT, Inc. (now known as Grubb & Ellis
Apartment REIT, Inc.); and NNN Healthcare/Office REIT, Inc.
(formerly known as Grubb & Ellis Healthcare REIT, Inc. and
now known as Healthcare Trust of America, Inc.). In addition,
Triple Net sponsored two limited liability companies that were
required to file public reports pursuant to the Exchange Act,
NNN 2002 Value Fund, LLC and NNN 2003 Value Fund, LLC. These six
public real estate programs raised gross offering proceeds of
approximately $580,077,000 from 17,824 investors and purchased
interests in 68 real estate properties amounting to an
investment of approximately $1,336,168,000 from the inception of
Triple Net to December 31, 2006.
Triple Net also sponsored four notes programs; NNN 2004 Notes
Program, LLC, NNN 2005 Notes Program, LLC, NNN 2006 Notes
Program LLC, and NNN Collateralized Senior Notes, LLC, or the
Notes Programs. The Notes Programs were formed for the purpose
of making secured and unsecured loans to affiliates of Triple
Net.
During 2004, 2005 and 2006, Triple Net prior programs acquired
122 properties, for which the property type, location and method
of financing are summarized below.
|
|
|
|
|
|
|
No. of
|
|
Property Type
|
|
Properties
|
|
|
Office
|
|
|
97
|
|
Apartments
|
|
|
22
|
|
Retail
|
|
|
1
|
|
Industrial
|
|
|
1
|
|
Land
|
|
|
1
|
|
|
|
|
|
|
Total
|
|
|
122
|
|
|
|
|
|
|
81
|
|
|
|
|
|
|
No. of
|
|
Property Type
|
|
Properties
|
|
|
Location
|
|
|
|
Arizona
|
|
|
4
|
|
Arkansas
|
|
|
1
|
|
California
|
|
|
20
|
|
Colorado
|
|
|
6
|
|
Florida
|
|
|
11
|
|
Georgia
|
|
|
8
|
|
Illinois
|
|
|
1
|
|
Indiana
|
|
|
1
|
|
Maryland
|
|
|
1
|
|
Minnesota
|
|
|
2
|
|
Missouri
|
|
|
3
|
|
Nebraska
|
|
|
2
|
|
Nevada
|
|
|
4
|
|
New Jersey
|
|
|
2
|
|
North Carolina
|
|
|
8
|
|
Ohio
|
|
|
3
|
|
Oregon
|
|
|
2
|
|
Pennsylvania
|
|
|
3
|
|
South Carolina
|
|
|
2
|
|
Tennessee
|
|
|
3
|
|
Texas
|
|
|
31
|
|
Utah
|
|
|
1
|
|
Virginia
|
|
|
2
|
|
Wisconsin
|
|
|
1
|
|
|
|
|
|
|
Total
|
|
|
122
|
|
|
|
|
|
|
|
|
|
|
|
|
|
No. of
|
|
Method of Financing
|
|
Properties
|
|
|
All debt
|
|
|
0
|
|
All cash
|
|
|
7
|
|
Combination of cash and debt
|
|
|
115
|
|
|
|
|
|
|
Total
|
|
|
122
|
|
|
|
|
|
|
Adverse
Business Developments
Through December 31, 2006, some of the Triple Net prior
programs had cash flow deficiencies
and/or
distributions to investors which represented returns of capital
because the distributions were in excess of cash generated from
operations, sales and refinancings. Cash deficiencies after cash
distributions occur for a variety of reasons, most of which are
the result of either (a) the loss of a major tenant
and/or a
reduction in leasing rates and, as a result, the operating
revenues of a program have decreased or (b) the program
held multiple properties or buildings, some of the properties or
buildings were sold and distributions were made that were
attributable to the sold properties which exceeded the cash
generated by the operations of the remaining properties.
Operating cash flow available after distributions may be
affected by timing of rent collection and the payment of
expenses, causing either excess or deficit cash flows after
distributions for a given period. In addition, excess operating
cash flow after distributions may be retained by the program as
reserves to fund anticipated and unanticipated future
expenditures or to cover reductions in cash flow resulting from
the anticipated or unanticipated loss of a tenant.
82
THE
OPERATING PARTNERSHIP AGREEMENT
General
Our operating partnership was formed on September 26, 2008
to invest in income producing retail properties, located
primarily in the Western United States, and real estate-related
loans that will be acquired and actively managed by our advisor
on our behalf. We utilize an UPREIT structure generally to
enable us to acquire real property in exchange for common units
from owners who desire to defer taxable gain that would
otherwise normally be recognized by them upon the disposition of
their real property or transfer of their real property to us in
exchange for shares of our common stock or cash. In such a
transaction, the property owner’s goals are accomplished
because the owner may contribute property to our operating
partnership in exchange for common units on a tax-free basis.
These owners may also desire to achieve diversity in their
investment and other benefits afforded to owners of shares of
our common stock in a REIT.
We intend to hold substantially all of our assets in our
operating partnership or in subsidiary entities in which our
operating partnership owns an interest, and we may make future
acquisitions of real properties using the UPREIT structure.
Further, our operating partnership is structured to make
distributions with respect to common units which are equivalent
to the distributions made to our stockholders. Finally, a holder
of common units may later exchange his common units for shares
of our common stock in a taxable transaction. For purposes of
satisfying the asset and income tests for qualification as a
REIT for federal income tax purposes, the REIT’s
proportionate share of the assets and income of our operating
partnership will be deemed to be assets and income of the REIT.
We are the sole general partner of our operating partnership.
Our advisor has contributed $1,000 to our operating partnership
in exchange for common units, and TNP Strategic Retail OP
Holdings has invested $1,000 in exchange for special units. Our
advisor and TNP Strategic Retail OP Holdings are currently the
only limited partners. As the sole general partner of our
operating partnership, we have the exclusive power to manage and
conduct the business of our operating partnership.
The following is a summary of the material provisions of the
limited partnership agreement of our operating partnership, or
the operating partnership agreement. This summary is qualified
by the specific language in the operating partnership agreement.
For more detail, you should refer to the actual operating
partnership agreement, a copy of which we have filed as an
exhibit to the registration statement of which this prospectus
forms a part.
Capital
Contributions
As we accept subscriptions for shares of our common stock, we
will transfer substantially all of the net offering proceeds to
our operating partnership in exchange for common units. However,
we will be deemed to have made capital contributions in the
amount of the gross offering proceeds received from investors,
and our operating partnership will be deemed to have
simultaneously paid the fees, commissions and other costs
associated with the offering.
If our operating partnership requires additional funds at any
time in excess of capital contributions made by us and our
advisor, we may borrow funds from a financial institution or
other lender and lend such funds to our operating partnership on
the same terms and conditions as are applicable to our borrowing
of such funds. In addition, we are authorized to cause our
operating partnership to issue partnership units for less than
fair market value if we conclude in good faith that such
issuance is in the best interest of our operating partnership
and us. The operating partnership would also be able to issue
preferred partnership interests in connection with acquisitions
of property or otherwise. These preferred partnership interests
could have priority over common partnership interests with
respect to distributions from the operating partnership,
including priority over the partnership interests that we would
own as a general partner.
Operations
The operating partnership agreement requires that our operating
partnership be operated in a manner that will enable us to
(1) satisfy the requirements for being classified as a REIT
for federal income tax purposes, unless we otherwise cease to
qualify as a REIT, (2) avoid any federal income or excise
tax liability, and (3) ensure that our operating
partnership will not be classified as a “publicly traded
partnership” for purposes
83
of Section 7704 of the Internal Revenue Code, which
classification could result in our operating partnership being
taxed as a corporation, rather than as a partnership.
Distributions
and Allocations of Profits and Losses
The operating partnership agreement generally provides that,
except as provided below with respect to the special units, our
operating partnership will distribute cash flow from operations
and, except as provided below, net sales proceeds from the
disposition of assets, to the partners of our operating
partnership in accordance with their relative percentage
interests, on a quarterly basis (or, at our election, more
frequently), in amounts determined by us as general partner such
that a holder of one common unit will generally receive the same
amount of annual cash flow distributions from our operating
partnership as the amount of annual distributions paid to the
holder of one share of our common stock (before taking into
account certain tax withholdings some states may require with
respect to the common units).
Similarly, the operating partnership agreement provides that
income of our operating partnership from operations and, except
as provided below, income of our operating partnership from
disposition of assets, normally will be allocated to the holders
of common units in accordance with their relative percentage
interests such that a holder of one common unit will be
allocated income for each taxable year in an amount equal to the
amount of taxable income allocated to us in respect of a holder
of one share of our common stock, subject to compliance with the
provisions of Sections 704(b) and 704(c) of the Internal
Revenue Code and corresponding Treasury Regulations. Losses, if
any, will generally be allocated among the partners (other than
the holder of the special units) in accordance with their
respective percentage interests in our operating partnership.
Upon the liquidation of our operating partnership, after payment
of debts and obligations, any remaining assets of our operating
partnership will be distributed in accordance with the
distribution provisions of the operating partnership agreement
to the extent of each partner’s positive capital account
balance. If we were to have a negative balance in our capital
account following a liquidation, we would be obligated to
contribute cash to the operating partnership equal to such
negative balance for distribution to other partners, if any,
having positive balances in their capital accounts.
The holder of the special units will be entitled to
distributions from our operating partnership in an amount equal
to 15.0% of net sales proceeds received by our operating
partnership on dispositions of its assets and dispositions of
real properties by joint ventures or partnerships in which our
operating partnership owns a partnership interest, after the
other holders of common units, including us, have received, in
the aggregate, cumulative distributions from operating income,
sales proceeds or other sources, equal to their capital
contributions plus a 10.0% cumulative non-compounded annual
pre-tax return thereon. There will be a corresponding allocation
of realized (or, in the case of redemption, unrealized) profits
of our operating partnership made to the holder of the special
units in connection with the amounts payable with respect to the
special units, including amounts payable upon redemption of the
special units, and those amounts will be payable only out of
realized (or, in the case of redemption, unrealized) profits of
our operating partnership. Depending on various factors,
including the date on which shares of our common stock are
purchased and the price paid for such shares of common stock, a
stockholder may receive more or less than the 10.0% cumulative
non-compounded annual pre-tax return on their net contributions
described above prior to the commencement of distributions to
the owner of the special units.
In addition to the administrative and operating costs and
expenses incurred by our operating partnership in acquiring and
operating our investments, our operating partnership will pay
all our administrative costs and expenses and such expenses will
be treated as expenses of our operating partnership. Such
expenses will include all, but not be limited to:
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•
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expenses relating to the formation and continuity of our
existence;
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•
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expenses relating to our public offering and registration of
securities;
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•
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expenses associated with the preparation and filing of any
periodic reports by us under federal, state or local laws or
regulations;
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•
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expenses associated with compliance by us with applicable laws,
rules and regulations; and
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84
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•
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our other operating or administrative costs incurred in the
ordinary course of our business on behalf of our operating
partnership.
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Redemption Rights
The holders of common units (other than us and the holder of the
special units) generally have the right to cause our operating
partnership to redeem all or a portion of their common units
for, at our sole discretion, shares of our common stock, cash or
a combination of both. If we elect to redeem common units for
shares of our common stock, we will generally deliver one share
of our common stock for each common unit redeemed. If we elect
to redeem common units for cash, the cash delivered will
generally equal the amount the limited partner would have
received if its common units were redeemed for shares of our
common stock and then such shares were subsequently redeemed
pursuant to our share redemption program. In connection with the
exercise of these redemption rights, a limited partner must make
certain representations, including that the delivery of shares
of our common stock upon redemption would not result in such
limited partner owning shares in excess of the ownership limits
in our charter. The special units will be redeemed for a
specified amount upon the earliest of: (1) the occurrence
of certain events that result in the termination or non-renewal
of the advisory agreement or (2) a listing liquidity event.
Upon a liquidity event, the specified amount the holder of the
special units will be entitled to receive shall be equal to
15.0% of the net sale proceeds received by our operating
partnership on disposition of its assets after the holders of
the common units, including us, have received, in the aggregate,
a return on their net capital contributions plus a 10.0%
cumulative non-compounded annual return. In the event of a
listing of our shares or the termination of the advisory
agreement other than for cause, the holder of the special units
will be entitled to a one time payment in the form of shares of
our common stock or a promissory note in the amount that would
have been distributed upon a liquidity event. If the triggering
event is a listing of our shares, the amount of the payment will
be (1) in the event of a listing on a national securities
exchange only, based on the market value of the listed shares
based upon the average closing price or, if the average closing
price is not available, the average of bid and ask prices, for
the 60 day period beginning 120 days after such
listing event or (2) in the event of an underwritten public
offering, the value of the shares based upon the initial public
offering price in such offering. If the triggering event is the
termination of the advisory agreement other than for cause, the
amount of the payment will be based on the net asset value of
our assets as determined by an independent valuation. See
“Management Compensation Table—Subordinated
Distribution Upon Listing or Termination Event—TNP
Strategic Retail OP Holdings.”
Subject to the foregoing, holders of common units (other than us
and the holders of the special units) may exercise their
redemption rights at any time after one year following the date
of issuance of their common units; provided, however, that a
holder of common units may not deliver more than two redemption
notices in a single calendar year and may not exercise a
redemption right for less than 1,000 common units, unless such
holder holds less than 1,000 common units, in which case, it
must exercise its redemption right for all of its common units.
Transferability
of Operating Partnership Interests
We may not (1) voluntarily withdraw as the general partner
of our operating partnership, (2) engage in any merger,
consolidation or other business combination or (3) transfer
our general partnership interest in our operating partnership
(except to a wholly-owned subsidiary), unless the transaction in
which such withdrawal, business combination or transfer occurs
results in the holders of common units receiving or having the
right to receive an amount of cash, securities or other property
equal in value to the amount they would have received if they
had exercised their exchange rights immediately prior to such
transaction (or in the case of the holder of the special units,
the amount of cash, securities or other property equal to the
fair value of the special units) or unless, in the case of a
merger or other business combination, the successor entity
contributes substantially all of its assets to our operating
partnership in return for an interest in our operating
partnership and agrees to assume all obligations of the general
partner of our operating partnership. We may also enter into a
business combination or we may transfer our general partnership
interest upon the receipt of the consent of a
majority-in-interest
of the holders of common units, other than our advisor and its
affiliates. With certain exceptions, the holders of common units
may not transfer their interests in our operating partnership,
in whole or in part, without our written consent, as general
partner.
85
STOCK
OWNERSHIP
The following table sets forth the beneficial ownership of our
common stock as of March 31, 2010 for each person or group
that holds more than 5.0% of our common stock, for each director
and executive officer and for our directors and executive
officers as a group. To our knowledge, each person that
beneficially owns our shares has sole voting and disposition
power with regard to such shares.
Unless otherwise indicated below, each person or entity has an
address in care of our principal executive offices at 1900 Main
Street, Suite 700, Irvine, California 92614.
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Number of Shares
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Percent of
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Name of Beneficial Owner(1)
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Beneficially Owned
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All Shares
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Thompson National Properties, LLC(2)
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22,222
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2.5
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%
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Anthony W. Thompson(2)
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22,222
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2.5
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%
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David Graham Trust(3)
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50,000
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5.5
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%
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Arthur M. Friedman
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5,000
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0.6
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%
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Jeffrey S. Rogers
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5,000
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0.6
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%
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Robert N. Ruth
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5,000
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0.6
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%
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Jack R. Maurer
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2,778
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0.3
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%
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Wendy J. Worcester
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—
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—
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All directors and executive officers as a group
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40,000
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4.4
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%
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(1) |
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Under SEC rules, a person is deemed to be a “beneficial
owner” of a security if that person has or shares
“voting power,” which includes the power to dispose of
or to direct the disposition of such security. A person also is
deemed to be a beneficial owner of any securities which that
person has a right to acquire within 60 days. Under these
rules, more than one person may be deemed to be a beneficial
owner of the same securities and a person may be deemed to be a
beneficial owner of securities as to which he or she has no
economic or pecuniary interest. |
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(2) |
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Mr. Thompson is the managing member of Thompson National
Properties, LLC and may be deemed to have beneficial ownership
of the shares beneficially owned by Thompson National
Properties, LLC. |
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(3) |
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The trustee is Phillip H. Graham and the trust’s address is
7107 Heathwood Court, Bethesda, MD, 20817. |
86
DESCRIPTION
OF CAPITAL STOCK
The following is a summary of the material terms of shares of
our common stock as set forth in our charter and is qualified in
its entirety by reference to our charter. Under our charter, we
have authority to issue a total of 450,000,000 shares of
capital stock. Of the total number of shares of capital stock
authorized, 400,000,000 shares are designated as common
stock with a par value of $0.01 per share, and
50,000,000 shares are designated as preferred stock with a
par value of $0.01 per share. Our board of directors, with the
approval of a majority of the entire board of directors and
without any action by our stockholders, may amend our charter
from time to time to increase or decrease the aggregate number
of shares of capital stock or the number of shares of capital
stock of any class or series that we have authority to issue. As
of March 31, 2010, 916,218 shares of our common stock
were issued and outstanding, and no shares of preferred stock
were issued and outstanding.
Common
Stock
The holders of shares of our common stock are entitled to one
vote per share on all matters voted on by stockholders,
including election of our directors. Our charter does not
provide for cumulative voting in the election of directors.
Therefore, the holders of a majority of the outstanding shares
of our common stock can elect our entire board of directors.
Subject to any preferential rights of any outstanding series of
preferred stock, the holders of shares of our common stock are
entitled to such distributions as may be authorized from time to
time by our board of directors out of legally available funds
and declared by us and, upon liquidation, are entitled to
receive all assets available for distribution to stockholders.
All shares of our common stock issued in the offering will be
fully paid and non-assessable shares of common stock. Holders of
shares of our common stock will not have preemptive rights,
which means that you will not have an automatic option to
purchase any new shares of common stock that we issue, or have
appraisal rights, unless our board of directors determines that
appraisal rights apply, with respect to all or any classes or
series of our common stock, to one or more transactions
occurring after the date of such determination in connection
with which stockholders would otherwise be entitled to exercise
such rights. Stockholders are not liable for our acts or
obligations.
We will not issue certificates for shares of our common stock.
Shares of our common stock will be held in
“uncertificated” form which will eliminate the
physical handling and safekeeping responsibilities inherent in
owning transferable share certificates and eliminate the need to
return a duly executed share certificate to effect a transfer.
Our advisor acts as our registrar and as the transfer agent for
shares of our common stock. Transfers can be effected simply by
mailing a transfer and assignment form, which we will provide to
you at no charge, to:
TNP Strategic Retail Advisor, LLC
1900 Main Street,
Suite 700
Irvine, California 92614
Attention Wendy J. Worcester
Preferred
Stock
Our charter authorizes our board of directors to classify and
reclassify any unissued shares of our common stock and preferred
stock into other classes or series of stock. Prior to issuance
of shares of each class or series, the board of directors is
required by the MGCL and by our charter to set, subject to our
charter restrictions on transfer of our stock, the terms,
preferences, conversion or other rights, voting powers,
restrictions, limitations as to dividends or other
distributions, qualifications and terms or conditions of
redemption for each class or series. Thus, the board of
directors could authorize the issuance of shares of common stock
or preferred stock with terms and conditions which could have
the effect of delaying, deferring or preventing a transaction or
change in control that might involve a premium price for holders
of our common stock or otherwise be in their best interest. Our
board of directors has no present plans to issue preferred
stock, but may do so at any time in the future without
stockholder approval. The issuance of preferred stock must be
approved by a majority of our independent directors not
otherwise interested in the transaction, who will have access,
at our expense, to our legal counsel or to independent legal
counsel.
87
Meetings,
Special Voting Requirements and Access To Records
An annual meeting of the stockholders will be held each year, on
a specific date set by our board of directors. Special meetings
of stockholders may be called only upon the request of a
majority of the directors, a majority of the independent
directors, the chairman or the president or upon the written
request of stockholders entitled to cast at least 10.0% of the
votes entitled to be cast at the meeting. Upon receipt of a
written request of eligible stockholders, either in person or by
mail, stating the purpose of the meeting, we will provide all
stockholders, within ten days after receipt of such request,
with written notice either in person or by mail, of a meeting
and the purpose thereof, and if such meeting is to be held on a
date not less than 15 nor more than 60 days after the
distribution of such notice, at a time and place specified in
the request, or if none is specified, at a time and place
convenient to stockholders. The presence either in person or by
proxy of stockholders entitled to cast at least a majority of
the votes entitled to be cast at the meeting on any matter will
constitute a quorum. Generally, the affirmative vote of a
majority of all votes cast is necessary to take stockholder
action, except that a majority of the votes represented in
person or by proxy at a meeting at which a quorum is present is
required to elect a director.
Under the MGCL and our charter, stockholders are generally
entitled to vote at a duly held meeting at which a quorum is
present on (1) the amendment of our charter, (2) our
dissolution or (3) our merger or consolidation or the sale
or other disposition of all or substantially all of our assets.
These matters require the affirmative vote of stockholders
entitled to cast at least a majority of the votes entitled to be
cast on the matter. With respect to stock owned by our advisor,
directors, or any of their affiliates, neither the advisor nor
such directors, nor any of their affiliates may vote or consent
on matters submitted to stockholders regarding the removal of
the advisor, such directors or any of their affiliates or any
transaction between us and any of them. In terms of determining
the requisite percentage in interest of shares necessary to
approve a matter on which our advisor, our directors or their
affiliates may not vote or consent, any shares owned by any of
them shall not be included.
The advisory agreement, including the selection of our advisor,
is approved annually by our directors including a majority of
the independent directors. While the stockholders do not have
the ability to vote to replace our advisor or to select a new
advisor, stockholders do have the ability, by the affirmative
vote of a majority of the shares of our common stock entitled to
vote on such matter, to remove a director from our board of
directors. Any stockholder will be permitted access to all of
our records at all reasonable times and may inspect and copy any
of them for a reasonable copying charge. Inspection of our
records by the office or agency administering the securities
laws of a jurisdiction will be provided upon reasonable notice
and during normal business hours. An alphabetical list of the
names, addresses and telephone numbers of our stockholders,
along with the number of shares of our common stock held by each
of them, will be maintained as part of our books and records and
will be available for inspection by any stockholder or the
stockholder’s designated agent at our office. The
stockholder list will be updated at least quarterly to reflect
changes in the information contained therein. A copy of the list
will be mailed to any stockholder who requests the list within
10 days of the request. The copy of the stockholder list
shall be printed in alphabetical order, on white paper, and in a
readably readable type size (in no event smaller than 10-point
type). A stockholder may request a copy of the stockholder list
in connection with matters relating to voting rights and the
exercise of stockholder rights under federal proxy laws. A
stockholder requesting a list will be required to pay reasonable
costs of postage and duplication. In addition to the foregoing,
stockholders have rights under
Rule 14a-7
under the Exchange Act, which provides that, upon the request of
investors and the payment of the expenses of the distribution,
we are required to distribute specific materials to stockholders
in the context of the solicitation of proxies for voting on
matters presented to stockholders or, at our option, provide
requesting stockholders with a copy of the list of stockholders
so that the requesting stockholders may make the distribution of
proxies themselves. If a proper request for the stockholder list
is not honored, then the requesting stockholder will be entitled
to recover certain costs incurred in compelling the production
of the list as well as actual damages suffered by reason of the
refusal or failure to produce the list. However, a stockholder
will not have the right to, and we may require a requesting
stockholder to represent that it will not, secure the
stockholder list or other information for the purpose of selling
or using the list for a commercial purpose not related to the
requesting stockholder’s interest in our affairs.
88
Restriction
on Ownership of Shares of Capital Stock
For us to qualify as a REIT, no more than 50% in value of the
outstanding shares of our stock may be owned, directly or
indirectly through the application of certain attribution rules
under the Internal Revenue Code, by any five or fewer
individuals, as defined in the Internal Revenue Code to include
specified entities, during the last half of any taxable year. In
addition, the outstanding shares of our stock must be owned by
100 or more persons independent of us and each other during at
least 335 days of a
12-month
taxable year or during a proportionate part of a shorter taxable
year, excluding our first taxable year for which we elect to be
taxed as a REIT. In addition, we must meet requirements
regarding the nature of our gross income to qualify as a REIT.
One of these requirements is that at least 75% of our gross
income for each calendar year must consist of rents from real
property and income from other real property investments. The
rents received by our operating partnership from any tenant will
not qualify as rents from real property, which could result in
our loss of REIT status, if we own, actually or constructively
within the meaning of certain provisions of the Internal Revenue
Code, 10.0% or more of the ownership interests in that tenant.
To assist us in preserving our status as a REIT, among other
purposes, our charter contains limitations on the ownership and
transfer of shares of common stock which prohibit: (1) any
person or entity from owning or acquiring, directly or
indirectly, more than 9.8% of the value of our then outstanding
capital stock or more than 9.8% of the value or number of
shares, whichever is more restrictive, of our then outstanding
common stock; (2) the beneficial ownership of the
outstanding shares of our capital stock by fewer than
100 persons; and (3) any transfer of or other event or
transaction with respect to shares of capital stock that would
result in the beneficial ownership of our outstanding shares of
capital stock by fewer than 100 persons. In addition, our
charter prohibits any transfer of, or other event with respect
to, shares of our capital stock that (1) would result in us
being “closely held” within the meaning of
Section 856(h) of the Internal Revenue Code, (2) would
cause us to own, actually or constructively, 9.9% or more of the
ownership interests in a tenant of our real property or the real
property of our operating partnership or any direct or indirect
subsidiary of our operating partnership or (3) would
otherwise cause us to fail to qualify as a REIT.
Our charter provides that the shares of our capital stock that,
if transferred, would: (1) result in a violation of the
9.8% ownership limit; (2) result in us being “closely
held” within the meaning of Section 856(h) of the
Internal Revenue Code; (3) cause us to own 9.9% or more of
the ownership interests in a tenant of our real property or the
real property of our operating partnership or any direct or
indirect subsidiary of our operating partnership; or
(4) otherwise cause us to fail to qualify as a REIT, will
be transferred automatically to a trust effective on the day
before the purported transfer of such shares of our capital
stock. We will designate a trustee of the share trust that will
not be affiliated with us or the purported transferee or record
holder. We will also name a charitable organization as
beneficiary of the share trust. The trustee will receive all
distributions on the shares of our capital stock in the share
trust and will hold such distributions in trust for the benefit
of the beneficiary. The trustee also will vote the shares of
capital stock in the share trust. The intended transferee will
acquire no rights in such shares of capital stock, unless, in
the case of a transfer that would cause a violation of the 9.8%
ownership limit, the transfer is exempted by the board of
directors from the ownership limit based upon receipt of
information (including certain representations and undertakings
from the intended transferee) that such transfer would not
violate the provisions of the Internal Revenue Code for our
qualification as a REIT. In addition, our charter provides that
any transfer of shares of our capital stock that would result in
shares of our capital stock being owned by fewer than
100 persons will be null and void and the intended
transferee will acquire no rights in such shares of our capital
stock.
The trustee will transfer the shares of our capital stock to a
person whose ownership of shares of our capital stock will not
violate the ownership limits. The transfer will be made no
earlier than 20 days after the later of our receipt of
notice that shares of our capital stock have been transferred to
the trust or the date we determine that a purported transfer of
shares of stock has occurred. During this
20-day
period, we will have the option of redeeming such shares of our
capital stock. Upon any such transfer or redemption, the
purported transferee or holder will receive a per share price
equal to the lesser of (1) the price per share in the
transaction that resulted in the transfer of such shares to the
trust (or, in the case of a gift or devise, the price per share
on the date of redemption at the time of the gift or devise), or
(2) the price per share on the date of the redemption, in
the case of a purchase by us, or the price received by the
trustee net of any sales
89
commission and expenses, in the case of a sale by the trustee.
The charitable beneficiary will receive any excess amounts. In
the case of a liquidation, holders of such shares will receive a
ratable amount of our remaining assets available for
distribution to shares of the applicable class or series taking
into account all shares of such class or series. The trustee
will distribute to the purported transferee or holder an amount
equal to the lesser of the amounts received with respect to such
shares or the price per share in the transaction that resulted
in the transfer of such shares to the trust (or, in the case of
a gift or devise, the price at the time of the gift or devise)
and will distribute any remaining amounts to the charitable
beneficiary.
Any person who acquires or attempts to acquire shares of our
capital stock in violation of the foregoing restrictions or who
owns shares of our capital stock that were transferred to any
such trust is required to give immediate written notice to us of
such event, and any person who purports to transfer or receive
shares of our capital stock subject to such limitations is
required to give us 15 days written notice prior to such
purported transaction. In both cases, such persons must provide
to us such other information as we may request to determine the
effect, if any, of such event on our status as a REIT. The
foregoing restrictions will continue to apply until the board of
directors determines it is no longer in our best interest to
continue to qualify as a REIT.
The ownership limits do not apply to a person or persons that
the board of directors exempts from the ownership limit upon
appropriate assurances that our qualification as a REIT is not
jeopardized. Any person who owns more than 5.0% (or such lower
percentage applicable under Treasury Regulations) of the
outstanding shares of our capital stock during any taxable year
will be asked to deliver a statement or affidavit setting forth
the number of shares of our capital stock beneficially owned.
Distributions
Our board of directors has approved a monthly cash distribution
of $0.05625 per share of common stock, which represents an
annualized distribution of $0.675 per share. We accrue
distributions on a daily basis and make distributions on a
monthly basis. We calculate each stockholder’s specific
distribution amount for the month using daily record and
declaration dates, and your distributions will begin to accrue
on the date we mail a confirmation of your subscription for
shares of our common stock, subject to our acceptance of your
subscription.
We are required to make distributions sufficient to satisfy the
requirements for qualification as a REIT for federal income tax
purposes. Generally, income distributed will not be taxable to
us under the Internal Revenue Code if we distribute at least 90%
of our taxable income each year (computed without regard to the
distributions paid deduction and our net capital gain).
Distributions will be authorized at the discretion of the board
of directors, in accordance with our earnings, cash flow and
general financial condition. The board of directors’
discretion will be directed, in substantial part, by its
obligation to cause us to comply with the REIT requirements.
Because we may receive income from interest or rents at various
times during our fiscal year, distributions may not reflect our
income earned in that particular distribution period and may be
made in advance of actual receipt of funds in an attempt to make
distributions relatively uniform. We are authorized to borrow
money, issue new securities or sell assets to make
distributions. There are no restrictions on the ability of our
operating partnership to transfer funds to us.
We are not prohibited from distributing our own securities in
lieu of making cash distributions to stockholders, provided that
the securities distributed to stockholders are readily
marketable. The receipt of marketable securities in lieu of cash
distributions may cause stockholders to incur transaction
expenses in liquidating the securities. We do not have any
current intention to list the shares of our common stock on a
national securities exchange, nor is it expected that a public
market for the shares of common stock will develop.
We can give no assurance that we will pay distributions solely
from our funds from operations in the future, especially during
the period when we are raising capital and have not yet acquired
a substantial portfolio of income-producing investments. We have
not established a cap on the amount of proceeds that may be used
to fund distributions. Accordingly, the amount of distributions
paid at any given time may not reflect current cash flow from
operations. Distributions payable to stockholders may also
include a return of capital, rather than a return on capital. We
anticipate that we will begin paying distributions solely from
funds from operations after the completion of our offering stage.
90
Distribution
Reinvestment Plan
Our distribution reinvestment plan will allow you to have cash
otherwise distributable to you invested in additional shares of
our common stock at a price equal to $9.50 per share. A copy of
our distribution reinvestment plan is included as
Appendix D to this prospectus. You may elect to participate
in the distribution reinvestment plan by completing the
subscription agreement, the enrollment form or by other written
notice to the plan administrator. Participation in the plan will
begin with the next distribution made after acceptance of your
written notice. We may terminate the distribution reinvestment
plan for any reason at any time upon 30 days prior written
notice to participants. Participation in the plan may also be
terminated with respect to any person to the extent that a
reinvestment of distributions in shares of our common stock
would cause the share ownership limitations contained in our
charter to be violated. Following any termination of the
distribution reinvestment plan, all subsequent distributions to
stockholders would be made in cash.
Participants may acquire shares of our common stock pursuant to
our distribution reinvestment plan until the earliest date upon
which (1) all the common stock registered in this or future
offerings to be offered under our distribution reinvestment plan
is issued, (2) this offering and any future offering
pursuant to our distribution reinvestment plan terminate, and we
elect to deregister with the SEC the unsold amount of our common
stock registered to be offered under our distribution
reinvestment plan or (3) there is more than a de minimis
amount of trading in shares of our common stock, at which
time any registered shares of our common stock then available
under our distribution reinvestment plan will be sold at a price
equal to the fair market value of the shares of our common
stock, as determined by our board of directors by reference to
the applicable sales price with respect to the most recent
trades occurring on or prior to the relevant distribution date.
In any case, the price per share will be equal to the
then-prevailing market price, which will equal the price on the
national securities exchange on which such shares of common
stock are listed at the date of purchase.
Holders of common units may also participate in the distribution
reinvestment plan and have cash otherwise distributable to them
by our operating partnership invested in our common stock at a
price equal to $9.50 per share.
Stockholders who elect to participate in the distribution
reinvestment plan, and who are subject to United States federal
income taxation laws, will incur a tax liability on an amount
equal to the fair value on the relevant distribution date of the
shares of our common stock purchased with reinvested
distributions, even though such stockholders have elected not to
receive the distributions used to purchase those shares of
common stock in cash. Under present law, the United States
federal income tax treatment of that amount will be as described
with respect to distributions under “Material U.S. Federal
Income Tax Considerations—Taxation of Taxable
U.S. Stockholders” in the case of a taxable
U.S. stockholder (as defined therein) and as described
under “Material U.S. Federal Income Tax
Considerations—Special Tax Considerations for
Non-U.S. Stockholders”
in the case of a
Non-U.S. Stockholder
(as defined therein). However, the tax consequences of
participating in our distribution reinvestment plan will vary
depending upon each participant’s particular circumstances,
and you are urged to consult your own tax advisor regarding the
specific tax consequences to you of participation in the
distribution reinvestment plan.
All material information regarding the distributions to
stockholders and the effect of reinvesting the distributions,
including tax consequences, will be provided to the stockholders
at least annually. Each stockholder participating in the
distribution reinvestment plan will have an opportunity to
withdraw from the plan at least annually after receiving this
information.
Share
Redemption Program
Our share redemption program may provide an opportunity for you
to have your shares of common stock redeemed, subject to certain
restrictions and limitations. The purchase price for shares
repurchased under the share redemption program will be as set
forth below until we begin obtaining appraisals of the value of
our real estate and real estate-related assets. We expect to
begin obtaining appraisals of the value of our real estate and
real estate-related assets beginning 18 months after the
date we complete our last public offering of
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common stock and prior to any listing of our shares on a
national securities exchange. We will retain persons independent
of us and our advisor to prepare these appraisals.
Prior to obtaining appraisals of the value of our real estate
and real estate-related assets, the prices at which we will
initially repurchase shares are as follows:
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Redemption Price as a
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Share Purchase Anniversary
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Percentage of Purchase Price
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Less than 1 year
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No Redemptions
Allowed
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1 year
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92.5%
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2 years
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95.0%
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3 years
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97.5%
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4 years and longer
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100.0%
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Unless shares are being redeemed in connection with a
stockholder’s death or disability, there is a
one-year
holding period before stockholders can begin making redemption
requests.
After we begin obtaining appraisals of the value of our real
estate and real estate-related assets, we will repurchase shares
at the lesser of (1) 100% of the average price per share
the original purchaser or purchasers of the shares paid to us,
which we refer to as the “issue price,” (as adjusted
for any stock dividends, combinations, splits, recapitalizations
and the like with respect to our common stock) or (2) 90%
of the net asset value per share, as determined by the most
recent appraisal.
Redemption of shares of our common stock will be made quarterly
upon written request to us at least 15 days prior to the
end of the applicable quarter. Redemption requests will be
honored approximately 30 days following the end of the
applicable quarter, which we refer to as the “redemption
date.” Stockholders may withdraw their redemption request
at any time up to three business days prior to the redemption
date.
We cannot guarantee that the funds set aside for the share
redemption program will be sufficient to accommodate all
requests made in any quarter. In the event that we do not have
sufficient funds available to redeem all of the shares of our
common stock for which redemption requests have been submitted
in any quarter, we plan to redeem the shares of our common stock
on a pro rata basis on the redemption date. In addition, if we
redeem less than all of the shares subject to a redemption
request in any quarter, with respect to any unredeemed shares,
you can (1) withdraw your request for redemption or
(2) ask that we honor your request in a future quarter, if
any, when such redemptions can be made pursuant to the
limitations of the share repurchase when sufficient funds are
available. Such pending requests will be honored on a pro rata
basis.
We are not obligated to redeem shares of our common stock under
the share redemption program. We presently intend to limit the
number of shares to be redeemed during any calendar year to
(1) 5.0% of the weighted average of the number of shares of
our common stock outstanding during the prior calendar year and
(2) those that could be funded from the net proceeds from
the sale of shares under the distribution reinvestment plan in
the prior calendar year plus such additional funds as may be
reserved for that purpose by our board of directors; provided,
however, that the above volume limitations and holding periods
shall not apply to redemptions requested within two years after
the death or disability of a stockholder. There is no fee in
connection with a redemption of shares of our common stock.
The aggregate amount of redemptions under our share redemption
program is not expected to exceed the aggregate proceeds
received from the sale of shares pursuant to our distribution
reinvestment plan. However, to the extent that the aggregate
proceeds received from the sale of shares pursuant to our
distribution reinvestment plan are not sufficient to fund
redemption requests pursuant to the 5.0% limitation outlined
above, the board of directors may, in its sole discretion,
choose to use other sources of funds to redeem shares of our
common stock. Such sources of funds could include cash on hand,
cash available from borrowings and cash from liquidations of
securities investments as of the end of the applicable month, to
the extent that such funds are not otherwise dedicated to a
particular use, such as working capital, cash distributions to
stockholders or purchases of real estate assets.
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In addition, the board of directors may, in its sole discretion,
amend, suspend, or terminate the share redemption program at any
time if it determines that the funds available to fund the share
redemption program are needed for other business or operational
purposes or that amendment, suspension or termination of the
share redemption program is in the best interest of our
stockholders. Therefore, you may not have the opportunity to
make a redemption request prior to any potential termination of
our share redemption program.
Liquidity
Events
Our charter does not require our board of directors to pursue a
liquidity event on or before any date certain or at all. Our
board of directors does not anticipate evaluating a transaction
providing liquidity to our stockholders until 2015. We expect
that our board of directors, in the exercise of its fiduciary
duty to our stockholders, will determine to pursue a liquidity
event when it believes that then-current market conditions are
favorable for a liquidity event, and that such a transaction is
in the best interests of our stockholders. A liquidity event
could include (1) the sale of all or substantially all of
our assets either on a portfolio basis or individually followed
by a liquidation, (2) a merger or another transaction
approved by our board of directors in which our stockholders
will receive cash
and/or
shares of a publicly traded company or (3) a listing of our
shares on a national securities exchange. There can be no
assurance as to when a suitable transaction will be available or
as to our ability to successfully effect such a transaction.
Business
Combinations
Under the MGCL, business combinations between a Maryland
corporation and an interested stockholder or the interested
stockholder’s affiliate are prohibited for five years after
the most recent date on which the stockholder becomes an
interested stockholder. For this purpose, the term
“business combinations” includes mergers,
consolidations, share exchanges or, in circumstances specified
in the MGCL, asset transfers and issuances or reclassifications
of equity securities. An “interested stockholder” is
defined for this purpose as: (1) any person who
beneficially owns 10% or more of the voting power of the
corporation’s outstanding voting stock; or (2) an
affiliate or associate of the corporation who, at any time
within the two-year period prior to the date in question, was
the beneficial owner of 10% or more of the voting power of the
then outstanding stock of the corporation. A person is not an
interested stockholder under the MGCL if the board of directors
approved in advance the transaction by which he otherwise would
become an interested stockholder. However, in approving the
transaction, the board of directors may provide that its
approval is subject to compliance, at or after the time of
approval, with any terms and conditions determined by the board
of directors.
After the five-year prohibition, any business combination
between the corporation and an interested stockholder generally
must be recommended by the board of directors of the corporation
and approved by the affirmative vote of at least: (1) 80%
of the votes entitled to be cast by holders of outstanding
shares of voting stock of the corporation and
(2) two-thirds of the votes entitled to be cast by holders
of voting stock of the corporation other than shares of stock
held by the interested stockholder or its affiliate with whom
the business combination is to be effected, or held by an
affiliate or associate of the interested stockholder, voting
together as a single voting group.
These super majority vote requirements do not apply if the
corporation’s common stockholders receive a minimum price,
as defined under the MGCL, for their shares of common stock in
the form of cash or other consideration in the same form as
previously paid by the interested stockholder for its shares of
common stock.
None of these provisions of the MGCL will apply, however, to
business combinations that are approved or exempted by the board
of directors of the corporation prior to the time that the
interested stockholder becomes an interested stockholder.
Pursuant to the business combination statute, our board of
directors has exempted any business combination involving us and
any person. Consequently, the five-year prohibition and the
super majority vote requirements will not apply to business
combinations between us and any person. As a result, any person
may be able to enter into business combinations with us that may
not be in the best interest of our stockholders, without
compliance with the super majority vote requirements and other
provisions of the statute.
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Should our board of directors opt into the business combination
statute, it may discourage others from trying to acquire control
of us and increase the difficulty of consummating any offer.
Business
Combination with Our Advisor
Many REITs that are listed on a national securities exchange or
included for quotation on an over-the-counter market are
considered self-administered, which means that they employ
persons or agents to perform all significant management
functions. The costs to perform these management functions are
“internalized,” rather than external, and no third
party fees, such as advisory fees, are paid by the REIT. We will
consider becoming a self-administered REIT once our assets and
income are, in our board of directors’ view, of sufficient
size such that internalizing some or all of the management
functions performed by our advisor is in our best interests and
in the best interests of our stockholders.
If our board of directors should make this determination in the
future and seeks to pursue internalizing our management
functions through a business combination with our advisor, we
have agreed to pay one-half, and our advisor has agreed to pay
the other half, of the costs of an independent investment
banking firm. This firm would jointly advise us and the
principals of our advisor on the value of our advisor. After the
investment banking firm completes its analyses of our
advisor’s value, we will require it to prepare a written
report and make a formal presentation to our board of directors.
Following the presentation by the investment banking firm, our
board of directors will form a special committee comprised
entirely of independent directors to consider a possible
business combination with our advisor. The board of directors
will, subject to applicable law, delegate all of its decision
making power and authority to the special committee with respect
to these matters, including the power and authority to retain
its own financial advisors and legal counsel to, among other
things, negotiate with representatives of our advisor regarding
a possible business combination. In any event, before we can
complete any business combination with our advisor, the
following three conditions must be satisfied:
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the special committee receives an opinion from a qualified
investment banking firm, separate and distinct from the firm
jointly retained by us and our advisor to provide a valuation
analysis, concluding that the consideration to be paid to
acquire our advisor is fair to our stockholders from a financial
point of view;
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our board of directors determines that such business combination
is advisable and in our best interests and in the best interests
of our stockholders; and
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such business combination is approved by our stockholders
entitled to vote thereon in accordance with our charter and
bylaws.
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Unless and until definitive documentation is executed, we will
not be obligated to complete a business combination with our
advisor.
Control
Share Acquisitions
The MGCL provides that control shares of a Maryland corporation
acquired in a control share acquisition have no voting rights
except to the extent approved by a vote of two-thirds of the
votes entitled to be cast on the matter. Shares of common stock
owned by the acquiror, by officers or by employees who are
directors of the corporation are not entitled to vote on the
matter. “Control shares” are voting shares of stock
which, if aggregated with all other shares of stock owned by the
acquiror or with respect to which the acquiror has the right to
vote or to direct the voting of, other than solely by virtue of
a revocable proxy, would entitle the acquiror to exercise voting
power in electing directors within one of the following ranges
of voting powers:
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one-tenth or more but less than one-third;
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one-third or more but less than a majority; or
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a majority or more of all voting power.
