SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
(Mark One)
[X] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For Fiscal Year Ended: December 31, 2000
OR
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from to
Commission File No. 1-8383
MISSION WEST PROPERTIES, INC.
(Exact name of registrant as specified in its charter)
Maryland 95-2635431
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(State or other jurisdiction of (I.R.S. Employer
Incorporation or organization) Identification Number)
10050 Bandley Drive, Cupertino CA 95014
(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code: (408) 725-0700
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Securities Registered Pursuant to Section 12(b) of the Act:
Title of each class Name of each exchange on which registered
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Common Stock, par value American Stock Exchange
$.001 per share Pacific Exchange, Inc.
Securities Registered Pursuant to Section 12(g) of the Act:
NONE
Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or for such shorter period that the
registrant was required to file such reports), and (2) has been subject to such
filing requirements for the past 90 days. YES [X] NO[ ]
Indicate by check mark if disclosure of delinquent filers pursuant to Item
405 of Regulation S-K is not contained herein, and will not be contained, to the
best of Registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to this
Form 10-K. [X]
The aggregate market value of the voting stock held by non-affiliates
of the registrant, based upon the closing sale price of the Common Stock on
March 28, 2001, as reported on the American Stock Exchange, was approximately
$13.00. As of March 28, 2001 there were 17,049,953 shares of the Registrant's
Common Stock outstanding.
FORWARD LOOKING INFORMATION
This annual report contains forward-looking statements within the meaning of the
federal securities laws. We intend such forward-looking statements to be covered
by the safe harbor provisions for forward-looking statements contained in the
Private Securities Litigation Reform Act of 1995, and are including this
statement for purposes of complying with these safe harbor provisions.
Forward-looking statements, which are based on certain assumptions and describe
future plans, strategies and expectations of us, are generally identifiable by
use of the words "believe," "expect," "intend," "anticipate," "estimate,"
"project" or similar expressions. Our ability to predict results or the actual
effect of future plans or strategies is inherently uncertain. Factors which
could have a material adverse effect on the operations and future prospects of
the Company include, but are not limited to, changes in: economic conditions
generally and the real estate market specifically, legislative or regulatory
provisions affecting us (including changes to laws governing the taxation of
REITs), availability of capital, interest rates, competition, supply of and
demand for office and industrial properties in our current and proposed market
areas, and general accounting principles, policies and guidelines applicable to
REITs. These risks and uncertainties, together with the other risks described
from time to time in our reports and documents filed with the Securities and
Exchange Commission, should be considered in evaluating forward-looking
statements and undue reliance should not be placed on such statements. See Part
I, Item 1, "Risk Factors."
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MISSION WEST PROPERTIES, INC.
2000 FORM 10-K ANNUAL REPORT
Table of Contents
PART I
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Page No.
Item 1. Business 1
Item 2. Properties 16
Item 3. Legal Proceedings 21
Item 4. Submission of Matters to a Vote of Security Holders 21
PART II
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Item 5. Market for the Registrant's Common Equity and Related Stockholder Matters 22
Item 6. Selected Financial Data 23
Item 7. Management's Discussion and Analysis of Financial
Condition and Results of Operations 25
Item 7A. Quantitative and Qualitative Disclosures about Market Risk 38
Item 8. Financial Statements and Supplementary Data 39
Item 9. Changes in and Disagreements with Accountants on
Accounting and Financial Disclosure 66
PART III
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Item 10. Directors and Executive Officers of the Registrant 67
Item 11. Executive Compensation 67
Item 12. Security Ownership of Certain Beneficial Owners and Management 67
Item 13. Certain Relationships and Related Transactions 67
PART IV
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Item 14. Exhibits, Financial Statements, Schedules and Reports
on Form 8-K 68
Signatures 70
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PART I
ITEM 1. BUSINESS
ORGANIZATION AND GENERAL BUSINESS DESCRIPTION
Mission West Properties, Inc. (the "Company") acquires, markets, leases,
and manages R&D properties, primarily located in the Silicon Valley portion
of the San Francisco Bay Area. As of December 31, 2000, we owned and
managed 89 properties totaling approximately 6.2 million rentable square
feet of R&D properties through four limited partnerships, or operating
partnerships, for which we are the sole general partner. This class of
property is designed for research and development and office uses and, in
some cases, includes space for light manufacturing operations with loading
docks. We believe that we have one of the largest portfolios of R&D
properties in the Silicon Valley. The four tenants who lease the most
square footage from us are Microsoft Corporation, Amdahl Corporation (a
subsidiary of Fujitsu Limited), Apple Computer, Inc. and Cisco Systems,
Inc. For federal income tax purposes we have operated as a self-managed,
self-administered and fully integrated real estate investment trust
("REIT") since 1999.
Prior to July 1, 1998, most of our properties were under the ownership or
control of Carl E. Berg, his brother Clyde J. Berg, the members of their
respective immediate families, and certain entities in which Carl E. Berg
and/or Clyde J. Berg held controlling or other ownership interests (the
"Berg Group"). We acquired these properties as of July 1, 1998 by becoming
the general partner of each of the four operating partnerships in an UPREIT
transaction. At that time, we also acquired ten properties with
approximately 560,000 rentable square feet from entities controlled by
third parties in which Berg Group members were significant owners.
Through various property acquisition agreements with the Berg Group, we
have the right to purchase, on pre-negotiated terms, R&D and other types of
office and light industrial properties that the Berg Group develops in the
future. With in-house development, architectural and construction
personnel, the Berg Group continues to focus on a full range of land
acquisition, development and construction activities for R&D properties,
often build-to-suit, to meet the demands of Silicon Valley information
technology companies. As the developer, the Berg Group takes on the risks
of purchasing the land, obtaining regulatory approvals and permits,
financing construction and leasing the properties. Since September 1998, we
have acquired approximately 1,841,570 additional rentable square feet of
R&D properties from the Berg Group under these agreements.
OUR RELATIONSHIP WITH THE BERG GROUP
Through a series of transactions occurring between May 1997 and December
1998, we have become the vehicle for substantially all of the Silicon
Valley R&D property activities of the Berg Group. We are the general
partner pursuant to the partnership agreements of the operating
partnerships and, along with members of the Berg Group and other
individuals, are party to an exchange rights agreement, the pending
projects acquisition agreement and the Berg land holdings option agreement.
Each agreement defines the material rights and obligations among us, the
Berg Group members, and other parties to those agreements. Among other
things, these agreements give us rights to:
- control the operating partnerships;
- acquire, on pre-negotiated terms, existing, identified R&D properties
under development by the Berg Group;
- acquire, on pre-negotiated terms, all future R&D properties developed
by the Berg Group on land currently owned or acquired in the future;
and
- acquire R&D, office and industrial properties identified by the Berg
Group in California, Oregon and Washington.
Under these agreements, our charter or our bylaws, the Berg Group has the right
to:
- designate two of five nominees for director to be elected by our
stockholders, subject to the Berg Group's maintenance of certain
ownership interests;
- participate in our securities offerings;
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- exchange their O.P. Units for our common stock;
- vote on major transactions, subject to its maintenance of certain
ownership interests; and
- prevent us from selling properties when the sale will have adverse tax
consequences to the Berg Group members.
To comply with REIT requirements that restrict the percentage of the total
value of our stock that may be owned by five or fewer individuals to 50% or
less, our charter generally prohibits the direct or indirect ownership of
more than 9% of our common stock by any stockholder. This limit excludes
the Berg Group, which has an aggregate ownership limit of 20%. Currently,
the Berg Group members collectively own less than 1% of the outstanding
shares of our common stock.
Carl E. Berg, the Company's President and Chief Executive Officer and the
controlling member of the Berg Group, has been engaged in the development
and long-term ownership of Silicon Valley real estate for approximately 30
years, most recently through Berg & Berg Developers ("Berg & Berg"), a
general partnership of Carl E. Berg and Clyde J. Berg. In 1969, Mr. Berg
foresaw the rising demand for efficient, multi-purpose facilities for the
rapidly growing information technology industry in the Silicon Valley.
Since 1972, in addition to his real estate activities, Mr. Berg also has
been actively involved in venture capital investments in many information
technology companies in the Silicon Valley, including such companies as
Amdahl Corporation, Sun Microsystems, Inc., and Integrated Device
Technologies, Inc. He serves on the boards of directors of numerous
information technology companies. These activities have helped Mr. Berg
develop a detailed understanding of the real estate requirements of
information technology companies, acquire valuable market information and
increase his name recognition within the venture capital and
entrepreneurial communities. These activities also manifest his commitment
to the growth and success of Silicon Valley companies. We believe that Mr.
Berg's substantial knowledge of and contacts in the information technology
industry provide a significant benefit to the Company.
BUSINESS STRATEGY
Our acquisition and growth strategy incorporates the following elements:
- working with the Berg Group to take advantage of their abilities and
resources to pursue development opportunities which we have an option
to acquire, on pre-negotiated terms, upon completion and leasing;
- capitalizing on opportunistic acquisitions from third parties of
high-quality R&D properties that provide attractive initial yields and
significant potential for growth in cash-flow;
- focusing on general purpose, single-tenant Silicon Valley R&D
properties for information technology companies in order to maintain
low operating costs, reduce tenant turnover and capitalize on our
relationships with these companies and our extensive knowledge of
their real estate needs; and
- maintaining prudent financial management principles that emphasize
current cash flow while building long-term value, the acquisition of
pre-leased properties to reduce development and leasing risks and the
maintenance of sufficient liquidity to acquire and finance properties
on desirable terms.
ACQUIRING PROPERTIES DEVELOPED BY THE BERG GROUP
We anticipate that most of our growth in the foreseeable future will come
from the acquisition of new R&D properties that are either currently under
development or to be developed in the future by the Berg Group. During
2001, we expect to acquire a total of approximately 1,809,000 additional
rentable square feet currently under development. These acquisitions will
be completed on pre-negotiated terms under the pending projects acquisition
agreement, as amended by the supplemental agreement, and the Berg land
holdings option agreement. In addition to the projects currently under
development, the Berg land holdings option agreement gives us the right to
acquire future developments by the Berg Group on up to 257 additional acres
of land currently controlled by the Berg Group, which could support
approximately 4.06 million square feet of new developments. Under the Berg
land holdings option agreement, we also have an option to purchase all land
acquired, directly or indirectly, by Carl E. Berg or Clyde J. Berg that has
not been approved with completed buildings and which is zoned for, intended
for or appropriate for research and development, office and/or industrial
development or use in the states of California,
Oregon and Washington. We expect to exercise this option in order to
acquire an approximate 50% interest in a joint venture established to
develop approximately 961,000 rentable square feet on 62 acres held by
TBI-Mission West, LLC, in which the Berg Group holds a 50% interest. We
will not manage this joint venture. In addition, Carl E. Berg has agreed
not to directly or indirectly acquire or develop any real property zoned
for office, industrial or R&D use in the states of California, Oregon and
Washington without first disclosing and making the acquisition opportunity
available to us. Our independent
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directors committee will decide whether we will pursue the opportunity
presented to us by Mr. Berg. This restriction will expire when there is no
Berg Group nominee on our board of directors and the Berg Group's fully
diluted ownership percentage, which is calculated based on all outstanding
shares of common stock and all shares of common stock that could be
acquired upon the exercise of all outstanding options to acquire our voting
stock, as well as all shares of common stock issuable upon exchange of all
O.P. Units, falls below 25%.
PENDING PROJECTS ACQUISITION AGREEMENT. In December 1998, we entered into
the pending projects acquisition agreement with members of the Berg Group,
under which we held the right to acquire approximately 1.0 million
additional rentable square feet upon the completion and leasing of a number
of pending development projects. By December 31, 2000, we had acquired all
of these projects. The last project under the pending projects acquisition
agreement was acquired on December 1, 2000, and the agreement was
terminated on that date. The agreement permitted the Berg Group members to
obtain cash or, at their option, O.P. Units for their equity interests in
the properties. We had reserved and registered for issuance up to
33,919,072 shares of our common stock upon exchange of up to the same
number of O.P. Units issuable in exchange for the pending development
projects, of which a total of 20,028,176 O.P. Units were issued for new
properties acquired under the agreement. We acquired the pending projects
upon the following terms:
- The acquisition price was payable in cash or, at the option of the
Berg Group, in O.P. Units valued at $4.50 per O.P. Unit, which was the
price per share of our common stock in May 1998, when we agreed to the
terms of the pending projects acquisition agreement.
- The Berg Group built and delivered each completed and fully-leased R&D
property in the pending development projects to the operating
partnerships at an acquisition price equal to the average monthly
rental rate per square foot over the term of the lease divided by an
agreed upon capitalization rate between 14% and 17%, minus the amount
of debt encumbering the property.
- The closing for the acquisition of an individual R&D property occurred
only when the building was fully completed and leased.
- The leases each contained reasonable terms and conditions, comparable
to arm's length leasing transactions between unrelated parties.
- All actions taken by us under the pending projects acquisition
agreement were approved by a majority of the members of the
independent directors committee of our board of directors.
For a discussion of risks associated with the pending projects acquisition
agreement and related transactions, please refer to this Item 1., "Risk
Factors - Our contractual business relationships with the Berg Group
present additional conflicts of interests which may result in the
realization of economic benefits or the deferral of tax liabilities by the
Berg Group without equivalent benefits to our stockholders."
BERG LAND HOLDINGS OPTION AGREEMENT. We believe that control of high
quality, developable land is an important strategic factor for continued
success in the Silicon Valley market. In December 1998, we entered into the
Berg land holdings option agreement under which we have the option to
acquire any future R&D, office and industrial property developed by the
Berg Group on land currently owned, optioned, or acquired for these
purposes in the future, directly or indirectly, by Carl E. Berg or Clyde J.
Berg. As of December 31, 2000, we had acquired eight leased R&D properties
totaling approximately 826,000 rentable square feet under this agreement at
a cost of approximately $80.6 million, for which we issued 4,325,358 O.P.
Units and assumed debt of approximately $43.1 million. The principal terms
of the agreement include the following:
- So long as the Berg Group members and their affiliates own or have the
right to acquire shares representing at least 65% of our common stock
on a fully diluted basis, we will have the option to acquire any
building developed by any member of the Berg Group on the land subject
to the agreement at such time as the building has been leased. Upon
our exercise of the option, the option price will equal the sum of:
1. the full construction cost of the building; plus
2. 10% of the full construction cost of the building; plus
3. interest at LIBOR plus 1.65%, on the amount of the full
construction cost of the building for the period from the date
funds were disbursed by the developer to the close of escrow;
plus
4. the original acquisition cost of the parcel on which the
improvements will be constructed, which range from $8.50 to
$20.00 per square foot for land currently owned or under option;
plus
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5. 10% per annum of the amount of the original acquisition cost of
the parcel from the later of January 1, 1998 and the seller's
acquisition date, to the close of escrow; minus
6. the aggregate principal amount of all debt encumbering the
acquired property.
- The acquisition cost, net of any debt, will be payable in cash, or
O.P. Units valued at the average closing price of our common stock
over the 30-trading-day period preceding the acquisition or, in cash,
at the option of the Berg Group.
- We also must assume all tax assessments.
- If we elect not to exercise the option with respect to any property,
the Berg Group may hold and lease the property for its own account, or
may sell it to a third party.
- All action taken by us under the Berg land holdings option agreement
must be approved by a majority of the members of the independent
directors committee of our board of directors.
The following table presents certain information concerning currently
identified land or projects that we have the right to acquire under the
Berg land holdings option agreement.
