pacoaksor-20220817

0001452936-22-000053.txt : 20220818 0001452936-22-000053.hdr.sgml : 20220818 20220817190530 ACCESSION NUMBER: 0001452936-22-000053 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 14 CONFORMED PERIOD OF REPORT: 20220817 ITEM INFORMATION: Regulation FD Disclosure ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20220818 DATE AS OF CHANGE: 20220817 FILER: COMPANY DATA: COMPANY CONFORMED NAME: Pacific Oak Strategic Opportunity REIT, Inc. CENTRAL INDEX KEY: 0001452936 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 263842535 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 000-54382 FILM NUMBER: 221175861 BUSINESS ADDRESS: STREET 1: 11766 WILSHIRE BLVD. STREET 2: SUITE 1670 CITY: LOS ANGELES STATE: CA ZIP: 90025 BUSINESS PHONE: 949-417-6500 MAIL ADDRESS: STREET 1: 11766 WILSHIRE BLVD. STREET 2: SUITE 1670 CITY: LOS ANGELES STATE: CA ZIP: 90025 FORMER COMPANY: FORMER CONFORMED NAME: KBS Strategic Opportunity REIT, Inc. DATE OF NAME CHANGE: 20081230 8-K 1 pacoaksor-20220817.htm 8-K pacoaksor-20220817

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

__________________

FORM 8-K

__________________

CURRENT REPORT

Pursuant to Section 13 or 15(d) of

The Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): August 17, 2022

PACIFIC OAK STRATEGIC OPPORTUNITY REIT, INC.

(Exact name of registrant specified in its charter)

______________________________________________________

Maryland

000-54382

26-3842535

(State or other jurisdiction of
incorporation or organization)

(Commission File Number)

(IRS Employer
Identification No.)

11766 Wilshire Blvd., Suite 1670

Los Angeles, California 90025

(Address of principal executive offices)

Registrant’s telephone number, including area code: (424) 208-8100

Not Applicable

(Former name or former address, if changed since last report)

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

☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

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


Title of each class	Trading Symbol(s)	Name of each exchange on which registered
None	N/A	N/A

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. o

ITEM 7.01 REGULATION FD DISCLOSURE

Pacific Oak SOR (BVI) Holdings, Ltd. (the “BVI”), a wholly-owned subsidiary of Pacific Oak Strategic Opportunity REIT, Inc. (the “Company”), completed offerings of Series B debentures to investors in Israel in February 2020 and additional offerings in subsequent periods. Such offerings were registered with the Israel Securities Authority. Consequently, the BVI is required to prepare and file with the Israel Securities Authority certain financial statements prepared in accordance with International Financial Reporting Standards (“IFRS”). The English translation of the IFRS interim consolidated financial statements as of June 30, 2022 are attached as Exhibit 99.1 to this Form 8-K. The English translation of the IFRS separate financial data annexed to the consolidated financial statements as of June 30, 2022 are attached as Exhibit 99.2 to this Form 8-K.

The information in this Item 7.01 of Form 8-K and the attached Exhibit 99.1 and Exhibit 99.2 are furnished to the Securities and Exchange Commission (“SEC”), and shall not be deemed to be “filed” with the SEC for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section and shall not be deemed to be incorporated by reference into any filing under the Securities Act of 1933, as amended, or the Exchange Act regardless of any general incorporation language in such filing.

ITEM 9.01 FINANCIAL STATEMENTS AND EXHIBITS


(d)						Exhibits

Ex.						Description

99.1						Pacific Oak SOR (BVI) Holdings, Ltd. Consolidated Interim Financial Statements as of June 30, 2022 (unaudited)

99.2						Pacific Oak SOR (BVI) Holdings, Ltd. Financial Statements as of June 30, 2022 (unaudited)

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

PACIFIC OAK STRATEGIC OPPORTUNITY REIT, INC.

Dated: August 17, 2022

BY:

/s/ Michael A. Bender

Michael A. Bender

Chief Financial Officer, Treasurer and Secretary

EX-99.1 2 pacificoaksorbviq22022finsa.htm EX-99.1 Document

Exhibit 99.1

PACIFIC OAK SOR (BVI) HOLDINGS, LTD.

INTERIM CONSOLIDATED FINANCIAL STATEMENTS

AS OF JUNE 30, 2022

UNAUDITED

U.S. DOLLARS IN THOUSANDS

INDEX


			Page

Consolidated Statements of Financial Position			2

Consolidated Statements of Profit or Loss			3

Consolidated Statements of Equity			4-6

Consolidated Statements of Cash Flows			6-7

Notes to Interim Consolidated Financial Statements			8-14

- - - - - - - - - - - - - - - - - - -

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

CONSOLIDATED STATEMENTS OF FINANCIAL POSITION


	June 30,				December 31,
	2022		2021		2021
	Unaudited				Audited
	U.S. dollars in thousands
ASSETS
CURRENT ASSETS
Cash and cash equivalents	$	98,439	$	126,382	$	83,215
Financial assets at fair value through profit or loss	84,504		99,017		112,096
Rents and other receivables, net	6,209		6,203		5,493
Prepaid expenses and other assets	4,368		3,567		4,575
Due from affiliate	1,792		—		7,039
Restricted cash	25,410		2,556		2,446
	220,722		237,725		214,864
Investment property held for sale	—		150,500		—
	220,722		388,225		214,864
NON-CURRENT ASSETS
Investment properties	1,554,783		1,414,888		1,524,989
Property plant and equipment - hotels, net	132,014		134,770		133,512
Goodwill	13,534		16,342		13,534
Investment in joint ventures	247,957		216,995		208,879
Restricted cash	36,996		23,229		18,812
	1,985,284		1,806,224		1,899,726
Total assets	$	2,206,006	$	2,194,449	$	2,114,590
LIABILITIES AND EQUITY
CURRENT LIABILITIES
Notes payable, net	$	225,265	$	145,565	$	223,350
Debentures, net	—		97,864		—
Accounts payable and accrued liabilities	23,080		25,057		22,666
Due to affiliates	12,519		1,477		2,079