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Control shares do not include shares of stock the acquiring
person is then entitled to vote as a result of having previously
obtained stockholder approval. Except as otherwise specified in
the statute, a “control share
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acquisition” means the acquisition of control shares. Once
a person who has made or proposes to make a control share
acquisition has undertaken to pay expenses and has satisfied
other required conditions, the person may compel the board of
directors to call a special meeting of stockholders to be held
within 50 days of demand to consider the voting rights of
the shares of stock. If no request for a meeting is made, the
corporation may itself present the question at any stockholders
meeting. If voting rights are not approved for the control
shares at the meeting or if the acquiring person does not
deliver an “acquiring person statement” for the
control shares as required by the statute, the corporation may
redeem any or all of the control shares for their fair value,
except for control shares for which voting rights have
previously been approved. Fair value is to be determined for
this purpose without regard to the absence of voting rights for
the control shares, and is to be determined as of the date of
the last control share acquisition or of any meeting of
stockholders at which the voting rights for control shares are
considered and not approved.
If voting rights for control shares are approved at a
stockholders’ meeting and the acquiror becomes entitled to
vote a majority of the shares of stock entitled to vote, all
other stockholders may exercise appraisal rights. The fair value
of the shares of stock as determined for purposes of these
appraisal rights may not be less than the highest price per
share paid in the control share acquisition. Some of the
limitations and restrictions otherwise applicable to the
exercise of dissenters’ rights do not apply in the context
of a control share acquisition.
The control share acquisition statute does not apply to shares
of stock acquired in a merger or consolidation or on a stock
exchange if the corporation is a party to the transaction or to
acquisitions approved or exempted by the charter or bylaws of
the corporation. As permitted by the MGCL, we have provided in
our bylaws that the control share provisions of the MGCL will
not apply to any acquisition by any person of shares of our
stock, but the board of directors retains the discretion to
change this provision in the future.
Subtitle
8
Subtitle 8 of Title 3 of the MGCL, or Subtitle 8, permits a
Maryland corporation with a class of equity securities
registered under the Exchange Act and at least three independent
directors to elect to be subject, by provision in its charter or
bylaws or a resolution of its board of directors and
notwithstanding any contrary provision in its charter or bylaws,
to any or all of five provisions:
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a classified board of directors;
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a two-thirds vote requirement for removing a director;
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a requirement that the number of directors be fixed only by vote
of the directors;
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a requirement that vacancies on the board of directors be filled
only by the remaining directors and for the remainder of the
full term of the class of directors in which the vacancy
occurred; and
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a majority requirement for the calling of a special meeting of
stockholders.
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Pursuant to Subtitle 8, we have elected to provide that
vacancies on our board of directors be filled only by the
remaining directors and for the remainder of the full term of
the directorship in which the vacancy occurred. Through
provisions in our charter and bylaws unrelated to Subtitle 8, we
vest in the board of directors the exclusive power to fix the
number of directorships. We have not elected to be subject to
the other provisions of Subtitle 8.
Restrictions
on Roll-up
Transactions
Until our shares are listed on a national securities exchange,
our charter requires that we follow the policy set forth below
with respect to any
“roll-up
transaction.” In connection with any proposed transaction
considered a
“roll-up
transaction” involving us and the issuance of securities of
an entity, or a
roll-up
entity, that would be created or would survive after the
successful completion of the
roll-up
transaction, an appraisal of all properties must be obtained
from a competent independent appraiser. The properties must be
appraised on a consistent basis, and the appraisal shall be
based on the evaluation of all relevant information and shall
indicate the value of the properties as of the date immediately
prior to the announcement of the proposed
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roll-up
transaction. The appraisal shall assume an orderly liquidation
of properties over a
12-month
period. The terms of the engagement of the independent appraiser
must clearly state that the engagement is for our benefit and
our stockholders’ benefit. A summary of the appraisal,
indicating all material assumptions underlying the appraisal,
shall be included in a report to our stockholders in connection
with any proposed
roll-up
transaction. If the appraisal will be included in a prospectus
used to offer the securities of a
roll-up
entity, the appraisal shall be filed with the SEC and the states
as an exhibit to the registration statement for the offering.
A
“roll-up
transaction” is a transaction involving the acquisition,
merger, conversion or consolidation, directly or indirectly, of
us and the issuance of securities of a
roll-up
entity. This term does not include:
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a transaction involving our securities that have been listed on
a national securities exchange for at least
12 months; or
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a transaction involving our conversion into corporate or
association form if, as a consequence of the transaction, there
will be no significant adverse change in any of the following:
our common stockholder voting rights; the term of our existence;
compensation to our advisor or its affiliates; or our investment
objectives.
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In connection with a proposed
roll-up
transaction, the person sponsoring the
roll-up
transaction must offer to our common stockholders who vote
“no” on the proposal a choice of:
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accepting the securities of the
roll-up
entity offered in the proposed
roll-up
transaction; or
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one of the following:
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remaining as stockholders and preserving their interests on the
same terms and conditions as existed previously; or
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receiving cash in an amount equal to the stockholders’ pro
rata share of the appraised value of our net assets.
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We are prohibited from participating in any proposed
roll-up
transaction:
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that would result in our common stockholders having voting
rights in a
roll-up
entity that are less than those provided in our bylaws and
described elsewhere in this prospectus including rights with
respect to the election and removal of directors, annual and
special meetings, amendment of our declaration of trust and our
dissolution;
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that includes provisions that would operate to materially impede
or frustrate the accumulation of shares by any purchaser of the
securities of the
roll-up
entity, except to the minimum extent necessary to preserve the
tax status of the
roll-up
entity, or which would limit the ability of an investor to
exercise voting rights of its securities of the
roll-up
entity on the basis of the number of shares held by that
investor;
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in which investors’ right to access of records of the
roll-up
entity will be less than those provided in the section of this
prospectus entitled “Meetings, Special Voting Requirements
and Access to Records;” or
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in which any of the costs of the
roll-up
transaction would be borne by us if the
roll-up
transaction is rejected by our common stockholders.
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Reports
to Stockholders
Our charter requires that we prepare an annual report and
deliver it to our stockholders within 120 days after the
end of each fiscal year. Among the matters that must be included
in the annual report are:
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financial statements that are prepared in accordance with GAAP
and are audited by our independent registered public accounting
firm;
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the ratio of the costs of raising capital during the year to the
capital raised;
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the aggregate amount of asset management fees and the aggregate
amount of other fees paid to our advisor and any affiliate of
our advisor by us or third parties doing business with us during
the year;
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our total operating expenses for the year, stated as a
percentage of our average invested assets and as a percentage of
our net income;
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a report from the independent directors that our policies are in
the best interests of our stockholders and the basis for such
determination; and
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separately stated, full disclosure of all material terms,
factors and circumstances surrounding any and all transactions
involving us and our advisor, a director or any affiliate
thereof during the year; and the independent directors are
specifically charged with a duty to examine and comment in the
report on the fairness of the transactions.
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Under the Securities Act, we must update this prospectus upon
the occurrence of certain events, such as property acquisitions.
We will file updated prospectuses and prospectus supplements
with the SEC. We are also subject to the informational reporting
requirements of the Exchange Act, and accordingly, we will file
annual reports, quarterly reports, proxy statements and other
information with the SEC. In addition, we will provide you
directly with periodic updates, including prospectuses,
prospectus supplements, quarterly reports and other information.
Subject to availability, you may authorize us to provide such
periodic updates, electronically by so indicating on your
subscription agreement, or by sending us instructions in writing
in a form acceptable to us to receive such periodic updates
electronically. Unless you elect in writing to receive such
periodic updates electronically, all documents will be provided
in paper form by mail. You must have internet access to use
electronic delivery. While we impose no additional charge for
this service, there may be potential costs associated with
electronic delivery, such as on-line charges. The periodic
updates will be available on our website. You may access and
print all periodic updates provided through this service. As
periodic updates become available, we will notify you of this by
sending you an
e-mail
message that will include instructions on how to retrieve the
periodic updates. If our
e-mail
notification is returned to us as “undeliverable,” we
will contact you to obtain your updated
e-mail
address. If we are unable to obtain a valid
e-mail
address for you, we will resume sending a paper copy by regular
U.S. mail to your address of record. You may revoke your
consent for electronic delivery at any time and we will resume
sending you a paper copy of all periodic updates. However, in
order for us to be properly notified, your revocation must be
given to us a reasonable time before electronic delivery has
commenced. We will provide you with paper copies at any time
upon request. Such request will not constitute revocation of
your consent to receive periodic updates electronically.
Tender
Offers
Our charter provides that any tender offer made by any
stockholder, including any “mini-tender” offer, must
comply with most of the provisions of Regulation 14D of the
Exchange Act, including the notice and disclosure requirements.
Among other things, the stockholder must provide us notice of
such tender offer at least ten business days before initiating
the tender offer. If the stockholder does not comply with the
provisions set forth above, we will have the right to redeem
that stockholder’s shares, if any, and any shares acquired
in such tender offer. In addition, such stockholder will be
responsible for all of our expenses in connection with his
noncompliance.
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MATERIAL
U.S. FEDERAL INCOME TAX CONSIDERATIONS
General
The following is a summary of the material United States federal
income tax considerations associated with an investment in our
common stock that may be relevant to you. The statements made in
this section of the prospectus are based upon current provisions
of the Internal Revenue Code and Treasury Regulations
promulgated thereunder, as currently applicable, currently
published administrative positions of the Internal Revenue
Service and judicial decisions, all of which are subject to
change, either prospectively or retroactively. We cannot assure
you that any changes will not modify the conclusions expressed
in counsel’s opinions described herein. This summary does
not address all possible tax considerations that may be material
to an investor and does not constitute legal or tax advice.
Moreover, this summary does not deal with all tax aspects that
might be relevant to you, as a prospective stockholder, in light
of your personal circumstances, nor does it deal with particular
types of stockholders that are subject to special treatment
under the federal income tax laws, such as insurance companies,
holders whose shares are acquired through the exercise of share
options or otherwise as compensation, holders whose shares are
acquired through the distribution reinvestment plan or who
intend to sell their shares under the share redemption program,
tax-exempt organizations (except as provided below), financial
institutions or broker-dealers, or foreign corporations or
persons who are not citizens or residents of the United States
(except as provided below). The Internal Revenue Code provisions
governing the federal income tax treatment of REITs and their
stockholders are highly technical and complex, and this summary
is qualified in its entirety by the express language of
applicable Internal Revenue Code provisions, Treasury
Regulations promulgated thereunder and administrative and
judicial interpretations thereof.
Alston & Bird LLP has acted as our special
U.S. federal income tax counsel, has reviewed this summary
and is of the opinion that it fairly summarizes the United
States federal income tax considerations that are likely to be
material to U.S. stockholders (as defined herein) that hold
our common stock. This opinion of Alston & Bird LLP
has been filed as an exhibit to the registration statement of
which this prospectus is a part. The opinion of
Alston & Bird LLP is based on various assumptions, is
subject to limitations and is not binding on the Internal
Revenue Service or any court.
We urge you, as a prospective stockholder, to consult your
tax advisor regarding the specific tax consequences to you of a
purchase of shares of common stock, ownership and sale of shares
of common stock and of our election to be taxed as a REIT,
including the federal, state, local, foreign and other tax
consequences of such purchase, ownership, sale and election and
of potential changes in applicable tax laws.
REIT
Qualification
We believe that we operate in such a manner as to qualify for
treatment as a REIT for federal income tax purposes. This
section of the prospectus discusses the laws governing the tax
treatment of a REIT and its stockholders. These laws are highly
technical and complex.
In connection with this offering, Alston & Bird LLP
has delivered an opinion to us that, commencing with our taxable
year in which we satisfy the minimum offering requirements, we
were organized in conformity with the requirements for
qualification as a REIT under the Internal Revenue Code, and our
proposed method of operation will enable us to meet the
requirements for qualification and taxation as a REIT.
It must be emphasized that the opinion of Alston &
Bird LLP is based on various assumptions relating to our
organization and operation and is conditioned upon
representations and covenants made by us regarding our
organization, assets and the past, present and future conduct of
our business operations. While we intend to operate so that we
will qualify as a REIT, given the highly complex nature of the
rules governing REITs, the ongoing importance of factual
determinations and the possibility of future changes in our
circumstances, no assurance can be given by Alston &
Bird LLP or by us that we will so qualify for any particular
year. Alston & Bird LLP will have no obligation to
advise us or the holders of our common stock of any subsequent
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change in the matters stated, represented or assumed in the
opinion, or of any subsequent change in the applicable law. You
should be aware that opinions of counsel are not binding on the
Internal Revenue Service or any court, and no assurance can be
given that the Internal Revenue Service will not challenge the
conclusions set forth in such opinions.
Qualification and taxation as a REIT depends on our ability to
meet on a continuing basis, through actual operating results,
distribution levels and diversity of share ownership, various
qualification requirements imposed upon REITs by the Internal
Revenue Code, the compliance with which will not be reviewed by
Alston & Bird LLP. Our ability to qualify as a REIT
also requires that we satisfy certain asset tests, some of which
depend upon the fair market values of assets directly or
indirectly owned by us. Such values may not be susceptible to a
precise determination. While we intend to continue to operate in
a manner that will allow us to qualify as a REIT, no assurance
can be given that the actual results of our operations for any
taxable year satisfy such requirements for qualification and
taxation as a REIT.
Taxation
of TNP Strategic Retail Trust, Inc.
If we qualify for taxation as a REIT, we generally will not be
subject to federal corporate income taxes on that portion of our
ordinary income or capital gain that we distribute currently to
our stockholders because the REIT provisions of the Internal
Revenue Code generally allow a REIT to deduct distributions paid
to its stockholders. This deduction substantially eliminates the
federal “double taxation” on earnings (taxation at
both the corporate level and stockholder level) that usually
results from an investment in a corporation. Even if we qualify
for taxation as a REIT, however, we will be subject to federal
income taxation as follows:
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we will be taxed at regular corporate rates on our undistributed
REIT taxable income, including undistributed net capital gains;
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under some circumstances, we may be subject to “alternative
minimum tax”;
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if we have net income from prohibited transactions (which are,
in general, sales or other dispositions of property, other than
foreclosure property, held primarily for sale to customers in
the ordinary course of a trade or business), the income will be
subject to a 100% tax;
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if we elect to treat property that we acquire in connection with
a foreclosure of a mortgage loan or certain leasehold
terminations as “foreclosure property,” we may avoid
the 100% tax on gain from a resale of that property (if the sale
would otherwise constitute a prohibited transaction), but the
income from the sale or operation of the property may be subject
to corporate income tax at the highest applicable rate
(currently 35%);
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pursuant to provisions in recently enacted legislation, if we
should fail to satisfy the asset or other requirements
applicable to REITs, as described below, yet nonetheless
maintain our qualification as a REIT because there is reasonable
cause for the failure and other applicable requirements are met,
we may be subject to an excise tax. In that case, the amount of
the tax will be at least $50,000 per failure, and, in the case
of certain asset test failures, will be determined as the amount
of net income generated by the assets in question multiplied by
the highest corporate tax rate (currently 35%) if that amount
exceeds $50,000 per failure;
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if we fail to satisfy either the 75% or 95% Income Test (defined
below) but have nonetheless maintained our qualification as a
REIT because certain conditions have been met, we will be
subject to a 100% tax on an amount based on the magnitude of the
failure adjusted to reflect the profit margin associated with
our gross income;
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if we fail to distribute during each year at least the sum of
(1) 85% of our REIT ordinary income for the year,
(2) 95% of our REIT capital gain net income for such year
and (3) any undistributed taxable income from prior
periods, we will be subject to a 4% excise tax on the excess of
the required distribution over the sum of (a) the amounts
actually distributed plus (b) retained amounts on which
corporate level tax is paid by us;
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we may elect to retain and pay tax on our net long-term capital
gain. In that case, a United States stockholder would be taxed
on its proportionate share of our undistributed long-term
capital gain and would receive a credit or refund for its
proportionate share of the tax we paid;
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if we fail certain of the REIT asset tests and do not qualify
for “de minimis” relief, we may be required to pay a
corporate level tax on the income generated by the assets that
caused us to violate the asset test;
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if we acquire appreciated assets from a C corporation (such as a
corporation generally subject to corporate level tax) in a
transaction in which the C corporation would not normally be
required to recognize any gain or loss on disposition of the
asset and we subsequently recognize gain on the disposition of
the asset during the ten-year period beginning on the date on
which we acquired the asset, then a portion of the gain may be
subject to tax at the highest regular corporate rate, unless the
C corporation made an election to treat the asset as if it
were sold for its fair market value at the time of our
acquisition; and
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income earned by any of our taxable REIT subsidiaries will be
subject to tax at regular corporate rates.
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Requirements
for Qualification as a REIT
In order for us to qualify as a REIT, we must meet and continue
to meet the requirements discussed below relating to our
organization, sources of income, nature of assets and
distributions of income to our stockholders.
Organizational
Requirements
In order to qualify for taxation as a REIT under the Internal
Revenue Code, we must meet tests regarding our income and assets
described below and
(i) be a corporation, trust or association that would be
taxable as a domestic corporation but for the REIT provisions of
the Internal Revenue Code;
(ii) elect to be taxed as a REIT and satisfy relevant
filing and other administrative requirements for REITs
commencing in the year in which we satisfy the minimum offering
requirements;
(iii) be managed by one or more trustees or directors;
(iv) have our beneficial ownership evidenced by
transferable shares;
(v) not be a financial institution or an insurance company
subject to special provisions of the federal income tax laws;
(vi) use a calendar year for federal income tax purposes;
(vii) have at least 100 stockholders for at least
335 days of each taxable year of 12 months or during a
proportionate part of a taxable year of less than
12 months; and
(viii) not be closely held as defined for purposes of the
REIT provisions of the Internal Revenue Code.
We would be treated as closely held if, during the last half of
any taxable year, more than 50% in value of our outstanding
capital shares is owned, directly or indirectly through the
application of certain attribution rules, by five or fewer
individuals, as defined in the Internal Revenue Code to include
certain entities. Items (vii) and (viii) above will
not apply until after the first taxable year for which we elect
to be taxed as a REIT. If we comply with Treasury Regulations
that provide procedures for ascertaining the actual ownership of
our common stock for each taxable year and we did not know, and
with the exercise of reasonable diligence could not have known,
that we failed to meet item (viii) above for a taxable
year, we will be treated as having met item (viii) for that
year.
We intend to elect to be taxed as a REIT commencing with our
taxable year in which we satisfy the minimum offering
requirements, and we intend to satisfy the other requirements
described in items (i)-(vi) above at all times during each of
our taxable years. In addition, our charter contains
restrictions regarding
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ownership and transfer of shares of our common stock that are
intended to assist us in continuing to satisfy the share
ownership requirements in items (vii) and (viii) above
(but which should not prevent us from qualifying under item
(iv) above). For purposes of the requirements described
herein, any corporation that is a qualified REIT subsidiary of
ours will not be treated as a corporation separate from us and
all assets, liabilities and items of income, deduction and
credit of our qualified REIT subsidiaries will be treated as our
assets, liabilities and items of income, deduction and credit. A
qualified REIT subsidiary is a corporation, other than a taxable
REIT subsidiary (as described below under
“—Operational Requirements—Asset Tests”),
all of the capital shares of which is owned by a REIT.
In the case of a REIT that is a partner in an entity treated as
a partnership for federal income tax purposes, the REIT is
treated as owning its proportionate share of the assets of the
partnership and as earning its allocable share of the gross
income of the partnership for purposes of the requirements
described herein. In addition, the character of the assets and
gross income of the partnership will retain the same character
in the hands of the REIT for purposes of the REIT requirements,
including the asset and income tests described below. As a
result, our proportionate share of the assets, liabilities and
items of income of our operating partnership and of any other
partnership, joint venture, limited liability company or other
entity treated as a partnership for federal income tax purposes
in which we or our operating partnership have an interest will
be treated as our assets, liabilities and items of income.
The Internal Revenue Code provides relief from violations of the
REIT gross income requirements, as described below under
“—Operational Requirements—Gross Income
Tests,” in cases where a violation is due to reasonable
cause and not willful neglect, and other requirements are met,
including the payment of a penalty tax that is based upon the
magnitude of the violation. In addition, the Internal Revenue
Code includes provisions that extend similar relief in the case
of certain violations of the REIT asset requirements and other
REIT requirements, again provided that the violation is due to
reasonable cause and not willful neglect, and other conditions
are met, including the payment of a penalty tax. If we fail to
satisfy any of the various REIT requirements, there can be no
assurance that these relief provisions would be available to
enable us to maintain our qualification as a REIT, and, if
available, the amount of any resultant penalty tax could be
substantial.
Operational
Requirements—Gross Income Tests
To maintain our qualification as a REIT, we must satisfy
annually two gross income requirements.
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At least 75% of our gross income, excluding gross income from
prohibited transactions, for each taxable year must be derived
directly or indirectly from investments relating to real
property or mortgages on real property and from other specified
sources, including qualified temporary investment income, as
described below. Gross income includes “rents from real
property” and, in some circumstances, interest, but
excludes gross income from dispositions of property held
primarily for sale to customers in the ordinary course of a
trade or business. These dispositions are referred to as
“prohibited transactions.” This test is the 75% Income
Test.
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At least 95% of our gross income, excluding gross income from
prohibited transactions, for each taxable year must be derived
from the real property investments described above and generally
from distributions and interest and gains from the sale or
disposition of shares of our common stock or securities or from
any combination of the foregoing. This test is the 95% Income
Test.
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The rents we will receive or be deemed to receive will qualify
as “rents from real property” for purposes of
satisfying the gross income requirements for a REIT only if the
following conditions are met:
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the amount of rent received from a customer must not be based in
whole or in part on the income or profits of any person;
however, an amount received or accrued generally will not be
excluded from the term “rents from real property”
solely by reason of being based on a fixed percentage or
percentages of gross receipts or sales;
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in general, neither we nor an owner of 10% or more of the shares
of our common stock may directly or constructively own 10% or
more of a customer, which we refer to as a “Related Party
Customer,” or a subtenant of the customer (in which case
only rent attributable to the subtenant is disqualified);
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rent attributable to personal property leased in connection with
a lease of real property cannot be greater than 15% of the total
rent received under the lease, as determined based on the
average of the fair market values as of the beginning and end of
the taxable year; and
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we normally must not operate or manage the property or furnish
or render services to customers, other than through an
“independent contractor” who is adequately compensated
and from whom we do not derive any income or through a
“taxable REIT subsidiary.” However, a REIT may provide
services with respect to its properties, and the income derived
therefrom will qualify as “rents from real property,”
if the services are “usually or customarily rendered”
in connection with the rental of space only and are not
otherwise considered “rendered to the occupant”
primarily for its convenience. Even if the services provided by
us with respect to a property are impermissible customer
services, the income derived therefrom will qualify as
“rents from real property” if such income does not
exceed one percent of all amounts received or accrued with
respect to that property.
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As a result, we may establish taxable REIT subsidiaries to hold
assets generating non-qualifying income. Additionally, we may,
from time to time, enter into hedging transactions with respect
to interest rate exposure on one or more of our assets or
liabilities. Any such hedging transactions could take a variety
of forms, including the use of derivative instruments such as
interest rate swap contracts, interest rate cap or floor
contracts futures or forward contracts and options. Any income
or gain derived by us from transactions that hedge certain
risks, such as the risk of changes in interest rates or currency
fluctuations, will not be treated as gross income for purposes
of either the 75% or the 95% Income Test, provided that
specified requirements are met. Such requirements include that
the hedging transaction be properly identified within prescribed
time periods and that the transaction either (1) hedges
risks associated with indebtedness issued by us that is incurred
to acquire or carry “real estate assets” (as described
below under “—Asset Tests”) or (2) manages
the risks of currency fluctuations with respect to income or
gain that qualifies under the 75% or 95% Income Test (or assets
that generate such income). We intend to structure any hedging
transactions in a manner that does not jeopardize our status as
a REIT.
Prior to the making of investments in real properties, we may
invest the net offering proceeds in liquid assets such as
government securities or certificates of deposit. For purposes
of the 75% Income Test, income attributable to a stock or debt
instrument purchased with the proceeds received by a REIT in
exchange for stock in the REIT (other than amounts received
pursuant to a distribution reinvestment plan) constitutes
qualified temporary investment income if such income is received
or accrued during the one-year period beginning on the date the
REIT receives such new capital. To the extent that we hold any
proceeds of the offering for longer than one year, we may invest
those amounts in less liquid investments such as mortgage backed
securities, maturing mortgage loans purchased from mortgage
lenders or shares of common stock in other REITs to satisfy the
75% and 95% Income Tests and the Asset Tests described below. We
expect the bulk of the remainder of our income to qualify under
the 75% and 95% Income Tests as gains from the sale of real
property interests, interest on mortgages on real property and
rents from real property in accordance with the requirements
described above. With regard to rental income, we anticipate
that most of our leases will be for fixed rentals with annual
“consumer price index” or similar adjustments and that
none of the rentals under our leases will be based on the income
or profits of any person. Rental leases may provide for payments
based on gross receipts, which are generally permissible under
the REIT income tests. In addition, none of our customers are
expected to be related party customers, and the portion of the
rent attributable to personal property is not expected to exceed
15% of the total rent to be received under any lease. We
anticipate that all or most of the services to be performed with
respect to our real properties will be performed by our property
manager and such services are expected to be those usually or
customarily rendered in connection with the rental of real
property and not rendered to the occupant of such real property
primarily for its convenience. Finally, we anticipate that any
non-customary services will be provided by a taxable REIT
subsidiary or, alternatively, by an independent contractor that
is adequately compensated and from whom we derive no income.
However, we can give no assurance that the actual sources of our
gross income will allow us to satisfy the 75% and 95% Income
Tests.
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Notwithstanding our failure to satisfy one or both of the 75%
and 95% Income Tests for any taxable year, we may still qualify
as a REIT for that year if we are eligible for relief under
specific provisions of the Internal Revenue Code. These relief
provisions generally will be available if:
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our failure to meet these tests was due to reasonable cause and
not due to willful neglect;
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we attach a schedule of our income sources to our federal income
tax return; and
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any incorrect information on the schedule is not due to fraud
with intent to evade tax.
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It is not possible, however, to state whether, in all
circumstances, we would be entitled to the benefit of these
relief provisions. Even if a relief provision applies, the REIT
is 100% taxable on the portion of its gross income attributable
to the income that caused the failure to meet the 75% or 95%
Income Test.
Operational
Requirements
Two limitations may affect our ability to treat rent paid by a
lessee as qualifying rents from real property under the REIT
rules. If the rent attributable to personal property leased by
the a lessee in connection with a lease of real property is
greater than 15% of the total rent under the lease, then the
portion of the rent attributable to such personal property will
not qualify as rents from real property. Also, an amount
received or accrued will not qualify as rents from real property
for purposes of either the 75% or the 95% Income Test if it is
based in whole or in part on the income or profits derived by
any person from such property. However, an amount received or
accrued will not be excluded from rents from real property
solely by reason of being based on a fixed percentage or
percentages of receipts or sales. To comply with the limitation
on rents attributable to personal property, a lessee may acquire
furnishings, equipment and personal property used in real
properties in which we may invest, at least to the extent that
they exceed this 15% limit. To comply with the prohibition on
rent based on net income, we may structure the leases to provide
that each lessee is obligated to pay our operating partnership a
minimum base rent together with a gross percentage rent, at
rates intended to equal market rental rates.
In addition, rent paid by a lessee that leases a real property
from our operating partnership will constitute rents from real
property for purposes of the 75% and 95% Income Tests only if
the lease is respected as a true lease for federal income tax
purposes and is not treated as a service contract, joint venture
or some other type of arrangement. The determination of whether
a lease is a true lease depends on an analysis of all the
surrounding facts and circumstances. Potential investors in
shares of our common stock should be aware, however, that there
are no controlling regulations, published administrative rulings
or judicial decisions involving leases with terms substantially
similar to the contemplated leases between our operating
partnership and the lessees that discuss whether the leases
constitute true leases for federal income tax purposes. We
intend to structure any leases relating to real properties in
which we may invest with any lessee as true leases for federal
income tax purposes; however, there can be no assurance that the
IRS or a court will not assert a contrary position. If any
leases between our operating partnership and a lessee are
re-characterized as service contracts or partnership agreements,
rather than as true leases, part or all of the payment that we
receive from such lessee would not be considered rent or would
otherwise fail the various requirements for qualification as
rents from real property.
Operational
Requirements—Asset Tests
At the close of each quarter of our taxable year, starting with
the taxable year with respect to which we elect to be taxed as a
REIT, we also must satisfy four tests, which we refer to as
“Asset Tests,” relating to the nature and
diversification of our assets.
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First, at least 75% of the value of our total assets must be
represented by real estate assets, cash, cash items and
government securities. The term “real estate assets”
includes real property, mortgages on real property, shares of
common stock in other qualified REITs, property attributable to
the temporary investment of new capital as described above and a
proportionate share of any real estate assets owned by a
partnership in which we are a partner or of any qualified REIT
subsidiary of ours.
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Second, no more than 25% of our total assets may be represented
by securities other than those in the 75% asset class.
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Third, of the investments included in the 25% asset class, the
value of any one issuer’s securities that we own may not
exceed 5% of the value of our total assets. Additionally, we may
not own more than 10% of the voting power or value of any one
issuer’s outstanding securities, which we refer to as the
“10% Asset Test.” The 10% Asset Test does not apply to
securities of a taxable REIT subsidiary, nor does it apply to
certain “straight debt” instruments possessing certain
characteristics. The term “securities” also does not
include the equity or debt securities of a qualified REIT
subsidiary of ours or an equity interest in any entity treated
as a partnership for federal tax purposes.
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Fourth, no more than 25% of the value of our total assets may
consist of the securities of one or more taxable REIT
subsidiaries. Subject to certain exceptions, a taxable REIT
subsidiary is any corporation, other than a REIT, in which we
directly or indirectly own stock and with respect to which a
joint election has been made by us and the corporation to treat
the corporation as a taxable REIT subsidiary of ours and also
includes any corporation, other than a REIT, in which a taxable
REIT subsidiary of ours owns, directly or indirectly, more than
35% of the voting power or value.
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Any interest that we hold in a real estate mortgage investment
conduit , or REMIC, will generally qualify as real estate assets
and income derived from REMIC interests will generally be
treated as qualifying income for purposes of the REIT Income
Tests described above. If less than 95% of the assets of a REMIC
are real estate assets, however, then only a proportionate part
of our interest in the REMIC and income derived from the
interest will qualify for purposes of the REIT asset and income
tests. If we hold a “residual interest” in a REMIC
from which we derive “excess inclusion income,” we
will be required either to distribute the excess inclusion
income or to pay tax on it (or a combination of the two), even
though we may not receive the income in cash. To the extent that
distributed excess inclusion income is allocable to a particular
stockholder, the income (1) would not be allowed to be
offset by any net operating losses otherwise available to the
stockholder, (2) would be subject to tax as unrelated
business taxable income in the hands of most types of
stockholders that are otherwise generally exempt from federal
income tax and (3) would result in the application of
U.S. federal income tax withholding at the maximum rate
(30%), without reduction pursuant to any otherwise applicable
income tax treaty, to the extent allocable to most types of
foreign stockholders. Moreover, any excess inclusion income that
we receive that is allocable to specified categories of
tax-exempt investors which are not subject to unrelated business
income tax, such as government entities, may be subject to
corporate-level income tax in our hands, regardless of whether
it is distributed.
To the extent that we hold mortgage participations or CMBS that
do not represent REMIC interests, such assets may not qualify as
real estate assets, and the income generated from them may not
qualify for purposes of either or both of the 75% and 95% Income
Tests, depending upon the circumstances and the specific
structure of the investment.
Certain of our mezzanine loans may qualify for the safe harbor
in Revenue Procedure
2003-65
pursuant to which certain loans secured by a first priority
security interest in ownership interests in a partnership or
limited liability company will be treated as qualifying assets
for purposes of the 75% real estate asset test and the 10% Asset
Test. We may make some mezzanine loans that do not qualify for
that safe harbor and that do not qualify as “straight
debt” securities or for one of the other exclusions from
the definition of “securities” for purposes of the 10%
Asset Test. We intend to make such investments in such a manner
as not to fail the asset test described above.
The Asset Tests must generally be met for any quarter in which
we acquire securities or other property. Upon full investment of
the net offering proceeds we expect that most of our assets will
consist of “real estate assets,” and we therefore
expect to satisfy the Asset Tests.
If we meet the Asset Tests at the close of any quarter, we will
not lose our REIT status for a failure to satisfy the Asset
Tests at the end of a later quarter in which we have not
acquired any securities or other property if such failure occurs
solely because of changes in asset values. If our failure to
satisfy the Asset Tests results from an acquisition of
securities or other property during a quarter, we can cure the
failure by
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disposing of a sufficient amount of non-qualifying assets within
30 days after the close of that quarter. We intend to
maintain adequate records of the value of our assets to ensure
compliance with the Asset Tests and to take other action within
30 days after the close of any quarter as may be required
to cure any noncompliance. If that does not occur, we may
nonetheless qualify for one of the relief provisions described
below.
To the extent that we fail one or more of the asset tests and we
do not fall within the de minimis safe harbors with respect to
the 5% and 10% asset tests, we may nevertheless be deemed to
have satisfied such requirements if (1) we take certain
corrective measures, (2) we meet certain technical
requirements and (3) we pay a specified excise tax (the
greater of (a) $50,000 or (b) an amount determined by
multiplying the highest rate of corporate tax by the net income
generated by the assets causing the failure for the period
beginning on the first date of the failure and ending on the
date that we dispose of the assets (or otherwise satisfy the
asset test requirements)).
The Internal Revenue Code contains a number of provisions
applicable to REITs, including relief provisions that make it
easier for REITs to satisfy the asset requirements or to
maintain REIT qualification notwithstanding certain violations
of the asset and other requirements.
One such provision allows a REIT that fails one or more of the
asset requirements to nevertheless maintain its REIT
qualification if (1) it provides the IRS with a description
of each asset causing the failure, (2) the failure is due
to reasonable cause and not willful neglect, (3) the REIT
pays a tax equal to the greater of (a) $50,000 per failure
and (b) the product of the net income generated by the
assets that caused the failure multiplied by the highest
applicable corporate tax rate (currently 35%) and (4) the
REIT either disposes of the assets causing the failure within
six months after the last day of the quarter in which it
identifies the failure or otherwise satisfies the relevant asset
tests within that time frame.
A second relief provision applies to de minimis violations of
the 10% and 5% asset tests. A REIT may maintain its
qualification despite a violation of such requirements if
(1) the value of the assets causing the violation do not
exceed the lesser of 1% of the REIT’s total assets and
$10,000,000 or (2) the REIT either disposes of the assets
causing the failure within six months after the last day of the
quarter in which it identifies the failure, or the relevant
tests are otherwise satisfied within that time frame.
The Internal Revenue Code also provides that certain securities
will not cause a violation of the 10% Asset Test described
above. Such securities include instruments that constitute
“straight debt,” which includes securities having
certain contingency features. A security cannot qualify as
“straight debt” where a REIT (or a controlled taxable
REIT subsidiary of the REIT) owns other securities of the issuer
of that security which do not qualify as straight debt, unless
the value of those other securities constitute, in the
aggregate, 1% or less of the total value of that issuer’s
outstanding securities. In addition to straight debt, the
Internal Revenue Code provides that certain other securities
will not violate the 10% Asset Test. Such securities include
(1) any loan made to an individual or an estate,
(2) certain rental agreements in which one or more payments
are to be made in subsequent years (other than agreements
between a REIT and certain persons related to the REIT),
(3) any obligation to pay rents from real property,
(4) securities issued by governmental entities that are not
dependent in whole or in part on the profits of (or payments
made by) a non-governmental entity, (5) any security issued
by another REIT and (6) any debt instrument issued by a
partnership if the partnership’s income is of a nature that
it would satisfy the 75% gross income test described above under
“—Operational Requirements—Gross Income
Tests.” In addition, when applying the 10% Asset Test, a
debt security issued by a partnership is not taken into account
to the extent, if any, of the REIT’s proportionate equity
interest in that partnership.
Operational
Requirements—Annual Distribution Requirement
To be taxed as a REIT, we are required to make distributions,
other than capital gain distributions, to our stockholders each
year in the amount of at least 90% of our REIT taxable income
(computed without regard to the distributions paid deduction and
our net capital gain and subject to certain other potential
adjustments) for all tax years. While we must generally make
distributions in the taxable year to which they relate, we may
also make distributions in the following taxable year if
(1) they are declared before we timely file our federal
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income tax return for the taxable year in question and
(2) they are paid on or before the first regular
distribution payment date after the declaration.
Even if we satisfy the foregoing distribution requirement and,
accordingly, continue to qualify as a REIT for tax purposes, we
will still be subject to federal income tax on the excess of our
net capital gain and our REIT taxable income, as adjusted, over
the amount of distributions to stockholders.
In addition, if we fail to distribute during each calendar year
at least the sum of:
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85% of our ordinary income for that year;
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95% of our capital gain net income other than the capital gain
net income which we elect to retain and pay tax on for that
year; and
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any undistributed taxable income from prior periods;
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we will be subject to a 4% nondeductible excise tax on the
excess of the amount of the required distributions over the sum
of (1) the amounts actually distributed plus
(2) retained amounts on which corporate level tax is paid
by us.
We intend to make timely distributions sufficient to satisfy
this requirement; however, it is possible that we may experience
timing differences between (1) the actual receipt of income
and payment of deductible expenses and (2) the inclusion of
that income and deduction of those expenses for purposes of
computing our taxable income. It is also possible that we may be
allocated a share of net capital gain attributable to the sale
of depreciated property by our operating partnership that
exceeds our allocable share of cash attributable to that sale.
In those circumstances, we may have less cash than is necessary
to meet our annual distribution requirement or to avoid income
or excise taxation on undistributed income. We may find it
necessary in those circumstances to arrange for financing or
raise funds through the issuance of additional shares of common
stock to meet our distribution requirements. If we fail to
satisfy the distribution requirement for any taxable year by
reason of a later adjustment to our taxable income made by the
Internal Revenue Service, we may be able to pay “deficiency
distributions” in a later year and include such
distributions in our deductions for distributions paid for the
earlier year. To qualify as a deficiency distribution, the
distribution must be paid within 90 days of the adverse
determination, and we also must satisfy certain other procedural
requirements. In that event, we may be able to avoid losing our
REIT status or being taxed on amounts distributed as deficiency
distributions, but we would be required to pay interest and a
penalty to the Internal Revenue Service based upon the amount of
any deduction taken for deficiency distributions for the earlier
year.
As noted above, we may also elect to retain, rather than
distribute, our net long-term capital gains. The effect of such
an election would be as follows:
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we would be required to pay the federal income tax on these
gains;
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taxable U.S. stockholders, while required to include their
proportionate share of the undistributed long-term capital gains
in income, would receive a credit or refund for their share of
the tax paid by the REIT; and
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the basis of the stockholder’s shares of common stock would
be increased by the difference between the designated amount
included in the stockholder’s long-term capital gains and
the tax deemed paid with respect to such shares of common stock.
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In computing our REIT taxable income, we will use the accrual
method of accounting and intend to depreciate depreciable
property under the alternative depreciation system. We are
required to make an election in the tax year in which
depreciable property is placed in service to use the alternative
depreciation system. We are required to file an annual federal
income tax return, which, like other corporate returns, is
subject to examination by the Internal Revenue Service. Because
the tax law requires us to make many judgments regarding the
proper treatment of a transaction or an item of income or
deduction, it is possible that the Internal Revenue Service will
challenge positions we take in computing our REIT taxable income
and our distributions.
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Issues could arise, for example, with respect to the allocation
of the purchase price of real properties between depreciable or
amortizable assets and non-depreciable or
non-amortizable
assets such as land and the current deductibility of fees paid
to our advisor or its affiliates. Were the Internal Revenue
Service to successfully challenge our characterization of a
transaction or determination of our REIT taxable income, we
could be found to have failed to satisfy a requirement for
qualification as a REIT. If, as a result of a challenge, we are
determined to have failed to satisfy the distribution
requirements for a taxable year, we would be disqualified as a
REIT, unless we were permitted to pay a deficiency distribution
to our stockholders and pay interest thereon to the Internal
Revenue Service, as provided by the Internal Revenue Code. A
deficiency distribution cannot be used to satisfy the
distribution requirement, however, if the failure to meet the
requirement is not due to a later adjustment to our income by
the Internal Revenue Service.
Operational
Requirements—Recordkeeping
We must maintain certain records as set forth in Treasury
Regulations to avoid the payment of monetary penalties to the
Internal Revenue Service. Such Treasury Regulations require that
we request, on an annual basis, certain information designed to
disclose the ownership of shares of our outstanding common
stock. We intend to comply with these requirements.
Failure
to Qualify as a REIT
If we fail to qualify as a REIT for any reason in a taxable year
and applicable relief provisions do not apply, we will be
subject to tax (including any applicable alternative minimum
tax) on our taxable income at regular corporate rates. We will
not be able to deduct distributions paid to our stockholders in
any year in which we fail to qualify as a REIT. In this
situation, to the extent of current and accumulated earnings and
profits, all distributions to our stockholders that are
individuals will generally be taxable at capital gains rates
(through 2010), and, subject to limitations of the Internal
Revenue Code, corporate distributees may be eligible for the
distributions received deduction. We also will be disqualified
from taxation as a REIT for the four taxable years following the
year during which qualification was lost unless we are entitled
to relief under specific statutory provisions.
Sale-Leaseback
Transactions
Some of our investments may be in the form of sale-leaseback
transactions. We normally intend to treat these transactions as
true leases for federal income tax purposes. However, depending
on the terms of any specific transaction, the Internal Revenue
Service might take the position that the transaction is not a
true lease but is more properly treated in some other manner. If
such recharacterization were successful, we would not be
entitled to claim the depreciation deductions available to an
owner of the property. In addition, the recharacterization of
one or more of these transactions might cause us to fail to
satisfy the Asset Tests or the Income Tests described above
based upon the asset we would be treated as holding or the
income we would be treated as having earned, and such failure
could result in our failing to qualify as a REIT in the year of
recharacterization. Alternatively, the amount or timing of
income inclusion or the loss of depreciation deductions
resulting from the recharacterization might cause us to fail to
meet the distribution requirement described above for one or
more taxable years absent the availability of the deficiency
distribution procedure or might result in a larger portion of
our distributions being treated as ordinary distribution income
to our stockholders.
Investments
in Taxable REIT Subsidiaries
We and each subsidiary that will qualify as a TRS will make a
joint election for the TRS to be treated as a taxable REIT
subsidiary of our REIT. A domestic TRS (or a foreign TRS with
income from a U.S. business) pays federal state and local
income taxes at the full applicable corporate rates on its
taxable income prior to payment of any dividends. The taxes owed
by our TRSs could be substantial. To the extent that our TRSs
are required to pay federal, state, local or foreign taxes, the
cash available for distribution by us will be reduced
accordingly.
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A TRS is permitted to engage in certain kinds of activities that
cannot be performed directly by us without jeopardizing our REIT
status. However, several provisions regarding the arrangements
between a REIT and its TRS ensure that a TRS will be subject to
an appropriate level of federal income taxation. For example,
the Internal Revenue Code limits the ability of our TRS to
deduct interest payments in excess of a certain amount made to
us. In addition, we must pay a 100% tax on some payments that we
receive from, or on certain expenses deducted by, the TRS if the
economic arrangements between us, our tenants and the TRS are
not comparable to similar arrangements among unrelated parties.