APPROXIMATE
RENTABLE AREA ANTICIPATED TOTAL ESTIMATED
PROPERTY NET ACRES (SQUARE FEET) ACQUISITION DATE ACQUISITION COST
------------------------------ -------------------- ------------------- --------------------------- ---------------------
UNDER DEVELOPMENT: (dollars in thousands)
Hellyer Vista (Phase I) 6 131,500 Q1 2001 $ 16,500
Hellyer III (Phase I) 7 117,740 Q2 2001 14,400
Creekside 5 65,000 Q2 2001 9,000
Morgan Hill (JV I) (1) 13 211,000 Q2 2001 22,000
Silver Creek 18 346,000 Q3 2001 40,500
Caspian (Phase II) 5 100,000 Q2 2001 14,900
5550 Hellyer 6 79,800 Q3 2001 10,200
5535 Hellyer 6 125,000 Q4 2001 15,400
Morgan Hill (JV IV) (1) 12 160,000 Q4 2001 17,500
5750 Hellyer 7 73,312 Q3 2001 10,100
Morgan Hill (JV II) (1) 4 60,000 Q4 2001 5,700
Morgan Hill (JV III) (1) 3 40,000 Q4 2001 4,000
Piercy & Hellyer 8 130,000 Q4 2001 14,900
Piercy & Hellyer 4 65,000 Q4 2001 8,696
Piercy & Hellyer 7 105,000 Q4 2001 13,200
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SUBTOTAL 111 1,809,352 $ 216,996
==================== =================== =====================
AVAILABLE LAND:
Morgan Hill (1) 30 490,000
King Ranch 15 248,500
Piercy & Hellyer 28 458,000
Fremont & Cushing 24 387,000
Evergreen 160 2,480,000
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SUBTOTAL 257 4,063,500
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TOTAL 368 5,872,852
==================== ===================
(1) The Company expects to own an approximate 50% interest in the partnership
that will develop the property. The property will be operated and managed
by the other partner.
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The time required to complete the leasing of developments varies from
property to property. The acquisition dates and acquisition costs set forth
in the table are only estimates by management. Generally, the Company will
not acquire any of the above projects until they are fully completed and
leased. There can be no assurance that the acquisition date and final cost
to the Company as indicated above will be realized. No estimate can be
given at this time as to our total cost to acquire projects under the Berg
land holdings option agreement, or can we be certain of the period in which
we will acquire any of the projects.
Although we expect to acquire the new properties available to us under the
terms of the Berg land holdings option agreement, there can be no assurance
that we actually will consummate any of the intended transactions,
including all of those discussed above. Furthermore, we have not yet
determined the means by which we would acquire and pay for any such
properties or the impact of any of the acquisitions on our business,
results of operations, financial condition or available cash for
distribution. See Item 1., "Risk Factors - Our contractual business
relationships with the Berg Group present additional conflicts of interest
which may result in the realization of economic benefits or the deferral of
tax liabilities by the Berg Group without equivalent benefits to our
stockholders."
OPPORTUNISTIC ACQUISITIONS
In addition to our principal opportunities under the Berg land holdings
option agreement, we believe our acquisitions experience, established
network of real estate, information technology professionals and overall
financial condition will continue to provide opportunities for external
growth. In general, we will seek opportunistic acquisitions of high
quality, well located Silicon Valley R&D properties in situations where
illiquidity or inadequate management permit their acquisition at favorable
prices, and where our management skills and knowledge of Silicon Valley
submarkets may facilitate increases in cash flow and asset value.
Furthermore, our use of the operating partnership structure allows us to
offer prospective sellers the opportunity to contribute properties on a
tax-deferred basis in exchange for O.P. Units. Although we have not
consummated any transactions like this since our July 1, 1998 acquisition
of the Berg Group properties, this capacity to complete tax-deferred
transactions with sellers of real property further enhances our ability to
acquire additional properties.
FOCUS ON SINGLE TENANT SILICON VALLEY R&D PROPERTIES
We intend to continue to emphasize the acquisition of single-tenant rather
than multi-tenant properties, a practice that has contributed to the
relatively low turnover and high occupancy rates on our properties. We
believe that the relatively small number of tenants (98) occupying our 89
properties, mostly under the triple-net lease structure, allows us to
efficiently manage the properties and to serve our tenants' needs without
extensive in-house staff or the assistance of a third-party property
management organization. In addition, this emphasis allows us to incur less
expense for tenant improvements and leasing commissions than multi-tenant,
high turnover property owners. This strategy also reduces the time and
expense associated with obtaining building permits and other governmental
approvals. We believe that the relatively stable, extended relationships
that we have developed with our key tenants are valuable in the expansion
of our business.
OPERATIONS
We operate as a self-administered, self-advised and self-managed REIT with
our own employees. Generally, as the sole general partner of the operating
partnerships, we control the business and assets of the operating
partnerships and have full and complete authority, discretion and
responsibility with respect to the operating partnerships' operations and
transactions, including, without limitation, acquiring additional
properties, borrowing funds, raising new capital, leasing buildings and
selecting and supervising all agents of the operating partnerships.
Although most of our leases are triple net and building maintenance and
tenant improvements are the responsibility of the tenants, from time to
time we may be required to undertake construction and repair work at our
properties. We will bid all major work competitively to subcontractors.
Members of the Berg Group may participate in the competitive bidding for
the work.
We generally will market the properties and negotiate leases with tenants
ourselves. We make the availability of our properties known to the
brokerage community to garner their assistance in locating prospective
tenants. As a result, we expect to retain our policy of paying fixed
commissions to tenants' brokers.
We believe that our business practices provide us with competitive
advantages, including-
- EXTERNAL DEVELOPMENT AFFILIATE. We have the option to purchase all
future R&D, office, industrial property developments of the Berg Group
under the Berg land holdings option agreement on land currently held
or acquired
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directly or indirectly by Carl E. Berg or Clyde J. Berg that is zoned
for those purposes and located in California, Oregon and Washington
following completion and lease-up of the property. Our option will
terminate when the Berg Group's ownership percentage falls below 65%
of our common stock calculated on a fully diluted basis. Carl E. Berg
has agreed to refer to us, and not acquire through the Berg Group, all
opportunities to acquire the same kinds of real property in these
states that he identifies in the future, until the Berg Group's fully
diluted ownership percentage falls below 25% and there is no Berg
Group nominee on our board of directors. The acquisition terms and
conditions for the existing and identified projects have been
pre-negotiated and are documented under the Berg land holdings option
agreement. This relationship provides us with the economic benefits of
development while eliminating development and initial lease-up risks.
It also provides us with access to one of the most experienced
development teams in the Silicon Valley without the expense of
maintaining development personnel.
- LEAN, EXPERIENCED ORGANIZATION. In part because of its primary focus
on Silicon Valley, its experience with the special real estate
requirements of information technology tenants and the long-term
triple-net structure of its leases, we are able to conduct and expand
our business with a small management team comprised of highly
qualified and experienced professionals working within a relatively
flat organizational structure. We believe that the leanness and our
experience will enable us to rapidly assess and respond to market
opportunities and tenant needs, control operating expenses and develop
and maintain excellent relationships with tenants. We further believe
that these advantages translate into significantly lower costs for
operations and give us the ability, along with the Berg Group, to
compete favorably with other R&D property developers in Silicon
Valley, especially for build-to-suit projects subject to competitive
bidding. Furthermore, a lower cost structure should allow us to
generate better returns from properties whose value can be increased
through appropriate remodeling and efficient property management.
- SOUND PROPERTY MANAGEMENT PRACTICES. For each property, the management
team, along with the Berg Group staff, develops a specific marketing
and property management program. We select vendors and subcontractors
on a competitive bid basis from a select group of highly qualified
firms with whom we maintain ongoing relationships and carefully
supervise their work.
OPERATING PARTNERSHIP AGREEMENTS
MANAGEMENT
The operating partnerships consist of four separate Delaware limited
partnerships engaged in the combined operation and ownership of our
properties. The operating partnership agreements are identical in all
material respects for all four of the limited partnerships. Generally,
pursuant to the operating partnership agreement, we act as the sole general
partner of the operating partnerships, in which capacity we have exclusive
control of the business and assets of the operating partnerships and full
and complete authority, discretion and responsibility with respect to the
operating partnerships' operations and transactions, including, without
limitation, acquisitions of additional properties, borrowing funds, raising
new capital, leasing buildings, as well as selecting and supervising all
employees and agents of the operating partnerships. Through our authority
to manage our business and affairs, our board of directors will direct the
business of the operating partnerships.
Notwithstanding our effective control of the operating partnerships, the
consent of the limited partners holding a majority of the outstanding O.P.
Units is required with respect to certain extraordinary actions involving
the operating partnerships, including:
- the amendment, modification or termination of the operating
partnership agreements;
- a general assignment for the benefit of creditors or the appointment
of a custodian, receiver or trustee for any of the assets of the
operating partnerships;
- the institution of any proceeding for bankruptcy of the operating
partnerships;
- the transfer of any general partnership interests in the operating
partnerships, including, with certain exceptions, transfers attendant
to any merger, consolidation or liquidation of our corporation;
- the admission of any additional or substitute general partner in the
operating partnerships; and
- a change of control of the operating partnerships.
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The Berg Group holds a substantial majority of the outstanding O.P. Units.
In addition, until the ownership interest of the Berg Group and its
affiliates is less than 15% of the common stock on a fully diluted basis,
which is calculated based on all outstanding shares of common stock and all
shares of common stock that could be acquired upon the exercise of all
outstanding options to acquire our voting stock, as well as all shares of
common stock issuable upon exchange of all O.P. Units, the consent of the
limited partners holding a majority of the outstanding O.P. Units is also
required with respect to:
- the liquidation of the operating partnerships;
- the sale or other transfer of all or substantially all of the assets
of the operating partnerships and certain mergers and business
combinations resulting in the complete disposition of all O.P. Units;
and
- the issuance of limited partnership interests having seniority as to
distributions, assets and voting over the O.P. Units.
TRANSFERABILITY OF O.P. UNITS
The operating partnership agreement provides that the limited partners may
transfer their O.P. Units, subject to certain limitations. Except for
certain transfers by the limited partners to or from certain of their
affiliates, however, all transfers may be made only with our prior written
consent as the sole general partner of the operating partnerships.
In addition, no transfer of O.P. Units by the limited partners may be made
in violation of certain regulatory and other restrictions set forth in the
operating partnership agreement. Except in the case of certain permitted
transfers to or from certain affiliates of the limited partners, the
exchange rights, the put rights, rights to participate in future equity
financings and provisions requiring the approval of certain limited
partners for certain matters will no longer be applicable to O.P. Units so
transferred, and the transferee will not have any rights to nominate
persons to our board of directors.
ADDITIONAL CAPITAL CONTRIBUTIONS AND LOANS
Each operating partnership agreement provides that, if the operating
partnership requires additional funds to pursue its investment objectives,
we may fund such investments by raising additional equity capital and
making a capital contribution to the operating partnerships or by borrowing
such funds and lending the net proceeds of such loans to the operating
partnerships. If we intend to provide additional funds through a
contribution to capital and purchase of units of general partnership
interest, the limited partners will have the right to participate in such
funding on a pro rata, pari passu basis and to acquire additional O.P.
Units. If the limited partners do not participate in such financing, we
will acquire additional units of general partnership interest. In either
case, the number of additional units of partnership interest will be
increased based upon the amount of the additional capital contributions and
the value of the operating partnerships as of the date such contributions
are made.
In addition, as general partner of the operating partnerships, we have the
ability to cause the operating partnerships to issue additional O.P. Units.
In the event that the operating partnerships issue new O.P. Units for cash
but not property, the limited partners will have the right to purchase new
O.P. Units at the price we offer in the transaction giving rise to such
participation right in order, and to the extent necessary, to maintain
their respective percentage interests in the operating partnerships.
EXCHANGE RIGHTS, PUT RIGHTS AND REGISTRATION RIGHTS
Under the exchange rights agreement between us and the limited partners,
the limited partners have exchange rights that generally became exercisable
on December 29, 1999. The exchange rights agreement permits every limited
partner to tender O.P. Units to us, and at our election, to receive common
stock on a one-for-one basis at then-current market value, an equivalent
amount of cash, or a combination of cash and common stock in exchange for
the O.P. Units tendered, subject to the 9% overall ownership limit imposed
on non-Berg Group stockholders under our charter document, or the overall
20% Berg Group ownership limit, as the case may be. For more information,
please refer to this Item 1., "Risk Factors - Failure to satisfy federal
income tax requirements for REITs could reduce our distributions, reduce
our income and cause our stock price to fall." This exchange ratio is
subject to adjustment for stock splits, stock dividends, recapitalizations
of our common stock and similar types of corporate actions. In addition,
once in each 12-month period beginning each December 29, the limited
partners, other than Mr. Berg and Clyde J. Berg, have the right to exchange
their O.P. Units for shares of common stock, subject to the ownership limit
in our charter, and to exercise a put right to sell their O.P. Units to the
operating partnerships at a price equal to the average market price of the
common stock for the 10-trading day period immediately preceding the date
of tender. Upon any exercise of the put rights, we will have the
opportunity for a period of 15 days to elect to fund the purchase of the
O.P. Units and purchase additional general partner interests in the
operating partnerships for cash, unless the purchase price exceeds $1
million in the aggregate for all tendering limited partners, in which case,
the operating partnerships or we shall be entitled to reduce proportionally
the number of O.P. Units to be acquired from each tendering limited partner
so that the total purchase price is not more than $1 million.
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The shares issued in exchange for the O.P. Units outstanding at July 1,
1998 and the O.P. Units issued pursuant to the pending projects acquisition
agreement have been registered and generally may be sold without
restriction if they are acquired by limited partners that are not
affiliates, as defined under SEC Rule 144. For more information please
refer to this Item 1., "Risk Factors - Shares eligible for future sale
could affect the market price of our stock." The exchange rights agreement
gives the holders of O.P. Units the right to participate in any registered
public offering of the common stock initiated by us to the extent of 25% of
the total shares sold in the offering upon converting O.P. Units to shares
of common stock, but subject to the underwriters' unlimited right to reduce
the participation of all selling stockholders. The holders of O.P. Units
will be able to request resale registrations of shares of common stock
acquired on exchange of O.P. Units on a Form S-3, or any equivalent form of
registration statement. We are obligated to effect no more than two such
registrations in any 12-month period. We are obligated to assist the O.P.
Unit holders in obtaining a firm commitment underwriting agreement for such
resale from a qualified investment-banking firm. If registration on Form
S-3, or an equivalent form, is not available for any reason, we will be
obligated to effect a registration of the shares to be acquired on exercise
of the exchange rights on Form S-11, or an equivalent form, in an
underwritten public offering, upon demand by the holders of no fewer than
500,000 O.P. Units. All holders of O.P. Units will be entitled to
participate in such registration. We will bear all costs of such
registrations other than selling expenses, including commissions and
separate counsels' fees of the O.P. Unit holders. We will not be required
to effect any registration for resale on Form S-3, or equivalent form of
common stock shares issuable to the holder of O.P. Units if the request is
for less than 250,000 shares.
OTHER MATTERS
The operating partnership agreements require that the operating
partnerships be operated in a manner that will enable us to satisfy the
requirements for being classified as a REIT and to avoid any federal income
or excise tax liability.