Other liabilities	17,148		30,086		25,756
Lease obligation	360		360		360
Series A Cumulative Convertible Redeemable Preferred Stock	15,233		15,233		15,233
	293,605		315,642		289,444
Note payable related to property held for sale, net	—		98,066		—
	293,605		413,708		289,444
LONG-TERM LIABILITIES
Notes payable, net	499,128		609,464		516,826
Debentures, net	315,634		171,197		258,773
Lease obligation	9,043		8,958		9,000
Rental security deposits	6,057		6,810		5,895
Other liabilities	17,000		—		—
	846,862		796,429		790,494
Total liabilities	1,140,467		1,210,137		1,079,938
EQUITY
Owner's net equity	1,042,725		949,057		1,008,076
Non-controlling interests	22,814		35,255		26,576
Total equity	1,065,539		984,312		1,034,652
Total liabilities and equity	$	2,206,006	$	2,194,449	$	2,114,590

The accompanying notes are an integral part of the interim consolidated financial statements.

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

CONSOLIDATED STATEMENTS OF PROFIT OR LOSS


	Six months ended June 30,				Three months ended June 30,				Year ended December 31,
	2022		2021		2022		2021		2021
	Unaudited								Audited
	U.S. dollars in thousands
Revenues and other income:
Rental income	$	53,710	$	60,521	$	26,751	$	30,346	$	115,037
Tenant reimbursements	6,204		6,705		3,035		3,435		12,323
Hotel revenues	18,771		12,424		12,854		9,849		30,806
Other operating income	817		1,173		420		620		1,937
Total revenues and other income	79,502		80,823		43,060		44,250		160,103

Expenses:
Operating, maintenance, and management fees	(21,444)		(22,471)		(10,971)		(11,289)		(45,833)
Real estate taxes and insurance	(10,103)		(10,688)		(5,079)		(5,399)		(20,768)
Hotel expenses	(12,109)		(9,231)		(6,998)		(5,841)		(20,990)
Total expenses	(43,656)		(42,390)		(23,048)		(22,529)		(87,591)
Gross profit	35,846		38,433		20,012		21,721		72,512

Fair value adjustment of investment properties, net	27,455		(6,822)		17,318		(15,456)		87,999
Depreciation	(1,587)		(1,525)		(797)		(787)		(3,102)
Equity in income (loss) of unconsolidated joint ventures	17,147		(3,002)		18,303		57		(17,631)
Asset management fees to affiliate	(6,315)		(7,380)		(3,188)		(3,528)		(14,012)
Impairment charges on goodwill	—		—		—		—		(2,808)
General and administrative expenses	(2,914)		(2,134)		(1,578)		(1,495)		(4,777)
Operating profit	69,632		17,570		50,070		512		118,181

Transaction and related costs	(108)		—		—		—		(397)
Finance income	94		94		48		49		194
Finance (loss) income from financial assets at fair value through profit or (loss)	(24,416)		19,058		(19,282)		5,552		38,289
Finance expenses	(21,061)		(21,072)		(11,307)		(10,909)		(41,422)
Gain (loss) on extinguishment of debt	2,367		13		—		13		(4,757)
Foreign currency transaction adjustments, net	31,097		2,839		23,832		(5,507)		(7,445)
Net income (loss)	$	57,605	$	18,502	$	43,361	$	(10,290)	$	102,643

Net income (loss) attributable to owner	$	54,649	$	19,287	$	41,373	$	(10,425)	$	106,863
Net income (loss) attributable to non-controlling interests	2,956		(785)		1,988		135		(4,220)
Net income (loss)	$	57,605	$	18,502	$	43,361	$	(10,290)	$	102,643
Total comprehensive income	$	57,605	$	18,502	$	43,361	$	(10,290)	$	102,643

The accompanying notes are an integral part of the interim consolidated financial statements.

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

CONSOLIDATED STATEMENTS OF EQUITY


	Owner contributions (distributions)		Retained earnings		Paid-in Capital resulting from transactions with non-controlling interests		Owner's net equity		Non-controlling interests		Total equity
	Unaudited
	U.S. dollars in thousands
Balance at January 1, 2022	$	693,554	$	271,448	$	43,074	$	1,008,076	$	26,576	$	1,034,652
Net income	—		54,649		—		54,649		2,956		57,605
Total comprehensive income	—		54,649		—		54,649		2,956		57,605

Distribution declared to Owner	—		(20,000)		—		(20,000)		—		(20,000)
Reclassification of redeemable non-controlling interest to liability	—		—		—		—		(6,687)		(6,687)
Non-controlling interest distribution	—		—		—		—		(31)		(31)
Balance at June 30, 2022	$	693,554	$	306,097	$	43,074	$	1,042,725	$	22,814	$	1,065,539


	Owner contributions (distributions)		Retained earnings		Paid-in Capital resulting from transactions with non-controlling interests		Owner's net equity		Non-controlling interests		Total equity
	Unaudited
	U.S. dollars in thousands
Balance at January 1, 2021	$	693,554	$	194,585	$	41,631	$	929,770	$	35,877	$	965,647
Net income (loss)	—		19,287		—		19,287		(785)		18,502
Total comprehensive income (loss)	—		19,287		—		19,287		(785)		18,502
Non-controlling interest contributions	—		—		—		—		163		163
Balance at June 30, 2021	$	693,554	$	213,872	$	41,631	$	949,057	$	35,255	$	984,312