Taxation
of Taxable U.S. Stockholders
In this section, the phrase “U.S. stockholder”
means a holder of our common stock that for federal income tax
purposes is:
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a citizen or resident of the United States;
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a corporation, partnership or other entity treated as a
corporation or partnership for U.S. federal income tax
purposes created or organized in or under the laws of the United
States or of any political subdivision thereof;
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an estate, the income of which is subject to U.S. federal
income taxation regardless of its source; or
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a trust, if a U.S. court is able to exercise primary
supervision over the administration of the trust and one or more
U.S. persons have the authority to control all substantial
decisions of the trust.
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If a partnership, including for this purpose any entity that is
treated as a partnership for U.S. federal income tax
purposes, holds our common stock, the tax treatment of a partner
in the partnership will generally depend upon the status of the
partner and the activities of the partnership. An investor that
is a partnership and the partners in such partnership should
consult their tax advisors about the U.S. federal income
tax consequences of the acquisition, ownership and disposition
of our common stock.
Under the recently enacted Health Care and Education
Reconciliation Act of 2010, amending the Patient Protection and
Affordable Care Act, high-income U.S. individuals, estates,
and trusts will be subject to an additional 3.8% tax on net
investment income in tax years beginning after December 31,
2012. For these purposes, net investment income includes
dividends and gains from sales of stock. In the case of an
individual, the tax will be 3.8% of the lesser of the
individual’s net investment income or the excess of the
individual’s modified adjusted gross income over $250,000
in the case of a married individual filing a joint return or a
surviving spouse, $125,000 in the case of a married individual
filing a separate return, or $200,000 in the case of a single
individual.
For any taxable year for which we qualify for taxation as a
REIT, amounts distributed to, and gains realized by, taxable
U.S. stockholders with respect to our common stock
generally will be taxed as described herein.
Distributions
Generally
Distributions to U.S. stockholders, other than capital gain
distributions discussed below, will constitute distributions up
to the amount of our current or accumulated earnings and profits
and will be taxable to the stockholders as ordinary income.
These distributions are not eligible for the dividends received
deduction generally available to corporations. In addition, with
limited exceptions, these distributions are not eligible for
taxation at the preferential income tax rates for qualified
distributions received by individuals from taxable C
corporations pursuant to the Jobs and Growth Tax Relief
Reconciliation Act of 2003. Stockholders that are individuals,
however, are taxed at the preferential rates on distributions
designated by and received from us to the extent that the
distributions are attributable to (1) income retained by us
in the prior taxable year on which we were subject to corporate
level income tax (less the amount of tax),
(2) distributions received by us from taxable C
corporations or (3) income in the prior taxable year from
the sales of “built-in gain” property acquired by us
from C corporations in carryover basis transactions (less the
amount of corporate tax on such income).
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To the extent that we make a distribution in excess of our
current and accumulated earnings and profits, the distribution
will be treated first as a tax-free return of capital, reducing
the tax basis in the U.S. stockholder’s shares of
common stock, and the amount of each distribution in excess of a
U.S. stockholder’s tax basis in its shares of common
stock will be taxable as gain realized from the sale of its
shares of common stock. Distributions that we declare in
October, November or December of any year payable to a
stockholder of record on a specified date in any of these months
will be treated as both paid by us and received by the
stockholder on December 31 of the year, provided that we
actually pay the distribution during January of the following
calendar year. U.S. stockholders may not include any of our
losses on their own federal income tax returns.
We will be treated as having sufficient earnings and profits to
treat as a distribution any distribution by us up to the amount
required to be distributed to avoid imposition of the 4% excise
tax discussed above. Moreover, any “deficiency
distribution” will be treated as an ordinary or capital
gain distribution, as the case may be, regardless of our
earnings and profits. As a result, stockholders may be required
to treat as taxable some distributions that would otherwise
result in a tax-free return of capital.
Capital
Gain Distributions
Distributions to U.S. stockholders that we properly
designate as capital gain distributions normally will be treated
as long-term capital gains to the extent they do not exceed our
actual net capital gain for the taxable year without regard to
the period for which the U.S. stockholder has held his
shares of common stock. A corporate U.S. stockholder might
be required to treat up to 20% of some capital gain
distributions as ordinary income. Long-term capital gains are
generally taxable at maximum federal rates of 15% (through
2010) in the case of stockholders who are individuals and
35% in the case of stockholders that are corporations. Capital
gains attributable to the sale of depreciable real property held
for more than 12 months are subject to a 25% maximum
federal income tax rate for taxpayers who are individuals, to
the extent of previously claimed depreciation deductions.
Further, capital gain distributions are not eligible for the
dividend received deduction for corporations.
If the REIT elects to retain and pay tax on its net long term
capital gain, our U.S. stockholders will be subject to tax
on their proportionate share of the undistributed capital gain.
Each U.S. stockholder would then receive a credit, for use
on their return of their proportionate share of the tax paid by
the REIT. If the credit results in an amount owed to a
U.S. stockholder, such U.S. stockholder would receive
a refund.
Certain
Dispositions of Our Common Stock
In general, capital gains recognized by individuals upon the
sale or disposition of shares of common stock will be subject to
a maximum federal income tax rate of 15% (through 2010) if
such shares of common stock are held for more than
12 months and will be taxed at ordinary income rates (of up
to 35% through 2010) if such shares of common stock are
held for 12 months or less. Gains recognized by
stockholders that are corporations are subject to federal income
tax at a maximum rate of 35%, whether or not classified as
long-term capital gains. Capital losses recognized by a
stockholder upon the disposition of a share of our common stock
held for more than one year at the time of disposition will be
considered long-term capital losses and are generally available
only to offset capital gain income of the stockholder but not
ordinary income (except in the case of individuals, who may
offset up to $3,000 of ordinary income each year with such
capital losses). In addition, any loss upon a sale or exchange
of shares of common stock by a stockholder who has held such
shares of common stock for six months or less, after applying
holding period rules, will be treated as a long-term capital
loss to the extent of distributions received from us that are
required to be treated by the stockholder as long-term capital
gain.
Investments
in Real Estate Outside the United States
We may invest in real estate assets, directly or indirectly, in
jurisdictions other than the United States. Such assets may be
subject to taxes in these
non-U.S. jurisdictions
that ordinarily would give rise to foreign tax credits for
U.S. resident taxpayers. However, our anticipated
investment structure will prevent any of our
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U.S. stockholders from utilizing any foreign tax credits
generated. The foreign assets we acquire will either be held by
us, an entity that intends to qualify as a REIT, or through a
taxable REIT subsidiary. Because we intend to operate as a REIT
and we are entitled to a dividends paid deduction, the foreign
tax credit limitation will prevent us from utilizing any foreign
tax credits with respect to property that we acquire directly to
offset our income. As such, we expect to only hold foreign real
estate assets in low
non-U.S. tax
jurisdictions directly. With respect to real estate assets
located in high
non-U.S. tax
jurisdictions, we expect to hold such assets through a taxable
REIT subsidiary so that such subsidiary may be able to utilize
the foreign tax credit to offset its U.S. taxable income.
In either case, foreign taxes are not passed through to our
U.S. stockholders for purposes of calculating our
U.S. stockholders’ foreign tax credit.
Information
Reporting Requirements and Backup Withholding for U.S.
Stockholders
We will report to U.S. stockholders of our common stock and
to the Internal Revenue Service the amount of distributions made
or deemed made during each calendar year and the amount of tax
withheld, if any. Under some circumstances,
U.S. stockholders may be subject to backup withholding on
payments made with respect to, or cash proceeds of a sale or
exchange of, our common stock. Backup withholding will apply
only if the stockholder:
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fails to furnish its taxpayer identification number (which, for
an individual, would be his Social Security number);
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furnishes an incorrect taxpayer identification number;
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is notified by the Internal Revenue Service that the stockholder
has failed properly to report payments of interest or
distributions and is subject to backup withholding; or
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under some circumstances, fails to certify, under penalties of
perjury, that it has furnished a correct taxpayer identification
number and has not been notified by the Internal Revenue Service
that the stockholder is subject to backup withholding for
failure to report interest and distribution payments or has been
notified by the Internal Revenue Service that the stockholder is
no longer subject to backup withholding for failure to report
those payments.
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Backup withholding will not apply with respect to payments made
to some stockholders, such as corporations in certain
circumstances and tax-exempt organizations. Backup withholding
is not an additional tax. Rather, the amount of any backup
withholding with respect to a payment to a U.S. stockholder
will be allowed as a credit against the
U.S. stockholder’s United States federal income tax
liability and may entitle the U.S. stockholder to a refund,
provided that the required information is furnished to the
Internal Revenue Service. U.S. stockholders should consult
their tax advisors regarding their qualification for exemption
from backup withholding and the procedure for obtaining an
exemption.
Treatment
of Tax-Exempt Stockholders
Tax-exempt entities including employee pension benefit trusts
and individual retirement accounts generally are exempt from
United States federal income taxation. These entities are
subject to taxation, however, on any “unrelated business
taxable income,” which we refer to as “UBTI,” as
defined in the Internal Revenue Code. The Internal Revenue
Service has issued a published ruling that distributions from a
REIT to a tax-exempt pension trust did not constitute UBTI.
Although rulings are merely interpretations of law by the
Internal Revenue Service and may be revoked or modified, based
on this analysis, indebtedness incurred by us or by our
operating partnership in connection with the acquisition of a
property should not cause any income derived from the property
to be treated as UBTI upon the distribution of those amounts as
distributions to a tax-exempt U.S. stockholder of our
common stock. A tax-exempt entity that incurs indebtedness to
finance its purchase of our common stock, however, will be
subject to UBTI under the debt-financed income rules. However,
social clubs, voluntary employee benefit associations,
supplemental unemployment benefit trusts and qualified group
legal services plans that are exempt from taxation under
specified provisions of the Internal Revenue Code are subject to
different UBTI rules, which generally will require them to treat
distributions from us as UBTI unless the organization properly
sets aside or reserves such amounts for purposes specified in
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the Internal Revenue Code. These organizations are urged to
consult their own tax advisor with respect to the treatment of
our distributions to them.
In addition, tax-exempt pension and specified other tax-exempt
trusts that hold more than 10% by value of the shares of a REIT
may be required to treat a specified percentage of REIT
distributions as UBTI. This requirement applies only if our
qualification as a REIT depends upon the application of a
look-through exception to the closely-held restriction and we
are considered to be predominantly held by those tax-exempt
trusts. It is not anticipated that our qualification as a REIT
will depend upon application of the look-through exception or
that we will be predominantly held by these types of trusts;
however, we do not guarantee that this will be the case in the
future.
Special
Tax Considerations for
Non-U.S.
Stockholders
The rules governing United States federal income taxation of
non-resident alien individuals, foreign corporations, foreign
partnerships and other foreign stockholders, which we refer to
collectively as
“Non-U.S. holders,”
are complex. The following discussion is intended only as a
summary of these rules.
Non-U.S. holders
should consult with their own tax advisors to determine the
impact of United States federal, state and local income tax laws
on an investment in our common stock, including any reporting
requirements as well as the tax treatment of the investment
under the tax laws of their home country.
Ordinary
Distributions
The portion of distributions received by
Non-U.S. holders
payable out of our earnings and profits that are not
attributable to our capital gains and that are not effectively
connected with a U.S. trade or business of the
Non-U.S. holder
will be subject to U.S. withholding tax at the rate of 30%,
unless reduced by treaty. In general,
Non-U.S. holders
will not be considered to be engaged in a U.S. trade or
business solely as a result of their ownership of our common
stock. In cases where the distribution income from a
Non-U.S. holder’s
investment in our common stock is, or is treated as, effectively
connected with the
Non-U.S. holder’s
conduct of a U.S. trade or business, the
Non-U.S. holder
generally will be subject to U.S. tax at graduated rates,
in the same manner as domestic stockholders are taxed with
respect to such distributions, such income must generally be
reported on a U.S. income tax return filed by or on behalf
of the
Non-U.S. holder
and the income may also be subject to the 30% branch profits tax
in the case of a
Non-U.S. holder
that is a corporation.
Non-Dividend
Distributions
Unless our common stock constitutes a U.S. real property
interest, which we refer to as a “USRPI,”
distributions by us that are not distributions out of our
earnings and profits will not be subject to U.S. income
tax. If it cannot be determined at the time at which a
distribution is made whether the distribution will exceed
current and accumulated earnings and profits, the distribution
will be subject to withholding at the rate applicable to
distributions. However, the
Non-U.S. holder
may seek a refund from the Internal Revenue Service of any
amounts withheld if it is subsequently determined that the
distribution was, in fact, in excess of our current and
accumulated earnings and profits. If our common stock
constitutes a USRPI, as described below, distributions by us in
excess of the sum of our earnings and profits plus the
stockholder’s basis in shares of our common stock will be
taxed under the Foreign Investment in Real Property Tax Act of
1980, which we refer to as “FIRPTA,” at the rate of
tax, including any applicable capital gains rates, that would
apply to a domestic stockholder of the same type (e.g.,
an individual or a corporation, as the case may be), and the
collection of the tax will be enforced by a refundable
withholding at a rate of 10% of the amount by which the
distribution exceeds the stockholder’s share of our
earnings and profits.
Capital
Gain Distributions
A capital gain distribution will generally not be treated as
income that is effectively connected with a U.S. trade or
business and will instead be treated the same as an ordinary
distribution from us, provided that (1) the capital gain
distribution is received with respect to a class of stock that
is regularly traded on an established securities market located
in the United States and (2) the recipient
Non-U.S. holder
does not own
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more than 5% of that class of stock at any time during the
taxable year in which the capital gain distribution is received.
If such requirements are not satisfied, such distributions will
be treated as income that is effectively connected with a
U.S. trade or business of the
Non-U.S. holder
without regard to whether the distribution is designated as a
capital gain distribution and, in addition, shall be subject to
a 35% withholding tax. We do not anticipate our common stock
satisfying the “regularly traded” requirement.
Distributions subject to FIRPTA may also be subject to a 30%
branch profits tax in the hands of a
Non-U.S. holder
that is a corporation. A distribution is not a USRPI capital
gain if we held the underlying asset solely as a creditor.
Capital gain distributions received by a
Non-U.S. holder
from a REIT that are not USRPI capital gains are generally not
subject to U.S. income tax but may be subject to
withholding tax.
Dispositions
of Our Common Stock
A sale of our common stock by a
Non-U.S. holder
generally will be subject to U.S. taxation under FIRPTA.
Our common stock will not be treated as a USRPI if less than 50%
of our assets throughout a prescribed testing period consist of
interests in real property located within the United States,
excluding, for this purpose, interests in real property solely
in a capacity as a creditor. Due to the Asset Tests requirements
and provided the “domestically controlled” exception
discussed below does not apply, we would expect to constitute a
USRPI for all taxable years.
Even if the foregoing test is not met, our common stock
nonetheless will not constitute a USRPI if we are a
“domestically controlled REIT.” A domestically
controlled REIT is a REIT in which, at all times during a
specified testing period, less than 50% in value of its shares
of common stock is held directly or indirectly by
Non-U.S. holders.
We currently anticipate that we will be a domestically
controlled REIT and, therefore, the sale of our common stock
should not be subject to taxation under FIRPTA. However, we
cannot assure you that we are or will continue to be a
domestically controlled REIT. If we were not a domestically
controlled REIT, whether a
Non-U.S. holder’s
sale of our common stock would be subject to tax under FIRPTA as
a sale of a United States real property interest would depend on
whether our common stock were “regularly traded” on an
established securities market and on the size of the selling
stockholder’s interest in us. We will not be
“regularly traded” on an established securities market
in the near future.
If the gain on the sale of shares of common stock were subject
to taxation under FIRPTA, a
Non-U.S. holder
would be subject to the same treatment as a
U.S. stockholder with respect to the gain, subject to any
applicable alternative minimum tax and a special alternative
minimum tax in the case of non-resident alien individuals. Gain
from the sale of our common stock that would not otherwise be
subject to FIRPTA will nonetheless be taxable in the United
States to a
Non-U.S. holder
in two cases: (1) if the
Non-U.S. holder’s
investment in our common stock is effectively connected with a
U.S. trade or business conducted by such
Non-U.S. holder,
the
Non-U.S. holder
will be subject to the same treatment as a U.S. stockholder
with respect to such gain or (2) if the
Non-U.S. holder
is a nonresident alien individual who was present in the United
States for 183 days or more during the taxable year and has
a “tax home” in the United States, the nonresident
alien individual will be subject to a 30% tax on the
individual’s capital gain.
Information
Reporting Requirements and Backup Withholding for
Non-U.S.
Stockholders
Non-U.S. stockholders
should consult their tax advisors with regard to
U.S. information reporting and backup withholding
requirements under the Internal Revenue Code.
Statement
of Share Ownership
We are required to demand annual written statements from the
record holders of designated percentages of our common stock
disclosing the actual owners of the shares of common stock. Any
record stockholder who, upon our request, does not provide us
with required information concerning actual ownership of the
shares of common stock is required to include specified
information relating to his shares of common stock in his
federal income tax return. We also must maintain, within the
Internal Revenue District in which we are required to file our
federal income tax return, permanent records showing the
information we have received
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about the actual ownership of our common stock and a list of
those persons failing or refusing to comply with our demand.
Federal
Income Tax Aspects of Our Operating Partnership
The following discussion summarizes certain federal income tax
considerations applicable to our investment in our operating
partnership. The discussion does not cover state or local tax
laws or any federal tax laws other than income tax laws.
Classification
as a Partnership
We will be entitled to include in our income a distributive
share of our operating partnership’s income and to deduct
our distributive share of our operating partnership’s
losses only if our operating partnership is classified for
federal income tax purposes as a partnership, rather than as a
corporation or an association taxable as a corporation. Under
applicable Treasury Regulations, which we refer to as the
“Check-the-Box-Regulations,” an unincorporated
domestic entity with at least two members may elect to be
classified either as an association taxable as a corporation or
as a partnership. If the entity fails to make an election, it
generally will be treated as a partnership for federal income
tax purposes. Our operating partnership intends to be classified
as a partnership for federal income tax purposes and will not
elect to be treated as an association taxable as a corporation
under the Check-the-Box-Regulations.
Even though our operating partnership will not elect to be
treated as an association for Federal income tax purposes, it
may be taxed as a corporation if it is deemed to be a
“publicly traded partnership.” A publicly traded
partnership is a partnership whose interests are traded on an
established securities market or are readily tradable on a
secondary market or the substantial equivalent thereof. Under
applicable Treasury regulations, which we refer to as the
“PTP Regulations,” limited safe harbors from the
definition of a publicly traded partnership are provided.
Pursuant to one of those safe harbors, which we refer to as the
“Private Placement Exclusion,” interests in a
partnership will not be treated as readily tradable on a
secondary market or the substantial equivalent thereof if
(1) all interests in the partnership were issued in a
transaction (or transactions) that were not required to be
registered under the Securities Act and (2) the partnership
does not have more than 100 partners at any time during the
partnership’s taxable year. In determining the number of
partners in a partnership, a person owning an interest in a
flow-through entity (including a partnership, grantor trust or
S corporation) that owns an interest in the partnership is
treated as a partner in such partnership only if
(a) substantially all of the value of the owner’s
interest in the flow-through entity is attributable to the
flow-through entity’s direct or indirect interest in the
partnership and (b) a principal purpose of the use of the
flow-through entity is to permit the partnership to satisfy the
100 partner limitation. We and our operating partnership believe
and currently intend to take the position that our operating
partnership should not be classified as a publicly traded
partnership because (1) common units are not traded on an
established securities market and (2) common units should
not be considered readily tradable on a secondary market or the
substantial equivalent thereof. In addition, our operating
partnership presently qualifies for the Private Placement
Exclusion.
Even if our operating partnership were considered a publicly
traded partnership under the PTP Regulations, our operating
partnership should not be treated as a corporation for Federal
income tax purposes as long as 90% or more of its gross income
consists of “qualifying income” under
section 7704(d) of the Internal Revenue Code. In general,
qualifying income includes interest, distributions, real
property rents (as defined by section 856 of the Internal
Revenue Code) and gain from the sale or disposition of real
property. If our operating partnership were characterized as a
publicly traded partnership even if it were not taxable as a
corporation because of the qualifying income exception, however,
holders of common units would be subject to special rules under
section 469 of the Internal Revenue Code. Under such rules,
each holder of common units would be required to treat any loss
derived from our operating partnership separately from any
income or loss derived from any other publicly traded
partnership, as well as from income or loss derived from other
passive activities. In such case, any net losses or credits
attributable to our operating partnership that are carried
forward may only be offset against future income of our
operating partnership. Moreover, unlike other
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passive activity losses, suspended losses attributable to our
operating partnership would only be allowed upon the complete
disposition of the common unit holder’s “entire
interest” in our operating partnership.
We have not requested, and do not intend to request, a ruling
from the Internal Revenue Service that our operating partnership
will be classified as a partnership for federal income tax
purposes.
If for any reason our operating partnership were taxable as a
corporation, rather than a partnership, for federal income tax
purposes, we would not be able to qualify as a REIT, unless we
are eligible for relief from the violation pursuant to relief
provisions described above. In addition, any change in our
operating partnership’s status for tax purposes might be
treated as a taxable event, in which case we might incur a tax
liability without any related cash distribution. Further, items
of income and deduction of our operating partnership would not
pass through to its partners, and its partners would be treated
as stockholders for tax purposes. Our operating partnership
would be required to pay income tax at corporate tax rates on
its net income, and distributions to its partners would
constitute distributions that would not be deductible in
computing our operating partnership’s taxable income.
Income
Taxation of Our Operating Partnership and its
Partners
Partners, Not Operating Partnership, Subject to
Tax. A partnership is not a taxable entity for
federal income tax purposes. As a partner in our operating
partnership, we will be required to take into account our
allocable share of our operating partnership’s income,
gains, losses, deductions and credits for any taxable year of
our operating partnership ending within or with our taxable
year, without regard to whether we have received or will receive
any distributions from our operating partnership.
Operating Partnership Allocations. Although a
partnership agreement generally determines the allocation of
income and losses among partners, such allocations will be
disregarded for tax purposes under section 704(b) of the
Internal Revenue Code if they do not comply with the provisions
of section 704(b) of the Internal Revenue Code and the
Treasury Regulations promulgated thereunder. If an allocation is
not recognized for federal income tax purposes, the item subject
to the allocation will be reallocated in accordance with the
partner’s interests in the partnership, which will be
determined by taking into account all of the facts and
circumstances relating to the economic arrangement of the
partners with respect to such item. Our operating
partnership’s allocations of taxable income and loss are
intended to comply with the requirements of section 704(b)
of the Internal Revenue Code and the Treasury Regulations
promulgated thereunder.
Tax Allocations With Respect to Contributed
Properties. Pursuant to section 704(c) of
the Internal Revenue Code, income, gain, loss and deduction
attributable to appreciated or depreciated property that is
contributed to a partnership in exchange for an interest in the
partnership must be allocated for federal income tax purposes in
a manner such that the contributor is charged with, or benefits
from, the unrealized gain or unrealized loss associated with the
property at the time of the contribution. The amount of
unrealized gain or unrealized loss is generally equal to the
difference between the fair market value of the contributed
property at the time of contribution and the adjusted tax basis
of such property at the time of contribution. Under applicable
Treasury Regulations, partnerships are required to use a
“reasonable method” for allocating items subject to
section 704(c) of the Internal Revenue Code, and several
reasonable allocation methods are described therein.
Under the operating partnership agreement, subject to exceptions
applicable to the special limited partnership interests,
depreciation or amortization deductions of our operating
partnership generally will be allocated among the partners in
accordance with their respective interests in our operating
partnership, except to the extent that our operating partnership
is required under section 704(c) to use a different method
for allocating depreciation deductions attributable to its
properties. In addition, gain or loss on the sale of a property
that has been contributed to our operating partnership will be
specially allocated to the contributing partner to the extent of
any built-in gain or loss with respect to the property for
federal income tax purposes. It is possible that we may
(1) be allocated lower amounts of depreciation deductions
for tax purposes with respect to contributed properties than
would be allocated to us if each such property were to have a
tax basis equal to its fair market value at the time of
contribution and (2) be allocated taxable gain in the event
of a sale of such contributed properties in excess of the
economic profit allocated to us as a result of such sale. These
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allocations may cause us to recognize taxable income in excess
of cash proceeds received by us, which might adversely affect
our ability to comply with the REIT distribution requirements,
although we do not anticipate that this event will occur. The
foregoing principles also will affect the calculation of our
earnings and profits for purposes of determining the portion of
our distributions that are taxable as a distribution. The
allocations described in this paragraph may result in a higher
portion of our distributions being taxed as a distribution than
would have occurred had we purchased such properties for cash.
Basis in Operating Partnership Interest. The
adjusted tax basis of our partnership interest in our operating
partnership generally will be equal to (1) the amount of
cash and the basis of any other property contributed to our
operating partnership by us, (2) increased by (a) our
allocable share of our operating partnership’s income and
(b) our allocable share of indebtedness of our operating
partnership and (3) reduced, but not below zero, by
(a) our allocable share of our operating partnership’s
loss and (b) the amount of cash distributed to us,
including constructive cash distributions resulting from a
reduction in our share of indebtedness of our operating
partnership. If the allocation of our distributive share of our
operating partnership’s loss would reduce the adjusted tax
basis of our partnership interest in our operating partnership
below zero, the recognition of the loss will be deferred until
such time as the recognition of the loss would not reduce our
adjusted tax basis below zero. If a distribution from our
operating partnership or a reduction in our share of our
operating partnership’s liabilities would reduce our
adjusted tax basis below zero, that distribution, including a
constructive distribution, will constitute taxable income to us.
The gain realized by us upon the receipt of any such
distribution or constructive distribution would normally be
characterized as capital gain, and if our partnership interest
in our operating partnership has been held for longer than the
long-term capital gain holding period (currently one year), the
distribution would constitute long-term capital gain.
Depreciation Deductions Available to Our Operating
Partnership. Our operating partnership will use a
portion of contributions we make from net offering proceeds to
acquire interests in properties and securities. To the extent
that our operating partnership acquires properties or securities
for cash, our operating partnership’s initial basis in such
properties for federal income tax purposes generally will be
equal to the purchase price paid by our operating partnership.
Our operating partnership plans to depreciate each depreciable
property for federal income tax purposes under the alternative
depreciation system of depreciation, which we refer to as
“ADS.” Under ADS, our operating partnership generally
will depreciate buildings and improvements over a
40-year
recovery period using a straight-line method and a mid-month
convention and will depreciate furnishings and equipment over a
12-year
recovery period. To the extent that our operating partnership
acquires properties in exchange for units of our operating
partnership, our operating partnership’s initial basis in
each such property for federal income tax purposes should be the
same as the transferor’s basis in that property on the date
of acquisition by our operating partnership. Although the law is
not entirely clear, our operating partnership generally intends
to depreciate such depreciable property for federal income tax
purposes over the same remaining useful lives and under the same
methods used by the transferors.
Sale of Our Operating Partnership’s
Property. Generally, any gain realized by our
operating partnership on the sale of property held for more than
one year will be long-term capital gain, except for any portion
of such gain that is treated as depreciation or cost recovery
recapture. Our share of any gain realized by our operating
partnership on the sale of any property held by our operating
partnership as inventory or other property held primarily for
sale to customers in the ordinary course of our operating
partnership’s trade or business will be treated as income
from a prohibited transaction that is subject to a 100% tax.
Whether property is held primarily for sale to customers in the
ordinary course of a trade or business depends on the facts and
circumstances surrounding each property. We intend to avoid the
100% prohibited transaction tax by (1) conducting
activities that may otherwise be considered prohibited
transactions through a taxable REIT subsidiary,
(2) conducting our operations in such a manner so that no
sale or other disposition of an asset we own, directly or
through any subsidiary other than a taxable REIT subsidiary,
will be treated as a prohibited transaction or
(3) structuring certain dispositions of our properties to
comply with certain safe harbors available under the Internal
Revenue Code for properties held at least four years. Despite
our present intention, no assurance can be given that any
particular property we own, directly or through any subsidiary
entry, including our operating partnership, but excluding out
taxable REIT subsidiaries, will not be treated as property held
primarily for sale to customers in the ordinary course of trade
or business.
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Other
Federal Tax Considerations
Legislative
or Other Actions Affecting REITs
The American Jobs Creation Act of 2004, which we refer to as the
“2004 Act,” made numerous changes to REIT tax rules,
including the adoption of new REIT income and asset test relief
provisions, as described above. Except as noted above, the
provisions of the 2004 Act are effective for taxable years
beginning in 2005. In addition, the Jobs and Growth Tax Relief
Reconciliation Act of 2003, as amended by subsequent
legislation, reduced the maximum tax rates at which individuals
are taxed on capital gains from 20% to 15% (through
2010) and on distributions payable by taxable C
corporations from 38.6% to 15% (through 2010). While gains from
the sale of the shares of REITs are eligible for the reduced tax
rates, distributions payable by REITs are not eligible for the
reduced tax rates except in limited circumstances. As a result,
distributions received from REITs generally will continue to be
taxed at ordinary income rates (now at a maximum rate of 35%
through 2010). The more favorable tax rates applicable to
regular corporate distributions could cause investors who are
individuals to perceive investments in REITs to be relatively
less attractive than investments in the shares of non-REIT
corporations that make distributions, which could adversely
affect the value of the shares of REITs, including our shares.
The rules dealing with U.S. federal income taxation are
constantly under review. No assurance can be given as to
whether, when or in what form, the U.S. federal income tax
laws applicable to us and our stockholders may be changed.
Changes to the federal tax laws and interpretations of federal
tax laws could adversely affect an investment in shares of our
common stock.
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STATE AND
LOCAL TAX CONSIDERATIONS
We and any operating subsidiaries we may form may be subject to
state and local tax in states and localities in which we or they
do business or own property. Our tax treatment, the tax
treatment of our operating partnership, any operating
subsidiaries, joint ventures or other arrangements we or our
operating partnership may form or enter into and the tax
treatment of the holders of our common stock in local
jurisdictions may differ from the federal income tax treatment
described above. Consequently, prospective stockholders should
consult their own tax advisors regarding the effect of state and
local tax laws on their investment in our common stock.
Some states may impose an entity level tax directly on us. For
example, Texas enacted legislation in 2006 that amended its
franchise tax effective for reports originally due on or after
January 1, 2008. Under the revised franchise tax, commonly
referred to as a margins tax, a REIT may be treated as
“taxable entity” if it has any amount of its assets in
direct holdings of real estate, other than real estate it
occupies for business purposes, as opposed to holding interests
in limited partnerships or other entities that directly hold the
real estate. If the REIT is treated as a taxable entity, then
the tax base is the entity’s gross margin, computed as the
lesser of (1) 70% of the entity’s total revenue or
(2) the entity’s total revenue less compensation or
cost of goods sold, subject to allocation and apportionment
under the applicable rules. Each prospective investor is advised
to consult his or her own tax advisor to determine the state and
local tax consequences of this and other entity level taxes that
may be imposed on us.
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ERISA
CONSIDERATIONS
The following is a summary of some considerations associated
with an investment in our shares by an employee benefit plan,
IRA, Keogh plan or other plan or arrangement subject to ERISA
and/or the
Internal Revenue Code (including investment by an insurance
company general account or entity whose assets are considered
plan assets under ERISA). This summary is based on provisions of
ERISA and the Internal Revenue Code, each as amended through the
date of this prospectus, and the relevant regulations, opinions
and other authority issued by the Department of Labor and the
IRS. We cannot assure you that there will not be adverse tax or
labor decisions or legislative, regulatory or administrative
changes that would significantly modify the statements expressed
herein. Any such changes may apply to transactions entered into
prior to the date of their enactment.
Each fiduciary of an employee benefit plan subject to ERISA
(such as a profit sharing, section 401(k) or pension plan,
and including an insurance company general account or any other
entity whose assets are plan assets) or any other retirement
plan or account subject to Section 4975 of the Internal
Revenue Code, such as an IRA or Keogh plan, seeking to invest
plan assets in our shares must, taking into account the facts
and circumstances of each such plan or IRA, both referred to
herein as a “benefit plan,” consider, among other
matters:
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whether the investment is consistent with the applicable
provisions of ERISA and the Internal Revenue Code;
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whether, under the facts and circumstances pertaining to the
benefit plan in question, the fiduciary’s responsibility to
the plan has been satisfied;
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whether the investment will produce UBTI to the benefit
plan; and
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the need to value the assets of the benefit plan annually.
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Under ERISA, a plan fiduciary’s responsibilities include
the following duties:
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to act solely in the interest of plan participants and
beneficiaries and for the exclusive purpose of providing
benefits to them, as well as defraying reasonable expenses of
plan administration;
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to invest plan assets prudently;
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to diversify the investments of the plan, unless it is clearly
prudent not to do so;
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to ensure sufficient liquidity for the plan;
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to ensure that plan investments are made in accordance with plan
documents; and
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to consider whether an investment would constitute or give rise
to a prohibited transaction under ERISA or the Internal Revenue
Code.
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ERISA also requires that with certain exceptions, the assets of
an employee benefit plan be held in trust and that the trustee,
or a duly authorized named fiduciary or investment manager, have
exclusive authority and discretion to manage and control the
assets of the plan.
Prohibited
Transactions
Section 406 of ERISA and Section 4975 of the Internal
Revenue Code prohibit specified transactions involving the
assets of a benefit plan that are between the plan and any
“party in interest” or “disqualified person”
with respect to that benefit plan, unless an administrative or
statutory exemption applies. These transactions are prohibited
regardless of how beneficial they may be for the benefit plan.
Prohibited transactions include the sale, exchange or leasing of
property, and the lending of money or the extension of credit,
between a benefit plan and a party in interest or disqualified
person. The transfer to (or use by or for the benefit of) a
party in interest or disqualified person of any assets of a
benefit plan is also prohibited, as is the furnishing of
services between a plan and a party in interest. A fiduciary of
a benefit plan is also prohibited from engaging in self-dealing,
acting for a person who has an interest adverse to the plan in
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connection with a transaction involving the plan or receiving
any consideration for its own account from a party dealing with
the plan in a transaction involving plan assets. Furthermore,
Section 408 of the Internal Revenue Code states that assets
of an IRA trust may not be commingled with other property of the
individual who established the IRA, or his or her beneficiaries,
except in a common trust fund or common investment fund.
Plan
Asset Considerations
In order to determine whether an investment in our shares by a
benefit plan creates or gives rise to the potential for either
prohibited transactions or a commingling of assets as referred
to above, a fiduciary must consider whether an investment in our
shares will cause our assets to be treated as assets of the
investing benefit plan. ERISA provides that the term “plan
assets” generally is defined as under regulations
prescribed by the Department of Labor. Regulations promulgated
by the Department of Labor provide guidance, which we refer to
as the “plan assets regulation,” as to whether, and
under what circumstances, the underlying assets of an entity
will be deemed to constitute assets of a benefit plan when the
plan invests in that entity. Under the plan assets regulation,
the assets of an entity in which a benefit plan makes an equity
investment will generally be deemed to be assets of the benefit
plan, unless one of the exceptions to this general rule applies.
In the event that our underlying assets were treated as the
assets of investing benefit plans, our management would be
treated as fiduciaries with respect to each benefit plan
stockholder and an investment in our shares might constitute an
ineffective delegation of fiduciary responsibility to our
advisor, and expose the fiduciary of the benefit plan to
co-fiduciary liability under ERISA for any breach by our advisor
of the fiduciary duties mandated under ERISA.
If our advisor or its affiliates were treated as fiduciaries
with respect to benefit plan stockholders, the prohibited
transaction restrictions of ERISA and the Internal Revenue Code
would apply to any transaction involving our assets. These
restrictions could, for example, require that we avoid
transactions with persons that are affiliated with or related to
us or our affiliates or require that we restructure our
activities in order to obtain an administrative exemption from
the prohibited transaction restrictions. Alternatively, we might
have to provide benefit plan stockholders with the opportunity
to sell their shares to us or we might dissolve.
If a prohibited transaction were to occur, the Internal Revenue
Code imposes an excise tax equal to 15% of the amount involved
and authorizes the IRS to impose an additional 100% excise tax
if the prohibited transaction is not “corrected” in a
timely manner. These taxes would be imposed on any disqualified
person who participates in the prohibited transaction. In
addition, our advisor and possibly other fiduciaries of benefit
plan stockholders subject to ERISA who permitted the prohibited
transaction to occur or who otherwise breached their fiduciary
responsibilities (or a non-fiduciary participating in a
prohibited transaction) could be required to restore to the
benefit plan any profits they realized as a result of the
transaction or breach and make good to the benefit plan any
losses incurred by the benefit plan as a result of the
transaction or breach. With respect to an IRA that invests in
our shares, the occurrence of a prohibited transaction involving
the individual who established the IRA, or his or her
beneficiary, would cause the IRA to lose its tax-exempt status
under Section 408(e)(2) of the Internal Revenue Code.
The plan assets regulation provides that the underlying assets
of an entity such as a REIT will be treated as assets of a
benefit plan investing therein unless the entity satisfies one
of the exceptions to the general rule. We believe that we will
satisfy one or more of the exceptions described below.
Exception
for “Publicly-Offered Securities”
If a benefit plan acquires publicly offered securities, the
assets of the issuer of the securities will not be deemed to be
plan assets under the plan assets regulation. A publicly offered
security must be:
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sold as part of a public offering registered under the
Securities Act, and be part of a class of securities registered
under the Securities Exchange Act, within a specified time
period;
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part of a class of securities that is owned by 100 or more
persons who are independent of the issuer and one
another; and
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freely transferable.
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Our shares are being sold as part of an offering of securities
to the public pursuant to an effective registration statement
under the Securities Act and are part of a class that will be
registered under the Exchange Act within the specified period.
In addition, we anticipate having in excess of 100 independent
stockholders; however, having 100 independent stockholders is
not a condition to our selling shares in this offering.
Whether a security is freely transferable depends upon the
particular facts and circumstances. For example, our shares are
subject to certain restrictions on transferability intended to
ensure that we qualify for federal income tax treatment as a
REIT. The plan assets regulation provides, however, that where
the minimum investment in a public offering of securities is
$10,000 or less, the presence of a restriction on
transferability intended to prohibit transfers that would result
in a termination or reclassification of the entity for state or
federal tax purposes will not ordinarily affect a determination
that such securities are freely transferable. The minimum
investment in our shares is less than $10,000; thus, we believe
the restrictions imposed in order to maintain our status as a
REIT should not cause the shares to be deemed not to be freely
transferable.
If our common stock is held by 100 or more independent
stockholders, and assuming that no other facts and circumstances
other than those referred to in the preceding paragraph exist
that restrict transferability of our common stock and the
offering takes place as described in this prospectus, our common
stock should constitute publicly offered securities and,
accordingly, we believe our underlying assets should not be
considered plan assets under the plan assets regulation.
Exception
for Insignificant Participation by Benefit Plan
Investors
The plan assets regulation provides that the assets of an entity
will not be deemed to be the assets of a benefit plan if equity
participation in the entity by benefit plans is not significant.
An equity participation in an entity is not deemed to be
significant if benefit plans hold less than 25% of the value of
each class of equity interests in that entity. In calculating
the value of a class of equity interests, the value of any
equity interests held by us or any of our affiliates must be
excluded. Although we expect to qualify for this exception,
neither our organizational documents nor our escrow arrangements
restrict ownership of each class of equity interests held by
benefit plans to less than 25%.
Exception
for Operating Companies
If we are deemed not to qualify for the publicly offered
securities exemption, the plan asset regulation also provides an
exception with respect to securities issued by an operating
company, which includes venture capital operating companies and
real estate operating companies. Under the plan assets
regulation, an entity will qualify as a venture capital
operating company, or a VCOC, if (1) on certain specified
testing dates, at least 50% of the entity’s assets, valued
at cost, are invested in venture capital investments, with
respect to which the entity has or obtains direct contractual
rights to substantially participate in the management of such
operating company, and (2) the entity in the ordinary
course of its business actually exercises such management
rights. A venture capital investment is an investment in an
operating company, other than a venture capital operating
company. Under the plan assets regulation, an entity will
constitute a real estate operating company, or a REOC, if
(1) on certain specified testing dates, at least 50% of the
entity’s assets, valued at cost, are invested in real
estate that is managed or developed and with respect to which
the entity has the right to substantially participate directly
in the management or development of the real estate, and
(2) the entity in the ordinary course of its business is
engaged directly in real estate management or development
activities. A REOC can be a venture capital investment.
In the event that we determine that we fail to meet the publicly
offered securities exception as a result of a failure to sell an
adequate number of shares or the shares do not meet the
requirements to be freely transferable, we intend to qualify as
a VCOC, and our operating partnership will qualify as a REOC.
However,
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because of the uncertainty of the application of standards set
forth in the plan assets regulation with respect to the
operating company exception and because we currently own no real
estate assets, we cannot assure that we will qualify for one of
the operating company exceptions.
Other
Prohibited Transactions
Regardless of whether the shares qualify for the
publicly-offered security exception of the plan assets
regulation, a prohibited transaction could occur if our advisor,
any selected broker-dealer or any of their affiliates is a
fiduciary (within the meaning of Section 3(21) of ERISA)
with respect to any benefit plan purchasing our shares.
Accordingly, unless an administrative or statutory exemption
applies, shares should not be purchased by a benefit plan with
respect to which any of the above persons is a fiduciary. A
person is a fiduciary with respect to a benefit plan under
Section 3(21) of ERISA if, among other things, the person
has discretionary authority or control with respect to the
benefit plan or plan assets or provides investment advice for a
fee with respect to plan assets. Under a regulation issued by
the Department of Labor, a person shall be deemed to be
providing investment advice if that person renders advice as to
the advisability of investing in our shares and that person
regularly provides investment advice to the benefit plan
pursuant to a mutual agreement or understanding (written or
otherwise) (1) that the advice will serve as the primary
basis for investment decisions and (2) that the advice will
be individualized for the benefit plan based on its particular
needs.
Annual
Valuation
A fiduciary of an employee benefit plan subject to ERISA is
required to determine annually the fair market value of each
asset of the plan as of the end of the plan’s fiscal year
and to file a report reflecting that value with the Department
of Labor. When the fair market value of any particular asset is
not available, the fiduciary is required to make a good faith
determination of that asset’s fair market value, assuming
an orderly liquidation at the time the determination is made. In
addition, a trustee or custodian of an IRA must provide an IRA
participant with a statement of the value of the IRA each year.
In discharging its obligation to value assets of a plan, a
fiduciary subject to ERISA must act consistently with the
relevant provisions of the plan and the general fiduciary
standards of ERISA.
Unless and until our shares are listed on a national securities
exchange, we do not expect that a public market for our shares
will develop. To date, neither the IRS nor the Department of
Labor has promulgated regulations specifying how a plan
fiduciary should determine the fair market value of shares when
the fair market value of such shares is not determined in the
marketplace. Until 18 months after the last offering of our
shares and prior to any listing of our shares on a national
securities exchange, we intend to use the offering price of
shares in our most recent offering as the estimated value of a
share of our common stock; provided, however, that if we have
sold properties or other assets and have made one or more
special distributions to stockholders of all or a portion of the
net proceeds from such sales, the estimated value of a share of
our common stock will be equal to the offering price of shares
in our most recent offering less the amount of net sale proceeds
per share that constitute a return of capital distributed to
investors as a result of such sales. Beginning 18 months
after the last offering of our shares and prior to any listing
of our shares on a national securities exchange, the estimated
value of our shares will be based on valuations of our
properties and other assets. These valuations will be prepared
by persons independent of us and our advisor.
IRA and
Keogh Investors
Although IRAs, Keogh plans and similar arrangements are not
subject to ERISA, they are subject to the provisions of
Section 4975 of the Internal Revenue Code, prohibiting
transactions with disqualified persons and investments and
transactions involving fiduciary conflicts. A prohibited
transaction or conflict of interest could arise if the fiduciary
making the decision to invest has a personal interest in or
affiliation with our company or any of its respective
affiliates. In the case of an IRA, a prohibited transaction or
conflict of interest that involves the beneficiary of the IRA
could result in disqualification of the IRA. A fiduciary for an
IRA who has any personal interest in or affiliation with our
company or any of its respective affiliates, should
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consult with his or her tax and legal advisors regarding the
impact such interest may have on an investment in our shares
with assets of the IRA.