The operating partnership agreements provide that the combined net
operating cash flow from all of the operating partnerships, as well as net
sales and refinancing proceeds, will be distributed from time to time as
determined by our board of directors, but not less frequently than
quarterly, pro rata in accordance with the partners' percentage interests
in the operating partnerships, taken as a whole. This provision is intended
to cause the periodic distributions per O.P. Unit and per share of our
common stock to be equal. As a consequence of this provision, the capital
interest of a partner in each of the operating partnerships, including our
capital interests, might at times differ significantly from the partner's
percentage interest in the net income and cash flow of that operating
partnership. We do not believe that such differences would have a material
impact on our business, financial condition or funds available for
distributions ("FAD"), however.
Pursuant to the operating partnership agreements, the operating
partnerships will also assume and pay when due, or reimburse us for payment
of, certain costs and expenses relating to our continuity of existence and
operations.
The operating partnership agreements provide that, upon the exercise of an
outstanding option under the 1997 option plan, we may purchase additional
general partner interests in the operating partnerships by contributing the
exercise proceeds to the operating partnerships. Our increased interest
shall be equal to the percentage of outstanding shares of common stock and
O.P. Units on an as-converted basis represented by the shares acquired upon
exercise of the option.
TERM
The operating partnerships will continue in full force and effect until
December 31, 2048 or until sooner dissolved pursuant to the terms of the
operating partnership agreement.
EMPLOYEES
As of March 29, 2001, we employed six people, all of whom work at our
executive offices at 10050 Bandley Drive, Cupertino, California, 95014.
FACILITIES
We sublease office space from Berg & Berg Enterprises, Inc. at 10050
Bandley Drive and share clerical staff and other overhead on what we
consider to be very favorable terms. The total monthly rent payable by us
to the Berg & Berg Enterprises, Inc. is $6,720.
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RISK FACTORS
You should carefully consider the following risks, together with the other
information contained elsewhere in this Form 10-K. The following risks
relate principally to our business and the industry in which we operate.
the risks and uncertainties classified below are not the only ones we face.
WE ARE DEPENDENT ON CARL E. BERG, AND IF WE LOSE HIS SERVICES OUR BUSINESS
MAY BE HARMED AND OUR STOCK PRICE COULD FALL.
We are substantially dependent upon the leadership of Carl E. Berg, our
Chairman, President and Chief Executive Officer. Losing Mr. Berg's
knowledge and abilities could have a material adverse effect on our
business and the value of our common stock. Mr. Berg manages our day-to-day
operations and devotes a significant portion of his time to our affairs,
but he has a number of other business interests as well. These other
activities reduce Mr. Berg's attention to our business.
MR. BERG AND HIS AFFILIATES EFFECTIVELY CONTROL OUR CORPORATION AND THE
OPERATING PARTNERSHIPS AND MAY ACT IN WAYS THAT ARE DISADVANTAGEOUS TO
OTHER STOCKHOLDERS.
SPECIAL BOARD VOTING PROVISIONS. Our governing corporate documents, which
are our articles of amendment and restatement, or charter, and our bylaws,
provide substantial control rights for the Berg Group. The Berg Group's
control of our corporation means that the value and returns from an
investment in the Company's common stock are subject to the Berg Group's
exercise of its rights. These rights include a requirement that Mr. Berg or
his designee as director approve certain fundamental corporate actions,
including amendments to our charter and bylaws and any merger,
consolidation or sale of all or substantially all of our assets. In
addition, our bylaws provide that a quorum necessary to hold a valid
meeting of the board of directors must include Mr. Berg or his designee.
The rights described in the two preceding sentences apply only as long as
the Berg Group members and their affiliates, other than us and the
operating partnerships, beneficially own, in the aggregate, at least 15% of
our outstanding shares of common stock on a fully diluted basis, which is
calculated based on all outstanding shares of common stock and all shares
of common stock that could be acquired upon the exercise of all outstanding
options to acquire our voting stock, as well as all shares of common stock
issuable upon exchange of all O.P. Units. Also, directors representing more
than 75% of the entire board of directors must approve other significant
transactions, such as incurring debt above certain amounts and conducting
business other than through the operating partnerships. Without the
approval of Mr. Berg or his designee, board of directors approval that we
may need for actions that might result in a sale of your stock at a premium
or raising additional capital when needed could be difficult or impossible
to obtain.
BOARD OF DIRECTORS REPRESENTATION. The Berg Group members have the right to
designate two of the director nominees submitted by our board of directors
to stockholders for election, as long as the Berg Group members and their
affiliates, other than us and the operating partnerships, beneficially own,
in the aggregate, at least 15% of our outstanding shares of common stock on
a fully diluted basis, which is calculated based on all outstanding shares
of common stock and all shares of common stock that could be acquired upon
the exercise of all outstanding options to acquire our voting stock, as
well as all shares of common stock issuable upon exchange of all O.P.
Units. If the fully diluted ownership of the Berg Group members and their
affiliates, other than us and the operating partnerships, is less than 15%
but is at least 10% of the common stock, the Berg Group members have the
right to designate one of the director nominees submitted by our board of
directors to stockholders for election. Its right to designate director
nominees affords the Berg Group substantial control and influence over the
management and direction of our corporation. The Berg Group's interests
could conflict with the interests of our stockholders, and could adversely
affect the price of our common stock.
SUBSTANTIAL OWNERSHIP INTEREST. The Berg Group currently owns O.P. Units
representing approximately 78.8% of the equity interests in the operating
partnerships and approximately 78.4% of our equity interests on a fully
diluted basis, which is calculated based on all outstanding shares of
common stock and all shares of common stock that could be acquired upon the
exercise of all outstanding options to acquire our voting stock, as well as
all shares of common stock issuable upon exchange of all O.P. Units. The
O.P. Units may be converted into shares of common stock, subject to
limitations set forth in our charter and other agreements with the Berg
Group, and upon conversion would represent voting control of our
corporation. The Berg Group's ability to exchange its O.P. Units for common
stock permits it to exert substantial influence over the management and
direction of our corporation. This influence increases our dependence on
the Berg Group.
LIMITED PARTNER APPROVAL RIGHTS. Mr. Berg and other limited partners,
including other members of the Berg Group, may restrict our operations and
activities through rights provided under the terms of the amended and
restated agreement of limited partnership which governs each of the
operating partnerships and our legal relationship to each operating
partnership as its
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general partner. Matters requiring approval of the holders of a majority of
the O.P. Units, which necessarily would include the Berg Group, include the
following:
- the amendment, modification or termination of any of the operating
partnership agreements;
- the transfer of any general partnership interest in the operating
partnerships, including, with certain exceptions, transfers attendant
to any merger, consolidation or liquidation of our corporation;
- the admission of any additional or substitute general partners in the
operating partnerships;
- any other change of control of the operating partnerships;
- a general assignment for the benefit of creditors or the appointment
of a custodian, receiver or trustee for any of the assets of the
operating partnerships; and
- the institution of any bankruptcy proceeding for any operating
partnership.
In addition, as long as the Berg Group members and their affiliates, other
than us and the operating partnerships, beneficially own, in the aggregate,
at least 15% of the outstanding shares of common stock on a fully diluted
basis, which is calculated based on all outstanding shares of common stock
and all shares of common stock that could be acquired upon the exercise of
all outstanding options to acquire our voting stock, as well as all shares
of common stock issuable upon exchange of all O.P. Units, the consent of
the limited partners holding the right to vote a majority of the total
number of O.P. Units outstanding is also required with respect to:
- the sale or other transfer of all or substantially all of the assets
of the operating partnerships and certain mergers and business
combinations resulting in the complete disposition of all O.P. Units;
- the issuance of limited partnership interests senior to the O.P. Units
as to distributions, assets and voting; and
- the liquidation of the operating partnerships.
The liquidity of an investment in the Company's common stock, including our
ability to respond to acquisition offers, will be subject to the exercise
of these rights.
OUR CONTRACTUAL BUSINESS RELATIONSHIPS WITH THE BERG GROUP PRESENT
ADDITIONAL CONFLICTS OF INTEREST, WHICH MAY RESULT IN THE REALIZATION OF
ECONOMIC BENEFITS OR THE DEFERRAL OF TAX LIABILITIES BY THE BERG GROUP
WITHOUT EQUIVALENT BENEFITS TO OUR STOCKHOLDERS.
Our contracts with the Berg Group provide it with interests that could
conflict with those of our other stockholders, including the following:
- our headquarters are leased from an entity owned by the Berg Group, to
whom we pay rent of $6,720 per month;
- the Berg Group is permitted to conduct real estate and business
activities other than our business;
- if we decline an opportunity that has been offered to us, the Berg
Group may pursue it, which would reduce the amount of time that Mr.
Berg could devote to our affairs and could result in the Berg Group's
development of properties that compete with our properties for
tenants;
- in general, we have agreed to limit the liability of the Berg Group to
our corporation and our stockholders arising from the Berg Group's
pursuit of these other opportunities;
- we acquired most of our properties from the Berg Group on terms that
were not negotiated at arm's length and without many customary
representations and warranties that we would have sought in an
acquisition from an unrelated party; and
- we have assumed liability for debt to the Berg Group and debt for
which the Berg Group was liable.
- 10 -
The Berg Group has agreed that the independent directors committee of our
board of directors must approve all new transactions between us and any of
its members, or between us and any entity in which it directly or
indirectly owns 5% or more of the equity interests, including the operating
partnerships for this purpose. This committee currently consists of three
directors who are independent of the Berg Group.
EXCLUDED PROPERTIES. With our prior knowledge, the Berg Group retained two
R&D properties in Scotts Valley, Santa Cruz County, California, in which
the operating partnerships and we have no ownership interest. Efforts of
the Berg Group to lease these other properties could interfere with similar
efforts on our behalf.
BERG LAND HOLDINGS. The Berg Group owns several parcels of unimproved land
in the Silicon Valley that the operating partnerships and we have the right
to acquire under the terms of the Berg land holdings option agreement. We
have agreed to pay an amount based on pre-negotiated terms for any of the
properties that we do acquire. We must pay the acquisition price in cash
unless the Berg Group elects, in its discretion, to receive O.P. Units
valued at the average market price of a share of common stock during the
30-day period preceding the acquisition date. At the time of acquisition,
which is subject to the approval of the independent directors committee of
our board of directors, these properties may be encumbered by debt that we
or the operating partnerships will be required to assume or repay. The use
of our cash or an increase in our indebtedness to acquire these properties
could have a material adverse effect on our financial condition, results of
operations and ability to make cash distributions to our stockholders.
TAX CONSEQUENCES OF SALE OF PROPERTIES. Because many of our properties have
unrealized taxable gain, a sale of those properties could create adverse
income tax consequences for limited partners of the operating partnerships.
We have agreed with Carl E. Berg, Clyde J. Berg and John Kontrabecki, a
limited partner in some of the operating partnerships, that prior to
December 29, 2008, each of them may prevent us and the operating
partnerships from selling or transferring any of the properties that were
acquired from them in our July 1998 UPREIT acquisition if the proposed sale
or other transfer will be a taxable transaction. As a result, our
opportunities to sell these properties may be limited. If we need to sell
any of these properties to raise cash to service our debt, acquire new
properties, pay cash distributions to stockholders or for other working
capital purposes, we may be unable to do so. These restrictions could harm
our business and cause our stock price to fall.
TERMS OF TRANSFERS: ENFORCEMENT OF AGREEMENT OF LIMITED PARTNERSHIP. The
terms of the pending projects acquisition agreement, the Berg land holdings
option agreement, the partnership agreement of each operating partnership
and other material agreements through which we have acquired our interests
in the operating partnerships and the properties formerly controlled by the
Berg Group were not determined through arm's-length negotiations and could
be less favorable to us than those obtained from an unrelated party. In
addition, Mr. Berg and representatives of the Berg Group sitting on our
board of directors may be subject to conflicts of interests with respect to
their obligations as our directors to enforce the terms of the partnership
agreement of each operating partnership when such terms conflict with their
personal interests. The terms of our charter and bylaws also were not
determined through arm's-length negotiations. Some of these terms,
including representations and warranties applicable to acquired properties,
are not as favorable as those that we would have sought through
arm's-length negotiations with unrelated parties. As a result, an
investment in our common stock may involve risks not found in businesses in
which the terms of material agreements have been negotiated at arm's
length.
RELATED PARTY DEBT. As of December 31, 2000, we had borrowed approximately
$50.9 million under our $75.0 million line of credit with the Berg Group,
which is secured by seven of our properties and expires March 2002. We have
the right to draw on the line of credit and are liable for repayment of all
amounts owing under the line of credit. The line of credit bears interest
at an annual rate of LIBOR plus 1.30 percent. We are also liable for a
mortgage loan of $11.8 million that we assumed in connection with our
acquisition of a property that we acquired in May 2000 under the Berg land
holdings option agreement. If we are unable to repay our debts to the Berg
Group when due, the Berg Group could take action to enforce our payment
obligations. Loan defaults of this type could materially and adversely
affect our business, financial condition and our results of operations and
cause our stock price to fall. They also could result in a substantial
reduction in the amount of cash distributions to our stockholders. In turn,
if we fail to meet the minimum distributions test because of a loan default
or another reason, we could lose our REIT classification for federal income
tax purposes. For more information please refer to "Risk Factors - Failure
to satisfy federal income tax requirements for REITs could reduce our
distributions, reduce our income and cause our stock price to fall."
OUR OPTION TO ACQUIRE R&D PROPERTIES DEVELOPED ON EXISTING LAND AND LAND
ACQUIRED IN THE FUTURE BY THE BERG GROUP WILL TERMINATE WHEN THE BERG
GROUP'S OWNERSHIP INTEREST HAS BEEN REDUCED.
The Berg land holdings option agreement, as amended, which provides us with
significant benefits and opportunities to acquire additional R&D properties
from the Berg Group, will expire when the Berg Group and their affiliates
(excluding us and the operating partnerships) own less than 65% of our
common stock on a fully diluted basis, which is calculated based on all
outstanding shares of common stock and all shares of common stock that
could be acquired upon the exercise of all
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outstanding options to acquire our voting stock, as well as shares of
common stock issuable upon exchange of all O.P. Units. Termination of the
Berg land holdings option agreement could result in limitation of our
growth, which could cause our stock price to fall.
WE MAY CHANGE OUR INVESTMENT AND FINANCING POLICIES AND INCREASE YOUR RISK
WITHOUT STOCKHOLDER APPROVAL.
Our board of directors determines the investment and financing policies of
the operating partnerships and our policies with respect to certain other
activities, including our business growth, debt capitalization,
distribution and operating policies. Our board of directors may amend these
policies at any time without a vote of the stockholders. Changes in these
policies could materially adversely affect our financial condition, results
of operations and ability to make cash distributions to our stockholders,
which could harm our business and cause our stock price to fall. For more
information please refer to Item 7., "Management's Discussion and Analysis
of Financial Condition and Results of Operations - Policies with Respect to
Certain Activities."
ANTI-TAKEOVER PROVISIONS IN OUR CHARTER COULD PREVENT ACQUISITIONS OF OUR
STOCK AT A SUBSTANTIAL PREMIUM.
Provisions of our charter and our bylaws could delay, defer or prevent a
transaction or a change in control of our corporation, or a similar
transaction, that might involve a premium price for our shares of common
stock or otherwise be in the best interests of our stockholders. Provisions
of the Maryland general corporation law, which would apply to potential
business combinations with acquirers other than the Berg Group or
stockholders who invested in us in December 1998, also could prevent the
acquisition of our stock for a premium, as discussed in "Certain Provisions
of Maryland Law and of our Charter and Bylaws."