	Owner contributions (distributions)		Retained earnings		Paid-in Capital resulting from transactions with non-controlling interests		Owner's net equity		Non-controlling interests		Total equity
	Unaudited
	U.S. dollars in thousands
Balance at April 1, 2022	$	693,554	$	264,724	$	43,074	$	1,001,352	$	27,544	$	1,028,896
Net income	—		41,373		—		41,373		1,988		43,361
Total comprehensive income	—		41,373		—		41,373		1,988		43,361

Reclassification of redeemable non-controlling interest to liability	—		—		—		—		(6,687)		(6,687)
Non-controlling interest distribution	—		—		—		—		(31)		(31)
Balance at June 30, 2022	$	693,554	$	306,097	$	43,074	$	1,042,725	$	22,814	$	1,065,539

The accompanying notes are an integral part of the interim consolidated financial statements.

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

CONSOLIDATED STATEMENTS OF EQUITY


	Owner contributions (distributions)		Retained earnings		Paid-in Capital resulting from transactions with non-controlling interests		Owner's net equity		Non-controlling interests		Total equity
	Unaudited
	U.S. dollars in thousands
Balance at April 1, 2021	$	693,554	$	224,297	$	41,631	$	959,482	$	34,977	$	994,459
Net (loss) income	—		(10,425)		—		(10,425)		135		(10,290)
Total comprehensive (loss) income	—		(10,425)		—		(10,425)		135		(10,290)
Non-controlling interest contributions	—		—		—		—		143		143
Balance at June 30, 2021	$	693,554	$	213,872	$	41,631	$	949,057	$	35,255	$	984,312


	Owner contributions (distributions)		Retained earnings		Paid-in Capital resulting from transactions with non-controlling interests		Owner's net equity		Non-controlling interests		Total equity
	Audited
	U.S. dollars in thousands
Balance at December 31, 2020	$	693,554	$	194,585	$	41,631	$	929,770	$	35,877	$	965,647
Net income (loss)	—		106,863		—		106,863		(4,220)		102,643
Total comprehensive income (loss)	—		106,863		—		106,863		(4,220)		102,643
Distribution to Owner	—		(30,000)		—		(30,000)		—		(30,000)
Non-controlling interests contributions	—		—		—		—		183		183
Non-controlling interests buyout	—		—		1,443		1,443		(5,264)		(3,821)
Balance at December 31, 2021	$	693,554	$	271,448	$	43,074	$	1,008,076	$	26,576	$	1,034,652

The accompanying notes are an integral part of the interim consolidated financial statements.

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

CONSOLIDATED STATEMENTS OF CASH FLOWS


	Six months ended June 30,				Three months ended June 30,				Year ended December 31,
	2022		2021		2022		2021		2021
	Unaudited								Audited
	U.S. dollars in thousands
Cash Flows from Operating Activities:
Net income (loss)	$	57,605	$	18,502	$	43,361	$	(10,290)	$	102,643
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Equity in (income) loss of unconsolidated joint ventures	(17,147)		3,002		(18,303)		(57)		17,631
Fair value adjustment on investment properties, net	(27,455)		6,822		(17,318)		15,456		(87,999)
Depreciation	1,587		1,525		797		787		3,102
Impairment charges on goodwill	—		—		—		—		2,808
Transaction and related costs	108		—		—		—		397
(Gain) loss on extinguishment of debt	(2,367)		(13)		—		(13)		4,757
Deferred rent	(1,501)		(1,378)		(450)		(167)		(2,230)
Credit loss on financial assets	1,227		1,697		630		947		3,317
Financing expense	21,061		21,072		11,307		10,885		41,422
Financing income	(94)		(94)		(48)		(49)		(194)
Finance loss (income) from financial assets at fair value through profit or loss	24,416		(19,058)		19,282		(5,552)		(38,289)
Foreign currency transaction (gain) loss, net	(31,097)		(2,839)		(23,832)		5,507		7,445
	26,343		29,238		15,426		17,454		54,810
Changes in assets and liabilities:
Restricted cash	(3,688)		(1,274)		(1,352)		(2,066)		(885)
Rents and other receivables	(3,941)		(1,383)		(3,351)		(1,440)		(80)
Prepaid expenses and other assets	592		(65)		1,965		1,668		(1,068)
Accounts payable and accrued liabilities	695		(1,431)		1,333		2,325		(646)
Rental security deposits	162		1,091		(727)		1,028		176
Due to affiliates	3,753		(1,604)		1,774		(3,856)		(966)
Other liabilities	(2,216)		(522)		699		(577)		635
Lease incentive additions	127		900		(55)		1,384		1,014
	(4,516)		(4,288)		286		(1,534)		(1,820)
Net cash provided by operating activities	21,827		24,950		15,712		15,920		52,990
Cash Flows from Investing Activities:
Acquisitions of investment properties	—		(4,117)		—		(2,080)		(4,818)
Improvements to investment properties	(11,353)		(9,256)		(5,100)		(4,467)		(21,705)
Proceeds from sales of investment properties, net	9,528		49,662		60		49,496		194,711
Additions to property plant and equipment - hotels	(89)		(33)		(32)		(27)		(352)
Investment in unconsolidated joint venture, net	(21,931)		(4,026)		(20,431)		(2,846)		(10,555)
Proceeds from the sale of investments in financial assets at fair value through profit or loss, net	—		14,439		(142)		—		14,439
Purchase of interest rate cap	(506)		(18)		—		—		(18)
Proceeds from disposition of foreign currency collars	—		—		—		—		1,198
Finance income received	94		95		49		49		193
Dividend income received from financial assets at fair value through profit or loss	5,074		3,688		479		745		7,629
Funding for development obligations	(4,025)		—		(4,025)		—		(4,427)
Proceeds from advances due from affiliates, net	5,247		—		6,448		—		(7,039)
Restricted cash used (deposited) for capital expenditures	1,308		(4,052)		—		15		—
Net cash (used in) provided by investing activities	(16,653)		46,382		(22,694)		40,885		169,256

The accompanying notes are an integral part of the interim consolidated financial statements.