Shares sold by us may be purchased or owned by investors who are
investing assets of their IRAs or Keogh plans. Our acceptance of
an investment by an IRA or Keogh plan should not be considered
to be a determination or representation by us or any of our
respective affiliates that such an investment is appropriate for
an IRA or Keogh plan. In consultation with its advisors, each
prospective IRA or Keogh plan investor should carefully consider
whether an investment in our company is appropriate for, and
permissible under, the terms of the governing documents.
Acceptance of subscriptions of any benefit plan is in no respect
a representation by us or any other party that such investment
meets the relevant legal requirements with respect to that plan
or that the investment is appropriate for such plan.
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PLAN OF
DISTRIBUTION
General
We are offering a maximum of $1,100,000,000 in shares of our
common stock in this offering, including $1,000,000,000 in
shares of our common stock (100,000,000 shares) initially
allocated to be offered in the primary offering and $100,000,000
in shares of our common stock (10,526,316 shares) initially
allocated to be offered pursuant to the distribution
reinvestment plan. Prior to the conclusion of this offering, if
any of the 10,526,316 shares of our common stock initially
allocated to the distribution reinvestment plan remain unsold
after meeting anticipated obligations under the distribution
reinvestment plan, we may decide to sell some or all of such
shares of common stock to the public in the primary offering.
Similarly, prior to the conclusion of this offering, if the
10,526,316 shares of our common stock initially allocated
to the distribution reinvestment plan have been purchased and we
anticipate additional demand for shares of common stock under
our distribution reinvestment plan, we may choose to reallocate
some or all of the 100,000,000 shares of our common stock
allocated to be offered in the primary offering to the
distribution reinvestment plan. Shares of our common stock in
the primary offering are being offered at $10.00 per share. Any
shares purchased pursuant to the distribution reinvestment plan
will be sold at $9.50 per share. We determined the offering
price for our shares arbitrarily. The price is unrelated to the
book value or net asset value of our shares of common stock or
to our expected operating income.
We are offering the shares of our common stock to the public on
a best efforts basis, which means generally that our dealer
manager and the participating broker-dealers described below
will be required to use only their best efforts to sell the
shares of our common stock, and they have no firm commitment or
obligation to purchase any shares of our common stock. Our
agreement with our dealer manager may be terminated by either
party upon 60 days’ written notice.
Subscriptions will be effective only upon our acceptance, and we
reserve the right to reject any subscription in whole or in part
for any or no reason. Subscriptions will be accepted or rejected
within 30 days of receipt by us, and if rejected, all funds
will be returned to subscribers without interest and without
deduction within 10 business days from the date the subscription
is rejected. We are not permitted to accept a subscription for
shares of our common stock until at least five business days
after the date you receive the final prospectus. Subject to
certain exceptions described in this prospectus, you must
initially invest at least $1,000 in shares of our common stock.
After investors have satisfied the minimum purchase requirement,
minimum additional purchases must be in increments of $100,
except for purchases made pursuant to our distribution
reinvestment plan, which are not subject to any minimum purchase
requirement.
Dealer
Manager and Participating Broker-Dealer Compensation and
Terms
Except as provided below, TNP Securities, our dealer manager,
will receive a sales commission of 7.0% of the gross proceeds
from the sale of shares of our common stock in the primary
offering. Our dealer manager will also receive 3.0% of the gross
proceeds from the sale of shares in the primary offering in the
form of a dealer manager fee as compensation for acting as our
dealer manager. Our dealer manager will not receive any sales
commission or dealer manager fee for shares sold pursuant to our
distribution reinvestment plan. We will also reimburse our
dealer manager for bona fide due diligence expenses
incurred by the dealer manger that are included in a detailed
and itemized invoice. Our advisor will receive reimbursement for
cumulative organization and offering expenses incurred by our
advisor such as legal, accounting, printing and other offering
expenses, including marketing, salaries and direct expenses of
its employees, employees of its affiliates and others while
engaged in registering and marketing the shares of our common
stock, which will include development of marketing materials and
marketing presentations, planning and participating in due
diligence, training seminars and educational seminars and
generally coordinating the marketing process for us. Any such
reimbursements will not exceed actual expenses incurred by the
advisor and will only be made to the extent that such
reimbursements would not cause the cumulative sales commission,
the dealer manager fee and other organization and offering
expenses borne by us to exceed 15.0% of gross offering proceeds
from the sale of shares in the primary offering as of the date
of reimbursement. Our advisor and its affiliates will be
responsible for the payment of our cumulative organization and
offering expenses, other than the sales
123
commission and our dealer manager fees, to the extent they
exceed 3.0% of the aggregate gross offering proceeds from the
sale of shares in the primary offering, without recourse against
or reimbursement by us. We will not pay referral or similar fees
to any accountants, attorneys or other persons in connection
with the distribution of the shares of our common stock.
Our dealer manager may authorize certain additional
broker-dealers who are members of FINRA to participate in
selling shares of our common stock to investors. Our dealer
manager may re-allow all or a portion of its sales commissions
from the sale of shares in the primary offering to such
participating broker-dealers with respect to shares of our
common stock sold by them. Our dealer manager, in its sole
discretion, may also re-allow to participating broker-dealers a
portion of its dealer manager fee for reimbursement of marketing
expenses. The maximum amount of reimbursements would be based on
such factors as the number of shares sold by participating
broker-dealers, the assistance of such participating
broker-dealers in marketing the offering and due diligence
expenses incurred.
To the extent permitted by law and our charter, we will
indemnify the dealer manager and participating broker-dealers,
against certain liabilities arising under the Securities Act and
certain liabilities arising from breaches of our representations
and warranties contained in our dealer manager agreement.
We will not pay any selling commissions in connection with the
sale of shares to investors whose contracts for investment
advisory and related brokerage services include a fixed or
“wrap” fee feature. Investors may agree with their
participating brokers to reduce the amount of selling
commissions payable with respect to the sale of their shares
down to zero (l) if the investor has engaged the services
of a registered investment advisor or other financial advisor
who will be paid compensation for investment advisory services
or other financial or investment advice or (2) if the
investor is investing through a bank trust account with respect
to which the investor has delegated the decision-making
authority for investments made through the account to a bank
trust department. The net proceeds to us will not be affected by
reducing the commissions payable in connection with such
transaction. All such sales must be made through registered
broker-dealers. Neither our dealer manager nor its affiliates
will directly or indirectly compensate any person engaged as an
investment advisor or a bank trust department by a potential
investor as an inducement for such investment advisor or bank
trust department to advise favorably for an investment in our
shares. In connection with the sale of shares to investors who
elect the “wrap fee” feature, the dealer manager may
pay service fees or other denominated fees on an annual basis to
the registered investment advisor or other financial advisor or
the company that sponsors the wrap account.
As required by the rules of FINRA, total underwriting
compensation will not exceed 10.0% of the gross proceeds from
shares sold in our primary offering. FINRA and many states also
limit our total organization and offering expenses, which
include underwriting compensation, reimbursement of bona
fide due diligence expenses and issuer expenses, to 15.0% of
the gross proceeds from shares sold in our primary offering. We
will reimburse our advisor for actual organization and offering
expenses incurred by our advisor, which such amount, including
underwriting compensation and reimbursement of due diligence
expenses, shall not exceed the 15.0% FINRA limitation:
|
|
|
|
|
|
|
Maximum
|
|
|
|
Percent of
|
|
|
|
Gross Offering
|
|
Expense
|
|
Proceeds
|
|
|
Sales commissions
|
|
|
7.0
|
%
|
Dealer manager fee
|
|
|
3.0
|
%
|
All other organization and offering expenses(1)
|
|
|
1.75
|
%
|
|
|
|
|
|
Total
|
|
|
11.75
|
%
|
|
|
|
|
|
|
|
|
(1) |
|
Other organization and offering expenses include all expenses
(other than sales commission and the dealer manager fee) to be
paid by us in connection with the offering, including our legal,
accounting, printing, mailing and filing fees, charges of our
escrow holder and transfer agent, charges of our advisor for
administrative services related to the issuance of shares in the
offering, reimbursement of bona fide due diligence |
124
|
|
|
|
|
expenses of broker-dealers, reimbursement of our advisor for
costs in connection with preparing supplemental sales materials,
the cost of bona fide training and education meetings
held by us (primarily the travel, meal and lodging costs of
registered representatives of broker-dealers), attendance and
sponsorship fees and cost reimbursement for employees of our
affiliates to attend retail seminars conducted by broker-dealers
and, in special cases, reimbursement to participating
broker-dealers for technology costs associated with the
offering, costs and expenses related to such technology costs,
and costs and expenses associated with facilitation of the
marketing of our shares of common stock and the ownership of our
shares of common stock by such broker-dealer’s customers.
Our advisor will be responsible for the payment of our
cumulative other organization and offering expenses, to the
extent they exceed 3.0% of the aggregate gross offering
proceeds, or $30,000,000, from the sale of shares of our common
stock sold in the primary offering without recourse against or
reimbursement by us. |
Volume
Discounts
In connection with sales of over $500,000 or more to a
qualifying purchaser (as defined below), a participating
broker-dealer may offer such qualifying purchaser a volume
discount by reducing the amount of its sales commissions. Such
reduction would be credited to the qualifying purchaser by
reducing the total purchase price of the shares payable by the
qualifying purchaser.
Assuming a public offering price of $10.00 per share, the
following table illustrates the various discount levels that may
be offered to qualifying purchasers by participating
broker-dealers for shares purchased in the primary offering:
Commissions
on Sales per Incremental Share in Volume Discount
Range
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Purchase
|
|
|
Percentage
|
|
|
|
|
|
|
|
|
|
|
|
|
Price per
|
|
|
(Based
|
|
|
|
|
|
Dealer
|
|
|
Net
|
|
Dollar Volume of
|
|
Share to
|
|
|
on $10.00/
|
|
|
Amount
|
|
|
Manager Fee
|
|
|
Proceeds
|
|
Shares Purchased
|
|
Investor
|
|
|
Share)
|
|
|
per Share
|
|
|
per Share
|
|
|
per Share
|
|
|
$500,000 or less
|
|
$
|
10.00
|
|
|
|
7.0
|
%
|
|
$
|
0.70
|
|
|
$
|
0.30
|
|
|
$
|
9.00
|
|
$500,001-$1,000,000
|
|
$
|
9.90
|
|
|
|
6.0
|
%
|
|
$
|
0.60
|
|
|
$
|
0.30
|
|
|
$
|
9.00
|
|
$1,000,001-$2,000,000
|
|
$
|
9.80
|
|
|
|
5.0
|
%
|
|
$
|
0.50
|
|
|
$
|
0.30
|
|
|
$
|
9.00
|
|
$2,000,001-$3,000,000
|
|
$
|
9.70
|
|
|
|
4.0
|
%
|
|
$
|
0.40
|
|
|
$
|
0.30
|
|
|
$
|
9.00
|
|
$3,000,001-$5,000,000
|
|
$
|
9.60
|
|
|
|
3.0
|
%
|
|
$
|
0.30
|
|
|
$
|
0.30
|
|
|
$
|
9.00
|
|
Over $5,000,001
|
|
$
|
9.50
|
|
|
|
2.0
|
%
|
|
$
|
0.02
|
|
|
$
|
0.30
|
|
|
$
|
9.00
|
|
Subscriptions may be combined for the purpose of determining the
volume discounts in the case of subscriptions made by any
qualifying purchaser, provided all such shares are purchased
through the same broker-dealer. The volume discount shall be
prorated among the separate subscribers considered to be a
single qualifying purchaser. Any request to combine more than
one subscription must be made in writing submitted
simultaneously with your subscription for shares, and must set
forth the basis for such request. Any such request will be
subject to verification by the dealer manager that all of such
subscriptions were made by a single qualifying purchaser.
For the purposes of such volume discounts, the term
“qualifying purchaser” includes:
|
|
|
|
•
|
An individual, his or her spouse and their children under the
age of 21 who purchase the shares for his, her or their own
accounts;
|
|
|
•
|
A corporation, partnership, association, joint-stock company,
trust fund or any organized group of persons, whether
incorporated or not;
|
|
|
•
|
An employees’ trust, pension, profit sharing or other
employee benefit plan qualified under Section 401(a) of the
Internal Revenue Code; and
|
|
|
•
|
All commingled trust funds maintained by a given bank.
|
125
Notwithstanding the above, in connection with volume sales,
investors who would not constitute a single
“purchaser” may request in writing to aggregate
subscriptions as part of a combined order for purposes of
determining the number of shares purchased, provided that any
aggregate group of subscriptions must be received from the same
participating broker-dealer, including the dealer manager. Any
such reduction in selling commission will be prorated among the
separate subscribers.
Because all investors will be paid the same distributions per
share as other investors, an investor qualifying for a volume
discount will receive a higher percentage return on his or her
investment than investors who do not qualify for such discount.
Investors should ask their broker-dealer about the opportunity
to receive volume discounts by either qualifying as a qualifying
purchaser or by having their subscription(s) aggregated with the
subscriptions of other investors, as described above.
Other
Discounts
Our executive officers and directors, as well as officers and
employees of our advisor and our advisor’s affiliates may,
at their option, purchase shares offered hereby at the public
offering price, net of the selling commissions and the dealer
manager fee, or a purchase price of $9.00 per share, in which
case they have advised us that they would expect to hold such
shares as stockholders for investment and not for distribution.
Additionally, our dealer manager has agreed to sell up to 5.0%
of the shares offered hereby in our primary offering to persons
to be identified by us at a discount from the public offering
price. We intend to use this program to sell shares to certain
investors identified by us, including investors who have a prior
business relationship with our sponsor, such as real estate
brokers, joint venture partners and their employees, title
insurance company executives, surveyors, attorneys and similar
individuals. In each case, the amount of net proceeds to us will
not be affected by reducing or eliminating the sales commissions
and the dealer manager fee payable in connection with such sales.
Certain institutional investors and our affiliates may also
agree with a participating broker-dealer selling shares of our
common stock (or with our dealer manager) to reduce or eliminate
the sales commission. The amount of net proceeds to us will not
be affected by reducing or eliminating commissions payable in
connection with sales to such institutional investors and
affiliates.
IRA Fee
Arrangement
We have entered into a special arrangement with Community
National Bank, or CNB, whereby we have agreed to pay the IRA
custodial fee for the first calendar year for any investor who
purchases $5,000 or more in shares of our common stock through
an IRA established with CNB. In addition, the IRA account owner
will be responsible for any supplemental or special services
related to the IRA provided by CNB and any fees that may apply
as a result of any additional investments (other than shares of
our common stock) made through the IRA and for all custodial
fees incurred after the first calendar year.
126
SUPPLEMENTAL
SALES MATERIAL
In addition to this prospectus, we may utilize certain sales
material in connection with the offering of shares of our common
stock, although only when accompanied by or preceded by the
delivery of this prospectus. In certain jurisdictions, some or
all of such sales material may not be available. This material
may include information relating to this offering, the past
performance of our sponsor and its affiliates, property
brochures and articles and publications concerning real estate.
In addition, the sales material may contain certain quotes from
various publications without obtaining the consent of the author
or the publication for use of the quoted material in the sales
material.
The offering of shares of our common stock is made only by means
of this prospectus. Although the information contained in such
sales material will not conflict with any of the information
contained in this prospectus, such material does not purport to
be complete, and should not be considered a part of this
prospectus or the registration statement of which this
prospectus is a part, or as incorporated by reference in this
prospectus or said registration statement or as forming the
basis of the offering of the shares of our common stock.
LEGAL
MATTERS
The legality of the shares of our common stock being offered
hereby has been passed upon for us by Venable LLP. The
statements relating to certain federal income tax matters under
the caption “Material U.S. Federal Income Tax
Considerations” have been reviewed by and our
qualifications as a REIT for federal income tax purposes has
been passed upon by Alston & Bird LLP, Atlanta,
Georgia.
ADDITIONAL
INFORMATION
We have filed with the SEC a registration statement under the
Securities Act on
Form S-11
regarding this offering. This prospectus, which is part of the
registration statement, does not contain all the information set
forth in the registration statement and the exhibits related
thereto filed with the SEC, reference to which is hereby made.
As a result of the effectiveness of the registration statement,
we are subject to the informational reporting requirements of
the Exchange Act, and under the Exchange Act, we will file
reports, proxy statements and other information with the SEC.
You may read and copy the registration statement, the related
exhibits and the reports, proxy statements and other information
we file with the SEC at the SEC’s public reference
facilities maintained by the SEC at 100 F Street,
N.E., Washington, DC 20549. You can also request copies of those
documents, upon payment of a duplicating fee, by writing to the
SEC. Please call the SEC at
1-800-SEC-0330
for further information regarding the operation of the public
reference rooms. The SEC also maintains an internet site that
contains reports, proxy and information statements and other
information regarding issuers that file with the SEC. The
site’s Internet address is www.sec.gov.
You may also request a copy of these filings at no cost, by
writing or telephoning us at:
1900 Main Street
Suite 700
Irvine, California 92614
Attn: Investor Services
(949) 833-8252
Within 120 days after the end of each fiscal year we will
provide to our stockholders of record an annual report. The
annual report will contain audited financial statements and
certain other financial and narrative information that we are
required to provide to stockholders.
We also maintain a website at www.tnpreit.com, where
there may be additional information about our business, but the
contents of that site are not incorporated by reference in or
otherwise a part of this prospectus.
127
APPENDIX A:
PRIOR PERFORMANCE TABLES OF THOMPSON NATIONAL PROPERTIES,
LLC
The following prior performance tables provide information
relating to the real estate investment programs sponsored by
Thompson National Properties, LLC and its affiliates,
collectively referred to herein as “TNP prior real estate
programs.” These programs were not prior programs of TNP
Strategic Retail Trust, Inc. Thompson National Properties and
its affiliates provide commercial real estate services, which
focus on identifying and developing institutional quality real
estate products and programs for individual and institutional
investors. Each individual TNP prior real estate program has its
own specific investment objectives; however, the general
investment objectives common to all TNP prior real estate
programs include providing investors with (1) exposure to
investment in real estate as an asset class and (2) current
income. Accordingly, each of the TNP prior real estate programs
has similar investment objectives to those of TNP Strategic
Retail Trust, Inc.
This information should be read together with the summary
information included in the “Prior Performance
Summary” section of this prospectus.
INVESTORS SHOULD NOT CONSTRUE INCLUSION OF THE FOLLOWING TABLES
AS IMPLYING, IN ANY MANNER, THAT WE WILL HAVE RESULTS COMPARABLE
TO THOSE REFLECTED IN SUCH TABLES. DISTRIBUTABLE CASH FLOW,
FEDERAL INCOME TAX DEDUCTIONS OR OTHER FACTORS COULD BE
SUBSTANTIALLY DIFFERENT. INVESTORS SHOULD NOTE THAT, BY
ACQUIRING OUR SHARES, THEY WILL NOT BE ACQUIRING ANY INTEREST IN
ANY PRIOR PROGRAM.
Description
of the Tables
All information contained in the Table in this Appendix A
is as of December 31, 2009.
Table II, which includes information regarding compensation paid
to the sponsor in connection with the TNP prior programs, is
included herein.
Table V, which includes information on the sale or disposition
of properties in connection with the TNP prior programs, is
included herein.
Tables I and III have been omitted since none of the TNP
prior programs have closed. Table IV has been omitted since
none of the TNP prior programs have been liquidated.
Additional information relating to the acquisition of properties
by TNP prior programs is contained in Table VI, which is
included in Part II of the registration statement which TNP
Strategic Retail Trust, Inc. has filed with the Securities and
Exchange Commission of which this prospectus is a part. Copies
of Table VI will be provided to prospective investors at no
charge upon request.
A-1
TABLE
II
COMPENSATION
TO SPONSOR
(UNAUDITED)
Table II provides a summary of the amount and type of
compensation paid to Thompson National Properties and affiliates
related to TNP prior programs. The information is presented on
an aggregate basis as of December 31, 2009.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Bruin Fund, L.P.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(Oakwood &
|
|
|
TNP Vulture
|
|
|
2008 Participating
|
|
|
TNP 6700 Santa
|
|
|
Thompson/Morgan
|
|
|
|
|
|
|
One Lee Park)
|
|
|
Fund VIII, LLC
|
|
|
Notes Program, LLC
|
|
|
Monica Blvd., DST
|
|
|
Baton Rouge I, DST
|
|
|
Total
|
|
|
Date Offering Commenced
|
|
|
5/9/2008
|
|
|
|
6/23/2008
|
|
|
|
12/9/2008
|
|
|
|
4/2/2009
|
|
|
|
6/11/2009
|
|
|
|
|
|
Dollar Amount Raised
|
|
$
|
3,950,000
|
|
|
$
|
9,932,013
|
|
|
$
|
19,350,374
|
|
|
$
|
9,763,931
|
|
|
$
|
13,268,530
|
|
|
$
|
56,264,847
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Amount Paid to Sponsor from Proceeds of Offering
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Underwriting Fees
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Acquisition Fees
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Real Estate Commissions
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Acquisition Fees
|
|
$
|
250,000
|
|
|
$
|
110,250
|
|
|
$
|
387,687
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
747,937
|
|
Other—Organizational and Offering
|
|
$
|
—
|
|
|
$
|
43,526
|
|
|
$
|
—
|
|
|
$
|
213,679
|
|
|
$
|
—
|
|
|
$
|
257,204
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total Amount Paid to Sponsor
|
|
$
|
250,000
|
|
|
$
|
153,776
|
|
|
$
|
387,687
|
|
|
$
|
213,679
|
|
|
$
|
—
|
|
|
$
|
1,005,141
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Dollar Amount of Cash Generated from Operations Before Deducting
Payments to Sponsor
|
|
$
|
1,957,290
|
|
|
$
|
1,373,454
|
|
|
$
|
800,750
|
|
|
$
|
3,390,838
|
|
|
$
|
—
|
|
|
$
|
7,522,333
|
|
Amount Paid to Sponsor from Operations:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Property Management Fees
|
|
$
|
66,811
|
|
|
$
|
38,153
|
|
|
$
|
35,749
|
|
|
$
|
41,174
|
|
|
$
|
—
|
|
|
$
|
181,886
|
|
Asset Management Fees
|
|
$
|
34,333
|
|
|
$
|
219,431
|
|
|
$
|
114,452
|
|
|
$
|
47,906
|
|
|
$
|
—
|
|
|
$
|
416,123
|
|
Reimbursements
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Leasing Commissions
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Other
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Dollar Amount of Property Sales and Refinancing Before Deduction
Payments to Sponsor:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Notes
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Amount Paid to Sponsor from Property Sales and Refinancing:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Real Estate Commissions
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Incentive Fees
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Other
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
A-2
TABLE
V
SALE OR DISPOSITION OF PROPERTIES
This Table sets forth summary information on the results of the
sale or disposals of properties since December 31, 2006 by
TNP prior programs. All figures are through December 31,
2009.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cost of Properties Including Closing and Soft Costs
|
|
|
Excess (Deficiency)
|
|
|
|
|
|
|
|
|
|
Selling Price, Net of Closing Costs and GAAP Adjustments
|
|
|
|
|
|
Total
|
|
|
|
|
|
of Property
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Purchase Money
|
|
|
Adjustments
|
|
|
|
|
|
|
|
|
Acquisition
|
|
|
|
|
|
Operating Cash
|
|
|
|
|
|
|
|
|
|
Cash Received
|
|
|
Mortgage
|
|
|
Mortgage Taken
|
|
|
Resulting From
|
|
|
|
|
|
Original
|
|
|
Cost, Closing
|
|
|
|
|
|
Receipts Over
|
|
|
|
Date
|
|
|
|
|
|
Net of
|
|
|
Balance at
|
|
|
Back By
|
|
|
Application of
|
|
|
|
|
|
Mortgage
|
|
|
and Soft
|
|
|
|
|
|
Cash
|
|
Property
|
|
Acquired
|
|
|
Date of Sale(1)
|
|
|
Closing Costs
|
|
|
Time of Sale
|
|
|
Program(2)
|
|
|
GAAP
|
|
|
Total(3)
|
|
|
Financing
|
|
|
Cost
|
|
|
Total
|
|
|
Expenditures Total
|
|
|
VF CARSON LLC
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
302 E. Carson
|
|
|
10/3/2008
|
|
|
|
12/19/2008
|
|
|
$
|
5,000,000
|
|
|
$
|
11,074,095
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
5,000,000
|
|
|
$
|
11,074,095
|
|
|
$
|
10,826,742
|
|
|
$
|
21,900,837
|
|
|
$
|
(227,625
|
)
|
Notes to
Table V
|
|
|
(1) |
|
Sale of 45.47% interest of VF Carson, LLC by TNP Vulture
Fund VIII, LLC to TNP SLI Green Building Fund, LP, an
affiliate of Thompson National Properties, LLC. [TNP Vulture
Fund VIII, LLC continues to hold a 54.53% interest in VF
Carson LLC.] |
|
(2) |
|
No purchase money mortgages were taken back by the program. |
|
(3) |
|
This represents the amount of cash that TNP Vulture
Fund VIII, LLC received from the sale of the 45.47%
interest in VF Carson LLC. |
A-3
APPENDIX
B:
PRIOR PERFORMANCE TABLES OF TRIPLE NET PROPERTIES, LLC
The information included in this Appendix B with respect
to the prior real estate programs sponsored by Triple Net
Properties, LLC, or Triple Net, and its affiliates,
collectively, Triple Net Group, has been obtained solely from
public information filed with the SEC by Triple Net Group which
included prior performance information through December 31,
2006. These prior real estate programs are referred to herein as
the “Triple Net prior programs.” This information is
being provided pursuant to Guide 5, “Preparation of
Registration Statements Relating to Interests in Real Estate
Limited Partnerships” and solely because
Anthony W. Thompson, Chairman of the Board and Chief
Executive Officer of TNP Strategic Retail Trust, Inc., was
Chairman and Chief Executive Officer of Triple Net from 1998 to
2006. Jack R. Maurer, our Vice Chairman and President, served as
Senior Vice President—Office of the Chairman of Triple Net
during the same period. TNP Strategic Retail Trust, Inc. and its
management is not affiliated with Triple Net. TNP Strategic
Retail Trust, Inc. cannot guarantee the accuracy of the
information in this Appendix B.
The following tables provide information relating to real estate
investment and notes programs sponsored by Triple Net Group,
through December 31, 2006. From inception through
December 31, 2006, Triple Net Group served as advisor,
sponsor or manager of 165 real estate investment programs,
consisting of six public programs required to file public
reports with the SEC and 159 private real estate investment
programs that have no public reporting requirements. The
investment objectives of the public reporting companies
sponsored by Triple Net, or the Triple Net public programs,
include the acquisition and operation of commercial properties;
the provision of stable cash flow available for distribution to
stockholders; preservation and protection of capital; and the
realization of capital appreciation upon the ultimate sale of
properties.
The majority of the private real estate programs sponsored by
Triple Net Group, or the Triple Net private programs, had as
their primary investment objective to preserve investor’s
capital investment, realize income through the acquisition,
appreciation and sale of interests in real property, make
monthly distributions to the investors and profitably sell the
real property investment.
The following tables are included herein:
Table III—Annual Operating Results of Prior Programs
(Unaudited)
Table IV—Results of Completed Programs (Unaudited)
Triple Net Group presents the data in Table III for each
program on either a “GAAP basis” or an “income
tax basis” depending on the reporting requirements of the
particular program. In compliance with the SEC reporting
requirements, the Table III presentation of Revenues,
Expenses and Net Income for the Triple Net public programs has
been prepared and presented by Triple Net Group in conformity
with accounting principles generally accepted in the Unites
States of America, or GAAP, which incorporate accrual basis
accounting. Triple Net Group presents Table III for all
Triple Net private programs on an income tax basis (which can in
turn be presented on either a cash basis or accrual basis),
specifically, the Triple Net private programs are presented on a
cash basis except for Western Real Estate Investment, Inc. and
the four notes programs, which are presented on an accrual
basis, as the only applicable reporting requirement is for the
year-end tax information provided to each investor. The
Table III data for all other Triple Net private programs
(which are generally formed using limited liability companies,
or LLCs) are prepared and presented by Triple Net Group in
accordance with the cash method of accounting for income tax
purposes. This is because most, if not all, of the investors in
these Triple Net private programs are individuals required to
report to the Internal Revenue Service using the cash method of
accounting for income tax purposes, and the LLCs are required to
report on this basis when more than 50% of their investors are
taxpayers that report using the cash method of accounting for
income tax purposes. When GAAP-basis affiliates invest in a
Triple Net private program, the ownership presentation in the
tables is made in accordance with the cash method of accounting
for income tax purposes. This presentation is made for
consistency and to present results meaningful to the typical
individual investor that invests in an LLC.
While SEC rules and regulations allow Triple Net Group to record
and report results for its private programs on an income tax
basis, investors should understand that the results of these
private programs may be different if they were reported on a
GAAP basis. Some of the major differences between GAAP
accounting
B-1
and income tax accounting (and, where applicable, between cash
basis and accrual basis income tax accounting) that impact the
accounting for investments in real estate are described in the
following paragraphs:
|
|
|
|
•
|
The primary difference between the cash methods of accounting
and accrual methods (both GAAP and the accrual method of
accounting for income tax purposes) is that the cash method of
accounting generally reports income when received and expenses
when paid while the accrual method generally requires income to
be recorded when earned and expenses recognized when incurred.
|
|
|
•
|
GAAP requires that, when reporting lease revenue, the minimum
annual rental revenue be recognized on a straight-line basis
over the term of the related lease, whereas the cash method of
accounting for income tax purposes requires recognition of
income when cash payments are actually received from tenants,
and the accrual method of accounting for income tax purposes
requires recognition of income when the income is earned
pursuant to the lease contract.
|
|
|
•
|
GAAP requires that when an asset is considered held for sale,
depreciation ceases to be recognized on that asset, whereas for
income tax purposes, depreciation continues until the asset
either is sold or is no longer in service.
|
|
|
•
|
GAAP requires that when a building is purchased certain
intangible assets and liabilities (such as above-and
below-market leases, tenant relationships and in-place lease
costs) are allocated separately from the building and are
amortized over significantly shorter lives than the depreciation
recognized on the building. These intangible assets and
liabilities are not recognized for income tax purposes and are
not allocated separately from the building for purposes of tax
depreciation.
|
|
|
•
|
GAAP requires that an asset is considered impaired when the
carrying amount of the asset is greater than the sum of the
future undiscounted cash flows expected to be generated by the
asset, and an impairment loss must then be recognized to
decrease the value of the asset to its fair value. For income
tax purposes, losses are generally not recognized until the
asset has been sold to an unrelated party or otherwise disposed
of in an arm’s length transaction.
|
B-2
TABLE III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR (UNAUDITED)
PUBLIC PROGRAMS
G REIT, INC.
Table III presents operating results for programs which
have closed their offerings during each of the five years ended
December 31, 2006. The information contained in this
table has been obtained solely from public information of Triple
Net and its affiliates filed with the SEC. TNP Strategic Retail
Trust, Inc. and its affiliates cannot guarantee the accuracy of
the information in this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Year Ended December 31,
|
|
|
|
2005(4)
|
|
|
2004
|
|
|
2003
|
|
|
2002
|
|
|
Total
|
|
|
Gross Revenues
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Profit on Sale of Properties
|
|
|
10,682,000
|
|
|
|
980,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
11,662,000
|
|
Interest, Dividends & Other Income
|
|
|
445,000
|
|
|
|
332,000
|
|
|
|
117,000
|
|
|
|
17,000
|
|
|
|
911,000
|
|
Gain on Sale of Marketable Securities
|
|
|
440,000
|
|
|
|
251,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
691,000
|
|
Equity in Earnings (Loss) of Unconsolidated Real Estate
|
|
|
1,337,000
|
|
|
|
(604,000
|
)
|
|
|
204,000
|
|
|
|
—
|
|
|
|
937,000
|
|
Income (Loss) from Discontinued Operations
|
|
|
(4,215,000
|
)
|
|
|
1,225,000
|
|
|
|
1,337,000
|
|
|
|
166,000
|
|
|
|
(1,487,000
|
)
|
Less: Operating Expenses
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
General and Administrative Expenses
|
|
|
4,006,000
|
|
|
|
2,419,000
|
|
|
|
1,287,000
|
|
|
|
142,000
|
|
|
|
7,854,000
|
|
Interest Expense(1)
|
|
|
2,054,000
|
|
|
|
1,243,000
|
|
|
|
293,000
|
|
|
|
15,000
|
|
|
|
3,605,000
|
|
Depreciation & Amortization
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Minority Interest
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Income Taxes
|
|
|
—
|
|
|
|
398,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
398,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Income (Loss)—GAAP Basis
|
|
$
|
2,629,000
|
|
|
$
|
(1,876,000
|
)
|
|
$
|
78,000
|
|
|
$
|
26,000
|
|
|
$
|
857,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Taxable Income (Loss) From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operations
|
|
|
2,511,000
|
|
|
|
11,273,000
|
|
|
|
1,083,000
|
|
|
|
(16,000
|
)
|
|
|
14,851,000
|
|
Gain on Sale
|
|
|
11,963,000
|
|
|
|
251,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
12,214,000
|
|
Cash Generated From (Used By):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Activities
|
|
|
19,697,000
|
|
|
|
39,905,000
|
|
|
|
7,878,000
|
|
|
|
(609,000
|
)
|
|
|
66,871,000
|
|
Investing Activities
|
|
|
80,432,000
|
|
|
|
(563,218,000
|
)
|
|
|
(291,418,000
|
)
|
|
|
(26,101,000
|
)
|
|
|
(800,305,000
|
)
|
Financing Activities(2)
|
|
|
(76,789,000
|
)
|
|
|
552,058,000
|
|
|
|
296,053,000
|
|
|
|
35,259,000
|
|
|
|
806,581,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From (Used By) Operations, Investing &
Financing
|
|
|
23,340,000
|
|
|
|
28,745,000
|
|
|
|
12,513,000
|
|
|
|
8,549,000
|
|
|
|
73,147,000
|
|
Less: Cash Distributions From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Activities—to Investors
|
|
|
19,023,000
|
|
|
|
26,335,000
|
|
|
|
5,285,000
|
|
|
|
—
|
|
|
|
50,643,000
|
|
Operating Activities—to Minority Interest
|
|
|
674,000
|
|
|
|
376,000
|
|
|
|
74,000
|
|
|
|
—
|
|
|
|
1,124,000
|
|
Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Other (return of capital)
|
|
|
13,865,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
170,000
|
|
|
|
14,035,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions
|
|
|
(10,222,000
|
)
|
|
|
2,034,000
|
|
|
|
7,154,000
|
|
|
|
8,379,000
|
|
|
|
7,345,000
|
|
Less: Special Items (not including Sales & Refinancing)
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions and Special
Items
|
|
$
|
(10,222,000
|
)
|
|
$
|
2,034,000
|
|
|
$
|
7,154,000
|
|
|
$
|
8,379,000
|
|
|
$
|
7,345,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
B-3
TABLE III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR
(UNAUDITED)—(Continued)
PUBLIC PROGRAMS
G REIT, INC.
The information contained in this table has been obtained
solely from public information of Triple Net and its affiliates
filed with the SEC. TNP Strategic Retail Trust, Inc. and its
affiliates cannot guarantee the accuracy of the information in
this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Year Ended December 31,
|
|
|
2005(4)
|
|
2004
|
|
2003
|
|
2002
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Ordinary Income (Loss)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— from operations
|
|
$
|
5.72
|
|
|
$
|
30.19
|
|
|
$
|
13.14
|
|
|
$
|
(3.95
|
)
|
— from recapture
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Capital Gain (Loss)
|
|
|
27.27
|
|
|
|
0.67
|
|
|
|
—
|
|
|
|
—
|
|
Cash Distributions to Investors(3)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sources (on GAAP basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Operating Activities
|
|
|
43.37
|
|
|
|
70.54
|
|
|
|
64.12
|
|
|
|
—
|
|
— Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Other (Return of Capital)
|
|
|
31.61
|
|
|
|
—
|
|
|
|
—
|
|
|
|
41.98
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Operations
|
|
|
43.37
|
|
|
|
70.54
|
|
|
|
64.12
|
|
|
|
—
|
|
— Other (Return of Capital)
|
|
$
|
31.61
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
41.98
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Notes:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) Includes amortization of deferred financing costs.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(2) Includes proceeds from issuance of common
stock—net.
|
|
$
|
—
|
|
|
$
|
236,109,000
|
|
|
$
|
138,305,000
|
|
|
$
|
18,604,000
|
|
(3) Cash Distributions per $1,000 invested excludes
distributions to minority interests.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(4) The program adopted the liquidation basis of accounting
as of December 31, 2005 and for all subsequent periods.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
B-4
TABLE III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR (UNAUDITED)
PUBLIC PROGRAMS
T REIT, INC.
Table III presents operating results for programs which
have closed their offerings during the five years ended
December 31, 2006. The information contained in this
table has been obtained solely from public information of Triple
Net and its affiliates filed with the SEC. TNP Strategic Retail
Trust, Inc. and its affiliates cannot guarantee the accuracy of
the information in this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Period from
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
January 1, 2005
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
through
|
|
|
Year Ended December 31,
|
|
|
|
|
|
|
June 30, 2005(4)
|
|
|
2004
|
|
|
2003
|
|
|
2002
|
|
|
Total
|
|
|
Gross Revenues
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Profit on Sale of Properties
|
|
|
191,000
|
|
|
|
2,466,000
|
|
|
|
2,614,000
|
|
|
|
213,000
|
|
|
|
5,484,000
|
|
Interest, Dividends & Other Income
|
|
|
285,000
|
|
|
|
622,000
|
|
|
|
181,000
|
|
|
|
281,000
|
|
|
|
1,369,000
|
|
Gain on Sale of Marketable Securities
|
|
|
126,000
|
|
|
|
109,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
235,000
|
|
Equity in Earnings (Loss) of Unconsolidated Real Estate
|
|
|
787,000
|
|
|
|
581,000
|
|
|
|
1,160,000
|
|
|
|
1,126,000
|
|
|
|
3,654,000
|
|
Income (Loss) from Discontinued Operations
|
|
|
(272,000
|
)
|
|
|
31,000
|
|
|
|
1,076,000
|
|
|
|
1,241,000
|
|
|
|
2,076,000
|
|
Less: Operating Expenses
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
General and Administrative Expenses
|
|
|
1,013,000
|
|
|
|
1,213,000
|
|
|
|
792,000
|
|
|
|
558,000
|
|
|
|
3,576,000
|
|
Interest Expense(1)
|
|
|
44,000
|
|
|
|
52,000
|
|
|
|
50,000
|
|
|
|
10,000
|
|
|
|
156,000
|
|
Depreciation & Amortization
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Minority Interest
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Income Taxes
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Income (Loss)—GAAP Basis
|
|
$
|
60,000
|
|
|
$
|
2,544,000
|
|
|
$
|
4,189,000
|
|
|
$
|
2,293,000
|
|
|
$
|
9,086,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Taxable Income (Loss) From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operations
|
|
|
157,000
|
|
|
|
1,197,000
|
|
|
|
(1,100,000
|
)
|
|
|
(683,000
|
)
|
|
|
(429,000
|
)
|
Gain on Sale
|
|
|
614,000
|
|
|
|
2,545,000
|
|
|
|
2,547,000
|
|
|
|
284,000
|
|
|
|
5,990,000
|
|
Cash Generated From (Used By):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Activities
|
|
|
883,000
|
|
|
|
3,590,000
|
|
|
|
2,950,000
|
|
|
|
2,290,000
|
|
|
|
9,713,000
|
|
Investing Activities
|
|
|
249,000
|
|
|
|
(14,333,000
|
)
|
|
|
2,517,000
|
|
|
|
(19,279,000
|
)
|
|
|
(30,846,000
|
)
|
Financing Activities(2)
|
|
|
(120,000
|
)
|
|
|
9,731,000
|
|
|
|
4,439,000
|
|
|
|
22,334,000
|
|
|
|
36,384,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From (Used By) Operations, Investing &
Financing
|
|
|
1,012,000
|
|
|
|
(1,012,000
|
)
|
|
|
9,906,000
|
|
|
|
5,345,000
|
|
|
|
15,251,000
|
|
Less: Cash Distributions From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Activities—to Investors
|
|
|
792,000
|
|
|
|
3,438,000
|
|
|
|
2,950,000
|
|
|
|
2,290,000
|
|
|
|
9,470,000
|
|
Operating Activities—to Minority Interest
|
|
|
91,000
|
|
|
|
152,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
243,000
|
|
Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Other (return of capital)
|
|
|
1,118,000
|
|
|
|
358,000
|
|
|
|
896,000
|
|
|
|
573,000
|
|
|
|
2,945,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions
|
|
|
(989,000
|
)
|
|
|
(4,960,000
|
)
|
|
|
6,060,000
|
|
|
|
2,482,000
|
|
|
|
2,593,000
|
|
Less: Special Items (not including Sales & Refinancing)
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions and Special
Items
|
|
$
|
(989,000
|
)
|
|
$
|
(4,960,000
|
)
|
|
$
|
6,060,000
|
|
|
$
|
2,482,000
|
|
|
$
|
2,593,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
B-5
TABLE III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR
(UNAUDITED)—(Continued)
PUBLIC PROGRAMS
T REIT, INC.
The information contained in this table has been obtained
solely from public information of Triple Net and its affiliates
filed with the SEC. TNP Strategic Retail Trust, Inc. and its
affiliates cannot guarantee the accuracy of the information in
this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Period from
|
|
|
|
|
|
|
|
|
January 1, 2005
|
|
|
|
|
|
|
|
|
through
|
|
Year Ended December 31,
|
|
|
June 30, 2005(4)
|
|
2004
|
|
2003
|
|
2002
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Ordinary Income (Loss)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— from operations
|
|
$
|
3.41
|
|
|
$
|
25.85
|
|
|
$
|
(23.52
|
)
|
|
$
|
(17.02
|
)
|
— from recapture
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Capital Gain (Loss)
|
|
|
13.33
|
|
|
|
54.97
|
|
|
|
54.47
|
|
|
|
7.08
|
|
Cash Distributions to Investors(3)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sources (on GAAP basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Operating Activities
|
|
|
17.20
|
|
|
|
74.25
|
|
|
|
63.09
|
|
|
|
57.06
|
|
— Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Other (Return of Capital)
|
|
|
24.28
|
|
|
|
7.73
|
|
|
|
19.16
|
|
|
|
14.28
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Operations
|
|
|
17.20
|
|
|
|
74.25
|
|
|
|
63.09
|
|
|
|
57.06
|
|
— Other (Return of Capital)
|
|
$
|
24.28
|
|
|
$
|
7.73
|
|
|
$
|
19.16
|
|
|
$
|
14.28
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Notes:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) Includes amortization of deferred financing costs.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(2) Includes proceeds from issuance of common stock—net
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
19,343,000
|
|
(3) Cash Distributions per $1,000 invested excludes
distributions to minority interests.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(4) The program adopted the liquidation basis of accounting
as of June 30, 2005 and for all subsequent periods.