AN INVESTMENT IN OUR STOCK INVOLVES RISKS RELATED TO REAL ESTATE
INVESTMENTS THAT COULD HARM OUR BUSINESS AND CAUSE OUR STOCK PRICE TO FALL.
RENTAL INCOME VARIES. Real property investments are subject to varying
degrees of risk. Investment returns available from equity investments in
real estate depend in large part on the amount of income earned and capital
appreciation, which our properties generate, as well as our related
expenses incurred. If our properties do not generate revenues sufficient to
meet operating expenses, debt service and capital expenditures, our income
and ability to make distributions to our stockholders will be adversely
affected. Income from our properties may also be adversely affected by
general economic conditions, local economic conditions such as oversupply
of commercial real estate, the attractiveness of our properties to tenants
and prospective tenants, competition from other available rental property,
our ability to provide adequate maintenance and insurance, the cost of
tenant improvements, leasing commissions and tenant inducements and the
potential of increased operating costs, including real estate taxes.
EXPENDITURES FOR PROPERTY OWNERSHIP ARE FIXED. Income from properties and
real estate values are also affected by a variety of other factors, such as
governmental regulations and applicable laws, including real estate, zoning
and tax laws, interest rate levels and the availability of financing.
Various significant expenditures associated with an investment in real
estate, such as mortgage payments, real estate taxes and maintenance
expenses, generally are not reduced when circumstances cause a reduction in
revenue from the investment. Thus, our operating results and our cash flow
may decline materially if our rental income is reduced.
ILLIQUIDITY. Real estate investments are relatively illiquid, which limits
our ability to restructure our portfolio in response to changes in economic
or other conditions.
GEOGRAPHIC CONCENTRATION. All of our properties are located in the southern
portion of the San Francisco Bay Area commonly referred to as the "Silicon
Valley." The Silicon Valley economy has been strong for the past several
years, but future increases in values and rents for our properties depend
to a significant extent on the health of this region's economy.
LOSS OF KEY TENANTS. Single tenants, many of whom are large, publicly
traded information technology companies, occupy most of our properties.
Losing a key tenant could adversely affect our operating results and our
ability to make distributions to stockholders if we are unable to obtain
replacement tenants promptly.
TENANT BANKRUPTCIES. Key tenants could seek the protection of the
bankruptcy laws, which could result in the rejection and termination of
their leases, thereby causing a reduction in our income.
OUR SUBSTANTIAL INDEBTEDNESS. Our properties are subject to substantial
indebtedness. If we are unable to make required mortgage payments, we could
sustain a loss as a result of foreclosure on our properties by the
mortgagor. Failure to renew or replace the Berg Group line of credit when
it expires in March 2002 would materially affect our business and affect
our ability
- 12 -
to pay dividends to stockholders. We cannot assure you that we will be able
to obtain a replacement line of credit with terms similar to the Berg Group
line of credit, or at all. Our cost of borrowing funds could increase
substantially after the Berg Group line of credit expires. We have adopted
a policy of maintaining a consolidated ratio of debt to total market
capitalization, which includes for this purpose the market value of all
shares of common stock for which outstanding O.P. Units are exchangeable,
of less than 50%. This ratio may not be exceeded without the approval of
more than 75% of our entire board of directors. Our board of directors may
vote to change this policy, however, and we could become more highly
leveraged, resulting in an increased risk of default on our obligations and
an increase in debt service requirements that could adversely affect our
financial condition, our operating results and our ability to make
distributions to our stockholders.
ENVIRONMENTAL CLEAN-UP LIABILITIES. Our properties may expose us to
liabilities under applicable environmental and health and safety laws. If
these liabilities are material, our financial condition and ability to pay
cash distributions may be affected adversely, which would cause our stock
price to fall.
UNINSURED LOSSES. We may sustain uninsured losses with respect to some of
our properties. If these losses are material, our financial condition, our
operating results and our ability to make distributions to our stockholders
may be affected adversely.
EARTHQUAKE DAMAGES ARE UNINSURED. All of our properties are located in
areas that are subject to earthquake activity. Our insurance policies do
not cover damage caused by seismic activity, although they do cover losses
from fires after an earthquake. We generally do not consider such insurance
coverage to be economical. If an earthquake occurs and results in
substantial damage to our properties, we could lose our investment in those
properties, which loss would have a material adverse effect on our
financial condition, our operating results and our ability to make
distributions to our stockholders.
FAILURE TO SATISFY FEDERAL INCOME TAX REQUIREMENTS FOR REITS COULD REDUCE
OUR DISTRIBUTIONS, REDUCE OUR INCOME AND CAUSE OUR STOCK PRICE TO FALL.
FAILURE TO QUALIFY AS A REIT. Although we currently operate in a manner
designed to enable us to qualify and maintain our REIT status, it is
possible that economic, market, legal, tax or other considerations may
cause us to fail to qualify as a REIT or may cause our board of directors
either to refrain from making the REIT election or to revoke that election
once made. To maintain REIT status, we must meet certain tests for income,
assets, distributions to stockholders, ownership interests, and other
significant conditions. If we fail to qualify as a REIT in any taxable
year, we will not be allowed a deduction for distributions to our
stockholders in computing our taxable income and would be subject to
federal income tax, including any applicable alternative minimum tax, on
our taxable income at regular corporate rates. Moreover, unless we were
entitled to relief under certain provisions of the tax laws, we would be
disqualified from treatment as a REIT for the four taxable years following
the year in which our qualification was lost. As a result, funds available
for distribution to our stockholders would be reduced for each of the years
involved and, in addition, we would no longer be required to make
distributions to our stockholders.
REIT DISTRIBUTION REQUIREMENTS. To maintain REIT status, we must distribute
as a dividend to our stockholders at least 95% of our otherwise taxable
income, after certain adjustments, with respect to each tax year. Effective
January 1, 2001, this requirement was changed to 90%, the minimum
percentage that we must distribute to our stockholders. We may also be
subject to a 4% non-deductible excise tax in the event our distributions to
stockholders fail to meet certain other requirements. Failure to comply
with these requirements could result in our income being subject to tax at
regular corporate rates and could cause us to be liable for the excise tax.
OWNERSHIP LIMIT NECESSARY TO MAINTAIN REIT QUALIFICATION. As a REIT, the
federal tax laws restrict the percentage of the total value of our stock
that may be owned by five or fewer individuals to 50% or less. Our charter
generally prohibits the direct or indirect ownership of more than 9% of our
common stock by any stockholder. This limit excludes the Berg Group, which
has an aggregate ownership limit of 20%. In addition, as permitted by our
charter, our board of directors has authorized an exception to two other
stockholders that permits them to collectively own, directly or indirectly,
up to 18.5% of our common stock on an aggregate basis, subject to the terms
of an ownership limit exemption agreement. In general, our charter
prohibits the transfer of shares that result in a loss of our REIT
qualification and provides that any such transfer or any other transfer
that causes a stockholder to exceed the ownership limit will result in the
shares being automatically transferred to a trust for the benefit of a
charitable beneficiary. Accordingly, in the event that either the Berg
Group or the two stockholders increase their stock ownership in our
corporation, a stockholder who acquires shares of our common stock, even
though his, her or its aggregate ownership may be less than 9%, may be
required to transfer a portion of that stockholder's shares to such a trust
in order to preserve our status as a REIT.
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STOCKHOLDERS ARE NOT ASSURED OF RECEIVING CASH DISTRIBUTIONS FROM US.
Our income will consist primarily of our share of the income of the
operating partnerships, and our cash flow will consist primarily of our
share of distributions from the operating partnerships. Differences in
timing between the receipt of income and the payment of expenses in
arriving at our taxable income or the taxable income of the operating
partnerships and the effect of required debt amortization payments could
require us to borrow funds, directly or through the operating partnerships,
on a short-term basis to meet our intended distribution policy.
Our board of directors will determine the amount and timing of
distributions by the operating partnerships and of distributions to our
stockholders. Our board of directors will consider many factors prior to
making any distributions, including the following:
- the amount of cash available for distribution;
- the operating partnerships' financial condition;
- whether to reinvest funds rather than to distribute such funds;
- the operating partnerships' capital expenditures;
- the effects of new property acquisitions, including acquisitions under
our existing agreements with the Berg Group;
- the annual distribution requirements under the REIT provisions of the
federal income tax laws; and
- such other factors as our board of directors deems relevant.
We cannot assure you that we will be able to meet or maintain our cash
distribution objectives.
OUR PROPERTIES COULD BE SUBJECT TO PROPERTY TAX REASSESSMENTS.
We do not believe that any of our acquisitions of interests in the
operating partnerships has resulted in a statutory change in ownership that
could give rise to a reassessment of any of our properties for California
property tax purposes. We cannot assure you, however, that county assessors
or other tax administrative agencies in California will not attempt to
assert that such a change occurred as a result of these transactions.
Although we believe that such a challenge would not be successful
ultimately, we cannot assure you regarding the outcome of any related
dispute or proceeding. A reassessment could result in increased real estate
taxes on our properties that, as a practical matter, we may be unable to
pass through to our tenants in full. This could reduce our net income and
our funds available for distribution and cause our stock price to fall.
OUR OBLIGATION TO PURCHASE TENDERED O.P. UNITS COULD REDUCE OUR CASH
DISTRIBUTIONS.
Each of the limited partners of the operating partnerships, other than Mr.
Berg and Clyde J. Berg, has the annual right to cause the operating
partnerships to purchase the limited partner's O.P. Units at a purchase
price based on the average market value of the common stock for the
ten-trading-day period immediately preceding the date of tender. Upon a
limited partner's exercise of any such right, we will have the option to
purchase the tendered O.P. Units with available cash, borrowed funds or the
proceeds of an offering of newly issued shares of common stock. These put
rights became exercisable on December 29, 1999, and are available once
during a 12-month period. If the total purchase price of the O.P. Units
tendered by all of the eligible limited partners in one year exceeds $1
million, the operating partnerships or we will be entitled to reduce
proportionately the number of O.P. Units to be acquired from each tendering
limited partner so that the total purchase price does not exceed $1
million. The exercise of these put rights may reduce the amount of cash
that we have available to distribute to our stockholders and could cause
our stock price to fall.
In addition, after December 1999, all O.P. Unit holders may tender their
O.P. Units to us for shares of common stock on a one-for-one basis at
then-current market value or an equivalent amount in cash, at our election.
If we elect to pay cash for the O.P. Units, our liquidity may be reduced
and we may lack sufficient funds to continue paying the amount of our
anticipated or historical cash distributions. This could cause our stock
price to fall.
SHARES ELIGIBLE FOR FUTURE SALE COULD AFFECT THE MARKET PRICE OF OUR STOCK.
We cannot predict the effect, if any, that future sales of shares of common
stock, or the availability of shares for future sale, could have on the
market price of the common stock. As of December 31, 2000 all outstanding
shares of our common stock,
- 14 -
other than shares controlled by affiliates, were eligible for sale in the
public market without resale restrictions under the federal securities
laws. Sales of substantial amounts of common stock, including shares issued
in connection with the exercise of the exchange rights held by the limited
partners of the operating partnerships, or the perception that such sales
could occur, could adversely affect prevailing market prices for the common
stock. Additional shares of common stock may be issued to limited partners,
subject to the applicable REIT qualification ownership limit, if they
exchange their O.P. Units for shares of common stock pursuant to their
exchange rights, or may be sold by us to raise funds required to purchase
such O.P. Units if the limited partners elect to tender O.P. Units to us
using their put rights. Shares of stock controlled by our affiliates may be
sold subject to Rule 144, including the limitation under Rule 144(c) on the
number of shares that may be sold within a three-month period.
MARKET INTEREST RATES MAY REDUCE THE VALUE OF THE COMMON STOCK.
One of the factors that investors consider important in deciding whether to
buy or sell shares of a REIT is the distribution rate on such shares, as a
percentage of the price of such shares, relative to market interest rates.
If market interest rates go up, prospective purchasers of REIT shares may
expect a higher distribution rate. Higher interest rates would not,
however, increase the funds available for us to distribute, and, in fact,
would likely increase our borrowing costs and decrease funds available for
distribution. Thus, higher market interest rates could cause the price of
our common stock to fall.
- 15 -
ITEM 2. PROPERTIES
GEOGRAPHIC AND TENANT FOCUS
We focus on the facility requirements of information technology companies
in the Silicon Valley, which include space for office, research and
development, light manufacturing and assembly. With the Silicon Valley's
highly educated and skilled work force, history of numerous successful
start-up companies and large contingent of venture capital firms, we
believe that this region will continue to spawn successful new high-growth
industries and entrepreneurial businesses to an extent matched nowhere else
in the United States. We believe that our focus and thorough understanding
of the Silicon Valley real estate market enable us to:
- anticipate trends in the market;
- identify and concentrate our efforts on the most favorably located
sub-markets;
- take advantage of our experience and extensive contacts and
relationships with local government agencies, real estate brokers and
subcontractors, as well as with tenants and prospective tenants; and
- identify strong tenants.
All of our properties are general-purpose R&D properties located in
desirable sub-markets of the Silicon Valley. Many of our properties have
been developed for or leased to single tenants, many of whom are large,
publicly traded information technology companies. Most of our major tenants
have occupied our properties for many years under triple-net leases that
require the tenant to pay substantially all operating costs, including
property insurance, real estate taxes and general operating costs.
LEASING
The current leases for the properties typically have terms ranging from
three to ten years. Most of the leases provide for fixed periodic rental
increases. Substantially all of the leases are triple-net leases pursuant
to which the tenant is required to pay substantially all of the operating
expenses of the property, property taxes and insurance, including all
maintenance and repairs, excluding only certain structural repairs to the
building shell. Most of the leases contain renewal options that allow the
tenant to extend the lease based on adjustments to then prevailing market
rates, or based on fixed rental adjustments, which may be below market
rates.
PROPERTY PORTFOLIO
All of our properties are R&D properties. Generally, our properties are
one- to four-story buildings of tilt-up concrete construction, have 3.5 or
more parking spaces per thousand rentable square feet, clear ceiling
heights of less than 18 feet, and range in size from 18,000 to 515,000
rentable square feet. Most of the office space is open and suitable for
configuration to meet the tenants' requirements with the use of movable
dividers.
The following table sets forth certain information relating to our
properties as of December 31, 2000.