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

CONSOLIDATED STATEMENTS OF CASH FLOWS


	Six months ended June 30,				Three months ended June 30,				Year ended December 31,
	2022		2021		2022		2021		2021
	Unaudited								Audited
	U.S. dollars in thousands
Cash Flows from Financing Activities:
Proceeds from debentures, notes and bonds payable	$	145,104	$	157,246	91,346		$	60,121	$	358,931
Principal payments on notes and bond payable	(70,685)		(131,672)		(6,549)		(70,372)		(473,133)
Payments of deferred financing costs	(2,829)		(2,133)		(1,968)		(1,079)		(8,463)
Interest paid	(16,121)		(17,968)		(4,999)		(6,520)		(35,066)
(Contribution) release of restricted cash for debt service obligations	(22,917)		(358)		(20,417)		—		943
Non-controlling interests (distribution) contributions, net	(31)		163		(31)		143		183
Non-controlling interests buyout	—		—		—		—		(3,819)

Dividends to Owner	(20,000)		(11,758)		(8,750)		(10,608)		(41,758)
Proceeds from notes payable from others, net	—		2,367		—		—		2,367
Net cash provided by (used in) financing activities	12,521		(4,113)		48,632		(28,315)		(199,815)
Effect of exchange rate changes on cash and cash equivalents	(2,471)		(224)		(2,335)		1,411		1,397
Net increase in cash and cash equivalents	15,224		66,995		39,315		29,901		23,828
Cash and cash equivalents, beginning of period	83,215		59,387		59,124		98,481		59,387
Cash and cash equivalents, end of period	$	98,439	$	126,382	$	98,439	$	128,382	$	83,215


Supplemental Disclosure of Noncash Activities:

Accrual improvements to real estate	$	3,262	$	6,075	$	3,262	$	6,075	$	2,660

The accompanying notes are an integral part of the interim consolidated financial statements.

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

NOTES TO INTERIM CONSOLIDATED FINANCIAL STATEMENTS

U.S. Dollars in thousands

NOTE 1: GENERAL INFORMATION

These financial statements have been prepared in a condensed format as of June 30, 2022 and for the three and six months period then ended ("interim condensed financial statements"). These interim condensed financial statements should be read in conjunction with the Company's annual financial statements as of December 31, 2021 and for the year then ended and the accompanying notes ("annual financial statements").

The Company and its subsidiaries (the "Group") operate in the investment real estate segment in the United States, which includes mainly investment in office and residential real estate and undeveloped lands. In addition, the Company invests in real estate equity securities. The Company has three reporting segments: 1) strategic opportunistic properties 2) single-family homes and 3) hotels.

COVID-19 has significantly disrupted economic markets and impacted commercial activity worldwide, including the US, and the prolonged economic impact is uncertain. Because the Company’s property investments are located in the United States, COVID-19 has had an impact to our properties and operating results, including reduced occupancy, as well as increased the cost of operation. Customers and potential customers of the properties could be affected by the disruption caused by COVID-19.

As of June 30, 2022, the Company owned eight office properties, one office portfolio consisting of two office buildings and 14 acres of undeveloped land, encompassing, in the aggregate, approximately 3.2 million rentable square feet. As of June 30, 2022, these properties were 72% occupied. In addition, the Company owned one residential home portfolio consisting of 1,815 single-family homes and encompassing approximately 2.5 million rental square feet and two apartment properties, containing 609 units and encompassing approximately 0.5 million rentable square feet, which were 92% and 92% occupied, respectively as of June 30, 2022. As of June 30, 2022, the Company also owned two hotel properties with an aggregate of 649 rooms and three investments in undeveloped land with approximately 800 developable acres and one office/retail development property.

Generally, the composition of the Company’s investments is such that declining interest rates will increase net income, while rising interest rates will decrease net income. Recently, interest rates have remained at relatively low levels on a historical basis and the Federal Reserve maintained the federal funds target range at 0.0% to 0.25% for much of 2021. However, in March 2022, the U.S. Federal Reserve approved a 0.25% rate increase and additionally approved 0.75% rate increases in both June and July 2022. The U.S. Federal Reserve has indicated that it foresees further increases in interest rates throughout the year and into 2023 and 2024, considering the current inflationary environment. The Company does not expect the rising interest rates to have a material impact on its financial statements.

NOTE 2: SIGNIFICANT ACCOUNTING POLICIES

Basis of presentation of the interim consolidated financial statements:

The interim consolidated financial statements have been prepared in accordance with generally accepted accounting principles for the preparation of financial statements for interim periods, as prescribed in IAS 34, "Interim Financial Reporting", and in accordance with the disclosure requirements of Chapter D of the Securities Regulations (Periodic and Immediate Reports), 1970.

The accounting policies adopted in the preparation of the interim consolidated financial statements are consistent with those followed in the preparation of the annual consolidated financial statements.