However, the taxable income numbers are for the period from
January 1, 2005 through July 28, 2005, the date the
plan of liquidation was formally approved.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
B-6
TABLE III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR (UNAUDITED)
PUBLIC PROGRAMS
NNN 2003 VALUE FUND, LLC
Table III presents operating results for programs which
have closed their offerings during the five years ended
December 31, 2006. The information contained in this
table has been obtained solely from public information of Triple
Net and its affiliates filed with the SEC. TNP Strategic Retail
Trust, Inc. and its affiliates cannot guarantee the accuracy of
the information in this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Period from June 19, 2003
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(Date of Inception)
|
|
|
|
|
|
|
Year Ended December 31,
|
|
|
through
|
|
|
|
|
|
|
2006
|
|
|
2005
|
|
|
2004
|
|
|
December 31, 2003
|
|
|
Total
|
|
|
Gross Revenues
|
|
$
|
3,742,000
|
|
|
$
|
1,262,000
|
|
|
$
|
653,000
|
|
|
$
|
—
|
|
|
$
|
5,657,000
|
|
Profit on Sale of Properties
|
|
|
7,056,000
|
|
|
|
5,802,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
12,858,000
|
|
Interest, Dividends & Other Income
|
|
|
527,000
|
|
|
|
416,000
|
|
|
|
86,000
|
|
|
|
3,000
|
|
|
|
1,032,000
|
|
Gain on Sale of Marketable Securities
|
|
|
134,000
|
|
|
|
344,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
478,000
|
|
Equity in Earnings (Loss) of Unconsolidated Real Estate
|
|
|
(1,139,000
|
)
|
|
|
2,510,000
|
|
|
|
(682,000
|
)
|
|
|
(132,000
|
)
|
|
|
557,000
|
|
Income (Loss) from Discontinued Operations
|
|
|
(1,314,000
|
)
|
|
|
670,000
|
|
|
|
(145,000
|
)
|
|
|
—
|
|
|
|
(789,000
|
)
|
Less: Operating Expenses
|
|
|
2,599,000
|
|
|
|
1,203,000
|
|
|
|
1,084,000
|
|
|
|
11,000
|
|
|
|
4,897,000
|
|
General and Administrative Expenses
|
|
|
754,000
|
|
|
|
1,289,000
|
|
|
|
339,000
|
|
|
|
7,000
|
|
|
|
2,389,000
|
|
Interest Expense(1)
|
|
|
2,680,000
|
|
|
|
768,000
|
|
|
|
638,000
|
|
|
|
—
|
|
|
|
4,086,000
|
|
Depreciation & Amortization
|
|
|
2,611,000
|
|
|
|
665,000
|
|
|
|
286,000
|
|
|
|
—
|
|
|
|
3,562,000
|
|
Minority Interest
|
|
|
(19,000
|
)
|
|
|
166,000
|
|
|
|
(133,000
|
)
|
|
|
(31,000
|
)
|
|
|
(17,000
|
)
|
Income Taxes
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Income (Loss)—GAAP Basis
|
|
$
|
381,000
|
|
|
$
|
6,913,000
|
|
|
$
|
(2,302,000
|
)
|
|
$
|
(116,000
|
)
|
|
$
|
4,876,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Taxable Income From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operations
|
|
|
(1,954,000
|
)
|
|
|
95,000
|
|
|
|
680,000
|
|
|
|
231,000
|
|
|
|
(948,000
|
)
|
Gain on Sale
|
|
|
5,952,000
|
|
|
|
3,354,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
9,306,000
|
|
Cash Generated From (Used By):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
—
|
|
Operating Activities
|
|
|
(4,789,000
|
)
|
|
|
238,000
|
|
|
|
2,476,000
|
|
|
|
174,000
|
|
|
|
(1,901,000
|
)
|
Investing Activities
|
|
|
15,867,000
|
|
|
|
(64,529,000
|
)
|
|
|
(45,158,000
|
)
|
|
|
(9,932,000
|
)
|
|
|
(103,752,000
|
)
|
Financing Activities
|
|
|
(12,015,000
|
)
|
|
|
70,050,000
|
|
|
|
52,269,000
|
|
|
|
12,437,000
|
|
|
|
122,741,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From (Used By) Operations, Investing &
Financing
|
|
|
(937,000
|
)
|
|
|
5,759,000
|
|
|
|
9,587,000
|
|
|
|
2,679,000
|
|
|
|
17,088,000
|
|
Less: Cash Distributions From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Activities—to Investors
|
|
|
—
|
|
|
|
—
|
|
|
|
1,908,000
|
|
|
|
35,000
|
|
|
|
1,943,000
|
|
Operating Activities—to Minority Interest
|
|
|
—
|
|
|
|
238,000
|
|
|
|
408,000
|
|
|
|
19,000
|
|
|
|
665,000
|
|
Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Other (return of capital)(3),(4)
|
|
|
9,179,000
|
|
|
|
4,657,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
13,836,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions
|
|
|
(10,116,000
|
)
|
|
|
864,000
|
|
|
|
7,271,000
|
|
|
|
2,625,000
|
|
|
|
644,000
|
|
Less: Special Items (not including Sales & Refinancing)
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions and Special
Items
|
|
$
|
(10,116,000
|
)
|
|
$
|
864,000
|
|
|
$
|
7,271,000
|
|
|
$
|
2,625,000
|
|
|
$
|
644,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
B-7
TABLE III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR
(UNAUDITED)—(Continued)
PUBLIC PROGRAMS
NNN 2003 VALUE FUND, LLC
The information contained in this table has been obtained
solely from public information of Triple Net and its affiliates
filed with the SEC. TNP Strategic Retail Trust, Inc. and its
affiliates cannot guarantee the accuracy of the information in
this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Period from June 19, 2003
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(Date of Inception)
|
|
|
|
|
|
|
Year Ended December 31,
|
|
|
through
|
|
|
|
|
|
|
2006
|
|
|
2005
|
|
|
2004
|
|
|
December 31, 2003
|
|
|
|
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Ordinary Income (Loss)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— from operations
|
|
$
|
(39.17
|
)
|
|
$
|
1.90
|
|
|
$
|
22.09
|
|
|
$
|
71.19
|
|
|
|
|
|
— from recapture
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
Capital Gain (Loss)
|
|
|
119.33
|
|
|
|
67.08
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
Cash Distributions to Investors(2)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sources (on GAAP basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Operating Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
61.97
|
|
|
|
10.79
|
|
|
|
|
|
— Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
— Other (Return of Capital)
|
|
|
120.23
|
|
|
|
69.86
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
— Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
— Operations
|
|
|
—
|
|
|
|
—
|
|
|
|
61.97
|
|
|
|
10.79
|
|
|
|
|
|
— Other (Return of Capital)
|
|
$
|
120.23
|
|
|
$
|
69.86
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
|
|
|
Notes:
|
|
(1)
|
Includes amortization of deferred financing costs.
|
|
(2)
|
Cash Distributions per $1,000 invested excludes distributions to
minority interests.
|
|
(3)
|
Includes cash distributions of $3,182,000 and $1,164,000 to
minority interests for the year ended December 31, 2006 and
2005, respectively.
|
|
(4)
|
Pursuant to NNN 2003 Value Fund, LLC’s Operating Agreement,
cash proceeds from capital transactions are first treated as a
return of capital.
|
B-8
TABLE III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR (UNAUDITED)
PUBLIC PROGRAMS
NNN 2002 VALUE FUND, LLC
Table III presents operating results for programs which
have closed their offerings during the five years ended
December 31, 2006. The information contained in this
table has been obtained solely from public information of Triple
Net and its affiliates filed with the SEC. TNP Strategic Retail
Trust, Inc. and its affiliates cannot guarantee the accuracy of
the information in this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Period from
|
|
|
|
|
|
|
|
|
Period from May 15, 2002
|
|
|
|
|
|
|
January 1, 2005
|
|
|
|
|
|
|
|
|
(Date of Inception)
|
|
|
|
|
|
|
through
|
|
|
Year Ended December 31,
|
|
|
through
|
|
|
|
|
|
|
August 31, 2005(3)
|
|
|
2004
|
|
|
2003
|
|
|
December 31, 2002
|
|
|
Total
|
|
|
Gross Revenues
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Profit on Sale of Properties
|
|
|
6,674,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
6,674,000
|
|
Interest, Dividends & Other Income
|
|
|
76,000
|
|
|
|
6,000
|
|
|
|
46,000
|
|
|
|
2,000
|
|
|
|
130,000
|
|
Gain on Sale of Marketable Securities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Equity in Earnings (Loss) of Unconsolidated Real Estate
|
|
|
373,000
|
|
|
|
(278,000
|
)
|
|
|
84,000
|
|
|
|
—
|
|
|
|
179,000
|
|
Income (Loss) from Discontinued Operations
|
|
|
1,049,000
|
|
|
|
196,000
|
|
|
|
(596,000
|
)
|
|
|
(109,000
|
)
|
|
|
540,000
|
|
Less: Operating Expenses
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
General and Administrative Expenses
|
|
|
15,000
|
|
|
|
99,000
|
|
|
|
69,000
|
|
|
|
25,000
|
|
|
|
208,000
|
|
Interest Expense(1)
|
|
|
3,000
|
|
|
|
9,000
|
|
|
|
—
|
|
|
|
40,000
|
|
|
|
52,000
|
|
Depreciation & Amortization
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Minority Interest
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Income Taxes
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Income (Loss)—GAAP Basis
|
|
$
|
8,154,000
|
|
|
$
|
(184,000
|
)
|
|
$
|
(535,000
|
)
|
|
$
|
(172,000
|
)
|
|
$
|
7,263,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Taxable Income From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operations
|
|
|
143,000
|
|
|
|
732,000
|
|
|
|
137,000
|
|
|
|
132,000
|
|
|
|
1,144,000
|
|
Gain on Sale
|
|
|
14,843,000
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
14,843,000
|
|
Cash Generated From (Used By):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Activities
|
|
|
3,378,000
|
|
|
|
2,984,000
|
|
|
|
2,140,000
|
|
|
|
698,000
|
|
|
|
9,200,000
|
|
Investing Activities
|
|
|
22,977,000
|
|
|
|
(2,170,000
|
)
|
|
|
(47,060,000
|
)
|
|
|
(7,959,000
|
)
|
|
|
(34,212,000
|
)
|
Financing Activities
|
|
|
(8,626,000
|
)
|
|
|
2,068,000
|
|
|
|
44,416,000
|
|
|
|
11,619,000
|
|
|
|
49,477,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From Operations, Investing & Financing
|
|
|
17,729,000
|
|
|
|
2,882,000
|
|
|
|
(504,000
|
)
|
|
|
4,358,000
|
|
|
|
24,465,000
|
|
Less: Cash Distributions From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Activities—to Investors
|
|
|
2,726,000
|
|
|
|
2,027,000
|
|
|
|
1,693,000
|
|
|
|
35,000
|
|
|
|
6,481,000
|
|
Operating Activities—to Minority Interest
|
|
|
652,000
|
|
|
|
957,000
|
|
|
|
447,000
|
|
|
|
—
|
|
|
|
2,056,000
|
|
Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Other (return of capital)(4)
|
|
|
10,330,000
|
|
|
|
410,000
|
|
|
|
100,000
|
|
|
|
—
|
|
|
|
10,840,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions
|
|
|
4,021,000
|
|
|
|
(512,000
|
)
|
|
|
(2,744,000
|
)
|
|
|
4,323,000
|
|
|
|
5,088,000
|
|
Less: Special Items (not including Sales & Refinancing)
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions and Special
Items
|
|
$
|
4,021,000
|
|
|
$
|
(512,000
|
)
|
|
$
|
(2,744,000
|
)
|
|
$
|
4,323,000
|
|
|
$
|
5,088,000
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
B-9
TABLE III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR
(UNAUDITED)—(Continued)
PUBLIC PROGRAMS
NNN 2002 VALUE FUND, LLC
The information contained in this table has been obtained
solely from public information of Triple Net and its affiliates
filed with the SEC. TNP Strategic Retail Trust, Inc. and its
affiliates cannot guarantee the accuracy of the information in
this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Period from
|
|
|
|
|
|
|
|
|
Period from May 15, 2002
|
|
|
|
January 1, 2005
|
|
|
|
|
|
|
|
|
(Date of Inception)
|
|
|
|
through
|
|
|
Year Ended December 31,
|
|
|
through
|
|
|
|
August 31, 2005(3)
|
|
|
2004
|
|
|
2003
|
|
|
December 31, 2002
|
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Ordinary Income (Loss)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— from operations
|
|
$
|
4.80
|
|
|
$
|
24.56
|
|
|
$
|
5.64
|
|
|
$
|
67.35
|
|
— from recapture
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Capital Gain (Loss)
|
|
|
498.09
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Cash Distributions to Investors(2)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sources (on GAAP basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Operating Activities
|
|
|
91.48
|
|
|
|
68.02
|
|
|
|
69.71
|
|
|
|
17.86
|
|
— Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Other (Return of Capital)
|
|
|
346.64
|
|
|
|
13.76
|
|
|
|
4.12
|
|
|
|
—
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Investing & Financing Activities
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Operations
|
|
|
91.48
|
|
|
|
68.02
|
|
|
|
69.71
|
|
|
|
17.86
|
|
— Other (Return of Capital)
|
|
$
|
346.64
|
|
|
$
|
13.76
|
|
|
$
|
4.12
|
|
|
$
|
—
|
|
Notes:
|
|
(1)
|
Includes amortization of deferred financing costs.
|
|
(2)
|
Cash Distributions per $1,000 invested excludes distributions to
minority interests.
|
|
(3)
|
The program adopted the liquidation basis of accounting as of
August 31, 2005 and for all subsequent periods. However,
the taxable income numbers are for the year ended
December 31, 2005, as the liquidation basis of accounting
is not applicable for income tax purposes.
|
|
(4)
|
Pursuant to NNN 2002 Value Fund, LLC’s Operating Agreement,
cash proceeds from capital transactions are first treated as a
return of capital.
|
B-10
TABLE III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR (UNAUDITED)
PRIVATE PROGRAMS
TENANT IN COMMON (TIC) PROGRAMS
Table III presents certain operating results for programs
which have closed their offerings during the five years ended
December 31, 2006. The programs presented are aggregated,
having similar investment objectives providing
TIC interests, a form of ownership which complies with
Section 1031 of the Internal Revenue Code, to investors
involved in a tax deferred exchange. The information
contained in this table has been obtained solely from public
information of Triple Net and its affiliates filed with the SEC.
TNP Strategic Retail Trust, Inc. and its affiliates cannot
guarantee the accuracy of the information in this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2006
|
|
|
2005
|
|
|
2004
|
|
|
2003
|
|
|
2002
|
|
|
2001
|
|
|
|
122 TIC
|
|
|
100 TIC
|
|
|
60 TIC
|
|
|
36 TIC
|
|
|
18 TIC
|
|
|
2 TIC
|
|
|
|
Programs
|
|
|
Programs
|
|
|
Programs
|
|
|
Programs
|
|
|
Programs
|
|
|
Programs
|
|
|
Gross Revenues
|
|
$
|
353,999,775
|
|
|
$
|
235,233,264
|
|
|
$
|
142,333,748
|
|
|
$
|
56,337,980
|
|
|
$
|
10,884,051
|
|
|
$
|
311,615
|
|
Profit on Sale of Properties
|
|
|
50,355,892
|
|
|
|
43,545,180
|
|
|
|
3,365,199
|
|
|
|
430,126
|
|
|
|
384,010
|
|
|
|
—
|
|
Less:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Expenses
|
|
|
132,962,673
|
|
|
|
90,121,252
|
|
|
|
48,978,673
|
|
|
|
19,298,613
|
|
|
|
2,478,639
|
|
|
|
60,597
|
|
General and Administrative Expenses
|
|
|
9,143,262
|
|
|
|
4,321,152
|
|
|
|
2,034,752
|
|
|
|
825,416
|
|
|
|
171,242
|
|
|
|
667
|
|
Interest Expense
|
|
|
129,424,655
|
|
|
|
72,621,838
|
|
|
|
35,325,336
|
|
|
|
14,787,045
|
|
|
|
3,698,852
|
|
|
|
93,874
|
|
Depreciation & Amortization
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Income (Note A)
|
|
$
|
132,825,077
|
|
|
$
|
111,714,202
|
|
|
$
|
59,360,186
|
|
|
$
|
21,857,032
|
|
|
$
|
4,919,328
|
|
|
$
|
156,477
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Taxable Income (Loss) (Note A)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operations
|
|
$
|
86,703,984
|
|
|
$
|
69,922,878
|
|
|
$
|
55,299,433
|
|
|
$
|
21,468,277
|
|
|
$
|
4,607,180
|
|
|
$
|
156,477
|
|
Sales
|
|
|
128,888,158
|
|
|
|
149,023,359
|
|
|
|
11,384,836
|
|
|
|
883,148
|
|
|
|
312,300
|
|
|
|
—
|
|
Refinancing
|
|
|
2,929,222
|
|
|
|
7,616,687
|
|
|
|
819,282
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From Operations, Sales & Refinancing
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Before Additional Cash Adjustments
|
|
|
218,521,364
|
|
|
|
226,562,924
|
|
|
|
67,503,551
|
|
|
|
22,351,425
|
|
|
|
4,919,480
|
|
|
|
156,477
|
|
Additional Cash Adjustments
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
—
|
|
Less: Monthly Mortgage Principal Repayments
|
|
|
6,014,879
|
|
|
|
7,372,155
|
|
|
|
5,389,993
|
|
|
|
1,820,447
|
|
|
|
384,765
|
|
|
|
16,726
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From Operations, Sales & Refinancing
|
|
|
212,506,485
|
|
|
|
219,190,768
|
|
|
|
62,113,558
|
|
|
|
20,530,978
|
|
|
|
4,534,715
|
|
|
|
139,751
|
|
Less: Cash Distributions to Investors From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Cash Flow
|
|
|
73,814,263
|
|
|
|
53,006,015
|
|
|
|
31,274,654
|
|
|
|
11,476,777
|
|
|
|
2,347,002
|
|
|
|
22,395
|
|
Sales & Refinancing
|
|
|
132,019,854
|
|
|
|
141,672,518
|
|
|
|
12,142,157
|
|
|
|
771,955
|
|
|
|
—
|
|
|
|
—
|
|
Other (return of capital) (Note B)
|
|
|
3,831,095
|
|
|
|
338,295
|
|
|
|
501,251
|
|
|
|
117,219
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions
|
|
|
2,841,273
|
|
|
|
24,173,941
|
|
|
|
18,195,496
|
|
|
|
8,165,027
|
|
|
|
2,187,713
|
|
|
|
117,356
|
|
Less: Special Items (not including Sales & Refinancing)
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions and Special
Items
|
|
$
|
2,841,273
|
|
|
$
|
24,173,941
|
|
|
$
|
18,195,496
|
|
|
$
|
8,165,027
|
|
|
$
|
2,187,713
|
|
|
$
|
117,356
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results (Note A):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Distributions to Investors Sources (on Tax basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Investment Income
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
— Return of Capital
|
|
|
2.78
|
|
|
|
0.34
|
|
|
|
0.84
|
|
|
|
0.42
|
|
|
|
—
|
|
|
|
—
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales and Refinancing
|
|
|
95.81
|
|
|
|
143.98
|
|
|
|
20.42
|
|
|
|
2.78
|
|
|
|
—
|
|
|
|
—
|
|
— Operations
|
|
$
|
53.57
|
|
|
$
|
53.87
|
|
|
$
|
52.60
|
|
|
$
|
41.40
|
|
|
$
|
30.13
|
|
|
$
|
3.31
|
|
|
|
Note A:
|
For the TIC programs, individual investors are involved in
a tax deferred exchange. Each TIC has an individual tax bases
for depreciation and amortization and is responsible for their
own calculations of depreciation and amortization.
|
|
Note B:
|
Approximately $3,480,000 in 2006 is due to the following:
utilization of equity funded reserves for designated repairs in
apartment programs ($1,900,000); utilization of equity funded
reserves for payment of mezzanine interest ($380,000);
acceleration of payments for interest expense and property taxes
for income tax purposes ($450,000); unbilled CAM and rents at
December 31, 2006 ($630,000); and unanticipated expenses
due to hurricane damage at two properties ($120,000).
|
B-11
TABLE III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR (UNAUDITED)
PRIVATE PROGRAMS
AFFILIATED OWNERSHIP IN TENANT IN COMMON
(TIC) PROGRAMS
Table III presents operating results for programs which
have closed their offerings during the five years ended
December 31, 2006. The programs presented are aggregated,
having similar investment objectives providing
TIC interests, a form of ownership which complies with
Section 1031 of the Internal Revenue Code, to investors
involved in a tax deferred exchange. In some instances, other
programs affiliated with Triple Net Group have invested in TIC
programs either as a TIC or as a member of the LLC. This table
presents, in aggregate, the results of affiliated programs
investing in a TIC program. The information contained in this
table has been obtained solely from public information of Triple
Net and its affiliates filed with the SEC. TNP Strategic Retail
Trust, Inc. and its affiliates cannot guarantee the accuracy of
the information in this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2006
|
|
|
2005
|
|
|
2004
|
|
|
2003
|
|
|
2002
|
|
|
2001
|
|
|
|
13 Affiliated
|
|
|
14 Affiliated
|
|
|
14 Affiliated
|
|
|
6 Affiliated
|
|
|
2 Affiliated
|
|
|
1 Affiliated
|
|
|
|
Programs
|
|
|
Programs
|
|
|
Programs
|
|
|
Programs
|
|
|
Programs
|
|
|
Program
|
|
|
Gross Revenues
|
|
$
|
6,916,777
|
|
|
$
|
11,244,143
|
|
|
$
|
18,500,226
|
|
|
$
|
6,352,154
|
|
|
$
|
594,889
|
|
|
$
|
22,090
|
|
Profit on Sale of Properties
|
|
|
7,149,318
|
|
|
|
3,113,871
|
|
|
|
—
|
|
|
|
158,777
|
|
|
|
145,659
|
|
|
|
—
|
|
Less: Operating Expenses
|
|
|
4,206,048
|
|
|
|
5,592,738
|
|
|
|
6,699,094
|
|
|
|
2,815,081
|
|
|
|
233,660
|
|
|
|
4,264
|
|
General and Administrative Expenses
|
|
|
187,856
|
|
|
|
181,192
|
|
|
|
154,620
|
|
|
|
81,474
|
|
|
|
12,452
|
|
|
|
—
|
|
Interest Expense
|
|
|
2,093,425
|
|
|
|
2,743,523
|
|
|
|
3,662,498
|
|
|
|
1,244,057
|
|
|
|
196,158
|
|
|
|
7,528
|
|
Depreciation & Amortization
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Income (Note A)
|
|
$
|
7,578,766
|
|
|
$
|
5,840,561
|
|
|
$
|
7,984,014
|
|
|
$
|
2,370,319
|
|
|
$
|
298,278
|
|
|
$
|
10,298
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Taxable Income (loss) (Note A):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operations
|
|
$
|
852,077
|
|
|
$
|
2,784,768
|
|
|
$
|
7,669,401
|
|
|
$
|
2,227,233
|
|
|
$
|
179,878
|
|
|
$
|
10,298
|
|
Sales
|
|
|
20,674,751
|
|
|
|
12,910,464
|
|
|
|
—
|
|
|
|
334,987
|
|
|
|
118,459
|
|
|
|
—
|
|
Refinancing
|
|
|
—
|
|
|
|
(10,403
|
)
|
|
|
287,066
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From Operations, Sales & Refinancing
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Before Additional Cash Adjustments
|
|
|
21,526,828
|
|
|
|
15,684,829
|
|
|
|
7,956,467
|
|
|
|
2,562,220
|
|
|
|
298,337
|
|
|
|
10,298
|
|
Additional Cash Adjustments
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
—
|
|
Less: Monthly Mortgage Principal Repayments
|
|
|
113,815
|
|
|
|
144,097
|
|
|
|
105,701
|
|
|
|
34,142
|
|
|
|
10,842
|
|
|
|
1,709
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From Operations, Sales & Refinancing
|
|
|
21,413,013
|
|
|
|
15,540,732
|
|
|
|
7,850,766
|
|
|
|
2,528,078
|
|
|
|
287,495
|
|
|
|
8,589
|
|
Less: Cash Distributions to Investors From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Cash Flow
|
|
|
1,287,582
|
|
|
|
2,785,059
|
|
|
|
3,965,091
|
|
|
|
1,229,694
|
|
|
|
133,559
|
|
|
|
—
|
|
Sales & Refinancing
|
|
|
22,627,577
|
|
|
|
11,054,797
|
|
|
|
259,288
|
|
|
|
292,767
|
|
|
|
—
|
|
|
|
—
|
|
Other (return of capital)
|
|
|
—
|
|
|
|
—
|
|
|
|
20,997
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions
|
|
|
(2,502,146
|
)
|
|
|
1,700,876
|
|
|
|
3,605,390
|
|
|
|
1,005,617
|
|
|
|
153,936
|
|
|
|
8,589
|
|
Less: Special Items (not including Sales & Refinancing)
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions and Special
Items
|
|
$
|
(2,502,146
|
)
|
|
$
|
1,700,876
|
|
|
$
|
3,605,390
|
|
|
$
|
1,005,617
|
|
|
$
|
153,936
|
|
|
$
|
8,589
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results (Note A):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Distributions to Investors
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sources (on Tax basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Investment Income
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
— Return of Capital
|
|
|
—
|
|
|
|
—
|
|
|
|
0.34
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales and Refinancings
|
|
|
621.11
|
|
|
|
182.07
|
|
|
|
4.17
|
|
|
|
8.93
|
|
|
|
—
|
|
|
|
—
|
|
— Operations
|
|
$
|
35.34
|
|
|
$
|
45.87
|
|
|
$
|
63.81
|
|
|
$
|
37.50
|
|
|
$
|
49.47
|
|
|
$
|
—
|
|
|
|
Note A: |
For the TIC programs, individual investors are involved in
a tax deferred exchange. Each TIC has an individual tax bases
for depreciation and amortization and is responsible for their
own calculations of depreciation and amortization.
|
B-12
TABLE III
OPERATING RESULTS OF PRIOR
PROGRAMS BY YEAR (UNAUDITED)
PRIVATE PROGRAMS
TENANT IN COMMON
(TIC) PROGRAMS EXCLUDING AFFILIATED OWNERSHIP
Table III presents operating results for programs which
have closed their offerings during the five years ended
December 31, 2006. The programs presented are aggregated,
having similar investment objectives providing
TIC interests, a form of ownership which complies with
Section 1031 of the Internal Revenue Code, to investors
involved in a tax deferred exchange. In select cases, other
programs affiliated with Triple Net Group have invested in TIC
programs either as a TIC or as a member of the LLC. This table
presents, in aggregate, the results of TIC programs without
affiliated ownership results. The information contained in
this table has been obtained solely from public information of
Triple Net and its affiliates filed with the SEC. TNP Strategic
Retail Trust, Inc. and its affiliates cannot guarantee the
accuracy of the information in this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2006
|
|
|
2005
|
|
|
2004
|
|
|
2003
|
|
|
2002
|
|
|
2001
|
|
|
|
122
|
|
|
100
|
|
|
60
|
|
|
36
|
|
|
18
|
|
|
2
|
|
|
|
TIC Programs
|
|
|
TIC Programs
|
|
|
TIC Programs
|
|
|
TIC Programs
|
|
|
TIC Programs
|
|
|
TIC Programs
|
|
|
Gross Revenues
|
|
$
|
347,082,998
|
|
|
$
|
223,989,121
|
|
|
$
|
123,833,522
|
|
|
$
|
49,985,826
|
|
|
$
|
10,289,162
|
|
|
$
|
289,525
|
|
Profit on Sale of Properties
|
|
|
43,206,574
|
|
|
|
40,431,309
|
|
|
|
3,365,199
|
|
|
|
271,349
|
|
|
|
238,351
|
|
|
|
—
|
|
Less: Operating Expenses
|
|
|
128,756,625
|
|
|
|
84,528,514
|
|
|
|
42,279,579
|
|
|
|
16,483,532
|
|
|
|
2,244,979
|
|
|
|
56,333
|
|
General and Administrative Expenses
|
|
|
8,955,406
|
|
|
|
4,139,960
|
|
|
|
1,880,132
|
|
|
|
743,942
|
|
|
|
158,790
|
|
|
|
667
|
|
Interest Expense
|
|
|
127,331,230
|
|
|
|
69,878,315
|
|
|
|
31,662,838
|
|
|
|
13,542,988
|
|
|
|
3,502,694
|
|
|
|
86,346
|
|
Depreciation & Amortization
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Income (Note A)
|
|
$
|
125,246,311
|
|
|
$
|
105,873,641
|
|
|
$
|
51,376,172
|
|
|
$
|
19,486,713
|
|
|
$
|
4,621,050
|
|
|
$
|
146,179
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Taxable Income (loss) (Note A):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operations
|
|
$
|
85,851,907
|
|
|
$
|
67,138,110
|
|
|
$
|
47,630,032
|
|
|
$
|
19,241,044
|
|
|
$
|
4,427,302
|
|
|
$
|
146,179
|
|
Sales
|
|
|
108,213,407
|
|
|
|
136,112,895
|
|
|
|
11,384,836
|
|
|
|
548,161
|
|
|
|
193,841
|
|
|
|
—
|
|
Refinancing
|
|
|
2,929,222
|
|
|
|
7,627,089
|
|
|
|
532,216
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From Operations, Sales & Refinancing
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Before Additional Cash Adjustments
|
|
|
196,994,536
|
|
|
|
210,878,094
|
|
|
|
59,547,084
|
|
|
|
19,789,205
|
|
|
|
4,621,143
|
|
|
|
146,179
|
|
Additional Cash Adjustments
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
—
|
|
Less: Monthly Mortgage Principal Repayments
|
|
|
5,901,064
|
|
|
|
7,228,058
|
|
|
|
5,284,292
|
|
|
|
1,786,305
|
|
|
|
373,923
|
|
|
|
15,017
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From Operations, Sales & Refinancing
|
|
|
191,093,472
|
|
|
|
203,650,036
|
|
|
|
54,262,792
|
|
|
|
18,002,900
|
|
|
|
4,247,220
|
|
|
|
131,162
|
|
Less: Cash Distributions to Investors From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Cash Flow
|
|
|
72,526,681
|
|
|
|
50,220,956
|
|
|
|
27,309,563
|
|
|
|
10,247,083
|
|
|
|
2,213,443
|
|
|
|
22,395
|
|
Sales & Refinancing
|
|
|
109,392,277
|
|
|
|
130,617,721
|
|
|
|
11,882,869
|
|
|
|
479,188
|
|
|
|
—
|
|
|
|
—
|
|
Other (return of capital) (Note B)
|
|
|
3,831,095
|
|
|
|
338,295
|
|
|
|
480,254
|
|
|
|
117,219
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions
|
|
|
5,343,419
|
|
|
|
22,473,064
|
|
|
|
14,590,106
|
|
|
|
7,159,410
|
|
|
|
2,033,777
|
|
|
|
108,767
|
|
Less: Special Items (not including Sales & Refinancing)
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions and Special
Items
|
|
$
|
5,343,419
|
|
|
$
|
22,473,064
|
|
|
$
|
14,590,106
|
|
|
$
|
7,159,410
|
|
|
$
|
2,033,777
|
|
|
$
|
108,767
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results (Note A):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Distributions to Investors Sources (on Tax basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Investment Income
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
— Return of Capital
|
|
|
2.86
|
|
|
|
0.37
|
|
|
|
0.90
|
|
|
|
0.48
|
|
|
|
—
|
|
|
|
—
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales and Refinancings
|
|
|
81.54
|
|
|
|
141.47
|
|
|
|
22.32
|
|
|
|
1.96
|
|
|
|
—
|
|
|
|
—
|
|
— Operations
|
|
$
|
54.06
|
|
|
$
|
54.39
|
|
|
$
|
51.29
|
|
|
$
|
41.93
|
|
|
$
|
29.44
|
|
|
$
|
3.57
|
|
|
|
|
|
Note A:
|
For the TIC programs, individual investors are involved in
a tax deferred exchange. Each TIC has an individual tax bases
for depreciation and amortization and is responsible for their
own calculations of depreciation and amortization.
|
|
|
Note B:
|
Approximately $3,480,000 in 2006 is due to the following:
utilization of equity funded reserves for designated repairs in
apartment programs ($1,900,000); utilization of equity funded
reserves for payment of mezzanine interest ($380,000);
acceleration of payments for interest expense and property taxes
for income tax purposes ($450,000); unbilled CAM and rents at
December 31, 2006 ($630,000); and unanticipated expenses
due to hurricane damage at two properties ($120,000).
|
B-13
TABLE
III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR (UNAUDITED)
PRIVATE PROGRAMS
MULTIPLE PROPERTY INVESTMENT FUNDS
Table III presents certain operating results for programs
which have closed their offering during the five years
ended December 31, 2006. The programs are aggregated,
having similar investment objectives for the purpose of
acquiring interests in multiple unspecified properties that
would likely be office buildings, mixed-use, research and
development and industrial facilities, and/or shopping centers.
The information contained in this table has been obtained
solely from public information of Triple Net and its affiliates
filed with the SEC. TNP Strategic Retail Trust, Inc. and its
affiliates cannot guarantee the accuracy of the information in
this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2006
|
|
|
2005
|
|
|
2004
|
|
|
2003
|
|
|
2002
|
|
|
2001
|
|
|
Gross Revenues
|
|
$
|
2,522,318
|
|
|
$
|
631,180
|
|
|
$
|
2,034,929
|
|
|
$
|
1,903,524
|
|
|
$
|
2,154,090
|
|
|
$
|
131,060
|
|
Profit on Sale of Properties
|
|
|
847,861
|
|
|
|
2,030,172
|
|
|
|
—
|
|
|
|
181,367
|
|
|
|
148,478
|
|
|
|
—
|
|
Less: Operating Expenses
|
|
|
924,806
|
|
|
|
401,885
|
|
|
|
980,612
|
|
|
|
885,929
|
|
|
|
999,943
|
|
|
|
62,336
|
|
General and Administrative Expenses
|
|
|
81,553
|
|
|
|
163,504
|
|
|
|
94,807
|
|
|
|
138,261
|
|
|
|
127,893
|
|
|
|
—
|
|
Interest Expense
|
|
|
1,576,853
|
|
|
|
240,744
|
|
|
|
558,522
|
|
|
|
494,086
|
|
|
|
793,565
|
|
|
|
68,223
|
|
Depreciation & Amortization
|
|
|
—
|
|
|
|
351,244
|
|
|
|
636,822
|
|
|
|
423,758
|
|
|
|
473,500
|
|
|
|
35,452
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Income—Tax Basis
|
|
$
|
786,967
|
|
|
$
|
1,503,975
|
|
|
$
|
(235,834
|
)
|
|
$
|
142,857
|
|
|
$
|
(92,333
|
)
|
|
$
|
(34,951
|
)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Taxable Income From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operations
|
|
$
|
(60,894
|
)
|
|
$
|
(526,197
|
)
|
|
$
|
(235,834
|
)
|
|
$
|
(38,510
|
)
|
|
$
|
(240,811
|
)
|
|
$
|
(34,951
|
)
|
Gain on Sale
|
|
|
847,861
|
|
|
|
2,030,172
|
|
|
|
—
|
|
|
|
181,367
|
|
|
|
148,478
|
|
|
|
—
|
|
Cash Generated From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operations
|
|
|
(60,894
|
)
|
|
|
(174,953
|
)
|
|
|
648,863
|
|
|
|
412,827
|
|
|
|
280,598
|
|
|
|
501
|
|
Sales
|
|
|
847,861
|
|
|
|
7,102,052
|
|
|
|
—
|
|
|
|
588,766
|
|
|
|
208,200
|
|
|
|
—
|
|
Refinancing
|
|
|
—
|
|
|
|
—
|
|
|
|
(88,806
|
)
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From Operations, Sales & Refinancing
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Before Additional Cash Adjustments
|
|
|
786,967
|
|
|
|
6,927,099
|
|
|
|
560,057
|
|
|
|
1,001,593
|
|
|
|
488,798
|
|
|
|
501
|
|
Additional Cash Adjustments
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Less: Monthly Mortgage Principal Repayments
|
|
|
—
|
|
|
|
52,148
|
|
|
|
77,695
|
|
|
|
66,812
|
|
|
|
62,020
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From Operations, Sales & Refinancing
|
|
|
786,967
|
|
|
|
6,874,951
|
|
|
|
482,362
|
|
|
|
934,781
|
|
|
|
426,778
|
|
|
|
501
|
|
Less: Cash Distributions to Investors From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Cash Flow
|
|
|
—
|
|
|
|
|
|
|
|
647,681
|
|
|
|
180,696
|
|
|
|
218,578
|
|
|
|
501
|
|
Sales & Refinancing
|
|
|
1,898,534
|
|
|
|
2,623,375
|
|
|
|
—
|
|
|
|
588,766
|
|
|
|
208,200
|
|
|
|
—
|
|
Other (return of capital)
|
|
|
—
|
|
|
|
—
|
|
|
|
121,775
|
|
|
|
—
|
|
|
|
130,342
|
|
|
|
17,848
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions
|
|
|
(1,111,567
|
)
|
|
|
4,251,576
|
|
|
|
(287,094
|
)
|
|
|
165,319
|
|
|
|
(130,342
|
)
|
|
|
(17,848
|
)
|
Less: Special Items (not including Sales & Refinancing)
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions and Special
Items
|
|
$
|
(1,111,567
|
)
|
|
$
|
4,251,576
|
|
|
$
|
(287,094
|
)
|
|
$
|
165,319
|
|
|
$
|
(130,342
|
)
|
|
$
|
(17,848
|
)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Ordinary Income (Loss)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— from operations
|
|
$
|
(2.67
|
)
|
|
$
|
(47.87
|
)
|
|
$
|
(21.45
|
)
|
|
$
|
(3.50
|
)
|
|
$
|
(21.91
|
)
|
|
$
|
(13.66
|
)
|
— from recapture
|
|
|
|
|
|
|
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Capital Gain (Loss)
|
|
|
37.19
|
|
|
|
184.69
|
|
|
|
—
|
|
|
|
16.50
|
|
|
|
13.51
|
|
|
|
—
|
|
Cash Distributions to Investors Sources (on Tax basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Investment Income
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Return of Capital
|
|
|
—
|
|
|
|
—
|
|
|
|
11.08
|
|
|
|
—
|
|
|
|
11.86
|
|
|
|
6.98
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales
|
|
|
83.28
|
|
|
|
238.66
|
|
|
|
—
|
|
|
|
53.56
|
|
|
|
18.94
|
|
|
|
—
|
|
— Refinancing
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Operations
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
58.92
|
|
|
$
|
16.44
|
|
|
$
|
19.88
|
|
|
$
|
0.20
|
|
B-14
TABLE III
OPERATING RESULTS OF PRIOR PROGRAMS BY YEAR (UNAUDITED)
PRIVATE PROGRAMS
NOTES PROGRAMS
Table III presents certain operating results for programs
which have closed their offerings during the five years ended
December 31, 2006. The programs presented are aggregated,
having similar investment objectives. The notes programs offer
units of interest in the companys’ secured and unsecured
notes offerings. The programs were formed for the purpose of
making loans to affiliates of Triple Net Group. Investors are
making loans to the programs. Triple Net Group, as the sole
member of the companies, has guarantied the note unit holders
payment of all principal and interest on the note units. The
results presented in this table are those of the note unit
holders, not the company. The information contained in this
table has been obtained solely from public information of Triple
Net and its affiliates filed with the SEC. TNP Strategic Retail
Trust, Inc. and its affiliates cannot guarantee the accuracy of
the information in this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2006
|
|
|
2005
|
|
|
2004
|
|
|
2003
|
|
|
|
closed
|
|
|
one
|
|
|
one
|
|
|
one
|
|
|
|
Notes Program
|
|
|
Notes Program
|
|
|
Notes Program
|
|
|
Notes Program
|
|
|
Gross Revenues
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
70,032
|
|
|
$
|
413
|
|
Profit on Sale of Properties
|
|
|
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Less: Operating Expenses
|
|
|
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
General and Administrative Expenses
|
|
|
|
|
|
|
22,751
|
|
|
|
7,823
|
|
|
|
82
|
|
Interest Expense
|
|
|
|
|
|
|
43,514
|
|
|
|
104,488
|
|
|
|
19,227
|
|
Depreciation & Amortization
|
|
|
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Income
|
|
$
|
—
|
|
|
$
|
(66,265
|
)
|
|
$
|
(42,279
|
)
|
|
$
|
(18,896
|
)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Taxable Income (Loss)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operations
|
|
$
|
—
|
|
|
$
|
(66,265
|
)
|
|
$
|
(42,279
|
)
|
|
$
|
(18,896
|
)
|
Sales
|
|
|
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Refinancing
|
|
|
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From Operations, Sales & Refinancing
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Before Additional Cash Adjustments
|
|
|
—
|
|
|
|
(66,265
|
)
|
|
|
(42,279
|
)
|
|
|
(18,896
|
)
|
Additional Cash Adjustments
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Less: Monthly Mortgage Principal Repayments
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated From Operations, Sales & Refinancing
|
|
|
—
|
|
|
|
(66,265
|
)
|
|
|
(42,279
|
)
|
|
|
(18,896
|
)
|
Less: Cash Distributions to Investors From:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Cash Flow
|
|
|
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Sales & Refinancing
|
|
|
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Other (return of capital)
|
|
|
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions
|
|
|
—
|
|
|
|
(66,265
|
)
|
|
|
(42,279
|
)
|
|
|
(18,896
|
)
|
Less: Special Items (not including Sales & Refinancing)
|
|
|
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Generated (Deficiency) after Cash Distributions and Special
Items
|
|
$
|
—
|
|
|
$
|
(66,265
|
)
|
|
$
|
(42,279
|
)
|
|
$
|
(18,896
|
)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results (Note A):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Distributions to Investors
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sources (on Tax basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Investment Income
|
|
$
|
—
|
|
|
$
|
11.00
|
|
|
$
|
11.00
|
|
|
$
|
11.00
|
|
— Return of Capital
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales and Refinancing
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Operations
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
B-15
TABLE
IV
RESULTS OF COMPLETED PROGRAMS (UNAUDITED)
PRIVATE PROGRAMS
DECEMBER 31, 2006
Table IV presents the results of completed programs for
programs which have sold properties and completed operations
during the five years prior to December 31, 2006. The
information contained in this table has been obtained solely
from public information of Triple Net and its affiliates filed
with the SEC. TNP Strategic Retail Trust, Inc. and its
affiliates cannot guarantee the accuracy of the information in
this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
NNN
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
NNN
|
|
|
|
|
|
NNN
|
|
|
|
|
|
|
|
|
|
2000
|
|
|
NNN Town
|
|
|
NNN
|
|
|
NNN
|
|
|
NNN
|
|
|
Yerington
|
|
|
Tech
|
|
|
NNN
|
|
|
County
|
|
|
|
Tellride
|
|
|
Kiwi
|
|
|
Value
|
|
|
&
|
|
|
Bryant
|
|
|
Saddleback
|
|
|
Fund
|
|
|
Shopping
|
|
|
Fund
|
|
|
Alamosa
|
|
|
Center
|
|
|
|
Barstow,
|
|
|
Assoc,
|
|
|
Fund,
|
|
|
Country,
|
|
|
Ranch,
|
|
|
Financial,
|
|
|
VIII,
|
|
|
Center,
|
|
|
III,
|
|
|
Plaza,
|
|
|
Drive,
|
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
Dollar Amount Raised
|
|
$
|
1,619,550
|
|
|
$
|
2,681,352
|
|
|
$
|
4,816,000
|
|
|
$
|
7,200,000
|
|
|
$
|
5,000,000
|
|
|
$
|
3,865,800
|
|
|
$
|
8,000,000
|
|
|
$
|
1,625,000
|
|
|
$
|
3,698,750
|
|
|
$
|
6,650,000
|
|
|
$
|
3,125,000
|
|
Number of Properties Purchased
|
|
|
1
|
|
|
|
1
|
|
|
|
7
|
|
|
|
1
|
|
|
|
1
|
|
|
|
1
|
|
|
|
3
|
|
|
|
1
|
|
|
|
3
|
|
|
|
1
|
|
|
|
1
|
|
Date of Closing of Offering
|
|
|
16-Dec-98
|
|
|
|
4-Feb-01
|
|
|
|
27-Feb-01
|
|
|
|
29-Mar-00
|
|
|
|
12-Nov-02
|
|
|
|
29-Oct-02
|
|
|
|
7-Mar-00
|
|
|
|
3-Aug-99
|
|
|
|
20-Jun-00
|
|
|
|
25-Oct-02
|
|
|
|
6-Feb-02
|
|
Date of First Sale of Property
|
|
|
19-Feb-03
|
|
|
|
25-Feb-03
|
|
|
|
26-Oct-01
|
|
|
|
25-Jun-04
|
|
|
|
2-Nov-04
|
|
|
|
27-Dec-04
|
|
|
|
26-Mar-02
|
|
|
|
17-Jan-05
|
|
|
|
3-Jul-01
|
|
|
|
24-Mar-05
|
|
|
|
14-Apr-05
|
|
Date of Final Sale of Property
|
|
|
19-Feb-03
|
|
|
|
25-Feb-03
|
|
|
|
15-Oct-02
|
|
|
|
25-Jun-04
|
|
|
|
2-Nov-04
|
|
|
|
27-Dec-04
|
|
|
|
6-Jan-04
|
|
|
|
17-Jan-05
|
|
|
|
7-Feb-05
|
|
|
|
24-Mar-05
|
|
|
|
14-Apr-05
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results (Note A):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Distributions to Investors
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sources (on Tax basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Investment Income
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Return of Capital
|
|
|
—
|
|
|
|
26.58
|
|
|
|
34.78
|
|
|
|
71.23
|
|
|
|
—
|
|
|
|
11.83
|
|
|
|
125.22
|
|
|
|
54.24
|
|
|
|
—
|
|
|
|
13.82
|
|
|
|
—
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales
|
|
|
884.53
|
|
|
|
1,053.34
|
|
|
|
880.51
|
|
|
|
1,221.31
|
|
|
|
1,206.17
|
|
|
|
1,384.96
|
|
|
|
1,305.19
|
|
|
|
1,132.76
|
|
|
|
1,293.88
|
|
|
|
1,266.59
|
|
|
|
1,206.37
|
|
— Refinancing
|
|
|
—
|
|
|
|
—
|
|
|
|
195.48
|
|
|
|
68.33
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Operations
|
|
$
|
401.16
|
|
|
$
|
175.12
|
|
|
$
|
155.63
|
|
|
|
268.98
|
|
|
|
184.74
|
|
|
|
181.08
|
|
|
|
129.11
|
|
|
|
496.14
|
|
|
|
446.45
|
|
|
|
210.94
|
|
|
|
247.48
|
|
|
|
Note: A |
There are three notes programs that have completed operations
and are closed. The notes programs report interest income to the
note unit holders. The remaining programs included in this table
are TIC programs with investors generally involved in tax
deferred exchanges. Accordingly, each TIC has an individual tax
basis for determining amortization and depreciation. Neither
type of program requires depreciation or amortization,
therefore, there is no presentation of Federal Income Tax
Results.