Major
Total Percentage Average Tenants'
No. of Rentable Leased as of 2000 Rentable 2000 Annual
Location Properties Sq. Ft. Dec 31, 2000 Occupancy Major Tenants Sq. Ft. Base Rents(1)
------------------------------------------------------------------------------------------------------------------------------------
5300-5350 Hellyer 2 160,000 100% 100% Stellex Microwave Systems 160,000 $1,920,000(2)
10401-10411 Bubb Road 1 20,330 100% 100% Celerity Systems 20,330 454,366
2001 Logic 1 72,426 100% 100% Xilinx, Inc. 72,426 1,998,960
45365 Northport Loop West 1 64,218 100% 100% JNI Corporation 19,727 303,501(2)
Mattson Technology 31,641
45700 Northport Loop East 1 47,570 100% 100% Phillips Electronics 47,570 726,732
45738 Northport Loop West 1 44,256 100% 100% EIC Corporation 44,256 548,622
4050 Starboard Drive 1 52,232 100% 100% Flash Electronics, Inc. 52,232 783,480
- 16 -
Major
Total Percentage Average Tenants'
No. of Rentable Leased as of 2000 Rentable 2000 Annual
Location Properties Sq. Ft. Dec 31, 2000 Occupancy Major Tenants Sq. Ft. Base Rents(1)
------------------------------------------------------------------------------------------------------------------------------------
3501 W. Warren Avenue- 1 67,864 100% 100% Storage Way 51,864 1,243,644
46600 Fremont Blvd.
48800 Milmont Drive 1 53,000 100% 100% Premisys Communications 53,000 606,480
4750 Patrick Henry Drive 1 65,780 100% 100% Intertrust Networking 65,780 1,479,787
4949 Hellyer Avenue 1 200,484 100% 100% Cisco Systems Inc. 200,484 2,081,700
Triangle Technology Park 7 416,927 100% 99% JDS Uniphase 152,362 5,732,247
Intevac Corporation 119,583
Xicom Technology, Inc. 47,480
Celestica 34,248
Webango 25,350
5850-5870 Hellyer Avenue 1 109,715 100% 100% Clear Logic, Inc. 64,805 1,533,486
Gadzoox Networks, Inc. 44,910
800 Branham Lane 1 239,000 100% 100% Candescent Technology 239,000 2,725,180(2)
5400 Hellyer Avenue 1 77,184 100% 100% Jetstream Communications 77,184 703,920(2)
5749 Fontanoso Way 1 77,700 100% 100% Cisco Systems, Inc. 77,700 1,228,431
1065 L'Avenida 5 515,700 100% 100% Microsoft Corporation 515,700 18,803,453
1750 Automation Parkway 1 80,641 100% 100% JDS Uniphase 80,641 1,666,064
1756 Automation Parkway 1 80,640 100% 100% JDS Uniphase 80,640 1,712,886(2)
1762 Automation Parkway 1 61,100 100% 100% JDS Uniphase 61,100 1,134,001(2)
1768 Automation Parkway 1 110,592 100% 100% JDS Uniphase 110,592 253,600(2)
255 Caspian Drive 1 98,500 100% 100% Global Centers, Inc. 98,500 1,507,050(2)
2251 Lawson Lane 1 125,000 100% 100% Amdahl Corporation 125,000 1,384,538
1230 East Arques 1 60,000 100% 100% Amdahl Corporation 60,000 305,672
1250 Arques 4 200,000 100% 100% Amdahl Corporation 200,000 755,923
3120 Scott Blvd. 1 75,000 100% 100% Amdahl Corporation 75,000 1,238,081
20400 Mariani Avenue 1 105,000 100% 100% Behring Diagnostics 105,000 1,030,050
10500 De Anza Blvd. 1 211,000 100% 100% Apple Computer, Inc. 211,000 4,338,840
20605-705 Valley Green Dr. 2 142,000 100% 100% Apple Computer, Inc. 142,000 1,975,382
10300 Bubb Road 1 23,400 100% 100% Apple Computer, Inc. 23,400 395,460
10440 Bubb Road 1 19,500 100% 100% Linotext Digital Color 19,500 252,720
10460 Bubb Road 1 45,460 100% 100% Luminous Networks, Inc. 45,460 1,177,044
1135 Kern Avenue 1 18,300 100% 100% Davicom Semiconductor, Inc. 18,300 302,205
1190 Morse Ave/ 1 28,350 100% 100% Coptec West 28,350 339,636
405 Tasman Avenue
450 National Avenue 1 36,100 100% 92% ePeople 36,100 909,386
3301 Olcott Street 1 64,500 100% 100% NEC Electronics, Inc. 64,500 1,136,248
2800 Bayview Avenue 1 59,736 100% 100% Concept System Design, Inc. 59,736 655,160
6850 Santa Teresa Blvd. 1 30,000 100% 83% Valiant Networks, Inc. 30,000 475,800
- 17 -
Major
Total Percentage Average Tenants'
No. of Rentable Leased as of 2000 Rentable 2000 Annual
Location Properties Sq. Ft. Dec 31, 2000 Occupancy Major Tenants Sq. Ft. Base Rents(1)
------------------------------------------------------------------------------------------------------------------------------------
6810 Santa Teresa Blvd. 1 54,996 100% 100% Polaris, Inc. 54,996 1,121,330
140-150 Great Oaks Blvd./ 2 105,300 100% 100% Atcor Corporation 52,000 1,081,156
6781 Via Del Oro Amtech Corporation 31,500
6540-6541 Via Del Oro/ 2 66,600 100% 100% Exsil Incorporated 20,076 784,598
6385-6387 San Ignacio Ave. Alcatel Network Systems, 17,400
Inc.
Modutek Corporation 17,400
6311-6351 San Ignacio Ave. 5 360,254 100% 100% On Command Video 131,320 4,075,733
Magic Manufacturing, Inc. 66,042
Avnet, Inc. 53,494
Photon Dynamics 50,400
Teledex Corporation 30,000
6320-6360 San Ignacio Ave. 1 157,292 100% 100% Bell Sports, Inc. 63,638 1,628,329
Delrina/Symantec Corp. 45,000
2610 N. First St. & 2 170,810 100% 100% County of Santa Clara 93,984 2,198,097
75 E. Trimble Road Comerica Bank 63,310
2033-2243 Samaritan Drive 3 235,122 100% 100% Condor Systems 110,490 3,566,546
Texas Instruments 48,677
State Farm Insurance 23,801
1170 Morse Avenue 1 34,750 100% 100% CA Parkinsons Foundation 34,750 394,664
3236 Scott Blvd. 1 54,672 100% 100% Celeritek Systems, Inc. 54,672 753,657
1212 Bordeaux Lane 1 71,800 100% 100% ESL Incorporated 71,800 1,296,978
McCandless Technology Park 14 705,956 93% 98% Larscom, Inc. 118,708 9,937,337
Arrow Electronics, Inc. 92,862
Sherpa Corporation 50,768
Chartered Semiconductor 45,312
Panasonic Industrial Co. 40,970
Kent Electronics Corp. 39,800
Promptu Systems Corp. 26,663
1600 Memorex Drive 1 107,500 100% 100% Sasco Electric 107,500 736,449
1650 Richard Avenue 1 52,800 100% 100% Forward Technology 52,800 706,099
1700 Richard Avenue 1 58,783 100% 100% IXC Communications 58,783 579,012
-------------------- -----------------
TOTAL 89 6,195,840 $94,679,720
==================== =================
(1) Annual cash rents do not include any effect for recognition of rental
income on the straight-line method of accounting required by generally
accepted accounting principles under which contractual rent payment
increases are recognized evenly over the lease term.
(2) The property was purchased during 2000. The 2000 Annual Base Rent reflects
rent received from the date of acquisition through December 31, 2000.
We own 100% of all of the properties, except for one of the buildings in
the Triangle Technology Park, which is owned by a joint venture in which
we, through an operating partnership, own a 75% interest, the property at
10401-10411 Bubb Road, which is owned by a joint venture in which we,
through an operating partnership, own an 83.33% interest, and the property
at 5300 Hellyer Avenue, which is owned by a joint venture in which we,
through an operating partnership, own a 50% interest.
We continue to operate at consistently high occupancy levels. Occupancy
levels are indicative of the strength of our local real estate markets, the
continuing demand for space and our abilities to keep the properties
leased.
- 18 -
LEASE EXPIRATIONS
The following table sets forth a schedule of the lease expirations for the
properties beginning with 2001, assuming that none of the tenants exercise
existing renewal options or termination rights. The table excludes 51,602
rentable square feet that was vacant as of December 31, 2000.
Number of Percentage of Total Annual
Year of Lease Leases Rentable Square Footage 2001 Annual Base Rent Base Rent Represented By
Expiration Expiring Subject to Expiring Leases Under Expiring Leases (1) Expiring Leases (2)
--------------------------------------------------------------------------------------------------------------------
2001 26 737,507 $ 10,628,242 10.5%
2002 19 872,472 13,333,781 13.1%
2003 13 468,266 6,036,013 6.0%
2004 18 985,313 11,543,083 11.4%
2005 19 865,759 14,250,534 14.0%
2006 7 821,420 23,988,152 23.6%
2007 13 682,809 13,841,582 13.6%
2008 1 125,000 1,338,523 1.3%
2009 1 58,783 584,064 0.6%
2010 1 66,042 1,040,980 1.0%
2015 2 258,500 4,932,666 4.9%
-----------------------------------------------------------------------------------------------------
120 5,941,871 $ 101,517,620 100%
=====================================================================================================
(1) The base rent for leases expiring is based on January 2001 monthly rents
multiplied by 12.
(2) Based upon 2001 annual rents as discussed in Note (1).
RECENT DEVELOPMENTS
In January 2001, we acquired a newly constructed R&D property leased to
Celestica, Inc. on Hellyer Avenue in San Jose, California consisting
131,500 square feet of rentable space under the Berg land holdings option
agreement. Pursuant to the Berg land holdings option agreement, the
acquisition cost is based on the full construction cost of the building,
10% of the full construction cost of the building, and other factors. The
Berg Group is currently evaluating its total construction costs due to
delayed billings by its vendors. Details of the acquisition cannot be
determined at this time.
In January 2001, we completed the sale of the R&D property at 4949 Hellyer
Avenue, San Jose, California to Cisco Systems, Inc, which exercised its
purchase option in November 2000. We realized a gain of $3.1 million on the
total sale price of $23.1 million. Cisco Systems, Inc. also exercised its
purchase option in November 2000 to purchase the R&D property at 5713-49
Fontanoso Way, San Jose, California. The sale is expected to occur in the
fourth quarter of 2001.
ENVIRONMENTAL MATTERS
To date, compliance with laws and regulations relating to the protection of
the environment, including those regarding the discharge of materials into
the environment has not had any material effects upon our capital
expenditures, earnings or competitive position.
Under various federal, state and local laws, ordinances and regulations, an
owner or operator of real property may be held liable for the costs of
removal or remediation of certain hazardous or toxic substances located on
or in the property. Such laws often impose liability on the owner and
expose the owner to governmental proceedings without regard to whether the
owner knew of, or was responsible for, the presence of the hazardous or
toxic substances. The cost of any required remediation or removal of such
substances may be substantial. In addition, the owner's liability as to any
specific property is generally not limited and could exceed the value of
the property and/or the aggregate assets of the owner.
The presence of such substances,
- 19 -
or the failure to properly remove or remediate such substances, may also
adversely affect the owner's ability to sell or rent the property or to
borrow using the property as collateral. Persons who arrange for treatment
or the disposal of hazardous or toxic substances may also be liable for the
costs of any required remediation or removal of the hazardous or toxic
substances at a disposal facility, regardless of whether the facility is
owned or operated by such owner or entity. In connection with the ownership
of the properties or the treatment or disposal of hazardous or toxic
substances, we may be liable for such costs.
Some of our properties are leased, in part, to businesses, including
manufacturers that use, store or otherwise handle hazardous or toxic
substances in their business operations. These operations create a
potential for the release of hazardous or toxic substances. In addition,
groundwater contaminated by chemicals used in various manufacturing
processes, including semiconductor fabrication, underlies a significant
portion of northeastern Santa Clara County, where many of our properties
are located.
Environmental laws also govern the presence, maintenance and removal of
asbestos. These laws require that owners or operators of buildings
containing asbestos properly manage and maintain the asbestos, that they
adequately inform or train those who may come into contact with asbestos
and that they undertake special precautions, including removal or other
abatement in the event that asbestos is disturbed during renovation or
demolition of a building. These laws may impose fines and penalties on
building owners or operators for failure to comply with these requirements
and may allow third parties to seek recovery from owners or operators for
personal injury associated with exposure to asbestos fibers. We are aware
that there are asbestos-containing materials, or ACMs, present at several
of the properties, primarily in floor coverings. We believe that the ACMs
present at these properties are generally in good condition and that no
ACMs are present at the remaining properties. We believe we are in
compliance in all material respects with all present federal, state and
local laws relating to ACMs and that if we were given limited time to
remove all ACMs present at the properties, the cost of such removal would
not have a material adverse effect on our financial condition, results of
operations and ability to make cash distributions to our stockholders.
Phase I assessments are intended to discover and evaluate information
regarding the environmental condition of the surveyed property and
surrounding properties. Phase I assessments generally include a historical
review, a public records review, an investigation of the surveyed site and
surrounding properties and the preparation and issuance of a written
report, but do not include soil sampling or subsurface investigations and
typically do not include an asbestos survey. Environmental assessments have
been conducted for about half of the properties.
The environmental investigations that have been conducted on our properties
have not revealed any environmental liability that we believe would have a
material adverse effect on our financial condition, results of operations
and assets, and we are not aware of any such liability. Nonetheless, it is
possible that there are material environmental liabilities of which we are
unaware. We cannot assure you that future laws, ordinances, or regulations
will not impose any material environmental liability, or that the current
environmental condition of the properties has not been, or will not be,
affected by tenants and occupants of the properties, by the condition of
properties in the vicinity of the properties, or by third parties unrelated
to us.
- 20 -
ITEM 3. LEGAL PROCEEDINGS
Neither the operating partnerships, the properties nor we are subject to
any material litigation nor, to our knowledge, is any material litigation
threatened against the operating partnerships, the properties or us. From
time to time, we are engaged in legal proceedings arising in the ordinary
course of our business, and we do not consider any of such proceedings to
have material adverse effect on our cash flows, financial condition or
results of operations.
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS
No matters were submitted to a vote of stockholders during the fourth
quarter of the year ended December 31, 2000.
- 21 -
PART II
ITEM 5. MARKET FOR REGISTRANT'S COMMON STOCK AND RELATED STOCKHOLDER MATTERS
Our common stock is listed on the American Stock Exchange ("AMEX") and the
Pacific Exchange, Inc. and trades under the symbol "MSW." The high and low
sale prices per share of common stock during each quarter of 2000 and 1999
were as follows:
2000 1999
----------------------------- -----------------------------
High Low High Low
------------- ------------- ------------- -------------
1st Quarter $9 $7 1/8 $7 1/8 $6 3/8
2nd Quarter $10 5/8 $8 5/16 $8 3/4 $7
3rd Quarter $14 $10 $8 5/8 $7 3/8
4th Quarter $14 5/8 $12 7/8 $8 5/16 $7 3/16
As of March 28, 2001, the number of holders of record of the common stock
was 270. We declared and paid dividends in each fiscal during 2000 and
1999. We expect to pay quarterly dividends during 2001. The following
tables show information for quarterly dividends for years 2000 and 1999.
2000
----------------------------------------------
Record Payment Dividend
Date Date per Share
-------------- -------------- --------------
1st Quarter 03/31/00 04/10/00 $0.15
2nd Quarter 06/28/00 07/07/00 $0.17
3rd Quarter 09/29/00 10/10/00 $0.17
4th Quarter 12/29/00 01/10/01 $0.19
--------------
Total $0.68
==============
For federal income tax purposes, we have characterized the dividends
declared in 2000 as 100% ordinary income.
1999
----------------------------------------------
Record Payment Dividend
Date Date per Share
------------- ------------- ------------
1st Quarter 04/15/99 04/30/99 $0.12
2nd Quarter 06/21/99 07/02/99 $0.14
3rd Quarter 09/30/99 10/11/99 $0.15
4th Quarter 12/30/99 01/10/00 $0.15
------------
Total $0.56
============
For federal income tax purposes, we have characterized the dividends
declared in 1999 as 93% ordinary income and 7% as return of capital.