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

NOTES TO INTERIM CONSOLIDATED FINANCIAL STATEMENTS

U.S. Dollars in thousands

NOTE 3: INVESTMENT IN JOINT VENTURES

As of June 30, 2022, the Company’s investments in unconsolidated entities were composed of the following (dollars in thousands):


	Number of Properties as of June 30, 2022			Investment Balance as of
Joint Venture		Location	Ownership %	June 30, 2022
110 William Joint Venture	1	New York, New York	60.0%	$	85,058
353 Sacramento Joint Venture	1	San Francisco, California	55.0%	84,714
Pacific Oak Opportunity Zone Fund I	3	Various	46.0%	27,356
PORT II OP LP (1)	588	Various	94.2%	50,829
				$	247,957

(1) In July 2022, the Company made a tender offer to purchase 76,735 of Pacific Oak Residential Trust II, Inc. ("PORT II") common stock held by unrelated parties for a price of $14.66 per share. The purchase triggered a change in power and economics for the Company such that it becomes the sole owner of the common interests of PORT II. See Note 7 for further details.

The Company does not attach the financial statements of its joint ventures since their reports are insignificant to the Company's financial statements.

NOTE 4: FINANCIAL INSTRUMENTS

The fair value of non-current notes payables as of June 30, 2022 and December 31, 2021. The fair value of the debentures payable as of June 30, 2022 and December 31, 2021 was approximately $314.5 million (1.2 billion NIS) and $274.7 million (844.1 million NIS).

The Series B Debentures contains the following covenants: (i) Consolidated Equity Capital of the Company (not including minority rights) shall not be less than USD 475 million; (ii) the Net Adjusted Financial Debt to Net Adjusted Cap (shall not exceed a rate of 75%); (iii) Adjusted NOI shall be no lower than USD 35 million; and (iv) the consolidated scope of the projects for development of the Company shall not exceed 10% of the adjusted balance. As of June 30, 2022, the Company was in compliance with all covenants under the deed of trust of the Series B Debentures; (i) Consolidated Equity Capital of the Company as of June 30, 2022 was $1.1 billion; (ii) the Net Adjusted Debt to Net Adjusted Cap was 51%; (iii) the Adjusted NOI was $86.0 million for the trailing twelve months ended June 30, 2022; and (iv) the consolidated scope of projects was $0 as of June 30, 2022.

As of June 30, 2022, the Company had a working capital shortfall amounting to $72.9 million, primarily attributed to loans maturing in the year following the date of the statement of financial position. The Company intends to refinance loans as they come due and does not anticipate any challenges in refinancing such loans given the relatively low leverage of the Company’s properties, the Company’s relationship with third-party lenders and its past experience placing debt on its properties. Accordingly, the Company's board of directors does not view the working capital shortfall as a liquidity problem.

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

NOTES TO INTERIM CONSOLIDATED FINANCIAL STATEMENTS

U.S. Dollars in thousands

NOTE 4: FINANCIAL INSTRUMENTS (Cont.)

The Company's investments in real estate equity securities are carried at their estimated fair value based on quoted market prices (Level 1) for the securities. Unrealized gains and losses are reported in finance (loss) income from financial assets at fair value through profit or loss.

NOTE 5: SEGMENT INFORMATION

The operating segments are identified on the basis of information that is reviewed by the chief operating decision maker ("CODM") to make decisions about resources to be allocated and asses its performance. All corporate related costs are included in the strategic opportunistic properties segment to align with how financial information is presented to the CODM. The selected financial information for the reporting segments as of and for the three and six months ended June 30, 2022 and 2021 and as of and the year ended December 31, 2021 is as follows (in thousands):


	June 30, 2022
	Unaudited

	Strategic Opportunistic Properties		Single-Family Homes		Hotel		Total

Investment properties (Including held for sale)	$	1,255,253	$	299,530	$	—	$	1,554,783
Property plant and equipment - hotels, net	$	—	$	—	$	132,014	$	132,014
Total assets	$	1,689,318	$	365,175	$	151,513	$	2,206,006
Total liabilities	$	910,108	$	146,272	$	84,087	$	1,140,467

	Six months ended June 30, 2022
	Unaudited

	Strategic Opportunistic Properties		Single-Family Homes		Hotel		Total
Total revenues and other income	$	48,855	$	11,876	$	18,771	$	79,502
Gross profit	$	23,653	$	5,531	$	6,662	$	35,846
Finance expenses	$	14,795	$	3,383	$	2,883	$	21,061

	Three months ended June 30, 2022
	Unaudited

	Strategic Opportunistic Properties		Single-Family Homes		Hotel		Total
Total revenues and other income	$	24,238	$	5,968	$	12,854	$	43,060
Gross profit	$	11,418	$	2,738	$	5,856	$	20,012
Finance expenses	$	8,001	$	1,873	$	1,433	$	11,307

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

NOTES TO INTERIM CONSOLIDATED FINANCIAL STATEMENTS

U.S. Dollars in thousands

NOTE 5: SEGMENT INFORMATION (cont.)