|
|
|
|
|
(1)
|
The investors received a note from buyer as distributed proceeds
from the sale.
|
B-16
TABLE
IV
RESULTS OF COMPLETED PROGRAMS
(UNAUDITED) — (Continued)
PRIVATE PROGRAMS
DECEMBER 31, 2006
The information contained in this table has been obtained
solely from public information of Triple Net and its affiliates
filed with the SEC. TNP Strategic Retail Trust, Inc. and its
affiliates cannot guarantee the accuracy of the information in
this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1)
|
|
|
|
|
|
NNN
|
|
|
NNN
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Truckee
|
|
|
|
|
|
NNN
|
|
|
|
|
|
City
|
|
|
LV
|
|
|
|
|
|
NNN
|
|
|
|
|
|
|
|
|
|
River
|
|
|
NNN
|
|
|
Rocky
|
|
|
NNN
|
|
|
Center
|
|
|
1900
|
|
|
NNN
|
|
|
801
|
|
|
|
|
|
NNN
|
|
|
|
Office
|
|
|
North
|
|
|
Mountain
|
|
|
Jefferson
|
|
|
West
|
|
|
Aerojet
|
|
|
Park
|
|
|
K
|
|
|
NNN
|
|
|
Springtown
|
|
|
|
Tower,
|
|
|
Reno
|
|
|
Exchange,
|
|
|
Square,
|
|
|
A,
|
|
|
Way
|
|
|
Sahara,
|
|
|
Street,
|
|
|
Timberhills,
|
|
|
Mall,
|
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
Dollar Amount Raised
|
|
$
|
5,550,000
|
|
|
$
|
2,750,000
|
|
|
$
|
2,670,000
|
|
|
$
|
9,200,000
|
|
|
$
|
1,237,803
|
|
|
$
|
2,000,000
|
|
|
$
|
4,953,000
|
|
|
$
|
29,600,000
|
|
|
$
|
3,695,375
|
|
|
$
|
2,550,000
|
|
Number of Properties Purchased
|
|
|
1
|
|
|
|
1
|
|
|
|
1
|
|
|
|
2
|
|
|
|
1
|
|
|
|
1
|
|
|
|
5
|
|
|
|
1
|
|
|
|
1
|
|
|
|
1
|
|
Date of Closing of Offering
|
|
|
15-Jul-99
|
|
|
|
19-Jun-02
|
|
|
|
15-Feb-01
|
|
|
|
26-Aug-03
|
|
|
|
15-Mar-02
|
|
|
|
31-Aug-01
|
|
|
|
17-Mar-03
|
|
|
|
31-Mar-04
|
|
|
|
27-Nov-01
|
|
|
|
21-Mar-03
|
|
Date of First Sale of Property
|
|
|
15-Apr-05
|
|
|
|
19-May-05
|
|
|
|
31-May-05
|
|
|
|
22-Jul-05
|
|
|
|
28-Jul-05
|
|
|
|
27-Sep-05
|
|
|
|
20-Dec-05
|
|
|
|
26-Aug-05
|
|
|
|
19-Oct-05
|
|
|
|
2-Nov-05
|
|
Date of Final Sale of Property
|
|
|
15-Apr-05
|
|
|
|
19-May-05
|
|
|
|
31-May-05
|
|
|
|
22-Jul-05
|
|
|
|
28-Jul-05
|
|
|
|
27-Sep-05
|
|
|
|
20-Dec-05
|
|
|
|
26-Aug-05
|
|
|
|
19-Oct-05
|
|
|
|
2-Nov-05
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results (Note A):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Distributions to Investors
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sources (on Tax basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Investment Income
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Return of Capital
|
|
|
—
|
|
|
|
—
|
|
|
|
24.79
|
|
|
|
—
|
|
|
|
13.68
|
|
|
|
—
|
|
|
|
35.18
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales
|
|
|
953.00
|
|
|
|
1,758.24
|
|
|
|
829.87
|
|
|
|
1,308.76
|
|
|
|
1,300.67
|
|
|
|
1,123.45
|
|
|
|
1,102.58
|
|
|
|
1,124.72
|
|
|
|
1,387.80
|
|
|
|
1,206.35
|
|
— Refinancing
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Operations
|
|
|
619.55
|
|
|
|
323.12
|
|
|
|
187.30
|
|
|
|
189.41
|
|
|
|
262.83
|
|
|
|
319.50
|
|
|
|
128.07
|
|
|
|
113.57
|
|
|
|
305.43
|
|
|
|
439.16
|
|
B-17
TABLE
IV
RESULTS OF COMPLETED PROGRAMS
(UNAUDITED) — (Continued)
PRIVATE PROGRAMS
DECEMBER 31, 2006
The information contained in this table has been obtained
solely from public information of Triple Net and its affiliates
filed with the SEC. TNP Strategic Retail Trust, Inc. and its
affiliates cannot guarantee the accuracy of the information in
this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
NNN
|
|
|
|
|
|
|
|
|
|
NNN
|
|
|
|
|
|
NNN
|
|
|
|
|
|
NNN
|
|
|
NNN
|
|
|
NNN
|
|
|
Titan
|
|
|
|
NNN
|
|
|
NNN
|
|
|
Exchange
|
|
|
|
|
|
1851
|
|
|
NNN
|
|
|
Oakey
|
|
|
City
|
|
|
Amber
|
|
|
Building
|
|
|
|
Emerald
|
|
|
Kahana
|
|
|
Fund
|
|
|
NNN
|
|
|
E 1st
|
|
|
Reno
|
|
|
Building
|
|
|
Center
|
|
|
Oaks
|
|
|
and
|
|
|
|
Plaza,
|
|
|
Gateway,
|
|
|
III,
|
|
|
PCP 1,
|
|
|
Street,
|
|
|
Trademark,
|
|
|
2003,
|
|
|
West B,
|
|
|
III,
|
|
|
Plaza,
|
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
Dollar Amount Raised
|
|
$
|
42,800,000
|
|
|
$
|
8,140,000
|
|
|
$
|
6,300,000
|
|
|
$
|
5,800,000
|
|
|
$
|
20,500,000
|
|
|
$
|
3,850,000
|
|
|
$
|
8,270,000
|
|
|
$
|
8,200,000
|
|
|
$
|
10,070,000
|
|
|
$
|
2,219,808
|
|
Number of Properties Purchased
|
|
|
1
|
|
|
|
3
|
|
|
|
1
|
|
|
|
6
|
|
|
|
1
|
|
|
|
1
|
|
|
|
1
|
|
|
|
1
|
|
|
|
1
|
|
|
|
1
|
|
Date of Closing of Offering
|
|
|
5-Jan-05
|
|
|
|
6-Mar-03
|
|
|
|
31-May-00
|
|
|
|
25-Jun-02
|
|
|
|
29-Jul-03
|
|
|
|
29-Sep-01
|
|
|
|
19-May-04
|
|
|
|
15-Jun-02
|
|
|
|
20-Jan-04
|
|
|
|
28-May-02
|
|
Date of First Sale of Property
|
|
|
10-Nov-05
|
|
|
|
15-Nov-05
|
|
|
|
9-Dec-05
|
|
|
|
10-Oct-02
|
|
|
|
9-Jan-06
|
|
|
|
23-Jan-06
|
|
|
|
24-Jan-06
|
|
|
|
17-Apr-06
|
|
|
|
15-Jun-06
|
|
|
|
21-Jul-06
|
|
Date of Final Sale of Property
|
|
|
10-Nov-05
|
|
|
|
15-Nov-05
|
|
|
|
9-Dec-05
|
|
|
|
29-Dec-05
|
|
|
|
9-Jan-06
|
|
|
|
23-Jan-06
|
|
|
|
24-Jan-06
|
|
|
|
17-Apr-06
|
|
|
|
15-Jun-06
|
|
|
|
21-Jul-06
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results (Note A):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Distributions to Investors
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sources (on Tax basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Investment Income
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Return of Capital
|
|
|
—
|
|
|
|
—
|
|
|
|
14.36
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales
|
|
|
1,203.34
|
|
|
|
1,638.63
|
|
|
|
427.98
|
|
|
|
1,016.63
|
|
|
|
1,262.45
|
|
|
|
1,256.62
|
|
|
|
1,343.87
|
|
|
|
1,882.87
|
|
|
|
1,622.67
|
|
|
|
1,582.58
|
|
— Refinancing
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
283.64
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
— Operations
|
|
|
92.28
|
|
|
|
252.29
|
|
|
|
231.59
|
|
|
|
283.85
|
|
|
|
238.01
|
|
|
|
361.45
|
|
|
|
136.48
|
|
|
|
306.07
|
|
|
|
190.19
|
|
|
|
589.44
|
|
B-18
TABLE
IV
RESULTS OF COMPLETED PROGRAMS
(UNAUDITED) — (Continued)
PRIVATE PROGRAMS
DECEMBER 31, 2006
The information contained in this table has been obtained
solely from public information of Triple Net and its affiliates
filed with the SEC. TNP Strategic Retail Trust, Inc. and its
affiliates cannot guarantee the accuracy of the information in
this table.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
NNN
|
|
|
|
|
|
NNN
|
|
|
NNN
|
|
|
NNN
|
|
|
|
|
|
|
NNN
|
|
|
901
|
|
|
NNN
|
|
|
2004
|
|
|
2005
|
|
|
2006
|
|
|
|
|
|
|
Las Cimas
|
|
|
Corporate
|
|
|
Sacramento
|
|
|
Notes
|
|
|
Notes
|
|
|
Notes
|
|
|
|
|
|
|
II and III,
|
|
|
Center,
|
|
|
Corporate,
|
|
|
Program,
|
|
|
Program,
|
|
|
Program,
|
|
|
Program
|
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
LLC
|
|
|
Totals
|
|
|
Dollar Amount Raised
|
|
$
|
32,250,000
|
|
|
$
|
6,292,125
|
|
|
$
|
12,000,000
|
|
|
$
|
5,000,000
|
|
|
|
|
|
|
$
|
1,044,881
|
|
|
$
|
285,224,444
|
|
Number of Properties Purchased
|
|
|
2
|
|
|
|
1
|
|
|
|
1
|
|
|
|
N/A
|
|
|
|
N/A
|
|
|
|
N/A
|
|
|
|
57
|
|
Date of Closing of Offering
|
|
|
9-Dec-04
|
|
|
|
3-Oct-03
|
|
|
|
21-May-01
|
|
|
|
14-Aug-01
|
|
|
|
14-Aug-01
|
|
|
|
22-May-03
|
|
|
|
|
|
Date of First Sale of Property
|
|
|
7-Aug-06
|
|
|
|
22-Aug-06
|
|
|
|
17-Nov-06
|
|
|
|
N/A
|
|
|
|
N/A
|
|
|
|
N/A
|
|
|
|
|
|
Date of Final Sale of Property
|
|
|
7-Aug-06
|
|
|
|
22-Aug-06
|
|
|
|
17-Nov-06
|
|
|
|
N/A
|
|
|
|
N/A
|
|
|
|
N/A
|
|
|
|
|
|
Tax and Distribution Data Per $1,000 Invested
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Federal Income Tax Results (Note A):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash Distributions to Investors
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sources (on Tax basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Investment Income
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
66.00
|
|
|
|
33.00
|
|
|
|
30.00
|
|
|
|
|
|
— Return of Capital
|
|
|
—
|
|
|
|
10.89
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
Sources (on Cash basis)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
— Sales
|
|
|
1,328.68
|
|
|
|
1,190.72
|
|
|
|
1,396.11
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
— Refinancing
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
— Operations
|
|
|
199.70
|
|
|
|
172.94
|
|
|
|
405.69
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
|
|
B-19
EFFECTIVE AS OF AUGUST 7, 2009
This DISTRIBUTION REINVESTMENT PLAN (“Plan”) is
adopted by TNP Strategic Retail Trust, Inc., a Maryland
corporation (the “Company”), pursuant to its charter
(the “Charter”). Unless otherwise defined herein,
capitalized terms shall have the same meaning as set forth in
the Charter.
1. Distribution Reinvestment. As
agent for the stockholders (“Stockholders”) of the
Company who (i) purchase shares of the Company’s
common stock (“Shares”) pursuant to the Company’s
initial public offering (the “Initial Offering”), or
(ii) purchase Shares pursuant to any future offering of the
Company (“Future Offering”), and who elect to
participate in the Plan (the “Participants”), the
Company will apply all distributions declared and paid in
respect of the Shares held by each Participant (the
“Distributions”), including Distributions paid with
respect to any full or fractional Shares acquired under the
Plan, to the purchase of Shares for such Participants directly,
if permitted under state securities laws and, if not, through
the Dealer Manager or Soliciting Dealers registered in the
Participant’s state of residence.
2. Effective Date. The effective
date of this Plan shall be the date that the minimum offering
requirements (as defined in the Prospectus relating to the
Initial Offering) are met in connection with the Initial
Offering.
3. Procedure for
Participation. Any Stockholder who has
received a Prospectus, as contained in the Company’s
registration statement filed with the Securities and Exchange
Commission (the “SEC”), may elect to become a
Participant by completing and executing the subscription
agreement, an enrollment form or any other appropriate
authorization form as may be available from the Company, the
Dealer Manager or Soliciting Dealer. Participation in the Plan
will begin with the next Distribution payable after acceptance
of a Participant’s subscription, enrollment or
authorization. Shares will be purchased under the Plan on the
date that Distributions are paid by the Company. The Company
intends to make Distributions on a monthly basis. Each
Participant agrees that if, at any time prior to the listing of
the Shares on a national stock exchange, if at any time there is
a material change in the Participant’s financial condition
or the Participant is unable to make any of the representations
or warranties set forth in the subscription agreement, such
Participant will promptly so notify the Company in writing.
4. Purchase of
Shares. Participants will acquire Shares from
the Company under the Plan (the “Plan Shares”) at a
price equal to $9.50 per Share until the earliest of
(i) all the Plan Shares registered in the Initial Offering
are issued, (ii) the Initial Offering and any Future
Offering of Plan Shares terminate and the Company elects to
deregister with the SEC the unsold Plan Shares, or
(iii) there is more than a de minimis amount of trading in
the Shares, at which time any registered Plan Shares then
available under the Plan will be sold at a price equal to the
fair market value of the Shares, as determined by the
Company’s Board of Directors by reference to the applicable
sales price with respect to the most recent trades occurring on
or prior to the relevant Distribution date. Participants in the
Plan may also purchase fractional Shares so that 100% of the
Distributions will be used to acquire Shares. However, a
Participant will not be able to acquire Plan Shares to the
extent that any such purchase would cause such Participant to
exceed the Aggregate Share Ownership Limit or the Common Share
Ownership Limit as set forth in the Charter or otherwise would
cause a violation of the Share ownership restrictions set forth
in the Charter.
Shares to be distributed by the Company in connection with the
Plan may (but are not required to) be supplied from:
(a) the Plan Shares which will be registered with the SEC
in connection with the Company’s Initial Offering,
(b) Shares to be registered with the SEC in a Future
Offering for use in the Plan (a “Future
Registration”), or (c) Shares purchased by the Company
for the Plan in a secondary market (if available) or on a stock
exchange (if listed) (collectively, the “Secondary
Market”).
Shares purchased in any Secondary Market will be purchased at
the then-prevailing market price, which price will be utilized
for purposes of issuing Shares in the Plan. Shares acquired by
the Company in any Secondary Market or registered in a Future
Registration for use in the Plan may be at prices lower or
higher than the Share price which will be paid for the Plan
Shares pursuant to the Initial Offering.
D-1
If the Company acquires Shares in any Secondary Market for use
in the Plan, the Company shall use its reasonable efforts to
acquire Shares at the lowest price then reasonably available.
However, the Company does not in any respect guarantee or
warrant that the Shares so acquired and purchased by the
Participant in the Plan will be at the lowest possible price.
Further, irrespective of the Company’s ability to acquire
Shares in any Secondary Market or to make a Future Offering for
Shares to be used in the Plan, the Company is in no way
obligated to do either, in its sole discretion.
5. Taxes. IT IS UNDERSTOOD THAT
REINVESTMENT OF DISTRIBUTIONS DOES NOT RELIEVE A PARTICIPANT OF
ANY INCOME TAX LIABILITY WHICH MAY BE PAYABLE ON THE
DISTRIBUTIONS.
6. Share Certificates. The
ownership of the Shares purchased through the Plan will be in
book-entry form unless and until the Company issues certificates
for its outstanding common stock.
7. Reports. Within 90 days
after the end of the Company’s fiscal year, the Company
shall provide each Stockholder with an individualized report on
such Stockholder’s investment, including the purchase
date(s), purchase price and number of Shares owned, as well as
the dates of Distributions and amounts of Distributions paid
during the prior fiscal year. In addition, the Company shall
provide to each Participant an individualized quarterly report
at the time of each Distribution payment showing the number of
Shares owned prior to the current Distribution, the amount of
the current Distribution and the number of Shares owned after
the current Distribution.
8. Termination by Participant. A
Participant may terminate participation in the Plan at any time,
without penalty, by delivering to the Company a written notice.
Prior to the listing of the Shares on a national stock exchange,
any transfer of Shares by a Participant to a non-Participant
will terminate participation in the Plan with respect to the
transferred Shares. If a Participant terminates Plan
participation, the Company will ensure that the terminating
Participant’s account will reflect the whole number of
shares in such Participant’s account and provide a check
for the cash value of any fractional share in such account. Upon
termination of Plan participation for any reason, Distributions
will be distributed to the Stockholder in cash.
9. Amendment or Termination of Plan by the
Company. The Board of Directors of the
Company may by majority vote (including a majority of the
Independent Directors) amend or terminate the Plan for any
reason upon 30 days written notice to the Participants.
10. Liability of the Company. The
Company shall not be liable for any act done in good faith, or
for any good faith omission to act, including, without
limitation, any claims or liability (i) arising out of
failure to terminate a Participant’s account upon such
Participant’s death prior to receipt of notice in writing
of such death; or (ii) with respect to the time and the
prices at which Shares are purchased or sold for a
Participant’s account. To the extent that indemnification
may apply to liabilities arising under the Securities Act of
1933, as amended, or the securities laws of a particular state,
the Company has been advised that, in the opinion of the SEC and
certain state securities commissioners, such indemnification is
contrary to public policy and, therefore, unenforceable.
D-2
UP TO $1,100,000,000 IN SHARES
OF
COMMON STOCK
PROSPECTUS
You should rely only on the information contained in this
prospectus. No dealer, salesperson or other individual has been
authorized to give any information or to make any
representations that are not contained in this prospectus. If
any such information or statements are given or made, you should
not rely upon such information or representation. This
prospectus does not constitute an offer to sell any securities
other than those to which this prospectus relates, or an offer
to sell, or a solicitation of an offer to buy, to any person in
any jurisdiction where such an offer or solicitation would be
unlawful. This prospectus speaks as of the date set forth above.
You should not assume that the delivery of this prospectus or
that any sale made pursuant to this prospectus implies that the
information contained in this prospectus will remain fully
accurate and correct as of any time subsequent to the date of
this prospectus.
April 13, 2010
TNP
STRATEGIC RETAIL TRUST, INC.
SUPPLEMENT NO. 9 DATED DECEMBER 1, 2010
TO THE PROSPECTUS DATED APRIL 13, 2010
This document supplements, and should be read in conjunction
with, our prospectus dated April 13, 2010, relating to our
offering of up to $1,100,000,000 in shares of our common stock.
This Supplement No. 9 supersedes and replaces all prior
supplements to the prospectus. Terms used and not otherwise
defined in this Supplement No. 9 have the same meanings as
set forth in our prospectus. The purpose of this Supplement
No. 9 is to disclose:
|
|
|
|
•
|
the status of our public offering;
|
|
|
•
|
our new website address;
|
|
|
•
|
our automatic investment plan;
|
|
|
•
|
changes to our management and the management of our advisor;
|
|
|
•
|
revisions to risk factors;
|
|
|
•
|
an update to the section of the prospectus entitled
“Description of Capital Stock—Distributions;”
|
|
|
•
|
selected financial data;
|
|
|
|
|
•
|
our performance—funds from operations and adjusted funds
from operations;
|
|
|
|
|
•
|
our property performance—operating loss;
|
|
|
|
|
•
|
a description of our portfolio as of September 30, 2010;
|
|
|
|
|
•
|
amendments to our operating partnership’s revolving line of
credit;
|
|
|
|
|
•
|
the extension of our operating partnership’s revolving line
of credit;
|
|
|
|
|
•
|
information regarding our indebtedness;
|
|
|
•
|
information regarding our distributions;
|
|
|
•
|
information regarding redemption of shares;
|
|
|
•
|
compensation paid to our advisor and its affiliates;
|
|
|
•
|
updated Table II to the prior performance tables of the TNP
prior programs;
|
|
|
•
|
updated experts language; and
|
|
|
•
|
information incorporated by reference.
|
Status of
Our Public Offering
We commenced our initial public offering of up to $1,100,000,000
in shares of our common stock on August 7, 2009. As of
November 29, 2010, we had received and accepted
investors’ subscriptions for and issued
2,284,352 shares of our common stock in our initial public
offering, including 25,229 shares of our common stock
issued pursuant to our distribution reinvestment plan, resulting
in gross offering proceeds of approximately $22,535,000. As of
November 29, 2010, approximately 97,740,878 shares of
our common stock remained available for sale to the public under
our initial public offering, excluding shares available under
our distribution reinvestment plan. We will sell shares of our
common stock in our initial public offering until the earlier of
August 7, 2011, unless extended, or the date on which the
maximum amount has been sold.
Our New
Website Address
Our website address has been changed to
http://www.tnpsrt.com.
Summary
of Our Automatic Investment Plan
We have adopted an automatic investment plan that allows our
stockholders to make cash investments of $100.00 or more in
additional shares of our common stock at regular intervals
through automatic debits to their checking, savings or other
bank account. Participation in the automatic investment plan is
limited to investors in this offering who have already met the
minimum purchase requirement in this offering. Investors
in this offering who have also invested in other TNP sponsored
real estate programs, including Bruin Fund, L.P., TNP Vulture
Fund VIII, LLC, 2008 Participating Notes Program, LLC, TNP
Profit Participation Program, LLC, TNP Irving Square, DST, TNP
6700 Santa Monica Blvd., DST and Thompson/Morgan Baton
Rouge I, DST, may also invest their distributions from
those programs in the automatic investment plan provided they
continue to hold the minimum purchase requirements for those
programs.
Investors who desire to participate in the automatic investment
plan may be able to do so through their participating
broker-dealer or, if they are investing in this offering other
than through a participating broker-dealer, through the dealer
manager, by completing an automatic investment plan enrollment
form. Purchases pursuant to our automatic investment plan are
made in this offering on a monthly basis.
We will provide a confirmation of monthly purchases under the
automatic investment plan within five business days after the
end of each month. The confirmation will disclose the following
information:
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•
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the amount of the investment;
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•
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the date of the investment; and
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•
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the number and price of the shares purchased.
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We will pay dealer manager fees and sales commissions in
connection with sales under the automatic investment plan to the
same extent that we pay those fees and commissions on shares
sold in this offering outside of the automatic investment plan.
Stockholders may terminate their participation in the automatic
investment plan at any time by providing us with written notice.
Stockholders who elect to participate in the automatic
investment plan must agree that, if at any time they fail to
meet the applicable investor suitability standards or cannot
make the other investor representations set forth in the
then-current prospectus and subscription agreement, they will
promptly notify us in writing of that fact and their
participation in the plan will terminate.
Changes
to Our Management
On June 17, 2010, Wendy J. Worcester, our Chief Financial
Officer, Treasurer and Secretary, resigned from her respective
positions with us, effective as of July 1, 2010. On
June 17, 2010, Ms. Worcester also resigned from her
position as the Chief Financial Officer, Treasurer and Secretary
of our advisor, effective as of July 1, 2010.
On June 17, 2010, our board of directors appointed
Christopher S. Cameron to serve as our Chief Financial Officer,
Treasurer and Secretary, effective as of July 1, 2010.
Mr. Cameron also serves as the Chief Financial Officer,
Treasurer and Secretary of our advisor, effective as of
July 1, 2010.
Mr. Cameron, age 37, previously served from January
2008 to June 2010 as Director of Accounting and Financial
Reporting at Cole Real Estate Investments, a national real
estate investment company, or Cole, where he focused on
financial tracking and reporting systems, external audit
examinations and broker-dealer due diligence reviews.
Mr. Cameron also served as Manager of Financial Reporting
at Cole from August 2004 to December 2007. Prior to joining Cole
in 2004, Mr. Cameron worked at Deloitte & Touche,
LLP for four years as a senior accountant serving large public
and private entities. Mr. Cameron is a certified public
accountant. Mr. Cameron earned a Bachelor of Science in
Business Administration, with a major in Accounting and a minor
in Finance, from the University of Arizona.
Revisions
to Risk Factors
The ninth risk factor on the prospectus cover and the third risk
factor under the caption “Prospectus Summary—Summary
of Risk Factors” on page 2 of the prospectus are
hereby updated and superseded with the following:
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•
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The amount of any distributions we may make is uncertain. Our
distributions may exceed our earnings, particularly during the
period before we have substantially invested the net proceeds
from this offering.
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2
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Generally, distributions paid using offering proceeds will
constitute a return of capital, meaning a return of all or a
portion of your original investment. To the extent our
distributions are funded from offering proceeds, we will have
less funds to use for investments which may lower your overall
return. Additionally, to date, our distributions declared and
paid have exceeded our earnings and, as a result, our
distributions have constituted a return of capital. Portions of
distributions we make in the future may also represent a return
of capital, which would reduce your tax basis in our shares.
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The following new risk factor supplements, and should be read in
conjunction with, the section of the prospectus entitled,
“Risk Factors—Investment Risks,” which begins on
page 12 of the prospectus.
To
date, our distributions declared and paid have constituted a
return of capital.
Generally, distributions paid using offering proceeds will
constitute a return of capital, which means a return of all or a
portion of your original investment. To date, we have paid all
of our distributions from the proceeds of our public offering
and, as a result, our distributions have constituted a return of
capital. To the extent our distributions are funded from
offering proceeds, we will have less funds to use for
investments. Additionally, distributions that are treated as a
return of capital for federal income tax purposes generally will
not be taxable as a dividend to a stockholder, but will reduce
the stockholder’s basis in its shares (but not below zero)
and therefore can result in the stockholder having a higher gain
upon a subsequent sale of such shares. Return of capital
distributions in excess of a stockholder’s basis generally
will be treated as gain from the sale of such shares.
Update to
“Description of Capital
Stock—Distributions”
The following disclosure supplements, and should be read in
conjunction with, the disclosure in the section of the
prospectus entitled, “Description of Capital
Stock—Distributions” on page 90 of the prospectus.
Generally, distributions paid using offering proceeds will
constitute a return of capital, which means a return of all or a
portion of your original investment and a corresponding
reduction in your tax basis in our shares. To date, we have paid
all of our distributions from the proceeds of our public
offering and, as a result, our distributions have constituted a
return of capital resulting in less funds for investments.
Selected
Financial Data
The following selected financial data should be read in
conjunction with our consolidated financial statements and the
notes thereto and “Management’s Discussion and
Analysis of Financial Condition and Results of Operations”
contained in our annual report for the year ended
December 31, 2009, as amended, and our quarterly report for
the quarterly period ended September 30, 2010 and
incorporated by reference in this prospectus supplement. Our
historical results are not necessarily indicative of results for
any future period.
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As of
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As of
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Selected Financial Data
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September 30, 2010
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December 31, 2009
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December 31, 2008
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(Unaudited)
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BALANCE SHEET DATA:
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Total assets
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$
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58,730,000
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$
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15,605,000
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$
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202,000
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Total liabilities
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45,328,000
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12,317,000
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—
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Total equity
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13,402,000
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3,288,000
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|
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202,000
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3
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Period from
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September 18, 2008
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For the
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(Date of Inception)
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Nine Months Ended
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Year Ended
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Through
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September 30, 2010
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December 31, 2009
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December 31, 2008
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(Unaudited)
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STATEMENT OF OPERATIONS DATA:
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Total revenue
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$
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2,747,000
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$
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145,000
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$
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—
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Total operating expenses
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4,799,000
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(1,228,000
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)
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—
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Total other expenses
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(1,278,000
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)
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(117,000
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—
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Net loss
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$
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(3,330,000
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)
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$
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(1,200,000
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)
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$
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—
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STATEMENT OF CASH FLOWS DATA:
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Net cash used in operating activities
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$
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(1,515,000
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)
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$
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(1,047,000
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)
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$
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(1,000
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Net cash used in investing activities
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(16,390,000
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)
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(12,500,000
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—
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Net cash provided by financing activities
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17,633,000
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14,452,000
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202,000
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OTHER DATA:
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Distributions declared
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$
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82,000
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$
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31,000
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$
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—
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Funds
from Operations and Adjusted Funds from Operations
One of our objectives is to provide cash distributions to our
stockholders from cash generated by our operations. Cash
generated from operations is not equivalent to net income as
determined under GAAP. Due to certain unique operating
characteristics of real estate companies, the National
Association of Real Estate Investment Trusts, an industry trade
group, or NAREIT, has promulgated a standard known as Funds from
Operations, or FFO for short, which it believes more accurately
reflects the operating performance of a REIT. As defined by
NAREIT, FFO means net income computed in accordance with GAAP,
excluding gains (or losses) from sales of property, plus
depreciation and amortization, and after adjustments for
unconsolidated partnerships and joint ventures in which the REIT
holds an interest. We believe that FFO is helpful to investors
and our management as a measure of operating performance because
it excludes depreciation and amortization, gains and losses from
property dispositions, and extraordinary items, and as a result
when compared year over year, reflects the impact on operations
from trends in occupancy rates, rental rates, operating costs,
general and administrative expenses and interest costs, which is
not immediately apparent from net income.
Changes in the accounting and reporting rules under GAAP have
prompted a significant increase in the amount of non-operating
items included in FFO, as defined. As a result, in addition to
FFO, we also calculate Adjusted Funds from Operations, or
adjusted FFO, which excludes from FFO (1) any acquisition
expenses and acquisition fees expensed by us and that are
related to any property, loan or other investment acquired or
expected to be acquired by us and (2) any non-operating
non-cash charges incurred by us, such as impairments of property
or loans, any
other-than-temporary
impairments of marketable securities, or other similar charges.
We believe that adjusted FFO is helpful to our investors and
management as a measure of operating performance because it
excludes costs that management considers more reflective of
investing activities and other non-operating items included in
FFO.
As explained below, management’s evaluation of our
operating performance excludes the items considered in the
calculation of adjusted FFO based on the following economic
considerations:
Acquisition costs: In evaluating investments
in real estate, including both business combinations and
investments accounted for under the equity method of accounting,
management’s investment models and analysis differentiate
costs to acquire the investment from the operations derived from
the investment. Prior to 2009, acquisition costs for these types
of investments were capitalized; however, beginning in 2009
acquisition costs related to business combinations are expensed.
We believe by excluding expensed acquisition costs,
4
adjusted FFO provides useful supplemental information that is
comparable for each type of our real estate investments and is
consistent with management’s analysis of the investing and
operating performance of our properties.
Subject to the following limitations, FFO and adjusted FFO
provide a better basis for measuring our operating performance
and comparing our performance and operations to those of other
REITs. The calculation of FFO and adjusted FFO may, however,
vary from entity to entity because capitalization and expense
policies tend to vary from entity to entity. Consequently, the
presentation of FFO and adjusted FFO by us may not be comparable
to other similarly titled measures presented by other REITs. FFO
and adjusted FFO are not intended to be alternatives to net
income as an indicator of our performance, liquidity or to
“Cash Flows from Operating Activities” as determined
by GAAP as a measure of our capacity to pay distributions.
Our calculations of FFO and adjusted FFO are presented in the
following table for the year ended December 31, 2009, the
nine months ended September 30, 2010:
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Nine Months Ended
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Year Ended
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September 30, 2010
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December 31, 2009
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Net loss
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$
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(3,330,000
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)
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$
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(1,200,000
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)
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Add:
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Depreciation and amortization of real estate assets
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1,191,000
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46,000
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FFO
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(2,139,000
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)
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(1,154,000
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)
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Add:
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Acquisition Expenses
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1,326,000
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408,000
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Adjusted FFO
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$
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(813,000
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)
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$
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(746,000
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Weighted average common shares—basic and diluted
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1,240,067
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71,478
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Adjusted FFO per share—basic and diluted
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$
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(0.66
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$
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(10.44
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)
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Our
Property Performance—Operating Loss
For the nine months ended September 30, 2010 we had an
operating loss of $2,052,000.
Description
of Our Portfolio
We invest in and manage a portfolio of income-producing retail
properties, primarily located in the Western United States.
Although we have not done so, we may invest in and originate
mortgage, mezzanine, bridge and other loans related to
commercial real estate. As of September 30, 2010, we had
invested in the four properties set forth below:
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Property
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Date
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Purchase Price
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Debt
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Property Name
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Location
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Interest
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Type
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Square Feet
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Acquired
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(In Thousands)
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(In Thousands)
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Moreno Marketplace
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Moreno Valley, California
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100
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%
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Retail
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94,574
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11/19/2009
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$
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12,500
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$
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10,500
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(1)
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Waianae Mall
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Honolulu, Hawaii
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100
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%
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Retail
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170,275
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06/04/2010
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$
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25,688
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$
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20,741
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(2)
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Northgate Plaza Shopping Center
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Tucson, Arizona
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100
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%
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Retail
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103,000
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07/06/2010
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$
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8,050
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$
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4,398
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(3)
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San Jacinto Esplanade Shopping Center
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San Jacinto, California
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100
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%
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Retail
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56,431
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08/11/2010
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|
$
|
7,088
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|
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$
|
6,600
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(4)
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(1) |
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Financing related to the acquisition of the Moreno Marketplace,
or the Moreno property, consisted of (1) a loan from
KeyBank National Association, or KeyBank, in the aggregate
principal amount of $9,250,000, evidenced by a promissory note,
or the Moreno property note, and (2) a loan in the
aggregate principal |
5
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amount of $1,250,000, evidenced by a convertible promissory
note, or the convertible note. The convertible note was not
converted during the period in which the conversion of the note
was permitted under the terms of the convertible note. The
Moreno property note has an initial maturity date of
November 19, 2011, which may be extended subject to certain
conditions, and the convertible note has a maturity date of
November 18, 2015. Interest on the outstanding principal
balance of the Moreno property note accrues at a rate of 5.5%
per annum through the Moreno property note’s initial
maturity date, and will accrue at higher rates during each
subsequent extension of the maturity date, if any. Interest on
the outstanding principal balance of the convertible note
accrues at a rate of 8.0% per annum. |
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(2) |
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Financing related to the acquisition of the Waianae Mall, or the
Waianae property, consisted of the assumption of a loan from
Bank of America, N.A., successor by merger to LaSalle Bank
National Association, as trustee for Morgan Stanley
Capital I, Inc., Commercial Pass-Through Certificates,
Series 2006-IQ11, in the principal amount of approximately
$20,741,000. The promissory note evidencing the Waianae property
loan accrues interest at a rate of 5.3922% per annum and has a
maturity date of October 5, 2015. |
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(3) |
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Financing related to the acquisition of the Northgate Plaza
Shopping Center, or the Northgate property, consisted of the
assumption of all of the indebtedness and obligations under an
amended and restated promissory note, dated June 22, 2004,
or the Northgate loan, by and between the seller of the
Northgate property and the lender, Thrivent Financial for
Lutherans. The outstanding principal balance of the Northgate
loan as of the acquisition date was approximately $4,398,000.
The Northgate loan accrues interest at a rate equal to 6.25% per
annum and has a maturity date of July 15, 2027. We also
borrowed $1,900,000 under our operating partnership’s
revolving credit facility, or the credit agreement, with
KeyBank, which loan was repaid in full as of September 30,
2010. |
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(4) |
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Financing related to the acquisition of the San Jacinto
Esplanade Shopping Center, or the San Jacinto property,
consisted of borrowings of approximately $6,600,000, or the
San Jacinto loan, under the credit agreement. The
San Jacinto loan will bear interest at a variable per annum
rate equal to the sum of (1) 4.25% plus (2) the
greater of (a) 3.0% or
(b) 30-day
LIBOR as reported by Reuters on the day that is two
business days prior to the date of such determination. The
entire unpaid principal balance of the San Jacinto loan and
all accrued and unpaid interest thereon is due and payable in
full at maturity of the credit agreement on November 12,
2010, which date has been extended to December 10, 2010. |
The following table shows the occupancy rate and the average
effective annual rental rate per square foot for each of our
properties as of September 30, 2010:
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Weighted
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Occupancy
|
|
Weighted
|
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Weighted
|
|
Average
|
|
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(Based on
|
|
Average
|
|
Average Effective
|
|
Remaining
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Rentable Square
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|
Annualized
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Annualized Rental
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Lease Term
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Feet)
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Rent
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Rate per Square Feet
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(Months)
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Moreno Marketplace
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75.68
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%
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|
$
|
424,000
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|
|
$
|
13.60
|
|
|
|
160.3
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Waianae Mall
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91.82
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%
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$
|
190,000
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|
|
$
|
17.77
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|
|
|
51.3
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Northgate Plaza Shopping Center
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79.40
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%
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|
$
|
128,000
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|
|
$
|
7.33
|
|
|
|
103.0
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|
San Jacinto Esplanade Shopping Center
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|
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68.58
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%
|
|
$
|
68,000
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|
|
$
|
11.37
|
|
|
|
168.3
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|
Moreno
Marketplace
The only tenant occupying 10% or more of the rentable square
feet at the Moreno property is Stater Bros. supermarket, which,
as of September 30, 2010, occupied 56% of the total
rentable square footage, of the Moreno property and pays
$730,000 annually pursuant to a lease that expires in November
2028. Stater Bros. has the option to renew the term of its lease
for up to six successive five-year renewal terms after the
expiration of the initial term. The other tenants of the Moreno
property are Wells Fargo Bank, Jack in the Box, Subway,
Fantastic Sam’s and Moreno Beach Dental, none of which
occupies 10% or more of the rentable square feet at the Moreno
property.
The Moreno property faces competition from other nearby retail
properties in and around the submarket of Moreno Valley,
California, including Bear Valley Shopping Center, Lakeside
Plaza and Lakeside Terrace,
6
which are multi-tenant retail centers located within
approximately three miles of the Moreno property. Management
currently has no renovation plans for the Moreno property and
believes that the Moreno property is suitable for its intended
purpose and adequately covered by insurance.
Waianae
Mall
The tenants occupying 10% or more of the rentable square feet at
the Waianae property are City Mill, an Oahu-based hardware
store, which, as of September 30, 2010, occupied 24.05% of
the total rentable square footage, of the Waianae property, and
Long Drugs, a pharmacy owned by CVS Caremark, which as of
September 30, 2010, occupied 13.85% of the total rentable
square footage. On May 24, 2010 City Mill entered into a
lease, effective July 1, 2010 and expiring in June 2015,
pursuant to which City Mill will pay an annual rent of $209,000.
Longs Drugs pays an annual rent of $541,000 pursuant to a lease
that expires in January 2021. City Mill has one
5-year
option to renew at fair market value. Long Drugs has two
5-year
options to renew with increases in rent. Additionally, the State
of Hawaii leases 6.35% of the rentable square feet pursuant to a
lease that expires on June 15, 2017 and the
U.S. Census Bureau leases approximately 6.6% of the
rentable square feet pursuant to a lease that expires on
December 16, 2010. Other tenants at the Waianae property
include Burger King, Goodyear, Blockbuster Video, Fantastic
Sams, Starbucks Coffee, Jamba Juice, Payless Shoe Source, Pizza
Hut, Subway and Radio Shack, none of which occupies 10% or more
of the rentable square feet at the Waianae property.
The Waianae property is the only major multi-tenant retail
center on the Western side of the island of Oahu and as a result
faces limited competition from other similar multi-tenant retail
properties. City Mill, the Waianae property’s largest
tenant, faces competition from other retail hardware stores
located on the island of Oahu, including a Home Depot located
approximately 11 miles to the Southeast of the Waianae
property and a Lowes located approximately 12 miles to the
east of the Waianae property. Management currently plans to
spend approximately $2,000,000 over 3 years for capital
improvements and believes that the Waianae property is suitable
for its intended purpose and adequately covered by insurance.
Northgate
Plaza
The Northgate property was approximately 79.40% leased as of
September 30, 2010. The tenants occupying 10% or more of
the rentable square feet at the Northgate property are
Wal-Mart
Neighborhood Market, or
Wal-Mart, a
grocery and pharmaceutical retailer, which occupies 42,685, or
approximately 41.24%, of the rentable square feet at Northgate
property, and Dollar Tree Stores, Inc., or Dollar Tree, a
single-price point retailer, which occupies 12,308, or
approximately 11.89%, of the rentable square feet at the
Northgate property.