The closing price of our common stock on December 29, 2000, the last
trading day, was $13.88 per share.
- 22 -
ITEM 6. SELECTED FINANCIAL DATA
The following table sets forth selected historical financial information
for Mission West Properties, Inc. See Part II - Item 7 "Management's
Discussion and Analysis of Financial Conditions and Results of Operations"
- Overview and Company History for discussion of business combinations and
property dispositions that materially affect the comparability of the
selected financial data. Selected consolidated financial data is derived
from the audited financial statements and notes thereto (see Part II - Item
8 "Consolidated Financial Statements and Supplementary Data," below) and is
as follows:
One Month
Year Ended December 31, Ended Year Ended November 30,
------------------------------------------- December 31, -----------------------------
2000 1999 1998 1997 1997 1996
------------- ------------- ------------- ------------- ------------- --------------
OPERATING DATA: (dollars in thousands)
Revenue:
Rental revenues $ 99,567 $73,726 $27,285 $ - $ 1,376 $ 7,065
Tenant reimbursements 14,635 11,047 4,193 - - -
Other 1,742 1,220 278 27 359 348
------------- ------------- ------------- ------------- ------------- --------------
Total revenues 115,944 85,993 31,756 27 1,735 7,413
------------- ------------- ------------- ------------- ------------- --------------
Expenses:
Property operating and
maintenance and real estate taxes 15,025 11,467 4,821 - 246 1,643
Interest 8,290 11,623 4,685 - 425 3,045
Interest (related parties) 4,475 2,246 3,511 - - -
General and administrative expenses 1,065 1,185 1,501 139 1,467 991
Depreciation and amortization 15,456 13,156 5,410 - 246 1,369
------------- ------------- ------------- ------------- ------------- --------------
44,311 39,677 19,928 139 2,384 7,048
------------- ------------- ------------- ------------- ------------- --------------
Income before gain (loss) on sale of real
estate assets, minority interest and
income taxes 71,633 46,316 11,828 (112) (649) 365
Gain (loss) on sale - - - - 4,736 (306)
Income (loss) before minority
interest and income taxes 71,633 46,316 11,828 (112) 4,087 59
Minority interest 59,054 39,785 12,049 - - -
------------- ------------- ------------- ------------- ------------- --------------
Income (loss) before income taxes 12,579 6,531 (221) (112) 4,087 59
(Benefit) provision for income taxes - - - (38) 1,043 24
------------- ------------- ------------- ------------- ------------- --------------
Net income (loss) $ 12,579 $ 6,531 $ (221) $ (74) $ 3,044 $ 35
============= ============= ============= ============= ============= ==============
Basic income (loss) per share (1) $.73 $.52 $(.13) $(.05) $18.48 $.77
Diluted income (loss) per share (1) $.72 $.52 $(.13) $(.05) $18.48 $.72
PROPERTY AND OTHER DATA (2):
Total properties, end of period 89 80 71
Total square feet, end of period 6,196 5,307 4,519
Average monthly rental revenue
per square foot (3) $1.36 $1.16 $0.95
Occupancy at end of period 99% 99% 99%
FUNDS FROM OPERATIONS (2) (4): $86,303 $59,079 $17,238
Cash flow from operations $84,580 $60,298 $16,264 $(46) $(1,000) $1,221
Cash flow from investing (2,736) (12,084) (118) - 46,198 2,528
Cash flow from financing (83,706) (41,920) (21,469) 150 (42,844) (1,204)
December 31, November 30,
---------------------------------------------------------- -------------
2000 1999 1998 1997 1996
------------ ------------- ------------ ------------- -------------
(dollars in thousands)
BALANCE SHEET DATA (5):
Real estate assets, net of
accumulated depreciation $807,456 $697,616 $516,029 $ - $46,285
Total assets 826,910 712,704 519,866 5,763 46,324
Line of credit - related parties 50,886 - - - -
Debt 132,055 133,952 184,389 - 30,753
Debt - related parties 11,643 31,193 20,752 - -
Total liabilities 255,505 215,212 213,234 552 32,142
Minority interest 469,332 396,810 273,379 - -
Stockholders' equity 102,073 100,682 33,253 5,211 14,182
Common stock outstanding 17,025,365 16,972,374 8,218,594 1,501,104 45,704
O.P. Units issued and outstanding 83,576,027 76,205,789 60,151,697 - -
- 23 -
(1) As adjusted for the 1 for 30 reverse stock split in November 1997.
(2) Property and other data shown only as of December 31, 2000, 1999 and 1998.
(3) Average monthly rental revenue per square foot has been determined by
taking the total base rent for the period, divided by the number of months
in the period, and then divided by the total square feet of occupied space.
(4) As defined by the National Association of Real Estate Investment Trusts
("NAREIT"), FFO represents net income (loss) before minority interest of
unit holders (computed in accordance with GAAP), excluding gains (or
losses) from debt restructuring and sales of property, plus real estate
related depreciation and amortization (excluding amortization of deferred
financing costs and depreciation of non-real estate assets) and after
adjustments for unconsolidated partnerships and joint ventures. Management
considers FFO an appropriate measure of performance of an equity REIT
because, along with cash flows from operating activities, financing
activities and investing activities, it provides investors with an
understanding of our ability to incur and service debt and make capital
expenditures. FFO should not be considered as an alternative for net income
as a measure of profitability or is it comparable to cash flows provided by
operating activities determined in accordance with GAAP. FFO is not
comparable to similarly entitled items reported by other REITs that do not
define them exactly as we define FFO. See Part II - Item 7 "Management's
Discussion and Analysis of Financial Condition and Results of Operations" -
Certain Policies.
(5) Balance sheet information for 1997 is shown as of December 31, 1997.
- 24 -
ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
AND RESULTS OF OPERATIONS
The following discussion includes forward-looking statements, including but
not limited to statements with respect to the future financial performance,
operating results, plans and objectives of Mission West Properties, Inc.
Actual results may differ materially from those currently anticipated
depending upon a variety of factors, including those described in Part I -
Item 1 "Business - Risk Factors."
OVERVIEW
In May 1998, we, the Berg Group members, John Kontrabecki, and certain
other persons entered into an acquisition agreement providing, among other
things, for our acquisition of interests as the sole general partner in the
operating partnerships. At the time, the operating partnerships held
approximately 4.34 million rentable square feet of R&D property located in
Silicon Valley. The agreement also provided for the parties to enter into
the pending projects acquisition agreement, the Berg land holdings option
agreement and the exchange rights agreement, following stockholder
approval. Effective July 1, 1998, we consummated our acquisition of the
general partnership interests in the operating partnerships. We effected
our purchase of the general partnership interests by issuing to each of the
operating partnerships a demand note bearing interest at 7.25% per annum,
aggregating $35.2 million of principal payable no later than July 1, 2000
(the "Demand Notes"). Effective July 1, 1998, all limited partnership
interests in the operating partnerships were converted into 59,479,633 O.P.
Units, representing ownership of approximately 87.89% of the operating
partnerships, upon consummation of the acquisition. Each O.P. Unit may be
exchanged for one share of common stock pursuant to certain exchange rights
and is treated as a share of common stock on a fully diluted basis and also
represents our minority ownership interests. At December 31, 2000, we owned
a 16.92% general partnership interest in the operating partnerships, taken
as a whole, on a weighted average basis.
On December 29, 1998, we sold 6,495,058 shares of common stock at a price
of $4.50 per share to a number of accredited investors to complete our May
1998 private placements. The aggregate proceeds, net of fees and offering
costs, of approximately $27.8 million were used to pay down amounts
outstanding under the Demand Notes due to the operating partnerships. Also
as of December 29, 1998, we and the limited partners in the operating
partnerships entered into the exchange rights agreement, and we entered
into the pending projects acquisition agreement and the Berg land holdings
option agreement with the Berg Group and other sellers.
In July 1999, we completed a public offering of 8,680,000 shares of our
common stock at $8.25 per share. The net proceeds of approximately $66.9
million, after deducting underwriting discounts and other offering costs,
were used primarily to repay indebtedness.
At December 31, 2000, the outstanding balance under the Demand Notes owed
to the operating partnerships was $1.18 million. The Company and the
operating partnerships have agreed to extend the due date of the demand
notes to September 30, 2001. The principal of the Demand Notes, along with
the interest expense, which is interest income to the operating
partnerships, is eliminated in consolidation and is not included in the
corresponding line items within the consolidated financial statements.
However, the interest income earned by the operating partnerships, which is
interest expense to us, in connection with this debt, is included in the
calculation of minority interest as reported on the consolidated statement
of operations, thereby reducing our net income by this same amount. At
present, our only means for repayment of this debt is through distributions
received from the operating partnerships in excess of the amount of
dividends to be paid to our stockholders.
COMPANY HISTORY
Our original predecessor was formed in 1969 as Palomar Mortgage Investors,
a California business trust. It operated as a REIT, investing primarily in
short-term and intermediate-term construction and development loans secured
by first trust deeds on real property. In 1974, Palomar Mortgage Investors
terminated new loan activity and, in 1975, changed its name to Mission
Investment Trust. In 1979, Mission Investment Trust terminated its status
as a REIT and began to develop and market the properties that it owned. In
1982, Mission West Properties was incorporated as a successor to Mission
Investment Trust.
In January and May 1997, we sold all of our real estate assets to Spieker
Properties, L.P. for approximately $50.5 million in cash. In February 1997,
we paid a special dividend of $9.00 per share to our stockholders. After
the sale of assets and the payment of the dividend to stockholders, we
retained only nominal assets. The board of directors and management
considered available strategic alternatives for the remaining corporate
entity, including possible business or asset acquisitions or combinations,
a sale of the corporate entity, and outright liquidation.
- 25 -
Subsequently, we accepted a proposal by the Berg Group to acquire control
of the corporation as a vehicle to acquire R&D properties, or interests in
entities owning such properties, from the Berg Group. On May 27, 1997, we
entered into a stock purchase agreement with the Berg Group, which
transferred most of its share purchase rights to unaffiliated accredited
investors. The transaction was completed on September 2, 1997, at which
time all of our existing officers and directors resigned and the Berg Group
and the other investors acquired a 79.6% controlling ownership position as
a group.
On October 20, 1997, we paid a further distribution of $3.30 per share to
our stockholders from available cash, including approximately $900,000
received in the September 1997 transaction. No portion of the distribution
was paid on shares acquired by the Berg Group and its co-investors. In
connection with that distribution, the AMEX halted trading of the common
stock on October 20, 1997. Neither the AMEX nor we set a deadline for the
resumption of trading, nor did the AMEX provide guidance beyond declaring
its desire that we have a firm commitment to acquire a controlling interest
in the R&D properties of the Berg Group and to raise additional capital.
Our sale of common stock under two May 1998 private placements, the pending
projects acquisition agreement and the Berg land holdings option agreement
between us and the Berg Group, and our reincorporation in the State of
Maryland. On December 8, 1998, the AMEX recommenced trading of our common
stock.
On December 28, 1998, our stockholders approved and ratified our sale of
common stock under two May 1998 private placements, the pending projects
acquisition agreement and the Berg land holdings option agreement between
us and the Berg Group, and our reincorporation in the State of Maryland. On
December 8, 1998, the AMEX recommenced trading of our common stock. Our
reincorporation under the laws of the State of Maryland through the merger
of Mission West Properties into Mission West Properties, Inc. occurred on
December 30, 1998, at which time all shares that had been issued by our
predecessor California corporation and remained outstanding were converted
into shares of our common stock on a one-for-one basis.
We have two wholly owned corporate subsidiaries, MIT Realty, Inc. and
Mission West Executive Aircraft Center. Both corporations are inactive.
RESULTS OF OPERATIONS
COMPARISON OF THE YEAR ENDED DECEMBER 31, 2000 TO THE YEAR ENDED DECEMBER
31, 1999.
As of December 31, 2000, we, through our controlling interests in the
operating partnerships, owned 89 properties totaling approximately 6.2
million square feet compared to 80 properties totaling approximately 5.3
million square feet as of December 31, 1999. This represented an increase
of approximately 17% in total rentable square footage from the prior year.
The increase resulted from the following acquisitions under the pending
projects acquisition agreement and the Berg land holdings option agreement:
Date of Rentable Square
Acquisition Address Footage
------------------- ------------------------------- ------------------
1/00 1756 Automation Parkway 80,640
3/00 800 Branham Lane East 239,000
4/00 1762 Automation Parkway 61,100
4/00 255 Caspian Way 98,500
5/00 5300 & 5350 Hellyer Avenue (1) 160,000
7/00 5400 Hellyer Avenue 77,184
10/00 45365 Northport Loop 64,218
12/00 1768 Automation Parkway 110,592
------------------
891,234
==================
(1) Two buildings were acquired at this location.
- 26 -
The following table depicts the amounts of rental revenues represented by
our historical properties and our acquired properties since July 1, 1998
for the years ended December 31, 2000 and 1999.
December 31,
-------------------------------------------------------------------
2000 1999 $ Change % Change
------------- ------------- ------------- ---------------
(Dollars in thousands)
Same Property (1) $59,304 $54,194 $ 5,110 9.4%
1998 Acquisitions 2,330 2,342 (12) (.5%)
1999 Acquisitions 25,635 17,190 8,445 49.1%
2000 Acquisitions 12,298 - 12,298 100.0%
------------- ------------- -------------
$99,567 $73,726 $25,841 35.0%
============= ============= =============
(1) "Same Property" is defined as properties owned as of July 1, 1998 and
still owned as of December 31, 2000.
As of December 31, 2000 and 1999, we owned a general partnership interest
of 18.15%, 21.36%, 15.38% and 12.21% and 20.28%, 21.32%, 15.33% and 12.18%
in Mission West Properties, L.P., Mission West Properties, L.P. I, Mission
West Properties, L.P. II and Mission West Properties, L.P. III,
respectively, which are the operating partnerships. We owned a 16.92% and
18.28 general partnership interest in the operating partnerships, taken as
a whole, on a weighted average basis as of December 31, 2000 and 1999,
respectively.
In 2000, we focused on maximizing the value of our real estate portfolio by
increasing the cash flow from our properties by increasing effective rents
and maintaining high occupancy levels. For the year ended December 31,
2000, our rental revenues from real estate increased by $25.8 million, or
35%, which included an increase of approximately $4.9 million over base
rental revenues to reflect rental revenues on a straight-line basis, from
$73.7 million for the year ended December 31, 1999 to $99.5 million for the
same period of 2000. Of the $25.8 million increase in rental revenues, $5.1
million resulted from the Company's "Same Property" portfolio, $8.4 million
resulted from newly developed properties acquired in 1999, and $12.3
million resulted from newly developed properties acquired in 2000. These
increases were primarily attributable to increased rental rates and a high
average occupancy level of 99%.
The following table reflects the increase in property operating expenses
and real estate taxes for the year ended December 31, 2000 over property
operating expenses and real estate taxes for the year ended December 31,
1999.
December 31,
-------------------------------------------------------------------
2000 1999 $ Change % Change
------------- ------------- ------------- ---------------
(Dollars in thousands)
Same Property (1) $11,228 $ 9,882 $1,346 13.6%
1998 Acquisitions 271 291 (20) (6.9%)
1999 Acquisitions 2,813 1,294 1,519 117.4%
2000 Acquisitions 713 - 713 100.0%
------------- ------------- -------------
$15,025 $11,467 $3,558 31.0%
============= ============= =============
(1) "Same Property" is defined as properties owned as of July 1, 1998 and
still owned as of December 31, 2000.