	June 30, 2021
	Unaudited

	Strategic Opportunistic Properties		Single-Family Homes		Hotel		Total

Investment properties (Including held for sale)	$	1,341,912	$	223,476	$	—	$	1,565,388
Property plant and equipment - hotels, net	$	—	$	—	$	134,770	$	134,770
Total assets	$	1,801,316	$	243,246	$	149,887	$	2,194,449
Total liabilities	$	980,811	$	140,100	$	89,226	$	1,210,137

	Six months ended June 30, 2021
	Unaudited

	Strategic Opportunistic Properties		Single-Family Homes		Hotel		Total
Total revenues and other income	$	57,278	$	11,121	$	12,424	$	80,823
Gross profit	$	29,906	$	5,334	$	3,193	$	38,433
Finance expenses	$	14,644	$	3,448	$	2,980	$	21,072

	Three months ended June 30, 2021
	Unaudited

	Strategic Opportunistic Properties		Single-Family Homes		Hotel		Total
Total revenues and other income	$	28,752	$	5,649	$	9,849	$	44,250
Gross profit	$	14,944	$	2,769	$	4,008	$	21,721
Finance expenses	$	7,527	$	1,882	$	1,500	$	10,909

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

NOTES TO INTERIM CONSOLIDATED FINANCIAL STATEMENTS

U.S. Dollars in thousands

NOTE 5: SEGMENT INFORMATION (cont.)


	December 31, 2021


	Strategic Opportunistic Properties		Single-Family Homes		Hotel		Total

Investment properties	$	1,272,138	$	252,851	$	—	$	1,524,989
Property plant and equipment - hotels, net	$	—	$	—	$	133,512	$	133,512
Total assets	$	1,666,098	$	292,778	$	155,714	$	2,114,590
Total liabilities	$	853,028	$	140,205	$	86,705	$	1,079,938

	Year ended December 31, 2021


	Strategic Opportunistic Properties		Single-Family Homes		Hotel		Total
Total revenues and other income	$	106,645	$	22,652	$	30,806	$	160,103
Gross profit (loss)	$	51,876	$	10,820	$	9,816	$	72,512
Finance expenses	$	28,934	$	6,544	$	5,944	$	41,422

NOTE 6: SIGNIFICANT EVENTS DURING THE REPORTING PERIOD

Crown Pointe Mortgage Loan Refinancing

On March 24, 2022, the Company refinanced the Crown Pointe Mortgage Loan with an unaffiliated lender for $53.8 million with a contractual rate of 2.30% plus a floating rate and an initial maturity date of April 1, 2025.

Georgia 400 Mortgage Loan Deposit

On April 4, 2022, the Company paid a deposit of $20.4 million to the lender of the Georgia 400 Center Mortgage Loan as a result of being out of compliance with the debt service coverage requirement and required a cash sweep.

Additional Series B Debentures Issuance

On May 2, 2022, the Company raised approximately $95.3 million (approximately 320.4 million Israeli new Shekels at a price of 0.96 for every 1) of additional Series B Debentures to Israeli investors pursuant to a private offering registered with the Israel Securities Authority. The Series B Debentures would be identical in the terms and pari passu to the existing bonds.

110 William Notice of Default

On June 16, 2022, the Company received a notice from the lender stating that the non-repayment of the 110 William Joint Venture loan constitutes a default under the loan agreements. Loan extension negotiations between the Company, its joint venture partner, and lenders are ongoing as of the date of filing of this report.

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

NOTES TO INTERIM CONSOLIDATED FINANCIAL STATEMENTS

U.S. Dollars in thousands

NOTE 6: SIGNIFICANT EVENTS DURING THE REPORTING PERIOD (Cont.)

Dividend Approval

During the six months ended June 30, 2022, the Company declared and paid a distribution of dividend in the amount of $20.0 million to the Owner.

Real Estate Sale - Greenway Buildings

On January 24, 2022, the Company, through an indirect wholly owned subsidiary, sold two office buildings related to the Richardson Portfolio and containing 141,950 rentable square feet in Richardson, Texas (“Greenway Buildings”) to a purchaser unaffiliated with the Company or to Pacific Oak Capital Advisor, LLC, the Company’s advisor, for $11.0 million, before closing costs and credits. The fair value of the Greenway Buildings as of the disposition date was $14.4 million and the sale resulted in a $3.9 million loss recorded as fair value adjustment of investment properties, net in the accompanying consolidated statements of profit or loss. In connection with the sale of the Greenway Buildings, the Company repaid $9.1 million of the outstanding principal balance due under the mortgage loan secured by the Greenway Buildings.

Real Estate Purchase and Sale Contract - Park Highlands Land

On November 11, 2021, the Company, through an indirect wholly owned subsidiary, entered into a purchase and sale agreement, as amended, to sell 238 developable acres of undeveloped land located in North Las Vegas, Nevada (“Park Highlands”) for gross sales proceeds of approximately $123.9 million, before closing costs and credits. The due diligence period expired on February 23, 2022 and the buyer’s deposit of $13.5 million is no longer refundable and is recognized as restricted cash on the consolidated statements of financial position within Restricted cash. This deposit is held in an escrow account and will become available once the sale is completed. Actions are required by the Company to complete the planned sale.

On March 10, 2022 the Company, through an indirect wholly owned subsidiary, entered into a purchase and sale agreement, as amended, to sell 77 developable acres of undeveloped land located in North Las Vegas, Nevada (“Park Highlands”) for gross sales proceeds of approximately $52.9 million, before closing costs and credits. The due diligence period expired on May 31, 2022 and the buyer’s deposit of $3.5 million is no longer refundable and is recognized as restricted cash on the consolidated statements of financial position within Restricted cash. This deposit is held in an escrow account and will become available once the sale is completed. Actions are required by the Company to complete the planned sale.

On June 22, 2022, the Company, through an indirect wholly owned subsidiary, entered into a purchase and sale agreement, to sell 67 developable acres of undeveloped land located in North Las Vegas, Nevada for gross sales proceeds of approximately $55.0 million, before closing costs and credits. The due diligence period expires on October 20, 2022 and the buyer’s deposit of $3.0 million will no longer be refundable and will be recognized as restricted cash on the consolidated statements of financial position within Restricted cash. This deposit is held in an escrow account and will become available once the sale is completed. Actions are required by the Company to complete the planned sale.