Wal-Mart
pays an annual rent of approximately $245,000 pursuant to a
lease that expires in May 2025 and Dollar Tree pays an annual
rent of approximately $106,218 pursuant to a lease that expires
in January 2015. Wal-Mart has the option to renew its lease at
the Northgate property for up to 15 additional terms of
5 years each. Other significant tenants at the Northgate
property include Tuesday Morning,
Rent-A-Center,
Burger King, Radio Shack, Jackson Hewitt and Subway.
The Northgate property faces competition from other nearby
multi-tenant retail properties in and around the submarket of
Tucson, Arizona, including Fry’s Plaza, Campbell Plaza,
Crossroads Festival and Mission Plaza, each of which is a
multi-tenant retail center located within approximately three
miles of the Northgate property.
Management currently has no plans for capital improvements at
the Northgate property and believes that the Northgate property
is suitable for its intended purpose and adequately covered by
insurance. For the 2010 fiscal year, the Northgate property real
estate taxes are approximately $113,757. We are currently in the
process of determining the depreciable basis in the Northgate
property.
San Jacinto
Esplanade
The San Jacinto property was approximately 68.58% occupied
as of September 30, 2010, and is anchored by a
Fresh & Easy Neighborhood Market, or Fresh &
Easy, a supermarket chain with stores in the Western United
States. Fresh & Easy is the U.S. division of
TESCO, the fourth largest retailer in the world, according
7
to Deloitte Touche Tohmatsu’s Global Powers of
Retailing 2010 report. The only tenant occupying 10% or more
of the rentable square feet at the San Jacinto property is
Fresh & Easy, which occupies approximately 14,080, or
approximately 24.9%, of the rentable square feet at the
San Jacinto property. A Walgreens Drug Store is located on
an adjoining property to the San Jacinto property, but is
not a part of the San Jacinto property.
Fresh & Easy pays an annual rent of approximately
$175,000 pursuant to a lease that expires in October 2027.
Fresh & Easy has the option to renew its lease at the
San Jacinto property for up to six additional terms of
5 years each. Other significant tenants at the
San Jacinto property include
Jack-In-The-Box,
Starbucks Coffee and Fantastic Sams.
The San Jacinto property is located at the southeast corner
of Sanderson Avenue and Esplanade Avenue, and is adjacent to a
number of planned residential housing developments. The
San Jacinto property faces limited competition from similar
multi-tenant retail properties in the San Jacinto,
California area. Village West and Hemet Valley are the only
other multi-tenant retail centers located within a
two-mile
radius of the San Jacinto property. Due to their location,
both Village West and Hemet Valley tend to draw customers from a
different portion of the San Jacinto trade area.
Management currently has no material plans for capital
improvements at the San Jacinto property and believes that
the San Jacinto property is suitable for its intended
purpose and adequately covered by insurance. For the fiscal year
ended June 30, 2010, the San Jacinto property paid
real estate taxes of approximately $146,960. We are currently in
the process of determining the depreciable basis in the
San Jacinto property.
The following table reflects lease expirations and related
information for our portfolio as of September 30, 2010.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Percent of
|
|
|
|
|
|
Percent of
|
|
|
|
|
|
|
|
|
|
Portfolio
|
|
|
Leased
|
|
|
Leased
|
|
|
|
|
|
|
|
|
|
Annualized
|
|
|
Rentable
|
|
|
Rentable
|
|
|
|
Number of
|
|
|
Annualized
|
|
|
Base Rent
|
|
|
Square Feet
|
|
|
Square Feet
|
|
Year of Expiration
|
|
Leases Expiring
|
|
|
Base Rent(1)
|
|
|
Expiring
|
|
|
Expiring
|
|
|
Expiring
|
|
|
2010
|
|
|
7
|
|
|
$
|
543,000
|
|
|
|
9.0
|
%
|
|
|
20,933
|
|
|
|
6.2
|
%
|
2011
|
|
|
4
|
|
|
|
317,000
|
|
|
|
5.3
|
|
|
|
16,811
|
|
|
|
5.0
|
|
2012
|
|
|
7
|
|
|
|
575,000
|
|
|
|
9.6
|
|
|
|
22,936
|
|
|
|
6.8
|
|
2013
|
|
|
8
|
|
|
|
279,000
|
|
|
|
4.6
|
|
|
|
12,563
|
|
|
|
3.7
|
|
2014
|
|
|
11
|
|
|
|
656,000
|
|
|
|
10.9
|
|
|
|
21,230
|
|
|
|
6.3
|
|
2015
|
|
|
10
|
|
|
|
628,000
|
|
|
|
10.4
|
|
|
|
66,039
|
|
|
|
19.6
|
|
2016
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
2017
|
|
|
7
|
|
|
|
376,000
|
|
|
|
6.2
|
|
|
|
20,637
|
|
|
|
6.1
|
|
2018
|
|
|
1
|
|
|
|
97,000
|
|
|
|
1.6
|
|
|
|
2,214
|
|
|
|
0.7
|
|
2019
|
|
|
1
|
|
|
|
72,000
|
|
|
|
1.2
|
|
|
|
1,447
|
|
|
|
0.4
|
|
2020
|
|
|
1
|
|
|
|
39,000
|
|
|
|
0.6
|
|
|
|
1,658
|
|
|
|
0.5
|
|
Thereafter
|
|
|
11
|
|
|
|
2,435,000
|
|
|
|
40.6
|
|
|
|
149,837
|
|
|
|
44.7
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total
|
|
|
68
|
|
|
$
|
6,017,000
|
|
|
|
100
|
%
|
|
|
336,305
|
|
|
|
100.0
|
%
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) |
|
Annualized base rent represents annualized contractual base
rental income, based on rent in effect on January 1 of the
respective year, for each lease that expires during the
respective year. |
Amendments
to Our Operating Partnership’s Revolving Line of
Credit
Northgate
Property Acquisition
As previously disclosed, on November 12, 2009, our
operating partnership entered into the credit agreement with
KeyBank, as administrative agent for itself and the other
lenders named in the credit
8
agreement, to establish a revolving credit facility with a
maximum aggregate borrowing capacity of up to $15,000,000. On
July 6, 2010, in connection with the acquisition of the
Northgate property and the assumption of the Northgate loan by
TNP SRT Northgate Plaza Tucson, LLC, or TNP SRT Northgate, an
indirect wholly owned subsidiary of our operating partnership,
our operating partnership, us, KeyBank, our sponsor, Anthony W.
Thompson (our chairman and chief executive officer), and TNP SRT
Northgate Plaza Tucson Holdings, LLC, or TNP SRT Holdings, a
wholly owned subsidiary of our operating partnership and the
direct parent company of TNP SRT Northgate, entered into a third
omnibus amendment and reaffirmation of the loan documents
relating to the revolving credit facility, or the third credit
agreement amendment. The third credit agreement amendment
provides for an advance to our operating partnership under the
credit agreement in the original principal amount of $1,900,000,
which we refer to as the “property loan,” which
property loan was used by TNP SRT Northgate to fund a portion of
the costs and expenses related to the acquisition of the
Northgate property. The property loan, together with all
interest, fees and expenses related thereto, was paid in full as
of September 30, 2010. In connection with the third credit
agreement amendment, TNP SRT Holdings entered into a joinder
agreement relating to the pledge and security agreement entered
into by our operating partnership and KeyBank in connection with
the credit agreement, which, as modified by the joinder
agreement, we refer to as the “KeyBank pledge
agreement.” Pursuant to the KeyBank pledge agreement, and
subject to the terms of the third credit agreement amendment
described below, our operating partnership and TNP SRT Holdings
pledged a 49% membership interest in TNP SRT Holdings and TNP
SRT Northgate, respectively. The third credit agreement
amendment provides that, upon the repayment in full of the
Northgate loan by TNP SRT Northgate, (1) all of the
membership interest in TNP SRT Holdings held by our operating
partnership will automatically and without further action on the
part of any party be included in the collateral previously
pledged to KeyBank pursuant to the KeyBank pledge agreement and
(2) all of the membership interest in TNP SRT Northgate
held by TNP SRT Holdings will automatically and without further
action on the part of any party be included in the collateral
previously pledged to KeyBank pursuant to the KeyBank pledge
agreement.
San Jacinto
Property Acquisition
On August 11, 2010, in connection with the acquisition of
the San Jacinto property, our operating partnership, us,
our sponsor, Mr. Anthony W. Thompson, TNP SRT Holdings, TNP
SRT San Jacinto LLC, or TNP SRT San Jacinto, an
indirect wholly owned subsidiary of our operating partnership,
and KeyBank entered into a fourth omnibus amendment and
reaffirmation of the loan documents relating to the credit
agreement, or the fourth credit agreement amendment. The fourth
credit agreement amendment provides for the San Jacinto
loan, which was used by TNP SRT San Jacinto to fund a
portion of the costs and expenses related to the acquisition of
the San Jacinto property. In connection with the fourth
credit agreement amendment, TNP SRT San Jacinto, jointly
and severally with our operating partnership, assumed and agreed
to perform and observe all of the covenants, agreements,
obligations and duties of the Borrower (as defined in the credit
agreement) under the credit agreement.
Pursuant to the fourth credit agreement amendment, until such
time as the outstanding principal balance of the
San Jacinto loan is equal to the lesser of (1) 50% of
the “as is” appraised value of the San Jacinto
property as shown on the appraisal described in the fourth
credit agreement amendment, (2) 50% of the total
acquisition costs of the San Jacinto property, or
(3) $3,500,000, which we refer to as the
“San Jacinto minimum balance,” all net proceeds
derived from any issuance of equity securities by us or our
operating partnership, any sale or refinancing of any assets of
our operating partnership and any casualty or condemnation with
respect to the San Jacinto property will be applied to the
amounts outstanding under the San Jacinto loan. Thereafter,
at such time as the San Jacinto minimum balance has been
achieved, any net proceeds derived from any issuance of equity
securities by us or our operating partnership, any sale or
refinancing of any assets of our operating partnership and any
casualty or condemnation with respect to the San Jacinto
property will be applied to the amounts outstanding under the
credit agreement in the order and manner set forth in the credit
agreement, provided that any net proceeds from the sale of the
San Jacinto property or any other property owned by our
operating partnership shall first be applied to the amounts
outstanding under the San Jacinto loan.
9
The fourth credit agreement amendment also provides that, with
respect to any lease for all or any portion of the
San Jacinto property in excess of 2,500 square feet
which is not on a
month-to-month
basis, which we refer to as a “major lease,”
KeyBank’s prior written approval will be required with
respect to (1) the terms of such major lease, including the
prospective tenant, (2) each guarantor of any prospective
tenant’s obligations under such major lease, (3) any
proposed subletting or assignment of such major lease,
(4) any amendment or modification of the rent, term or
renewal options of such major lease and (5) any
termination, expiration, cancellation or surrender of such major
lease.
Extension
of Our Operating Partnership’s Credit Agreement
We have received an extension of the existing credit agreement
from KeyBank, which was due to mature on November 12, 2010,
until December 10, 2010, and are currently in the process
of negotiating a new credit facility with KeyBank, or the new
credit facility. We intend to transfer the $4,500,000 currently
outstanding under the existing credit agreement into the new
credit facility, which we anticipate will provide long-term
financing of up to three years under the new credit facility.
Information
Regarding Our Indebtedness
As of September 30, 2010, our leverage ratio, or the ratio
of total debt to total purchase price plus cash and cash
equivalents, was approximately 73%. As of September 30,
2010, our
debt-to-net
assets ratio, defined as total debt as a percentage of our total
assets (other than intangibles) less total liabilities, was
approximately 1,144%. As of September 30, 2010, we had
total outstanding indebtedness of approximately $39,904,000.
Information
Regarding Our Distributions
On August 13, 2009, our board of directors approved a
monthly cash distribution of $0.05625 per share of common stock.
The monthly distribution was contingent upon the closing of our
first asset acquisition and represented an annualized
distribution of $0.675 per share. On May 11, 2010, our
board of directors approved an increase in our monthly cash
distribution to $0.05833 per share of common stock contingent
upon the closing of our acquisition of the Waianae property,
which occurred on June 4, 2010. That monthly distribution
amount represents an annualized distribution of $0.70 per share
if paid each day over a 365-day period. There is no guaranty
that we will pay distributions at this rate in the future or at
all.
Distributions paid during the period from December 2009 (the
date we first paid distributions) through September 30,
2010 are presented in the following table:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Cash
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Used in
|
|
|
Distributions Paid(1)
|
|
Operating
|
Period
|
|
Cash
|
|
% of Total
|
|
Reinvested
|
|
% of Total
|
|
Total
|
|
Activities
|
|
4th
Quarter 2009
|
|
$
|
6,000
|
|
|
|
46.2
|
%
|
|
$
|
7,000
|
|
|
|
53.8
|
%
|
|
$
|
13,000
|
|
|
|
100
|
%
|
|
$
|
(1,047,000
|
)
|
1st
Quarter 2010
|
|
|
73,000
|
|
|
|
70.2
|
|
|
|
31,000
|
|
|
|
29.8
|
|
|
|
104,000
|
|
|
|
100
|
|
|
|
(619,000
|
)
|
2nd
Quarter 2010
|
|
|
116,000
|
|
|
|
66.3
|
|
|
|
59,000
|
|
|
|
33.7
|
|
|
|
175,000
|
|
|
|
100
|
|
|
|
(699,000
|
)
|
3rd
Quarter 2010
|
|
|
199,000
|
|
|
|
66.1
|
|
|
|
102,000
|
|
|
|
33.9
|
|
|
|
301,000
|
|
|
|
100
|
|
|
|
(197,000
|
)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
$
|
394,000
|
|
|
|
66.4
|
%
|
|
$
|
199,000
|
|
|
|
33.6
|
%
|
|
$
|
593,000
|
|
|
|
100
|
%
|
|
$
|
(2,562,000
|
)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) |
|
Of the $593,000 of distributions noted above, $199,000, or
33.6%, was paid through the distribution reinvestment plan in
the form of additional shares issued. |
10
Sources of distributions paid during the period from December
2009 (the date we first paid distributions) through
September 30, 2010 are presented in the following table:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Source of Distributions
|
|
|
|
|
|
|
|
|
|
Cash
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Distributions
|
|
|
|
|
|
Cash
|
|
|
|
|
|
|
|
|
|
from
|
|
|
Funds from
|
|
|
Flow from
|
|
|
Offering
|
|
|
|
|
Period
|
|
Investments
|
|
|
Prior Quarters
|
|
|
Operations
|
|
|
Proceeds
|
|
|
Total
|
|
|
4th
Quarter 2009
|
|
$
|
—
|
|
|
|
—
|
%
|
|
$
|
—
|
|
|
|
—
|
%
|
|
$
|
—
|
|
|
|
—
|
%
|
|
$
|
6,000
|
|
|
|
100
|
%
|
|
$
|
6,000
|
|
|
|
100
|
%
|
1st
Quarter 2010
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
73,000
|
|
|
|
100
|
|
|
|
73,000
|
|
|
|
100
|
|
2nd
Quarter 2010
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
116,000
|
|
|
|
100
|
|
|
|
116,000
|
|
|
|
100
|
|
3rd
Quarter 2010
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
—
|
|
|
|
199,000
|
|
|
|
100
|
|
|
|
199,000
|
|
|
|
100
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
$
|
—
|
|
|
|
—
|
%
|
|
$
|
—
|
|
|
|
—
|
%
|
|
$
|
—
|
|
|
|
—
|
%
|
|
$
|
394,000
|
|
|
|
100
|
%
|
|
$
|
394,000
|
|
|
|
100
|
%
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Of the $394,000 in cash distributions paid during the period
from December 2009 (the date we first paid distributions)
through September 30, 2010, 100% was paid using offering
proceeds.
Information
Regarding Redemption of Shares
As of September 30, 2010, we had not received any requests
to redeem shares of common stock.
Compensation
Paid to Our Advisor and its Affiliates
The following data supplements, and should be read in
conjunction with, the section of our prospectus captioned
“Management Compensation.”
The following table summarizes the cumulative compensation, fees
and reimbursements we paid to our advisor, TNP Strategic Retail
Advisor, LLC, and its affiliates, including the dealer manager,
during the nine months ended September 30, 2010 and the
year ended December 31, 2009.
|
|
|
|
|
|
|
|
|
|
|
Nine Months Ended
|
|
Year Ended
|
Type of Fee or Reimbursement
|
|
September 30, 2010
|
|
December 31, 2009
|
|
Offering Stage:
|
|
|
|
|
|
|
|
|
Selling commissions
|
|
$
|
1,001,000
|
|
|
$
|
262,000
|
|
Dealer manager fees
|
|
$
|
439,000
|
|
|
$
|
114,000
|
|
Other organization and offering expenses
|
|
$
|
2,189,000
|
|
|
$
|
154,000
|
|
Operational Stage:
|
|
|
|
|
|
|
|
|
Acquisition fee
|
|
$
|
1,130,000
|
|
|
$
|
202,000
|
|
Origination fee
|
|
|
—
|
|
|
|
—
|
|
Asset management fee
|
|
$
|
—
|
|
|
|
—
|
|
Property management and leasing fee
|
|
$
|
112,000
|
|
|
$
|
13,000
|
|
Operating expenses
|
|
$
|
—
|
|
|
$
|
348,000
|
|
Acquisition expenses
|
|
$
|
—
|
|
|
$
|
—
|
|
Disposition Stage:
|
|
|
|
|
|
|
|
|
Subordinated participation in net sale proceeds
|
|
$
|
—
|
|
|
$
|
—
|
|
Subordinated listing fee
|
|
$
|
—
|
|
|
$
|
—
|
|
Subordinated fee upon termination
|
|
$
|
—
|
|
|
$
|
—
|
|
As of September 30, 2010 and December 31, 2009, fees
and reimbursements accrued but not yet paid were approximately
$1,565,000 and $1,425,000, respectively, representing
organization and offering costs, deferred asset management fees
and property management fees due to affiliates.
11
Prior
Performance Tables
Table II to the prior performance tables of the TNP prior
programs contained in our prospectus is hereby superseded and
replaced in its entirety by Table II in Appendix A to
this Supplement No. 9.
Experts
The following updates and supercedes the “Experts”
section of our prospectus.
The consolidated financial statements of TNP Strategic Retail
Trust, Inc. and subsidiaries as of December 31, 2009 and
2008, and for the year ended December 31, 2009 and the
period from September 18, 2008 (date of inception) through
December 31, 2008, and the financial statement
schedule III as of December 31, 2009, have been
incorporated by reference herein in reliance upon the report of
KPMG LLP, independent registered public accounting firm, dated
March 31, 2010, except as to Note 1 and Note 7,
which are as of May 17, 2010, incorporated by reference
herein and upon the authority of said firm as experts in
accounting and auditing.
The statement of revenues and certain expenses of Moreno
Marketplace for the period from November 10, 2008 (date of
commencement of operations) to September 30, 2009, has been
incorporated by reference herein and has been audited by KMJ
Corbin & Company LLP, independent auditor, as stated
in its report, which is also incorporated herein by reference
(which report on the statement of revenues and certain expenses
expresses an unqualified opinion and includes an explanatory
paragraph referring to the purpose of the statement). Such
statement of revenues and certain expenses has been so included
in reliance upon the report of such firm given upon its
authority as experts in accounting and auditing.
The statement of revenues and certain expenses of Waianae Mall
for the year ended December 31, 2009, has been incorporated
by reference herein and has been audited by
McGladrey & Pullen, LLP, independent auditor, as
stated in its report, which is also incorporated herein by
reference (which report on the statement of revenues and certain
expenses expresses an unqualified opinion and includes an
explanatory paragraph referring to the purpose of the
statement). Such statement of revenues and certain expenses has
been so included in reliance upon the report of such firm given
upon its authority as experts in accounting and auditing.
The statement of revenues and certain expenses of Northgate
Plaza Shopping Center for the year ended December 31, 2009,
has been incorporated by reference herein and has been audited
by KMJ Corbin & Company LLP, independent auditor, as
stated in its report, which is also incorporated herein by
reference (which report on the statement of revenues and certain
expenses expresses an unqualified opinion and includes an
explanatory paragraph referring to the purpose of the
statement). Such statement of revenues and certain expenses has
been so included in reliance upon the report of such firm given
upon its authority as experts in accounting and auditing.
The statement of revenues and certain expenses of
San Jacinto Esplanade for the year ended December 31,
2009, has been incorporated by reference herein and has been
audited by KMJ Corbin & Company LLP, independent
auditor, as stated in its report, which is also incorporated
herein by reference (which report on the statement of revenues
and certain expenses expresses an unqualified opinion and
includes an explanatory paragraph referring to the purpose of
the statement). Such statement of revenues and certain expenses
has been so included in reliance upon the report of such firm
given upon its authority as experts in accounting and auditing.
Incorporation
of Certain Documents by Reference
We have filed a registration statement on
Form S-11
with the SEC with respect to the shares of our common stock to
be issued in the offering. This prospectus is a part of that
registration statement and, as allowed by SEC rules, does not
include all of the information you can find in the registration
statement or the exhibits to the registration statement. For
additional information relating to us, we refer you to the
registration statement and the exhibits to the registration
statement. Statements contained in this prospectus as to the
12
contents of any contract or document referred to are necessarily
summaries of such contract or document and in each instance, if
the contract or document is filed as an exhibit to the
registration statement, we refer you to the copy of the contract
or document filed as an exhibit to the registration statement.
We file annual, quarterly and special reports, proxy statements
and other information with the SEC. We furnish our stockholders
by mail (or, where permitted, by electronic delivery and
notification) with annual reports containing consolidated
financial statements certified by an independent registered
public accounting firm. The registration statement is, and all
of these filings with the SEC are, available to the public over
the Internet at the SEC’s website at
http://www.sec.gov.
You may also read and copy any filed document at the SEC’s
public reference room in Washington, D.C. at 100 F. Street,
N.E., Room 1580, Washington D.C. 20549. Please call the SEC
at (800) SEC-0330 for further information about the public
reference room.
We have elected to “incorporate by reference” certain
information into this prospectus. By incorporating by reference,
we are disclosing important information to you by referring you
to documents we have filed separately with the SEC. The
information incorporated by reference is deemed to be part of
this prospectus, except for information incorporated by
reference that is superseded by information contained in this
prospectus. You can access documents that are incorporated by
reference into this prospectus at our website at
www.tnpsrt.com. There is additional information about us
and our advisor and its affiliates at the website, but unless
specifically incorporated by reference herein as described in
the paragraphs below, the contents of that site are not
incorporated by reference in or otherwise a part of this
prospectus. The following documents filed with the SEC are
incorporated by reference in this prospectus, except for any
document or portion thereof deemed to be “furnished”
and not filed in accordance with SEC rules:
|
|
|
|
•
|
Annual Report on
Form 10-K/A
filed with the SEC on May 17, 2010;
|
|
|
•
|
Annual Report on
Form 10-K
filed with the SEC on March 31, 2010;
|
|
|
|
|
•
|
Quarterly Report filed on
Form 10-Q
with the SEC on November 15, 2010;
|
|
|
|
|
•
|
Quarterly Report filed on
Form 10-Q
with the SEC on August 16, 2010;
|
|
|
•
|
Quarterly Report filed on
Form 10-Q
with the SEC on May 17, 2010;
|
|
|
|
|
•
|
Current Report on
Form 8-K/A
filed with the SEC on November 12, 2010;
|
|
|
|
|
•
|
Current Report on
Form 8-K/A
filed with the SEC on October 27, 2010;
|
|
|
|
|
•
|
Current Report on
Form 8-K/A
filed with the SEC on September 21, 2010;
|
|
|
|
|
•
|
Current Report on
Form 8-K/A
filed with the SEC on September 9, 2010;
|
|
|
|
|
•
|
Current Report on
Form 8-K/A
filed with the SEC on August 20, 2010;
|
|
|
•
|
Current Report on
Form 8-K
filed with the SEC on August 13, 2010;
|
|
|
•
|
Current Report on
Form 8-K
filed with the SEC on July 28, 2010;
|
|
|
•
|
Current Report on
Form 8-K
filed with the SEC on July 12, 2010;
|
|
|
•
|
Current Report on
Form 8-K
filed with the SEC on June 24, 2010;
|
|
|
•
|
Current Report on
Form 8-K
filed with the SEC on June 15, 2010;
|
|
|
•
|
Current Report on
Form 8-K
filed with the SEC on June 8, 2010;
|
|
|
•
|
Current Report on
Form 8-K
filed with the SEC on May 21, 2010;
|
|
|
•
|
Current Report on
Form 8-K
filed with the SEC on April 29, 2010;
|
|
|
•
|
Current Report on
Form 8-K
filed with the SEC on April 19, 2010;
|
|
|
•
|
Current Report on
Form 8-K
filed with the SEC on February 18, 2010; and
|
|
|
•
|
Current Report on
Form 8-K/A
filed with the SEC on February 3, 2010.
|
13
We will provide to each person to whom this prospectus is
delivered, upon request, a copy of any or all of the information
that we have incorporated by reference into this prospectus but
not delivered with this prospectus. To receive a free copy of
any of the documents incorporated by reference in this
prospectus, other than exhibits, unless they are specifically
incorporated by reference in those documents, call or write us
at 1900 Main Street, Suite 700, Irvine, California 92614 or
at
(949) 833-8252.
The information relating to us contained in this prospectus does
not purport to be comprehensive and should be read together with
the information contained in the documents incorporated or
deemed to be incorporated by reference in this prospectus.
14
Appendix A
TABLE
II
COMPENSATION
TO SPONSOR
(UNAUDITED)
Table II provides a summary of the amount and type of
compensation paid to Thompson National Properties and affiliates
related to TNP prior programs. The information is presented on
an aggregate basis as of December 31, 2009.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Bruin Fund, L.P.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(Oakwood &
|
|
|
TNP Vulture
|
|
|
2008 Participating
|
|
|
TNP 6700 Santa
|
|
|
Thompson/Morgan
|
|
|
|
|
|
|
One Lee Park)
|
|
|
Fund VIII, LLC
|
|
|
Notes Program, LLC
|
|
|
Monica Blvd., DST
|
|
|
Baton Rouge I, DST
|
|
|
Total
|
|
|
Date Offering Commenced
|
|
|
5/9/2008
|
|
|
|
6/23/2008
|
|
|
|
12/9/2008
|
|
|
|
4/2/2009
|
|
|
|
6/11/2009
|
|
|
|
|
|
Dollar Amount Raised
|
|
$
|
3,950,000
|
|
|
$
|
9,932,013
|
|
|
$
|
19,350,374
|
|
|
$
|
9,763,931
|
|
|
$
|
13,268,530
|
|
|
$
|
56,264,848
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Amount Paid to Sponsor from Proceeds of Offering
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Underwriting Fees
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Acquisition Fees
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Real Estate Commissions
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Acquisition Fees
|
|
$
|
250,000
|
|
|
$
|
110,250
|
|
|
$
|
387,687
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
747,937
|
|
Other—Organizational and Offering
|
|
$
|
—
|
|
|
$
|
43,526
|
|
|
$
|
250,000
|
|
|
$
|
213,679
|
|
|
$
|
—
|
|
|
$
|
507,205
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total Amount Paid to Sponsor
|
|
$
|
250,000
|
|
|
$
|
153,776
|
|
|
$
|
637,687
|
|
|
$
|
213,679
|
|
|
$
|
—
|
|
|
$
|
1,255,142
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Dollar Amount of Cash Generated from Operations Before Deducting
Payments to Sponsor
|
|
$
|
1,957,290
|
|
|
$
|
1,235,123
|
|
|
$
|
837,853
|
|
|
$
|
3,390,838
|
|
|
$
|
—
|
|
|
$
|
7,421,104
|
|
Amount Paid to Sponsor from Operations:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Property Management Fees
|
|
$
|
66,811
|
|
|
$
|
59,511
|
|
|
$
|
35,749
|
|
|
$
|
41,174
|
|
|
$
|
—
|
|
|
$
|
203,245
|
|
Asset Management Fees
|
|
$
|
34,333
|
|
|
$
|
205,353
|
|
|
$
|
114,704
|
|
|
$
|
47,906
|
|
|
$
|
—
|
|
|
$
|
402,296
|
|
Reimbursements
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Leasing Commissions
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Other
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Dollar Amount of Property Sales and Refinancing Before Deduction
Payments to Sponsor:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Notes
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Amount Paid to Sponsor from Property Sales and Refinancing:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Real Estate Commissions
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Incentive Fees
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
Other
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
|
$
|
—
|
|
A-1
PART II
INFORMATION
NOT REQUIRED IN PROSPECTUS
|
|
Item 31.
|
Other
Expenses of Issuance and Distribution.
|
The following table sets forth the expenses (other than selling
commissions) we will incur in connection with the issuance and
distribution of securities to be registered pursuant to this
registration statement. All amounts other than the SEC
registration fee and FINRA filing for have been estimated.
|
|
|
|
|
|
|
Amount
|
|
|
SEC registration fee
|
|
$
|
43,000
|
|
FINRA filing fee
|
|
$
|
76,000
|
|
Accounting fees and expenses
|
|
$
|
2,000,000
|
|
Legal fees and expenses
|
|
$
|
2,000,000
|
|
Marketing, sales and advertising expenses
|
|
$
|
3,307,000
|
|
Blue Sky fees and expenses
|
|
$
|
120,000
|
|
Printing and postage expenses
|
|
$
|
4,468,000
|
|
Technology Expenses
|
|
$
|
140,000
|
|
Investor relations expenses and administration fees
|
|
$
|
346,000
|
|
Bona fide due diligence expense reimbursements
|
|
$
|
5,000,000
|
|
Total
|
|
$
|
17,500,000
|
|
|
|
Item 32.
|
Sales
to Special Parties.
|
Not Applicable.
|
|
Item 33.
|
Recent
Sales of Unregistered Securities.
|
On October 16, 2008 we issued 22,222 shares of common stock
at $9.00 per share to Thompson National Properties, LLC, our
sponsor, in exchange for $200,000 in cash. We relied on
Section 4(2) of the Securities Act for the exemption from
the registration requirements of the Securities Act. Thompson
National Properties, LLC, by virtue of its affiliation with us,
had access to information concerning our proposed operations and
the terms and conditions of its investment.
On October 23, 2008 our operating partnership issued 100
common units at $10.00 per unit to our advisor for $1,000 and
issued 100 special units at $10.00 per unit to TNP Strategic
Retail OP Holdings, LLC for $1,000. Our operating partnership
relied on Section 4(2) of the Securities Act for the
exemption from the registration requirements of these issuances.
We, our advisor and TNP Strategic Retail OP Holdings, LLC by
virtue of their affiliation with us, had access to information
concerning our operating partnership’s proposed operations
and the terms and conditions of its investment.
On November 12, 2009, we granted 5,000 shares of
restricted stock to each of our three independent directors
pursuant to our amended and restated independent directors
compensation plan in a private transaction exempt from
registration pursuant to Section 4(2) of the Securities
Act. One-third of the independent directors’ shares of
restricted stock become non-forfeitable on the date of grant and
one-third will become non-forfeitable on each of the first two
anniversaries of the date of grant.
On July 22, 2010, we granted 2,500 shares of
restricted stock to each of our independent directors pursuant
to our amended and restated independent directors compensation
plan in a transaction exempt from registration pursuant to
Section 4(2) of the Securities Act. One-third of the independent
directors’ shares of restricted stock become
non-forfeitable on the date of grant and one third will become
non-forfeitable on each of the first two anniversaries of the
date of grant.
II-1
|
|
Item 34.
|
Indemnification
of Directors and Officers.
|
Subject to certain limitations, our charter limits the personal
liability of our directors and officers to us and our
stockholders for monetary damages. Maryland law permits a
corporation to include in its charter a provision limiting the
liability of its directors and officers to the corporation and
its stockholders for money damages except for liability
resulting from (a) actual receipt of an improper benefit or
profit in money, property or services or (b) active and
deliberate dishonesty established by a final judgment and which
is material to the cause of action. Pursuant to Maryland
corporate law and our charter, we are also required, subject to
certain limitations, to indemnify, and pay or reimburse
reasonable expenses in advance of final disposition of a
proceeding to, a present or former director or officer, our
advisor, or any affiliate of our advisor and may indemnify, and
pay or reimburse reasonable expenses in advance of final
disposition of a proceeding to, a present or former employee or
agent, which we refer to as indemnitees, against any or all
losses or liabilities reasonably incurred by the indemnitee in
connection with or by reason of any act or omission performed or
omitted to be performed on our behalf while a director, officer,
advisor, affiliate, employee or agent. However, we will not
indemnify a director, the advisor or an affiliate of the advisor
for any liability or loss suffered by such indemnitee or hold
such indemnitee harmless for any liability or loss suffered by
us if: (1) the loss or liability was the result of
negligence or misconduct if the indemnitee is an affiliated
director, the advisor or an affiliate of the advisor, or if the
indemnitee is an independent director, the loss or liability was
the result of gross negligence or willful misconduct or
(2) the indemnitee has not determined, in good faith, that
the course of conduct that caused the loss or liability was in
our best interests; and we will not indemnify any indemnitee if:
(1) the act or omission was material to the loss or
liability and was committed in bad faith or was the result of
active and deliberate dishonesty, (2) the indemnitee
actually received an improper personal benefit in money,
property, or services, (3) in the case of any criminal
proceeding, the indemnitee had reasonable cause to believe that
the act or omission was unlawful, or (4) in a proceeding by
or in the right of the company, the indemnitee shall have been
adjudged to be liable to us. In addition, we will not provide
indemnification to a director, the advisor or an affiliate of
the advisor for any loss or liability arising from an alleged
violation of federal or state securities laws unless one or more
of the following conditions are met: (1) there has been a
successful adjudication on the merits of each count involving
alleged securities law violation as to the particular
indemnitee; (2) such claims have been dismissed with
prejudice on the merits by a court of competent jurisdiction as
to the particular indemnitee or (3) a court of competent
jurisdiction approves a settlement of the claims against a
particular indemnitee and finds that indemnification of the
settlement and the related costs should be made, and the court
considering the request of indemnification has been advised of
the position of the SEC and of the published position of any
state securities regulatory authority in which our securities
were offered or sold as to indemnification for violation of
securities laws.
Pursuant to our charter, we may pay or reimburse reasonable
expenses incurred by a director, the advisor or an affiliate of
the advisor in advance of final disposition of a proceeding only
if the following are satisfied: (1) the indemnitee was made
a party to the proceeding by reason of the performance of duties
or services on our behalf, (2) the indemnitee provides us
with written affirmation of his good faith belief that he has
met the standard of conduct necessary for indemnification by us
as authorized by the charter, (3) the indemnitee provides
us with a written agreement to repay the amount paid or
reimbursed by us, together with the applicable legal rate of
interest thereon, if it is ultimately determined that the
indemnitee did not comply with the requisite standard of
conduct, and (4) the legal proceeding was initiated by a
third party who is not a stockholder or, if by a stockholder
acting in his capacity as such, a court of competent
jurisdiction approves such advancement.
Any indemnification may be paid only out of our net assets, and
no portion may be recoverable from the stockholders.
We have entered into indemnification agreements with each of our
executive officers and directors. The indemnification agreements
require, among other things, that we indemnify our executive
officers and directors and advance to the executive officers and
directors all related expenses, subject to reimbursement if it
is subsequently determined that indemnification is not
permitted. In accordance with these agreements, we must
indemnify and advance all expenses incurred by executive
officers and directors seeking to enforce their rights
II-2
under the indemnification agreements. We also cover officers and
directors under our directors’ and officers’ liability
insurance.
|
|
Item 35.
|
Treatment
of Proceeds from Securities Being Registered.
|
Not applicable.
|
|
Item 36.
|
Financial
Statements and Exhibits.
|
(a) Index to Financial Statements
The following financial statements and schedule of the
Registrant are incorporated into this registration statement by
reference.
|
|
|
|
•
|
The consolidated financial statements of TNP Strategic Retail
Trust, Inc. and subsidiaries as of December 31, 2009 and
2008, and for the year ended December 31, 2009 and the
period from September 18, 2008 (date of inception) to
December 31, 2008, and the financial statement
schedule III as of December 31, 2009, included in the
Registrant’s Annual Report on
Form 10-K/A
for the year ended December 31, 2009, filed with the SEC on
May 17, 2010;
|
|
|
•
|
The consolidated unaudited financial statements of TNP Strategic
Retail Trust, Inc. and subsidiaries included in the
Registrant’s Quarterly Report on
Form 10-Q
for the quarterly period ended March 31, 2010, filed with
the SEC on May 17, 2010;
|
|
|
•
|
The condensed consolidated unaudited financial statements of TNP
Strategic Retail Trust, Inc. and subsidiaries included in the
Registrant’s Quarterly Report on
Form 10-Q
for the quarterly period ended June 30, 2010, filed with
the SEC on August 16, 2010;
|
|
|
•
|
The condensed consolidated unaudited financial statements of TNP
Strategic Retail Trust, Inc. and subsidiaries included in the
Registrant’s Quarterly Report on
Form 10-Q
for the quarterly period ended September 30, 2010, filed
with the SEC on November 15, 2010;
|
|
|
•
|
The financial statements for Moreno Marketplace and the related
pro forma financial statements of the Registrant included in the
Registrant’s Current Report on
Form 8-K/A,
filed with the SEC on February 3, 2010;
|
|
|
•
|
The financial statements for the Waianae Mall and the related
pro forma financial statements of the Registrant included in the
Registrant’s Current Report on
Form 8-K/A,
filed with the SEC on August 20, 2010;
|
|
|
•
|
The financial statements for the Northgate Property and the
related pro forma financial statements of the Registrant
included in the Registrant’s Current Report on
Form 8-K/A,
filed with the SEC on September 21, 2010, as amended by the
pro forma financial statements included in the Registrant’s
Current Report on
Form 8-K/A
filed with the SEC on November 12, 2010; and
|
|
|
•
|
The financial statements for the San Jacinto Property and
the related pro forma financial statements of the Registrant
included in the Registrant’s Current Report on
Form 8-K/A,
filed with the SEC on October 27, 2010.