Tenant reimbursements increased by $3.6 million, or 33%, from $11.0 million
for the year ended December 31, 1999 to $14.6 million for the year ended
December 31, 2000. Operating expenses and real estate taxes, on a combined
basis, increased by $3.5 million or 31%, from $11.5 million to $15.0
million for the years ended December 31, 1999 and 2000, respectively. Of
the $3.5 million increase in property operating expenses and real estate
taxes, $1.3 million resulted from the Company's "Same Property" portfolio,
$1.5 million resulted from properties acquired in 1999, and $0.7 million
resulted from properties acquired in 2000. The overall increase in tenant
reimbursements, property operating expenses and real estate taxes is
primarily a result of the growth in the total square footage of the
Company's portfolio of properties during the periods presented. The
increases experienced are consistent with the increase in rental revenues.
Other income, including interest, was approximately $1.7 million and $1.2
million for the years ended December 31, 2000 and 1999, respectively. The
$0.5 million increase was due to the sale of securities. General and
administrative expenses decreased by $120,000 from $1.18 million to $1.06
million for the years ended December 31, 1999 and 2000, respectively.
Interest expense decreased by $3.3 million, or 28%, from $11.6 million for
the year ended December 31, 1999 to $8.3 million for the year ended
December 31, 2000, primarily due to the repayment of the Wells Fargo line
of credit in 1999. Interest expense (related parties) increased by $2.2
million, or 100%, from $2.2 million for the year ended December 31, 1999 to
$4.4 million for the year ended December 31, 2000. The increase in interest
expense (related parties) was attributable to our substitution of the Berg
Group line of credit for the Wells Fargo line of credit, and our use of the
new credit line for the nine
- 27 -
acquisitions in 2000. Interest rates also increased in the second half of
the year. On a combined basis, total interest expense decreased $1.1
million from December 31, 1999 to December 31, 2000 because of the
repayment of the Wells Fargo line of credit. As a result of nine R&D
property acquisitions since December 31, 1999, debt outstanding, including
amounts due related parties, had increased by $29.5 million, or 17.9%, from
$165.1 million as of December 31, 1999 to $194.6 million as of December 31,
2000. Management expects interest expense to increase as additional debt is
incurred in connection with new property acquisitions.
Depreciation expense increased by $2.3 million, or 17%, from $13.2 million
to $15.5 million for the years ended December 31, 2000 and 1999,
respectively. The increase was attributable to the acquisition of nine R&D
properties comprised of approximately 891,000 rentable square feet since
December 31, 1999.
Our income attributed to minority interest increased by $19.3 million, or
48%, from $39.8 million for the year ended December 31, 1999 to $59.1
million for the year ended December 31, 2000. Net income to shareholders
increased by $6.1 million, or 94%, from $6.5 million for the year ended
December 31, 1999 to $12.6 million for year ended December 31, 2000.
Minority interest represents the limited partners' ownership interest of
83.08% and 81.72%, on a weighted average basis, as of December 31, 2000 and
1999, respectively, in the operating partnerships. The increase in the
minority interest percentage resulted from the issuance of additional O.P.
Units in connection with the acquisition of nine new properties under the
pending projects acquisition agreement and the Berg land holdings option
agreement.
COMPARISON OF THE YEAR ENDED DECEMBER 31, 1999 TO THE YEAR ENDED DECEMBER
31, 1998.
Our acquisition of the general partnership interests in the operating
partnerships during the third quarter of 1998 substantially altered our
operations. As a consequence, operating results for the year ended December
31, 1999 are not fully comparable to our operating results for the same
period of 1998.
As of December 31, 1999, we owned a general partnership interest of 20.28%,
21.32%, 15.33% and 12.18% in Mission West Properties, L.P., Mission West
Properties, L.P. I, Mission West Properties, L.P. II and Mission West
Properties, L.P. III, respectively, which are the operating partnerships.
We owned an 18.28% general partnership interest in the operating
partnerships, taken as a whole, on a weighted average basis as of December
31, 1999. As of December 31, 1998, we owned a 12.02% general partnership
interest in the operating partnerships, taken as a whole, on a weighted
average basis. The acquisition of the general partnership interests in the
operating partnerships in July 1998 was accounted for as a purchase. Our
consolidated operating results for the year ended December 31, 1998 include
the results of operations, assets and other financial data for the
operating partnerships from July 1, 1998 through December 31, 1998. Thus,
the results of operations for the year ended December 31, 1998, include
only six months of activity for our current real estate operations.
The year ended December 31, 1999 was our first full year of operation with
the R&D properties acquired from the Berg Group and others in July 1998.
For the year ended December 31, 1999, our rental revenues from real estate
were approximately $73.7 million, which included an increase of
approximately $4.3 million over base rental revenues to reflect rental
revenues on a straight-line basis. Tenant reimbursements were approximately
$11.0 million, and other income, including interest, was approximately $1.2
million. Included in other income is a gain of $393,000 from the sale of
securities. Total expenses for the year ended December 31, 1999, were
approximately $39.7 million, of which approximately $38.5 million related
directly to our real estate operations. General and administrative expenses
accounted for the remainder of the expenses. For the six-month period ended
December 31, 1998, our rental revenues from real estate were approximately
$27.3 million, which included an adjustment for straight-lined rents of
approximately $1.6 million. Tenant reimbursements were $4.2 million, and
other income, including interest, totaled approximately $278,000. Total
expenses for 1998 reached almost $20.0 million, of which approximately
$18.4 million related directly to newly acquired real estate operations.
General and administrative expenses accounted for the remainder of our
expenses.
Our income attributed to minority interest was approximately $39.8 million,
resulting in net income of approximately $6.5 million for the year ended
December 31, 1999. The minority interest's portion of our income for the
six-month period ended December 31, 1998 was approximately $12.0 million,
resulting in a consolidated net loss of $221,000. Minority interest
represents the limited partners' ownership interest in the operating
partnerships of 81.72%, on a weighted average basis as of December 31,
1999, and 87.98%, on a weighted average basis as of December 31, 1998.
- 28 -
CHANGES IN FINANCIAL CONDITION
YEAR ENDED DECEMBER 31, 2000.
During 2000 we acquired nine R&D properties, all located in Silicon Valley.
These acquisitions added approximately 891,000 square feet of rentable
space and were acquired from the Berg Group under the Berg land holdings
option agreement and the pending projects acquisition agreement. The total
gross acquisition price for these nine properties was approximately $122.9
million. We financed these acquisitions by borrowing $39.9 million under
our line of credit from the Berg group, issuing an $11.8 million note to
the Berg Group, assuming other liabilities of $2.6 million, and
issuing7,370,238 O.P. Units to various members of the Berg Group.
In May 2000, we entered into a joint venture and acquired two R&D
properties of approximately 160,000 square feet located at 5300 and 5350
Hellyer Avenue in San Jose, California from the Berg Group under the Berg
land holdings option agreement. These properties are operated, managed, and
owned by a partnership, Hellyer Avenue Limited Partnership, in which one of
the operating partnerships owns a 50% interest. The total acquisition price
for these properties was $17.2 million. We acquired these properties by
issuing an $11.8 million note secured by the property to the Berg Group,
issuing 659,223 O.P. Units to various members of the Berg Group, and
assuming other liabilities of $774,000. The mortgage note bears interest at
7.65%, and is due in ten years with principal payments amortized over 20
years. Included in the acquisition price were construction fees of
$600,000, loan fees of $380,000 and commission fees of $275,000.
Also in May 2000, we entered into a ten-year lease with ONI Systems
Corporation ("ONI") for 444,500 square feet of space to be constructed by
the Berg Group on land that is subject to the Berg land holdings option
agreement. As partial consideration for the lease, we were allowed to
purchase 100,000 shares of ONI common stock in its initial public offering.
We purchased and then sold all of the shares and realized net proceeds of
$6.3 million. Of this amount, we recognized $501,000 during the second
quarter with the balance deferred as prepaid rent that we are amortizing
ratably over the ten-year lease term.
In November 2000, Cisco Systems Inc. exercised its purchase options to
purchase the properties it is currently leasing from us at 4949 Hellyer
Avenue, San Jose, California and 5713-49 Fontanoso Way, San Jose,
California, comprising 200,484 and 77,700 rentable square feet,
respectively. The sale at 4949 Hellyer Avenue was completed in January 2001
and the sale of 5713-49 Fontanoso Way will close in the fourth quarter of
2001.
During the year ended December 31, 2000, stock options were exercised to
purchase a total of 52,991 shares of common stock, consisting of 39,237
shares exercised at $4.50 per share and 13,754 shares exercised at $8.25
per share. Total proceeds to the Company were approximately $290,000.
YEAR ENDED DECEMBER 31, 1999.
During 1999, we acquired nine newly constructed R&D properties, all located
in Silicon Valley. These acquisitions added approximately 788,000 square
feet of rentable space and were acquired from the Berg Group under the Berg
land holdings option agreement and the pending projects acquisition
agreement. The total gross acquisition price for these five properties was
approximately $193.6 million. We financed these acquisitions by the
operating partnerships' assumption of $36.4 million of debt due Berg & Berg
Enterprises, Inc., the assumption by the operating partnerships of other
liabilities of $32.8 million (including the assumption of the sellers'
obligation to reimburse Microsoft Corporation for shell and tenant
improvements of $32.1 million) and, the issuance of 16,311,232 O.P. Units,
of which 15,420,564 O.P. Units were issued to members of the Berg Group.
Michael Anderson, our former Vice President, Chief Operating Officer and a
director, resigned from the Company effective April 30, 1999. We had
previously issued 200,000 shares of our common stock to Mr. Anderson in
exchange for a note receivable payable to us for $900,000. Upon Mr.
Anderson's resignation, we purchased 117,361 of the 200,000 shares of
common stock, and canceled the related share purchase obligation
representing $528,000 of the original $900,000 note receivable. We waived
interest expense of approximately $32,000 due on the portion of the note
receivable relating to the canceled shares. The remaining $372,000 of the
note receivable was paid in full during the second quarter of 1999.
In July 1999, we completed a public offering of 8,680,000 shares of our
common stock at $8.25 per share. The net proceeds of approximately $66.9
million, after deducting underwriting discounts and other offering costs,
were used to reduce the outstanding balance on the Wells Fargo line by
approximately $41.0 million and to reimburse Microsoft Corporation for
approximately $25.0 million for shell and tenant improvements on the
Microsoft project. The remaining net proceeds of approximately $900,000
were retained for general corporate purposes.
- 29 -
During the third quarter of 1999, we entered into a new lease agreement for
2001 Logic Drive with Xilinx Incorporated ("Xilinx"). The lease agreement
included an option granted to Xilinx to purchase the building at a
predetermined price. In September 1999, in accordance with the option
provisions of the lease agreement, Xilinx paid to us a deposit of
approximately $21.6 million to secure its option right. Xilinx can exercise
the option only between April 30, 2000 and July 31, 2000. In July 2000,
Xilinx and the Company agreed to extend the option period for two years
until July 31, 2002. Xilinx and the Company further agreed to reduce the
deposit by $167,000 per month commencing August 1, 2000 until the later of:
(1) the transfer of title to the property to Xilinx or (2) July 31, 2002.
Upon exercise of the option, the Company must refund the remaining deposit
amount and Xilinx must deposit into escrow funds equal to the purchase
price. In the event Xilinx does not exercise its option, we must refund the
remaining deposit to Xilinx, without interest.
During the year ended December 31, 1999, options were exercised for a total
of 191,920 shares. The exercise price for all options exercised was $4.50
per share and total proceeds to the Company were approximately $863,000.
YEAR ENDED DECEMBER 31, 1998.
On September 23, 1998, in our capacity as the general partner of the
operating partnerships, we obtained a loan from Prudential Insurance
Company of America in the amount of $130.0 million (the "Prudential Loan").
We used the net proceeds of the loan to repay approximately $14.2 million
of mortgage notes payable, and used the remaining amount to reduce the
outstanding principal balance owing under the mortgage notes payable to the
Berg Group, which is a related party. The loan is cross collateralized and
secured by a single deed of trust encumbering 18 properties improved with
24 buildings and consisting of approximately 1.7 million square feet of
rentable space, all of which are owned by the operating partnerships. The
loan bears interest at a fixed rate of 6.56% per annum, matures on October
15, 2008 and is payable in monthly installments of approximately $827,000,
which includes principal, based upon a 30-year amortization, and interest.
The Prudential Loan has a substantial prepayment penalty. The loan is
nonrecourse to the operating partnerships and us, except with respect to
certain matters such as environmental liability relating to the encumbered
properties, the payment of taxes and assessments with respect to the
encumbered properties, the responsibility to return security deposits to
the tenants of the encumbered properties, insurance or condemnation
proceeds that are not properly applied under the terms of the loan, damages
that result from early termination or amendment to specified major leases,
waste of the subject properties, bankruptcy or insolvency of any of the
operating partnerships or us, and any fraud or misrepresentations by us or
the operating partnerships in connection with the loan. In addition, some
limited partners have guaranteed portions of the loan.
On September 30, 1998, the operating partnerships assumed a $100.0 million
line of credit with Wells Fargo Bank, N.A. from the Berg Group. The line of
credit was subsequently reduced to $50 million in October 1999. The Wells
Fargo line matured February 29, 2000 and bore interest at the lesser of (a)
the Wells Fargo prime rate in effect on the first day of each calendar
month; (b) LIBOR plus 1.65%; or (c) the Wells Fargo Funds Rate quoted on
the first day of each calendar month plus 1.65%. Borrowings outstanding at
December 31, 1998 were approximately $27.2 million.
During the fourth quarter of 1998, we closed on the acquisition of two
newly constructed R&D properties located on Richard Avenue in Santa Clara,
California and Hellyer Avenue in San Jose, California. These acquisitions
added approximately 163,000 square feet of rentable space and were acquired
from the Berg Group under the Berg land holdings option agreement and the
pending projects acquisition agreement. The total gross acquisition price
for these two properties was approximately $13.7 million. Through the
operating partnerships, we assumed approximately $9.6 million of debt due
Berg & Berg Enterprises, Inc. and issued 672,064 L.P. Units of which
618,684 were issued to various members of the Berg Group.
On March 30, 1998, Michael J. Anderson, our former Vice President and Chief
Operating Officer, purchased 200,000 shares of common stock at $4.50 per
share in exchange for a $900,000 note payable to us and due March 30, 2003.
The note was a full recourse promissory note bearing interest at an annual
rate of 5.59% and was collateralized by a pledge of the shares.
Additionally, in December 1998, Mr. Anderson acquired 25,000 shares of our
common stock upon partial exercise of his option grant. The exercise price
was $4.50 per share.
On December 29, 1998, we completed the sale of 6,495,058 shares of common
stock at a price of $4.50 per share to a number of accredited investors in
two May 1998 private placements. The aggregate proceeds to us, net of a fee
and offering costs, were approximately $27.8 million. We used the proceeds
to pay outstanding amounts under the Demand Notes owed to the operating
partnerships. Offering costs included 200,000 shares of common stock issued
for services rendered with the placement of such shares.
- 30 -
LIQUIDITY AND CAPITAL RESOURCES
We expect our principal source of liquidity for distributions to
stockholders, debt service, leasing commissions and recurring capital
expenditures to be Funds from Operations ("FFO"), and the borrowings under
the line of credit with the Berg Group. We expect these sources of
liquidity to be adequate to meet projected distributions to stockholders
and other presently anticipated liquidity requirements in 2001. We expect
to meet our long-term liquidity requirements for the funding of property
development, property acquisitions and other material non-recurring capital
improvements through long-term secured and unsecured indebtedness and the
issuance of additional equity securities by us.