PACIFIC OAK SOR (BVI) HOLDINGS LTD.

NOTES TO INTERIM CONSOLIDATED FINANCIAL STATEMENTS

U.S. Dollars in thousands

NOTE 6: SIGNIFICANT EVENTS DURING THE REPORTING PERIOD (Cont.)

PORT Non-controlling Interest

On June 24, 2022, the Owner’s board of directors authorized and approved the redemption of the 510,816 Special Common Units of PORT OP LP, a consolidated subsidiary of the Company (“PORT OP”), representing approximately 3.20% interest, held by BPT Holdings, LLC, a subsidiary of the Company's advisor, for a price of $13.09 per unit. The Special Common Units are included as due to affiliates on the consolidated statements of financial position due to this being a cash-settled transaction and the purchase value was recognized as the fair value. In July 2022, the transaction closed for consideration of approximately $6.7 million and immediately following, the Company owned 100% of PORT OP.

NOTE 7: SUBSEQUENT EVENTS

The Company evaluates subsequent events up until the date the consolidated financial statements are issued.

PORT II Reconsideration

On July 1, 2022, the Company, through PORT OP, made a tender offer to purchase 76,735 shares of PORT II common stock held by unrelated parties for a price of $14.66 per share and a total consideration of $1.1 million. As a result, the Company determined that it became the primary beneficiary of PORT II, which resulted in the consolidation of PORT II into the Company’s consolidated financial statements. On July 29, 2022, the Company consummated the transactions with the unrelated parties and owned 100% of PORT II. The Company and the aforementioned unrelated parties did not guarantee any debt in connection with the transaction.

Springmaid Beach Resort Purchase and Sale Contract

On July 14, 2022, the Company’s board of directors committed to a plan to sell the Springmaid Beach Resort to an unrelated party. On July 15, 2022, the Company, through an indirect wholly owned subsidiary, entered into an amended purchase and sale agreement, to sell the Springmaid Beach Resort for $91.0 million, before closing costs and credits. The mortgage loan secured by the property had an outstanding principal balance of $53.1 million as of July 15, 2022. The due diligence period has expired and the buyer’s deposit of $2.0 million is no longer refundable. The Company expects to close the transaction in the third quarter of 2022, but can give no assurances that the sale will be completed.

Refinancing - Lincoln Court

On July 29, 2022, the Company refinanced the Lincoln Court Mortgage Loan with a new lender for an amount up to $39.4 million, of which $35.3 million was funded at the time of closing. The loan is an interest only with an annual variable rate of 3.25% plus the floating rate (SOFR). Additionally, the loan has an initial maturity date of August 7, 2025 with an available three-year extension.

- - - - - - - - - - - - - - - - - - -

EX-99.2 3 pacificoaksorbviq22022fins.htm EX-99.2 Document

Exhibit 99.2

PACIFIC OAK SOR (BVI) HOLDINGS, LTD.

PRESENTATION OF SEPARATE FINANCIAL DATA FROM THE

CONSOLIDATED FINANCIAL STATEMENTS ATTRIBUTABLE TO THE COMPANY

June 30, 2022 (Unaudited)

PACIFIC OAK SOR (BVI) HOLDINGS, LTD.

PRESENTATION OF SEPARATE FINANCIAL DATA

FROM THE CONSOLIDATED FINANCIAL STATEMENTS

ATTRIBUTABLE TO THE COMPANY

AS OF JUNE 30, 2022

(UNAUDITED)

U.S. DOLLARS IN THOUSANDS

INDEX


			Page

Special Report Presented Pursuant to Regulation 38d			2

Financial Information from the Consolidated Statements of Financial Position Attributable to the Company			3

Financial Information from the Consolidated Statements of Profit or Loss Attributable to the Company			4

Financial Information from the Consolidated Statements of Cash Flows Attributable to the Company			5

Additional Information			6

- - - - - - - - - - -

Special Report in accordance with Regulation 38d

Financial Information and Financial Data from the

Consolidated Financial Statements Attributable to the Company

Below is separate financial information and financial data attributable to the Company from the Group's consolidated financial statements as of June 30, 2022, published as part of the periodic reports ("consolidated financial statements"), presented in accordance with Regulation 38d to the Israeli Securities Regulations (Periodic and Immediate Reports), 1970.

PACIFIC OAK SOR (BVI) HOLDNGS, LTD.

Financial Information from the Consolidated Statements of Financial Position Attributable to the Company


	June 30,				December 31,
	2022		2021		2021
	Unaudited				Audited
	U.S. dollars in thousands
ASSETS
Non-current assets
Investments in investees	$	1,306,356	$	1,175,151	$	1,261,541
Restricted cash	7,046		6,521		5,900
	1,313,402		1,181,672		1,267,441
Current assets
Cash and cash equivalents	56,333		42,518		6,137
Derivative asset	—		—		22
	56,333		42,518		6,159
Total assets	$	1,369,735	$	1,224,190	$	1,273,600

EQUITY	$	1,042,725	$	949,057	$	1,008,076
NON-CURRENT LIABILITIES
Debentures, net	315,634		171,197		258,773
Current liabilities
Accounts payable and accrued liabilities	5,832		4,256		4,672
Debentures, net	—		97,864		—
Derivative liability	—		339		—
Due to Owner	5,544		1,477		2,079
	11,376		103,936		6,751
Total liabilities	327,010		275,133		265,524
Total equity and liabilities	$	1,369,735	$	1,224,190	$	1,273,600

The accompanying notes are an integral part of the condensed interim financial data.