|
(b) Exhibits:
|
|
|
|
|
|
1
|
.1
|
|
Dealer Manager Agreement, dated July 10, 2009 (incorporated
by reference to Exhibit 1.1 to Pre-Effective Amendment
No. 5 to the Company’s Registration Statement on
Form S-11,
filed July 10, 2009, Commission File
No. 333-154975
(“Pre-Effective Amendment No. 5”))
|
|
1
|
.2
|
|
Form of Participating Dealer Agreement (included as
Exhibit A to Exhibit 1.1)
|
|
3
|
.1
|
|
Articles of Amendment and Restatement of TNP Strategic Retail
Trust, Inc. (incorporated by reference to Exhibit 3.1 to
Pre-Effective Amendment No. 5)
|
II-3
|
|
|
|
|
|
3
|
.2
|
|
Bylaws of TNP Strategic Retail Trust, Inc. (incorporated by
reference to Exhibit 3.2 to the Company’s Registration
Statement on
Form S-11,
filed November 4, 2008, Commission File
No. 333-154975)
|
|
4
|
.1
|
|
Form of Subscription Agreement (included as Appendix C to
the Prospectus)
|
|
4
|
.2
|
|
Distribution Reinvestment Plan (included as Appendix D to
the Prospectus)
|
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5
|
.1
|
|
Opinion of Venable LLP as to the legality of the securities
being registered (incorporated by reference to Exhibit 5.1
to Pre-Effective Amendment No. 5)
|
|
8
|
.1
|
|
Opinion of Alston & Bird LLP regarding certain federal
income tax considerations (incorporated by reference to
Exhibit 8.1 to Pre-Effective Amendment No. 5)
|
|
10
|
.1
|
|
Escrow Agreement, dated July 9, 2009, by and among TNP
Strategic Retail Trust, Inc., TNP Securities, LLC, and
CommerceWest Bank, N.A. (incorporated by reference to
Exhibit 10.1 to Pre-Effective Amendment No. 5)
|
|
10
|
.2
|
|
Amended and Restated Advisory Agreement, dated August 7,
2010, by and among TNP Strategic Retail Trust, Inc., TNP
Strategic Retail Operating Partnership, LP and TNP Strategic
Retail Advisor, LLC (incorporated by reference to
Exhibit 10.2 to Post-Effective Amendment No. 4 to the
Registration Statement on
Form S-11,
filed September 2, 2010, Commission File
No. 333-154975
(“Post-Effective Amendment No. 4”))
|
|
10
|
.3
|
|
Limited Partnership Agreement of TNP Strategic Retail Operating
Partnership, LP, dated December 31, 2008, by and among TNP
Strategic Retail Trust, Inc., TNP Strategic Retail Advisor, LLC
and TNP Strategic Retail OP Holdings, LLC (incorporated by
reference to Exhibit 10.3 to Pre-Effective Amendment
No. 3 to the Company’s Registration Statement on
Form S-11,
filed May 11, 2009, Commission File
No. 333-154975)
|
|
10
|
.4
|
|
TNP Strategic Retail Trust, Inc. 2009 Long-Term Incentive Plan
(incorporated by reference to Exhibit 10.4 to Pre-Effective
Amendment No. 5)
|
|
10
|
.5
|
|
TNP Strategic Retail Trust, Inc. Amended and Restated
Independent Directors Compensation Plan (incorporated by
reference to Exhibit 10.5 to Pre-Effective Amendment
No. 5)
|
|
10
|
.6
|
|
Purchase and Sale Agreement Regarding Moreno Marketplace
Shopping Center, dated September 22, 2009 (incorporated by
reference to Exhibit 10.1 to the Current Report on
Form 8-K,
filed on November 24, 2009 (the “November 24
Form 8-K”))
|
|
10
|
.7
|
|
Assignment of Purchase and Sale Agreement, dated
October 21, 2009 (incorporated by reference to
Exhibit 10.2 to the November 24
Form 8-K)
|
|
10
|
.8
|
|
Assignment of Purchase and Sale Agreement, dated
November 19, 2009 (incorporated by reference to
Exhibit 10.3 to the November 24
Form 8-K)
|
|
10
|
.9
|
|
Promissory Note of TNP SRT Moreno Marketplace, LLC, dated
November 12, 2009, in favor of KeyBank National Association
(incorporated by reference to Exhibit 10.9 to
Post-Effective Amendment No. 1 to the Registration
Statement on
Form S-11,
filed February 19, 2010, Commission File
No. 333-154975
(“Post-Effective Amendment No. 1”))
|
|
10
|
.10
|
|
Subordinated Convertible Promissory Note of TNP SRT Moreno
Marketplace, LLC, dated November 18, 2009, in favor of
Moreno Retail Partners, LLC (incorporated by reference to
Exhibit 10.10 to Post-Effective Amendment No. 1)
|
|
10
|
.11
|
|
Guaranty, dated November 12, 2009, by and between TNP
Strategic Retail Trust, Inc. and Anthony W. Thompson, for the
benefit of KeyBank National Association (incorporated by
reference to Exhibit 10.11 to Post-Effective Amendment
No. 1)
|
|
10
|
.12
|
|
Environmental Indemnity Agreement, dated November 12, 2009,
by and among TNP SRT Moreno Marketplace, LLC, TNP Strategic
Retail Trust, Inc., Moreno Retail Partners, LLC, John
Skeffington, William Skeffington and KeyBank National
Association (incorporated by reference to Exhibit 10.12 to
Post-Effective Amendment No. 1)
|
|
10
|
.13
|
|
Reimbursement and Fee Agreement, dated November 20, 2009,
by and among TNP SRT Moreno Marketplace, LLC, TNP Strategic
Retail Trust, Inc. and Anthony W. Thompson (incorporated by
reference to Exhibit 10.13 to Post-Effective Amendment
No. 1)
|
II-4
|
|
|
|
|
|
10
|
.14
|
|
Revolving Credit Agreement, dated November 12, 2009, by and
among TNP Strategic Retail Operating Partnership, LP, TNP
Strategic Retail Trust, Inc. and KeyBank National Association
(incorporated by reference to Exhibit 10.14 to
Post-Effective Amendment No. 1)
|
|
10
|
.15
|
|
Revolving Credit Note of TNP Strategic Retail Operating
Partnership, LP, dated November 12, 2009, in favor of
KeyBank National Association (incorporated by reference to
Exhibit 10.15 to Post-Effective Amendment No. 1)
|
|
10
|
.16
|
|
Guaranty Agreement, dated November 12, 2009, by and among
TNP Strategic Retail Trust, Inc., Thompson National Properties,
LLC and Anthony W. Thompson, for the benefit of KeyBank National
Association (incorporated by reference to Exhibit 10.16 to
Post-Effective Amendment No. 1)
|
|
10
|
.17
|
|
Pledge and Security Agreement, dated November 12, 2009, by
and between TNP Strategic Retail Trust, Inc. and KeyBank
National Association (incorporated by reference to
Exhibit 10.17 to Post-Effective Amendment No. 1)
|
|
10
|
.18
|
|
Pledge and Security Agreement, dated November 12, 2009, by
and between TNP Strategic Retail Operating Partnership, LP and
KeyBank National Association (incorporated by reference to
Exhibit 10.18 to Post-Effective Amendment No. 1)
|
|
10
|
.19
|
|
Reimbursement Agreement, dated November 12, 2009, by and
between TNP Strategic Retail Operating Partnership, LP and
Anthony W. Thompson (incorporated by reference to
Exhibit 10.19 to Post-Effective Amendment No. 1)
|
|
10
|
.20
|
|
Reimbursement and Fee Agreement, dated November 12, 2009,
by and between TNP Strategic Retail Operating Partnership, LP
and Thompson National Properties, LLC (incorporated by reference
to Exhibit 10.20 to Post-Effective Amendment No. 1)
|
|
10
|
.21
|
|
Form of Restricted Stock Award Certificate (incorporated by
reference to Exhibit 10.20 to Post-Effective Amendment
No. 1)
|
|
10
|
.22
|
|
Agreement for Purchase and Sale and Joint Escrow Instructions,
dated July 13, 2009, by and between West Oahu Mall Associates,
LLC and TNP Acquisitions, LLC (incorporated by reference to
Exhibit 10.22 to the Annual Report on Form 10-K for the year
ended December 31, 2009, filed on March 31, 2010 (the
“2009 Form 10-K”))
|
|
10
|
.23
|
|
Assignment and Assumption Agreement, dated December 14, 2009, by
and between TNP Acquisitions, LLC and TNP SRT Waianae Mall, LLC
(incorporated by reference to Exhibit 10.23 to the 2009 Form
10-K)
|
|
10
|
.24
|
|
First Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated July 22, 2009, by and among West Oahu
Mall Associates, LLC, TNP Acquisitions, LLC and Title Guaranty
Escrow Services, Inc. (incorporated by reference to Exhibit
10.24 to the 2009
Form 10-K)
|
|
10
|
.25
|
|
Second Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated August 13, 2009, by and among West
Oahu Mall Associates, LLC, TNP Acquisitions, LLC and Title
Guaranty Escrow Services, Inc. (incorporated by reference to
Exhibit 10.25 to the 2009 Form 10-K)
|
|
10
|
.26
|
|
Third Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated August 31, 2009, by and among West
Oahu Mall Associates, LLC, TNP Acquisitions, LLC and Title
Guaranty Escrow Services, Inc. (incorporated by reference to
Exhibit 10.26 to the 2009 Form 10-K)
|
|
10
|
.27
|
|
Tenth Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated March 15, 2010, by and among
West Oahu Mall Associates, LLC, TNP SRT Waianae Mall, LLC and
Title Guaranty Escrow Services, Inc. (incorporated by reference
to Exhibit 10.27 to the 2009 Form 10-K)
|
|
10
|
.28
|
|
Twelfth Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated April 27, 2010, by and among
West Oahu Mall Associates, LLC, TNP SRT Waianae Mall, LLC and
Title Guaranty Escrow Services, Inc. (incorporated by reference
to Exhibit 10.28 to Post-Effective Amendment No. 3 to
the Registration Statement on Form S-11, filed June 3,
2010, Commission File No. 333-154975))
|
II-5
|
|
|
|
|
|
10
|
.29
|
|
Thirteenth Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated June 2, 2010, by and among West
Oahu Mall Associates, LLC, TNP SRT Waianae Mall, LLC and
Title Guaranty Escrow Services, Inc. (incorporated by
reference to Exhibit 10.3 to the
Form 10-Q
for the period ended June 30, 2010, filed August 16,
2010 (the “June 30
Form 10-Q”))
|
|
10
|
.30
|
|
Property and Asset Management Agreement, dated June 4,
2010, by and between TNP SRT Waianae Mall, LLC and TNP Property
Manager, LLC (incorporated by reference to Exhibit 10.4 to
the June 30
Form 10-Q)
|
|
10
|
.31
|
|
Loan Agreement, dated September 19, 2005, by and between
West Oahu Mall Associates, LLC and IXIS Real Estate Capital,
Inc. (incorporated by reference to Exhibit 10.5 to the June
30
Form 10-Q)
|
|
10
|
.32
|
|
Note and Mortgage Assumption Agreement, dated June 4, 2010,
by and among Bank of America, N.A., West Oahu Mall Associates,
LLC and TNP SRT Waianae Mall, LLC (incorporated by reference to
Exhibit 10.6 to the June 30
Form 10-Q)
|
|
10
|
.33
|
|
Guaranty of Recourse Obligations, dated as of September 19,
2005, by and between Joseph Daneshgar and IXIS Real Estate
Capital, Inc. (incorporated by reference to Exhibit 10.7 to
the June 30
Form 10-Q)
|
|
10
|
.34
|
|
Joinder By and Agreement of New Indemnitor, dated June 4,
2010, by and among TNP Strategic Retail Operating Partnership,
LP, TNP Strategic Retail Trust, Inc., TNP Property Manager, LLC
and Anthony W. Thompson (incorporated by reference to
Exhibit 10.8 to the June 30
Form 10-Q)
|
|
10
|
.35
|
|
Second Omnibus Amendment and Reaffirmation of Loan Documents,
dated June 4, 2010, by and among TNP Strategic Retail
Operating Partnership, LP, TNP Strategic Retail Trust, Inc.,
Thompson National Properties, LLC, Anthony W. Thompson and
KeyBank National Association (incorporated by reference to
Exhibit 10.9 to the June 30
Form 10-Q)
|
|
10
|
.36
|
|
Reimbursement and Fee Agreement, dated June 9, 2010, by and
between TNP Strategic Retail Trust, Inc., TNP SRT Waianae Mall,
LLC and Anthony W. Thompson (incorporated by reference to
Exhibit 10.10 to the June 30
Form 10-Q)
|
|
10
|
.37
|
|
Real Estate Purchase Agreement and Escrow Instructions, dated
April 6, 2010, by and between TNP Acquisitions, LLC and
Crestline Investments, LLC (incorporated by reference to
Exhibit 10.11 to the June 30
Form 10-Q)
|
|
10
|
.38
|
|
First Amendment to Real Estate Purchase Agreement and Escrow
Instructions, dated May 5, 2010, by and between Crestline
Investments, LLC and TNP Acquisitions, LLC (incorporated by
reference to Exhibit 10.12 to the June 30
Form 10-Q)
|
|
10
|
.39
|
|
Second Amendment to Real Estate Purchase Agreement and Escrow
Instruction, dated May 21, 2010, by and between Crestline
Investments, LLC and TNP Acquisitions, LLC (incorporated by
reference to Exhibit 10.13 to the June 30
Form 10-Q)
|
|
10
|
.40
|
|
Assignment and Assumption of Real Estate Purchase Agreement and
Escrow Instructions, dated June 11, 2010, by and between
TNP Acquisitions, LLC and TNP SRT Northgate Plaza Tucson, LLC
(incorporated by reference to Exhibit 10.14 to the June 30
Form 10-Q)
|
|
10
|
.41
|
|
Assumption and Second Modification Agreement, dated July 6,
2010, by and among Crestline Investments, L.L.C., TNP SRT
Northgate Plaza Tucson Holdings, LLC and Thrivent Financial For
Lutherans (incorporated by reference to Exhibit 10.41 to
Post-Effective Amendment No. 4)
|
|
10
|
.42
|
|
Promissory Note, dated July 10, 2002, by and between
Crestline Investments, L.L.C. and Thrivent Financial For
Lutherans (incorporated by reference to Exhibit 10.42 to
Post-Effective Amendment No. 4)
|
|
10
|
.43
|
|
Guaranty, dated July 6, 2010, by and between TNP Strategic
Retail Trust, Inc. and Thrivent Financial For Lutherans
(incorporated by reference to Exhibit 10.43 to
Post-Effective Amendment No. 4)
|
|
10
|
.44
|
|
Deed of Trust, Assignment of Rents, Security Agreement and
Fixture Filing, dated July 10, 2002, by and among Crestline
Investments, L.L.C., Fidelity National Title Agency, Inc. and
Thrivent Financial For Lutherans (incorporated by reference to
Exhibit 10.44 to Post-Effective Amendment No. 4)
|
|
10
|
.45
|
|
Environmental Indemnity Agreement, dated July 6, 2010, by
and among TNP SRT Northgate Plaza Tucson Holdings, LLC, TNP
Strategic Retail Trust, Inc. and Thrivent Financial For
Lutherans (incorporated by reference to Exhibit 10.45 to
Post-Effective Amendment No. 4)
|
II-6
|
|
|
|
|
|
10
|
.46
|
|
Third Omnibus Amendment and Reaffirmation of Loan Documents,
dated July 6, 2010, by and among TNP Strategic Retail
Operating Partnership, LP, TNP Strategic Retail Trust, Inc.,
Thompson National Properties, LLC, Anthony W. Thompson, TNP SRT
Northgate Plaza Tucson Holdings, LLC and KeyBank National
Association (incorporated by reference to Exhibit 10.46 to
Post-Effective Amendment No. 4)
|
|
10
|
.47
|
|
Agreement of Purchase and Sale and Joint Escrow Instructions,
dated July 9, 2010, by and between Quality Properties Asset
Management Company and TNP Acquisitions, LLC (incorporated by
reference to Exhibit 10.47 to Post-Effective Amendment
No. 4)
|
|
10
|
.48
|
|
Conditional Reinstatement and First Amendment to Agreement of
Purchase and Sale and Joint Escrow Instructions, dated
August 4, 2010, by and between Quality Properties Asset
Management Company and TNP Acquisitions, LLC (incorporated by
reference to Exhibit 10.48 to Post-Effective Amendment
No. 4)
|
|
10
|
.49
|
|
Assignment and Assumption of Agreement of Purchase and Sale and
Joint Escrow Instructions, dated August 9, 2010, by and
between TNP Acquisitions, LLC and TNP SRT San Jacinto, LLC
(incorporated by reference to Exhibit 10.49 to
Post-Effective Amendment No. 4)
|
|
10
|
.50
|
|
Property Management Agreement, dated August 11, 2010, by
and between TNP SRT San Jacinto, LLC and TNP Property
Manager, LLC (incorporated by reference to Exhibit 10.50 to
Post-Effective Amendment No. 4)
|
|
10
|
.51
|
|
Fourth Omnibus Amendment and Reaffirmation of Loan Documents,
dated August 11, 2010, by and among TNP Strategic Retail
Operating Partnership, LP, TNP Strategic Retail Trust, Inc.,
Thompson National Properties, LLC, Anthony W. Thompson, TNP SRT
Northgate Plaza Tucson Holdings, LLC and KeyBank National
Association (incorporated by reference to Exhibit 10.51 to
Post-Effective Amendment No. 4)
|
|
10
|
.52
|
|
Deed of Trust, Assignment of Rents, Security Agreement and
Fixture Filing, dated August 11, 2010, by and among TNP SRT
San Jacinto, LLC, First American Title Insurance
Company and KeyBank National Association (incorporated by
reference to Exhibit 10.52 to Post-Effective Amendment
No. 4)
|
|
10
|
.53
|
|
Environmental and Hazardous Substances Indemnity Agreement,
dated August 11, 2010, by and among TNP SRT
San Jacinto, LLC, TNP Strategic Retail Operating
Partnership, LP, TNP Strategic Retail Trust, Inc. and KeyBank
National Association (incorporated by reference to
Exhibit 10.53 to Post-Effective Amendment No. 4)
|
|
21
|
|
|
Subsidiaries of the Company
|
|
23
|
.1
|
|
Consent of KPMG LLP
|
|
**23
|
.2
|
|
Consent of Venable LLP (contained in its opinion filed as
Exhibit 5.1)
|
|
**23
|
.3
|
|
Consent of Alston & Bird LLP (contained in its opinion
filed as Exhibit 8.1)
|
|
23
|
.4
|
|
Consent of KMJ Corbin & Company LLP
|
|
23
|
.5
|
|
Consent of McGladrey & Pullen, LLP
|
|
**24
|
|
|
Power of Attorney (included as part of signature page)
|
The registrant undertakes:
(1) to file during any period in which offers or sales are
being made, a post-effective amendment to this registration
statement:
(i) to include any prospectuses required by
Section 10(a)(3) of the Securities Act;
(ii) to reflect in the prospectus any facts or events
arising after the effective date of the registration statement
(or the most recent post-effective amendment thereof) which,
individually or in the aggregate, represent a fundamental change
in the information set forth in the registration
statement; and
II-7
(iii) to include any material information with respect to
the plan of distribution not previously disclosed on the
registration statement or any material change to such
information in the registration statement;
(2) that, for the purpose of determining any liability
under the Securities Act each such post-effective amendment may
be deemed to be a new registration statement relating to the
securities offered therein, and the offering of such securities
at that time shall be deemed to be the initial bona fide
offering thereof;
(3) each prospectus filed pursuant to Rule 424(b) as
part of this registration statement shall be deemed to be part
of and included in the registration statement as of the date it
is first used after effectiveness; provided, however, that no
statement made in a registration statement or prospectus that is
part of the registration statement or made in a document
incorporated or deemed incorporated by reference into the
registration statement or prospectus that is part of the
registration statement will, as to a purchaser with a time of
contract of sale prior to such first use, supersede or modify
any statement that was made in the registration statement or
prospectus that was part of the registration statement or made
in any such document immediately prior to such date of first use;
(4) to remove from registration by means of a
post-effective amendment any of the securities being registered
that remain unsold at the termination of the offering;
(5) that all post-effective amendments will comply with the
applicable forms, rules and regulations of the SEC in effect at
the time such post-effective amendments are filed;
(6) that in a primary offering of securities of the
registrant pursuant to this registration statement, regardless
of the underwriting method used to sell the securities to the
purchaser, if the securities are offered or sold to such
purchaser by means of any of the following communications, the
undersigned will be a seller to the purchaser and will be
considered to offer or sell such securities to such purchaser:
(i) any preliminary prospectus or prospectus of the
registrant relating to the offering required to be filed
pursuant to Rule 424;
(ii) any free writing prospectus relating to the offering
prepared by or on behalf of the registrant or used or referred
to by the registrant;
(iii) the portion of any other free writing prospectus
relating to the offering containing material information about
the registrant or its securities provided by or on behalf of the
registrant; and
(iv) any other communication that is an offer in the
offering made by the registrant to the purchaser;
(7) to send to each stockholder, at least on an annual
basis, a detailed statement of any transactions with the
registrant’s advisor or its affiliates, and of fees,
commissions, compensations and other benefits paid or accrued to
the advisor or its affiliates, for the fiscal year completed,
showing the amount paid or accrued to each recipient and the
services performed;
(8) to provide to the stockholders the financial statements
required by
Form 10-K
for the first full fiscal year of operations;
(9) to file a sticker supplement pursuant to
Rule 424(c) under the Securities Act during the
distribution period describing each significant property that
has not been identified in the prospectus whenever a reasonable
probability exists that a property will be acquired and to
consolidate all stickers into a post-effective amendment filed
at least once every three months during the distribution period,
with the information contained in such amendment provided
simultaneously to existing stockholders. Each sticker supplement
shall disclose all compensation and fees received by the advisor
and its affiliates in connection with any such acquisition. The
post-effective amendment shall include or incorporate by
reference audited financial statements in the format described
in
Rule 3-14
of
Regulation S-X
that have been filed or are required to be filed on
Form 8-K
for all significant property acquisitions that have been
consummated;
(10) to file, after the end of the distribution period, a
current report on
Form 8-K
containing the financial statements and any additional
information required by
Rule 3-14
of
Regulation S-X,
as appropriate based on the type of property acquired and the
type of lease to which such property will be subject, to reflect
each commitment (such as the signing of a binding purchase
agreement) made after the end of the distribution period
involving the use of 10.0% or more (on a cumulative basis) of
the net
II-8
proceeds of the offering and to provide the information
contained in such report to the stockholders at least once per
quarter after the distribution period of the offering has
ended; and
(11) insofar as indemnification for liabilities arising
under the Securities Act may be permitted to directors,
officers, and controlling persons of the registrant pursuant to
the foregoing provisions, or otherwise, the registrant has been
advised that in the opinion of the Securities and Exchange
Commission such indemnification is against public policy as
expressed in the Act and is, therefore, unenforceable. In the
event that a claim for indemnification against such liabilities
(other than the payment by the registrant of expenses incurred
or paid by a director, officer, or controlling person of the
registrant in the successful defense of any such action, suit,
or proceeding) is asserted by such director, officer, or
controlling person in connection with the securities being
registered, the registrant will, unless in the opinion of its
counsel the matter has been settled by controlling precedent,
submit to a court of appropriate jurisdiction the question
whether such indemnification by it is against public policy as
expressed in the Securities Act and will be governed by the
final adjudication of such issue.
II-9
TABLE
VI
ACQUISITIONS OF PROPERTIES BY PROGRAMS
SPONSORED BY THOMPSON NATIONAL PROPERTIES, LLC
(UNAUDITED)
This Table VI presents summary information on properties
acquired by prior real estate programs sponsored by Thompson
National Properties, LLC having similar or identical investment
objectives to those of TNP Strategic Retail Trust, Inc. This
table provides information regarding the general type and
location of the properties and the manner in which the
properties were acquired. All figures are through
December 31, 2009.
|
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|
|
|
|
|
|
Gross
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|
|
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Leasable
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Space or
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Number of
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Units and
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Total
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Square
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Mortgage
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Contract
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Other
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Other
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Feet
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|
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Financing
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Cash
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Price &
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Cash
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Cash
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Type of
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(SF of
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Date of
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At
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|
|
Down
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|
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Acquisition
|
|
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Expenditure
|
|
|
Expenditures
|
|
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Total
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Property
|
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Ownership
|
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Location
|
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Property
|
|
Units)
|
|
Purchase
|
|
Purchase
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|
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Payment
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|
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Fee
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|
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Expensed
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Capitalized
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Price
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Oakwood Tower &
One Lee Park
|
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Bruin Fund, L.P.
|
|
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Dallas, TX
|
|
Office
|
|
78,000/47,780
and
71,491/47,591
(rsf)
|
|
5/12/08
|
|
$
|
8,760,375
|
|
|
$
|
3,894,636
|
|
|
$
|
12,879,636
|
|
|
|
—
|
|
|
$
|
276,857
|
|
|
$
|
13,156,493
|
|
2747 Paradise Road
|
|
|
TNP Vulture
Fund VIII, LLC
|
|
|
Las Vegas, NV
|
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Condominium
|
|
2,050
|
|
9/17/08
|
|
|
—
|
|
|
$
|
625,000
|
|
|
$
|
643,750
|
|
|
|
—
|
|
|
$
|
1,565
|
|
|
$
|
626,565
|
|
1781 Sidewinder Dr
|
|
|
TNP Vulture
Fund VIII, LLC
|
|
|
Park City, UT
|
|
Retail/Office
|
|
15,044/13,990
|
|
9/8/08
|
|
$
|
1,675,170
|
|
|
$
|
1,634,080
|
|
|
$
|
3,400,750
|
|
|
|
—
|
|
|
$
|
35,949
|
|
|
$
|
3,436,699
|
|
302 E. Carson
|
|
|
TNP Vulture
Fund VIII, LLC
|
|
|
Las Vegas, NV
|
|
Office
|
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207,589/200,647
|
|
10/3/08
|
|
$
|
12,574,095
|
|
|
$
|
8,925,905
|
|
|
$
|
21,500,000(1
|
)
|
|
|
—
|
|
|
$
|
404,242
|
|
|
$
|
21,904,242
|
|
VF Danzler
|
|
|
Vulture
|
|
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Duncan, SC
|
|
Land
|
|
+/-32.27 acres
|
|
10/3/08
|
|
$
|
700,000
|
|
|
|
—
|
|
|
$
|
656,250
|
|
|
|
—
|
|
|
$
|
4,708
|
|
|
$
|
648,458
|
|
Kodak
|
|
|
TNP 6700 Santa
Monica Blvd.,
DST I
|
|
|
Los Angeles, CA
|
|
Office
|
|
+/-2.97 acres
|
|
12/24/08
|
|
$
|
18,867,000
|
|
|
$
|
9,400,496
|
|
|
$
|
31,444,000
|
(2)
|
|
$
|
85,665
|
|
|
$
|
548,358
|
|
|
$
|
32,078,023
|
|
Arville
|
|
|
2008 Participating
Notes
|
|
|
Las Vegas, NV
|
|
Industrial
|
|
160,797
|
|
1/22/09
|
|
$
|
11,179,800
|
|
|
$
|
1,129,573
|
|
|
$
|
12,794,660
|
|
|
|
56,061
|
|
|
|
—
|
|
|
$
|
12,478,061
|
|
Baton Rouge 2006 Apartments
|
|
|
Thompson/Morgan
Baton Rouge I,
DST
|
|
|
Baton Rouge, LA
|
|
Multifamily
|
|
+/-10.48 acres
|
|
6/10/2009
|
|
$
|
24,560,000
|
|
|
|
—
|
|
|
$
|
39,750,000
|
(3)
|
|
|
—
|
|
|
|
—
|
|
|
$
|
39,750,000
|
|
Turnberry #1001
|
|
|
2008 Participating
Notes
|
|
|
Las Vegas, NV
|
|
Condominium
|
|
2,805
|
|
11/16/09
|
|
|
—
|
|
|
$
|
500,888
|
|
|
$
|
525,925
|
|
|
|
1,687
|
|
|
|
—
|
|
|
$
|
502,575
|
|
Turnberry #3205
|
|
|
2008 Participating
Notes
|
|
|
Las Vegas, NV
|
|
Condominium
|
|
1,556
|
|
12/4/09
|
|
|
—
|
|
|
$
|
415,000
|
|
|
$
|
415,000
|
(4)
|
|
|
2,496
|
|
|
|
—
|
|
|
$
|
417,496
|
|
Notes to
Table VI
|
|
|
(1) |
|
An acquisition fee of $351,718 has not been paid as of
December 31, 2009 and is not included in the total. |
|
(2) |
|
An acquisition fee of $565,980 has not been paid as of
December 31, 2009 and is not included in the total. |
|
(3) |
|
An acquisition fee of $1,197,000 has not been paid as of
December 31, 2009 and is not included in the total. |
|
(4) |
|
An acquisition fee of $12,450 has not been paid as of
December 31, 2009 and is not included in the total. |
II-10
SIGNATURES
Pursuant to the requirements of the Securities Act of 1933, the
registrant certifies that it has reasonable grounds to believe
that it meets all of the requirements for filing on
Form S-11,
as amended, and has duly caused this amended registration
statement to be signed on its behalf by the undersigned,
thereunto duly authorized, in the City of Irvine, State of
California, on December 1, 2010.
TNP Strategic Retail Trust, Inc.
|
|
|
|
By:
|
/s/ Anthony
W. Thompson
|
Name: Anthony W. Thompson
|
|
|
|
Title:
|
Chief Executive Officer and
|
Chairman of the Board
Pursuant to the requirements of the Securities Act of 1933, this
amended registration statement has been signed by the following
persons in the following capacities and on December 1, 2010.
|
|
|
|
|
Signature
|
|
Title
|
|
|
|
|
/s/ Anthony
W. Thompson
Anthony
W. Thompson
|
|
Chief Executive Officer and
Chairman of the Board
(principal executive officer)
|
|
|
|
/s/ Jack
R. Maurer
Jack
R. Maurer
|
|
President and Vice Chairman of the Board
|
|
|
|
/s/ Christopher
S. Cameron
Christopher
S. Cameron
|
|
Chief Financial Officer
(principal financial officer and accounting officer)
|
|
|
|
/s/ Arthur
M. Friedman
Arthur
M. Friedman
|
|
Director
|
|
|
|
/s/ Jeffrey
S. Rogers
Jeffrey
S. Rogers
|
|
Director
|
|
|
|
/s/ Robert
N. Ruth
Robert
N. Ruth
|
|
Director
|
EXHIBIT INDEX
|
|
|
|
|
Exhibit
|
|
|
Number
|
|
Description
|
|
|
|
|
|
|
|
1
|
.1
|
|
Dealer Manager Agreement, dated July 10, 2009 (incorporated
by reference to Exhibit 1.1 to Pre-Effective Amendment
No. 5 to the Company’s Registration Statement on
Form S-11,
filed July 10, 2009, Commission File
No. 333-154975
(“Pre-Effective Amendment No. 5”))
|
|
|
|
|
|
|
1
|
.2
|
|
Form of Participating Dealer Agreement (included as
Exhibit A to Exhibit 1.1)
|
|
|
|
|
|
|
3
|
.1
|
|
Articles of Amendment and Restatement of TNP Strategic Retail
Trust, Inc. (incorporated by reference to Exhibit 3.1 to
Pre-Effective Amendment No. 5)
|
|
|
|
|
|
|
3
|
.2
|
|
Bylaws of TNP Strategic Retail Trust, Inc. (incorporated by
reference to Exhibit 3.2 to the Company’s Registration
Statement on
Form S-11,
filed November 4, 2008, Commission File
No. 333-154975)
|
|
|
|
|
|
|
4
|
.1
|
|
Form of Subscription Agreement (included as Appendix C to
the Prospectus)
|
|
|
|
|
|
|
4
|
.2
|
|
Distribution Reinvestment Plan (included as Appendix D to
the Prospectus)
|
|
|
|
|
|
|
5
|
.1
|
|
Opinion of Venable LLP as to the legality of the securities
being registered (incorporated by reference to Exhibit 5.1
to Pre-Effective Amendment No. 5)
|
|
|
|
|
|
|
8
|
.1
|
|
Opinion of Alston & Bird LLP regarding certain federal
income tax considerations (incorporated by reference to
Exhibit 8.1 to Pre-Effective Amendment No. 5)
|
|
|
|
|
|
|
10
|
.1
|
|
Escrow Agreement, dated July 9, 2009, by and among TNP
Strategic Retail Trust, Inc., TNP Securities, LLC, and
CommerceWest Bank, N.A. (incorporated by reference to
Exhibit 10.1 to Pre-Effective Amendment No. 5)
|
|
|
|
|
|
|
10
|
.2
|
|
Amended and Restated Advisory Agreement, dated August 7,
2010, by and among TNP Strategic Retail Trust, Inc., TNP
Strategic Retail Operating Partnership, LP and TNP Strategic
Retail Advisor, LLC (incorporated by reference to
Exhibit 10.2 to Post-Effective Amendment No. 4 to the
Registration Statement on
Form S-11,
filed September 2, 2010, Commission File
No. 333-154975
(“Post-Effective Amendment No. 4”))
|
|
|
|
|
|
|
10
|
.3
|
|
Limited Partnership Agreement of TNP Strategic Retail Operating
Partnership, LP, dated December 31, 2008, by and among TNP
Strategic Retail Trust, Inc., TNP Strategic Retail Advisor, LLC
and TNP Strategic Retail OP Holdings, LLC (incorporated by
reference to Exhibit 10.3 to Pre-Effective Amendment
No. 3 to the Company’s Registration Statement on
Form S-11,
filed May 11, 2009, Commission File
No. 333-154975)
|
|
|
|
|
|
|
10
|
.4
|
|
TNP Strategic Retail Trust, Inc. 2009 Long-Term Incentive Plan
(incorporated by reference to Exhibit 10.4 to Pre-Effective
Amendment No. 5)
|
|
|
|
|
|
|
10
|
.5
|
|
TNP Strategic Retail Trust, Inc. Amended and Restated
Independent Directors Compensation Plan (incorporated by
reference to Exhibit 10.5 to Pre-Effective Amendment
No. 5)
|
|
|
|
|
|
|
10
|
.6
|
|
Purchase and Sale Agreement Regarding Moreno Marketplace
Shopping Center, dated September 22, 2009 (incorporated by
reference to Exhibit 10.1 to the Current Report on
Form 8-K,
filed on November 24, 2009 (the “November 24
Form 8-K”))
|
|
|
|
|
|
|
10
|
.7
|
|
Assignment of Purchase and Sale Agreement, dated
October 21, 2009 (incorporated by reference to
Exhibit 10.2 to the November 24
Form 8-K)
|
|
|
|
|
|
|
10
|
.8
|
|
Assignment of Purchase and Sale Agreement, dated
November 19, 2009 (incorporated by reference to
Exhibit 10.3 to the November 24
Form 8-K)
|
|
|
|
|
|
|
10
|
.9
|
|
Promissory Note of TNP SRT Moreno Marketplace, LLC, dated
November 12, 2009, in favor of KeyBank National Association
(incorporated by reference to Exhibit 10.9 to
Post-Effective Amendment No. 1 to the Registration
Statement on
Form S-11,
filed February 19, 2010, Commission File
No. 333-154975
(“Post-Effective Amendment No. 1”))
|
|
|
|
|
|
|
10
|
.10
|
|
Subordinated Convertible Promissory Note of TNP SRT Moreno
Marketplace, LLC, dated November 18, 2009, in favor of
Moreno Retail Partners, LLC (incorporated by reference to
Exhibit 10.10 to Post-Effective Amendment No. 1)
|
|
|
|
|
|
Exhibit
|
|
|
Number
|
|
Description
|
|
|
|
|
|
|
|
10
|
.11
|
|
Guaranty, dated November 12, 2009, by and between TNP
Strategic Retail Trust, Inc. and Anthony W. Thompson, for the
benefit of KeyBank National Association (incorporated by
reference to Exhibit 10.11 to Post-Effective Amendment
No. 1)
|
|
|
|
|
|
|
10
|
.12
|
|
Environmental Indemnity Agreement, dated November 12, 2009,
by and among TNP SRT Moreno Marketplace, LLC, TNP Strategic
Retail Trust, Inc., Moreno Retail Partners, LLC, John
Skeffington, William Skeffington and KeyBank National
Association (incorporated by reference to Exhibit 10.12 to
Post-Effective Amendment No. 1)
|
|
|
|
|
|
|
10
|
.13
|
|
Reimbursement and Fee Agreement, dated November 20, 2009,
by and among TNP SRT Moreno Marketplace, LLC, TNP Strategic
Retail Trust, Inc. and Anthony W. Thompson (incorporated by
reference to Exhibit 10.13 to Post-Effective Amendment
No. 1)
|
|
|
|
|
|
|
10
|
.14
|
|
Revolving Credit Agreement, dated November 12, 2009, by and
among TNP Strategic Retail Operating Partnership, LP, TNP
Strategic Retail Trust, Inc. and KeyBank National Association
(incorporated by reference to Exhibit 10.14 to
Post-Effective Amendment No. 1)
|
|
|
|
|
|
|
10
|
.15
|
|
Revolving Credit Note of TNP Strategic Retail Operating
Partnership, LP, dated November 12, 2009, in favor of
KeyBank National Association (incorporated by reference to
Exhibit 10.15 to Post-Effective Amendment No. 1)
|
|
|
|
|
|
|
10
|
.16
|
|
Guaranty Agreement, dated November 12, 2009, by and among
TNP Strategic Retail Trust, Inc., Thompson National Properties,
LLC and Anthony W. Thompson, for the benefit of KeyBank National
Association (incorporated by reference to Exhibit 10.16 to
Post-Effective Amendment No. 1)
|
|
|
|
|
|
|
10
|
.17
|
|
Pledge and Security Agreement, dated November 12, 2009, by
and between TNP Strategic Retail Trust, Inc. and KeyBank
National Association (incorporated by reference to
Exhibit 10.17 to Post-Effective Amendment No. 1)
|
|
|
|
|
|
|
10
|
.18
|
|
Pledge and Security Agreement, dated November 12, 2009, by
and between TNP Strategic Retail Operating Partnership, LP and
KeyBank National Association (incorporated by reference to
Exhibit 10.18 to Post-Effective Amendment No. 1)
|
|
|
|
|
|
|
10
|
.19
|
|
Reimbursement Agreement, dated November 12, 2009, by and
between TNP Strategic Retail Operating Partnership, LP and
Anthony W. Thompson (incorporated by reference to
Exhibit 10.19 to Post-Effective Amendment No. 1)
|
|
|
|
|
|
|
10
|
.20
|
|
Reimbursement and Fee Agreement, dated November 12, 2009,
by and between TNP Strategic Retail Operating Partnership, LP
and Thompson National Properties, LLC (incorporated by reference
to Exhibit 10.20 to Post-Effective Amendment No. 1)
|
|
|
|
|
|
|
10
|
.21
|
|
Form of Restricted Stock Award Certificate (incorporated by
reference to Exhibit 10.20 to Post-Effective Amendment
No. 1)
|
|
|
|
|
|
|
10
|
.22
|
|
Agreement for Purchase and Sale and Joint Escrow Instructions,
dated July 13, 2009, by and between West Oahu Mall Associates,
LLC and TNP Acquisitions, LLC (incorporated by reference to
Exhibit 10.22 to the Annual Report on Form 10-K, filed on March
31, 2010 (the “2009
Form 10-K”))
|
|
|
|
|
|
|
10
|
.23
|
|
Assignment and Assumption Agreement, dated December 14, 2009, by
and between TNP Acquisitions, LLC and TNP SRT Waianae Mall, LLC
(incorporated by reference to Exhibit 10.23 to the 2009 Form
10-K)
|
|
|
|
|
|
|
10
|
.24
|
|
First Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated July 22, 2009, by and among West Oahu
Mall Associates, LLC, TNP Acquisitions, LLC and Title Guaranty
Escrow Services, Inc. (incorporated by reference to Exhibit
10.24 to the 2009
Form 10-K)
|
|
|
|
|
|
|
10
|
.25
|
|
Second Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated August 13, 2009, by and among West
Oahu Mall Associates, LLC, TNP Acquisitions, LLC and Title
Guaranty Escrow Services, Inc. (incorporated by reference to
Exhibit 10.25 to the 2009
Form 10-K)
|
|
|
|
|
|
|
10
|
.26
|
|
Third Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated August 31, 2009, by and among West
Oahu Mall Associates, LLC, TNP Acquisitions, LLC and Title
Guaranty Escrow Services, Inc. (incorporated by reference to
Exhibit 10.26 to the 2009
Form 10-K)
|
|
|
|
|
|
Exhibit
|
|
|
Number
|
|
Description
|
|
|
|
|
|
|
|
10
|
.27
|
|
Tenth Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated March 15, 2010, by and among
West Oahu Mall Associates, LLC, TNP SRT Waianae Mall, LLC and
Title Guaranty Escrow Services, Inc. (incorporated by reference
to Exhibit 10.27 to the 2009 Form 10-K)
|
|
|
|
|
|
|
10
|
.28
|
|
Twelfth Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated April 27, 2010, by and among
West Oahu Mall Associates, LLC, TNP SRT Waianae Mall, LLC and
Title Guaranty Escrow Services, Inc. (incorporated by reference
to Exhibit 10.28 to Post-Effective Amendment No. 3 to
the Registration Statement on Form S-11, filed June 3,
2010 (Commission File No. 333-154975))
|
|
|
|
|
|
|
10
|
.29
|
|
Thirteenth Amendment of Agreement of Purchase and Sale and Joint
Escrow Instructions, dated June 2, 2010, by and among West
Oahu Mall Associates, LLC, TNP SRT Waianae Mall, LLC and
Title Guaranty Escrow Services, Inc. (incorporated by
reference to Exhibit 10.3 to the
Form 10-Q
for the period ended June 30, 2010, filed August 16,
2010 (the “June 30
Form 10-Q”))
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10
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.30
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Property and Asset Management Agreement, dated June 4,
2010, by and between TNP SRT Waianae Mall, LLC and TNP Property
Manager, LLC (incorporated by reference to Exhibit 10.4 to
the June 30
Form 10-Q)
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10
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.31
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Loan Agreement, dated September 19, 2005, by and between
West Oahu Mall Associates, LLC and IXIS Real Estate Capital,
Inc. (incorporated by reference to Exhibit 10.5 to the June
30
Form 10-Q)
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10
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.32
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Note and Mortgage Assumption Agreement, dated June 4, 2010,
by and among Bank of America, N.A., West Oahu Mall Associates,
LLC and TNP SRT Waianae Mall, LLC (incorporated by reference to
Exhibit 10.6 to the June 30
Form 10-Q)
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10
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.33
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Guaranty of Recourse Obligations, dated as of September 19,
2005, by and between Joseph Daneshgar and IXIS Real Estate
Capital, Inc. (incorporated by reference to Exhibit 10.7 to
the June 30
Form 10-Q)
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10
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.34
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Joinder By and Agreement of New Indemnitor, dated June 4,
2010, by and among TNP Strategic Retail Operating Partnership,
LP, TNP Strategic Retail Trust, Inc., TNP Property Manager, LLC
and Anthony W. Thompson (incorporated by reference to
Exhibit 10.8 to the June 30
Form 10-Q)
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10
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.35
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Second Omnibus Amendment and Reaffirmation of Loan Documents,
dated June 4, 2010, by and among TNP Strategic Retail
Operating Partnership, LP, TNP Strategic Retail Trust, Inc.,
Thompson National Properties, LLC, Anthony W. Thompson and
KeyBank National Association (incorporated by reference to
Exhibit 10.9 to the June 30
Form 10-Q)
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10
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.36
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Reimbursement and Fee Agreement, dated June 9, 2010, by and
between TNP Strategic Retail Trust, Inc., TNP SRT Waianae Mall,
LLC and Anthony W. Thompson (incorporated by reference to
Exhibit 10.10 to the June 30
Form 10-Q)
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10
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.37
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Real Estate Purchase Agreement and Escrow Instructions, dated
April 6, 2010, by and between TNP Acquisitions, LLC
and Crestline Investments, LLC (incorporated by reference to
Exhibit 10.11 to the June 30
Form 10-Q)
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10
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.38
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First Amendment to Real Estate Purchase Agreement and Escrow
Instructions, dated May 5, 2010, by and between Crestline
Investments, LLC and TNP Acquisitions, LLC (incorporated by
reference to Exhibit 10.12 to the June 30
Form 10-Q)
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10
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.39
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Second Amendment to Real Estate Purchase Agreement and Escrow
Instruction, dated May 21, 2010, by and between Crestline
Investments, LLC and TNP Acquisitions, LLC (incorporated by
reference to Exhibit 10.13 to the June 30
Form 10-Q)
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10
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.40
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Assignment and Assumption of Real Estate Purchase Agreement and
Escrow Instructions, dated June 11, 2010, by and between
TNP Acquisitions, LLC and TNP SRT Northgate Plaza Tucson, LLC
(incorporated by reference to Exhibit 10.14 to the June 30
Form 10-Q)
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10
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.41
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Assumption and Second Modification Agreement, dated July 6,
2010, by and among Crestline Investments, L.L.C., TNP SRT
Northgate Plaza Tucson Holdings, LLC and Thrivent Financial For
Lutherans (incorporated by reference to Exhibit 10.41 to
Post-Effective Amendment No. 4)
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Exhibit
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Number
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Description
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10
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.42
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Promissory Note, dated July 10, 2002, by and between
Crestline Investments, L.L.C. and Thrivent Financial For
Lutherans (incorporated by reference to Exhibit 10.42 to
Post-Effective Amendment No. 4)
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10
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.43
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Guaranty, dated July 6, 2010, by and between TNP Strategic
Retail Trust, Inc. and Thrivent Financial For Lutherans
(incorporated by reference to Exhibit 10.43 to
Post-Effective Amendment No. 4)
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10
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.44
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Deed of Trust, Assignment of Rents, Security Agreement and
Fixture Filing, dated July 10, 2002, by and among Crestline
Investments, L.L.C., Fidelity National Title Agency, Inc. and
Thrivent Financial For Lutherans (incorporated by reference to
Exhibit 10.44 to Post-Effective Amendment No. 4)
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10
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.45
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Environmental Indemnity Agreement, dated July 6, 2010, by
and among TNP SRT Northgate Plaza Tucson Holdings, LLC, TNP
Strategic Retail Trust, Inc. and Thrivent Financial For
Lutherans (incorporated by reference to Exhibit 10.45 to
Post-Effective Amendment No. 4)
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10
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.46
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Third Omnibus Amendment and Reaffirmation of Loan Documents,
dated July 6, 2010, by and among TNP Strategic Retail
Operating Partnership, LP, TNP Strategic Retail Trust, Inc.,
Thompson National Properties, LLC, Anthony W. Thompson, TNP SRT
Northgate Plaza Tucson Holdings, LLC and KeyBank National
Association (incorporated by reference to Exhibit 10.46 to
Post-Effective Amendment No. 4)
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10
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.47
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Agreement of Purchase and Sale and Joint Escrow Instructions,
dated July 9, 2010, by and between Quality Properties Asset
Management Company and TNP Acquisitions, LLC (incorporated by
reference to Exhibit 10.47 to Post-Effective Amendment
No. 4)
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10
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.48
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Conditional Reinstatement and First Amendment to Agreement of
Purchase and Sale and Joint Escrow Instructions, dated
August 4, 2010, by and between Quality Properties Asset
Management Company and TNP Acquisitions, LLC (incorporated by
reference to Exhibit 10.48 to Post-Effective Amendment
No. 4)
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10
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.49
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Assignment and Assumption of Agreement of Purchase and Sale and
Joint Escrow Instructions, dated August 9, 2010, by and
between TNP Acquisitions, LLC and TNP SRT San Jacinto, LLC
(incorporated by reference to Exhibit 10.49 to
Post-Effective Amendment No. 4)
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10
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.50
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Property Management Agreement, dated August 11, 2010, by
and between TNP SRT San Jacinto, LLC and TNP Property
Manager, LLC (incorporated by reference to Exhibit 10.50 to
Post-Effective Amendment No. 4)
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10
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.51
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Fourth Omnibus Amendment and Reaffirmation of Loan Documents,
dated August 11, 2010, by and among TNP Strategic Retail
Operating Partnership, LP, TNP Strategic Retail Trust, Inc.,
Thompson National Properties, LLC, Anthony W. Thompson, TNP SRT
Northgate Plaza Tucson Holdings, LLC and KeyBank National
Association (incorporated by reference to Exhibit 10.51 to
Post-Effective Amendment No. 4)
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10
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.52
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Deed of Trust, Assignment of Rents, Security Agreement and
Fixture Filing, dated August 11, 2010, by and among TNP SRT
San Jacinto, LLC, First American Title Insurance
Company and KeyBank National Association (incorporated by
reference to Exhibit 10.52 to Post-Effective Amendment
No. 4)
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10
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.53
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Environmental and Hazardous Substances Indemnity Agreement,
dated August 11, 2010, by and among TNP SRT
San Jacinto, LLC, TNP Strategic Retail Operating
Partnership, LP, TNP Strategic Retail Trust, Inc. and KeyBank
National Association (incorporated by reference to
Exhibit 10.53 to Post-Effective Amendment No. 4)
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21
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Subsidiaries of the Company
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Exhibit
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Number
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Description
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23
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.1
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Consent of KPMG LLP
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**23
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.2
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Consent of Venable LLP (contained in its opinion filed as
Exhibit 5.1)
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**23
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.3
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Consent of Alston & Bird LLP (contained in its opinion
filed as Exhibit 8.1)
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23
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.4
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Consent of KMJ Corbin & Company LLP
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23
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.5
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Consent of McGladrey & Pullen, LLP
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**24
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Power of Attorney (included as part of signature page)
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