PACIFIC OAK SOR (BVI) HOLDNGS, LTD.

Financial Information from the Consolidated Statements of Profit or Loss Attributable to the Company


	Six months ended June 30,				Three months ended June 30,				Year ended December 31,
	2022		2021		2022		2021		2021
	Unaudited								Audited
	U.S. dollars in thousands

Share of profit from investees, net	$	40,619	$	32,577	$	26,633	$	3,588	$	146,798
Asset management fees to affiliate	(6,315)		(7,380)		(3,187)		(3,528)		(14,012)
General and administrative expenses	(2,914)		(2,134)		(1,581)		(1,495)		(4,776)
Operating income (loss)	31,390		23,063		21,865		(1,435)		128,010
Finance expense	(7,843)		(6,620)		(4,327)		(3,486)		(13,709)
Finance income	4		5		2		3		8
Foreign currency transaction adjustments, net	31,097		2,839		23,832		(5,507)		(7,446)
Net income (loss)	$	54,648	$	19,287	$	41,372	$	(10,425)	$	106,863
Total comprehensive income (loss)	$	54,648	$	19,287	$	41,372	$	(10,425)	$	106,863

The accompanying notes are an integral part of the condensed interim financial data.

PACIFIC OAK SOR (BVI) HOLDNGS, LTD.

Financial Information from the Consolidated Statements of Cash Flows Attributable to the Company


	Six months ended June 30,				Three months ended June 30,				Year ended December 31,
	2022		2021		2022		2021		2021
	Unaudited								Audited
	U.S. dollars in thousands
Cash flows from operating activities
Net income (loss) for the period	$	54,648	$	19,287	$	41,372	$	(10,425)	$	106,863
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Share of (profit) loss from investees	(40,619)		(32,577)		(26,633)		(3,588)		(146,798)
Finance expense	7,843		6,620		4,327		3,486		13,709
Distribution from investees, net	18,860		28,497		7,777		14,134		53,904
Foreign currency transaction adjustments, net	(31,097)		(2,839)		(23,832)		5,507		7,446
Changes in operating assets and liabilities:
Accounts payable and accrued liabilities	1,055		79		1,010		43		67
Restricted cash for operational expenditures	(396)		(361)		(415)		(3)		(283)
Due to Owner	3,465		(1,568)		1,486		(3,870)		(966)
Net cash provided by operating activities	13,759		17,138		5,092		5,284		33,942
Cash flows from investing activities
Distribution (to) from investees, net	(23,056)		16,271		(25,773)		(25,236)		20,138
Proceeds from termination of derivative financial instrument	—		—		—		—		1,198
Net cash (used in) provided by investing activities	(23,056)		16,271		(25,773)		(25,236)		21,336
Cash flows from financing activities
Proceeds from debentures	90,988		74,232		90,988		—		256,894
Payments of deferred financing costs	(1,919)		(923)		(1,919)		—		(6,121)
Principal payments on debentures	—		(58,889)		—		—		(264,089)
Interest paid	(5,228)		(5,285)		—		—		(8,363)
(Funding) release of restricted cash for debt service obligations	(1,877)		—		(1,877)		—		943
Distribution to Owner	(20,000)		(11,758)		(8,750)		(10,608)		(41,758)
Net cash provided by (used in) financing activities	61,964		(2,623)		78,442		(10,608)		(62,494)
Effect of exchange rate changes on cash and cash equivalents	(2,471)		(224)		(2,335)		1,411		1,397
Increase (decrease) in cash	50,196		30,562		55,426		(29,149)		(5,819)
Cash, beginning of the period	6,137		11,956		907		71,667		11,956
Cash, end of the period	$	56,333	$	42,518	$	56,333	$	42,518	$	6,137

The accompanying notes are an integral part of the condensed interim financial data.

PACIFIC OAK SOR (BVI) HOLDNGS, LTD.

Additional Information

U.S. dollars in thousands

NOTE 1: BASIS OF PREPARATION

Separate financial information is prepared in a condensed format as of June 30, 2022 and for the three and six months then ended, in accordance with Regulation 38D of the Securities Regulations (Periodic and Immediate Reports), 1970.

Please refer to the separate financial information in this regard to the financial information on the annual financial statements of the Company as of December 31, 2021 and for the year then ended and the information accompanying notes (hereinafter - the annual consolidated financial statements).

As of June 30, 2022, the Company had a working capital of $45.0 million, primarily attributed to the additional Series B Debentures issued during the six months ended June 30, 2022. See Note 2 for additional details.

NOTE 2: SIGNIFICANT EVENTS DURING THE REPORTING PERIOD

Additional Series B Debentures Issuance

Series B Debentures

- - - - - - - - - - - - - - - - - -

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Cover	Aug. 17, 2022
Cover [Abstract]
Document Type	8-K
Document Period End Date	Aug. 17, 2022
Entity Registrant Name	PACIFIC OAK STRATEGIC OPPORTUNITY REIT, INC.
Entity Incorporation, State or Country Code	MD
Entity File Number	000-54382
Entity Tax Identification Number	26-3842535
Entity Address, Address Line One	11766 Wilshire Blvd.
Entity Address, Address Line Two	Suite 1670
Entity Address, City or Town	Los Angeles
Entity Address, State or Province	CA
Entity Address, Postal Zip Code	90025
City Area Code	424
Local Phone Number	208-8100
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Entity Emerging Growth Company	false
Entity Central Index Key	0001452936
Amendment Flag	false

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