Our $50 million Wells Fargo line of credit expired on February 29, 2000 and
was repaid with proceeds from and replaced by a $50 million line of credit
from the Berg Group. The Wells Fargo line of credit was collateralized by
14 of our properties and was guaranteed by Mr. Berg and certain other
members of the Berg Group. On April 1, 2000, the $50 million credit line
with the Berg Group was increased to $75 million with all other terms
remaining the same. The Berg Group line of credit is currently
collateralized by seven properties, bears interest at LIBOR plus 1.30
percent, and matures in March 2002. The interest rate was 7.5% at December
31, 2000. We believe that the terms of the Berg Group line of credit were
more favorable than those available from Wells Fargo or similar lenders.
See Item 1., "Business - Risk Factors - Our contractual business
relationships with the Berg Group presents additional conflicts of interest
which may result in the realization of economic benefits or the deferral of
tax liabilities by the Berg Group without equivalent benefits to our
stockholders."
At December 31, 2000, we had total indebtedness of approximately $194.6
million, including approximately $143.7 million of fixed rate mortgage debt
and approximately $50.9 million under the line of credit from the Berg
Group, as to which the interest rate varies with LIBOR. Of total fixed
debt, the Prudential Loan represented approximately $126.8 million.
As of December 31, 2000, our debt to total market capitalization ratio,
which is computed as our total debt outstanding divided by the sum of total
debt outstanding plus the market value of common stock (based upon the
closing price of $13.88 per share on December 29, 2000) on a fully diluted
basis, including the conversion of all O.P. Units into common stock, was
approximately 12.2%. On December 29, 2000, the last trading day for the
year, total market capitalization was approximately $1.6 billion.
- 31 -
The following table sets forth certain information regarding debt
outstanding as of December 31, 2000.
AT DECEMBER 31, MATURITY INTEREST
DEBT DESCRIPTION COLLATERAL PROPERTIES 2000 DATE RATE
----------------------------------------- ---------------------------------------- ----------------- ---------- ------------
($ in thousands)
Line of Credit:
Berg Group (related parties) 2033-2043 Samaritan Drive, San Jose, CA $ 50,886 3/02 (1)
-----------------
2133 Samaritan Drive, San Jose, CA
2233-2243 Samaritan Drive, San Jose, CA
1310-1450 McCandless Drive, Milpitas, CA
1315-1375 McCandless Drive, Milpitas, CA
1650-1690 McCandless Drive, Milpitas, CA
1795-1845 McCandless Drive, Milpitas, CA
Mortgage Notes Payable (related parties): 5300-5350 Hellyer Avenue, San Jose, CA 11,643 6/10 7.650%
-----------------
Mortgage Notes Payable: (2)
Prudential Capital Group 20400 Mariani Avenue, Cupertino, CA 1,756 4/09 8.750%
New York Life Insurance Company 10440 Bubb Road, Cupertino, CA 377 9/09 9.625%
Home Savings & Loan Association 10460 Bubb Road, Cupertino, CA 423 12/06 9.500%
Mellon Mortgage Company 3530 Bassett Street, Santa Clara, CA 2,735 6/01 8.125%
Prudential Insurance Co. of America (3) 10300 Bubb Road, Cupertino, CA 126,764 10/08 6.560%
10500 N. DeAnza Blvd, Cupertino, CA
4050 Starboard Drive, Fremont, CA
45700 Northport Loop, Fremont, CA
45738 Northport Loop, Fremont, CA
450-460 National Ave, Mountain View, CA
4949 Hellyer Avenue, San Jose, CA
6311 San Ignacio Avenue, San Jose, CA
6321 San Ignacio Avenue, San Jose, CA
6325 San Ignacio Avenue, San Jose, CA
6331 San Ignacio Avenue, San Jose, CA
6341 San Ignacio Avenue, San Jose, CA
6351 San Ignacio Avenue, San Jose, CA
3236 Scott Blvd, Santa Clara, CA
3560 Bassett Street, Santa Clara, CA
3570 Bassett Street, Santa Clara, CA
3580 Bassett Street, Santa Clara, CA
1135 Kern Avenue, Sunnyvale, CA
1212 Bordeaux Lane, Sunnyvale, CA
1230 E. Arques, Sunnyvale, CA
1250 E. Arques, Sunnyvale, CA
1170 Morse Avenue, Sunnyvale, CA
3540 Bassett Street, Santa Clara, CA
3542 Bassett Street, Santa Clara, CA
3544 Bassett Street, Santa Clara, CA
3550 Bassett Street, Santa Clara, CA
-----------------
Mortgage Notes Payable 132,055
-----------------
TOTAL $194,584
=================
(1) The debt owed to the Berg Group under the line of credit carries a variable
interest rate equal to LIBOR plus 1.30 percent and is payable in full in
March 2002. The interest rate was 7.5% at December 31, 2000.
(2) Mortgage notes payable generally require monthly installments of interest
and principal over various terms extending through the year 2009. The
weighted average interest rate of mortgage notes payable was 6.64% at
December 31, 2000 and 1999.
(3) The Prudential Loan is payable in monthly installments of $827, which
includes principal (based upon a 30-year amortization) and interest. John
Kontrabecki, one of the limited partners, has guaranteed approximately
$12.0 million of this debt. Costs and fees incurred with obtaining this
loan aggregated approximately $900.
- 32 -
The following table presents certain information concerning projects for
which development has commenced that we might acquire under the Berg land
holdings option agreement during 2001. The total acquisition cost of all of
these projects is estimated currently at approximately $217 million. For
more information, please review Item 1., "Acquiring Properties Developed by
the Berg Group."
APPROXIMATE
RENTABLE AREA
PROPERTY NET ACRES (SQUARE FEET)
------------------------------ -------------------- -------------------
UNDER DEVELOPMENT:
Hellyer Vista (Phase I) 6 131,500
Hellyer III (Phase I) 7 117,740
Creekside 5 65,000
Morgan Hill (JV I) (1) 13 211,000
Silver Creek 18 346,000
Caspian (Phase II) 5 100,000
5550 Hellyer 6 79,800
5535 Hellyer 6 125,000
Morgan Hill (JV IV) (1) 12 160,000
5750 Hellyer 7 73,312
Morgan Hill (JV II) (1) 4 60,000
Morgan Hill (JV III) (1) 3 40,000
Piercy & Hellyer 8 130,000
Piercy & Hellyer 4 65,000
Piercy & Hellyer 7 105,000
-------------------- -------------------
TOTAL 111 1,809,352
==================== ===================
(1) The Company expects to own an approximate 50% interest in the partnership
that will develop the property. The property will be operated and managed
by the other partner.
HISTORICAL CASH FLOWS
Net cash provided by operating activities for the year ended December 31,
2000 was approximately $84.6 million, compared to net cash provided in
operating activities of approximately $60.3 million for the year ended
December 31, 1999. The change was a direct result of the nine acquisitions
and rent increases during the year.
In May 2000, we entered into a ten-year lease with ONI Systems Corporation
("ONI") for 444,500 square feet of space to be constructed by the Berg
Group on land that is subject to the Berg land holdings option agreement.
As partial consideration for the lease, we were allowed to purchase 100,000
shares of ONI common stock in its initial public offering. We purchased and
then sold all of the shares and realized net proceeds of approximately $6.3
million, which we used for debt payments.
Net cash used in investing activities was approximately $2.7 million for
the year ended December 31, 2000, compared to net cash used in investing
activities of approximately $12.1 million. Cash used in investing
activities during 2000 related to improvements and additions made to
existing real estate assets.
Net cash used in financing activities was approximately $83.7 million for
the year ended December 31, 2000, compared to $41.9 million for the year
ended December 31, 1999. During 2000, we paid our debt outstanding and made
distributions to holders of our common stock and O.P Units by utilizing
cash generated from operating activities. For the year ended December 31,
2000, we paid dividends to our stockholders and made distributions to the
O.P Unit holders totaling $12.9 million.
Net cash provided by operating activities for the year ended December 31,
1999 was approximately $60.3 million, compared to net cash used in
operating activities of approximately $16.3 million for the year ended
December 31, 1998. The change was a direct result of our acquisition of our
general partnership interests in the operating partnerships during the
third quarter of 1998.
- 33 -
Net cash used in investing activities was approximately $12.1 million for
the year ended December 31, 1999, compared to net cash used in investing
activities of approximately $118,000 ended December 31, 1998. Cash used in
investing activities during 1999 related to improvements made to existing
real estate assets, as well as to payments made to Microsoft Corporation
for shell and tenant improvements, which were partially offset by the
receipt of $21.6 million for a refundable option payment. Cash used in
investing activities during 1998 related solely to improvements made to
existing real estate assets acquired as part of our investment in the
operating partnerships.
Net cash used in financing activities was approximately $41.9 million for
the year ended December 31, 1999 compared to $21.5 million for the year
ended December 31, 1998. During 1999, we reduced debt outstanding by
utilizing net proceeds from the underwritten public offering of 8,680,000
shares of common stock for net proceeds of $66.9 million and by utilizing
cash provided by operating activities. For the year ended December 31,
1999, we paid dividends to our stockholders and made distributions to our
O.P Unit holders totaling $6.5 million. During 1998, we reduced debt
outstanding by utilizing proceeds from new borrowings, issuing 6,495,058
shares of common stock for net proceeds of approximately $28.1 million and
utilizing cash provided by operating activities.
CAPITAL EXPENDITURES
The properties require periodic investments of capital for tenant-related
capital expenditures and for general capital improvements. For the years
ended December 31, 1995 through December 31, 2000, the recurring tenant
improvement costs and leasing commissions incurred with respect to new
leases and lease renewals of the properties previously owned or controlled
by members of the Berg Group averaged approximately $1.75 million annually.
We will have approximately 737,507 rentable square feet under expiring
leases from January 1, 2001 through December 31, 2001. We expect that the
average annual cost of recurring tenant improvements and leasing
commissions, related to these properties, will be approximately $3.0
million during 2001. We believe we will recover substantially all of these
sums from the tenants under the new or renewed leases through increases in
rental rates. Until we actually sign the leases, however, we cannot assure
you that this will occur. Capital expenditures may fluctuate in any given
period subject to the nature, extent, and timing of improvements required
to be made to the properties. Tenant improvements and leasing costs may
also fluctuate in any given period year depending upon factors such as the
property, the term of the lease, the type of lease and the overall market
conditions. We expect to meet our long-term liquidity requirements for the
funding of property acquisitions and other material non-recurring capital
improvements through long-term secured and unsecured indebtedness and the
issuance of additional equity securities by the Company, but cannot be
assured that we will be able to meet our requirements on favorable terms.
See "Policy with Respect to Certain Activities - Financing Policies."
FUNDS FROM OPERATIONS
As defined by the National Association of Real Estate Investment Trusts
("NAREIT"), FFO represents net income (loss) before minority interest of
O.P unit holders, computed in accordance with generally accepted accounting
principles, excluding gains (or losses) from debt restructuring and sales
of property, plus real estate related depreciation and amortization,
excluding amortization of deferred financing costs and depreciation of
non-real estate assets, and after adjustments for unconsolidated
partnerships and joint ventures. Management considers FFO an appropriate
measure of performance of an equity REIT because, along with cash flows
from operating activities, financing activities and investing activities,
it provides investors with an understanding of our ability to incur and
service debt and make capital expenditures. FFO should not be considered as
an alternative for net income as a measure of profitability nor is it
comparable to cash flows provided by operating activities determined in
accordance with generally accepted accounting principles, nor is FFO
necessarily indicative of funds available to meet our cash needs, including
our need to make cash distributions to satisfy REIT requirements.
Our definition of FFO also assumes conversion at the beginning of the
period of all convertible securities, including minority interests that
might be exchanged for common stock. Our FFO does not represent the amount
available for management's discretionary use; as such funds may be needed
for capital replacement or expansion, debt service obligations or other
commitments and uncertainties.
- 34 -
Furthermore, FFO is not comparable to similarly entitled items reported by
other REITs that do not define FFO exactly as we do. FFO for the years
ended December 31, 2000 and 1999 is as follows:
For the Year Ended December 31,
-----------------------------------------------------------
2000 1999
-------------------------- --------------------------
(dollars in thousands)
Net income $12,579 $ 6,531
Add:
Minority Interest (1) 58,769 39,785
Depreciation 15,456 13,156
Less:
Gain/(Loss) on sale of security 501 (393)
-------------------------- --------------------------
FFO $86,303 $59,079
========================== ==========================
(1) The minority interest for unrelated parties was deducted from total
minority interest in calculating FFO.
OVERVIEW OF DISTRIBUTION POLICY
We intend to make regular quarterly distributions to holders of common
stock based on our funds available for distribution ("FAD"), which is
calculated as FFO less straight-lined rents, leasing commissions paid and
capital expenditures made during the respective period. Our ability to make
such distributions will be affected by numerous factors including, most
importantly, the receipt of distributions from the operating partnerships.
FAD does not represent cash generated from operating activities in
accordance with generally accepted accounting principles and is not
necessarily indicative of cash available to fund cash needs. The actual
return that we will realize and the amount available for distributions to
stockholders will be affected by a number of factors, including the
revenues received from our properties, our operating expenses, the interest
expense incurred on borrowings and planned and unanticipated capital
expenditures.
We anticipate that cash available for distribution will exceed earnings and
profits for federal income tax purposes, as the latter figure takes into
account non-cash expenses, such as depreciation and amortization, that we
will incur. Distributions, other than capital gain distributions, by us to
the extent of our current and accumulated earnings and profits for federal
income tax purposes most likely will be taxable to U.S. stockholders as
ordinary dividend income unless a stockholder is a tax-exempt entity.
Distributions in excess of earnings and profits generally will be treated
as a non-taxable reduction of the U.S. stockholder's basis in the common
stock to the extent of such basis, and thereafter as taxable gain. The
percentage of such distributions in excess of earnings and profits, if any,
may vary from period to period.
Distributions will be determined by our board of directors and will depend
on actual FAD, our financial condition, capital requirements, the annual
distribution requirements under the REIT provisions of the Code and such
other factors as the board of directors deems relevant. For a discussion of
the risk that we will not meet our distribution objectives, see Part I -
Item 1 "Business - Risk Factors--Stockholders are not assured of receiving
cash distributions from us." The calculation of FAD for the years ended
December 31, 2000 and 1999 is as follows:
For the Year Ended December 31,
-----------------------------------------------------------
2000 1999
-------------------------- --------------------------
(dollars in thousands)
FFO $86,303 $59,079
Less:
Straight-lined rents 4,905 4,340
Leasing commissions 1,401 434
Capital expenditures 1,400 708
-------------------------- --------------------------
FAD $78,597 $53,597
========================== ==========================
- 35 -
For year 2000, the total distributions of $0.68 per share of common stock
are to be classified for income tax purposes as 100% ordinary income.
Distributions that are declared and recorded during the calendar year and
paid within 30 days of the end of the year are included in that year's
distributions.
POLICIES WITH RESPECT TO CERTAIN ACTIVITIES
We have adopted policies with respect to investment, financing, conflicts
of interest and other activities. These policies have been formulated by
our board of directors, are set forth in our charter, bylaws, operating
partnership agreements or agreements with the Berg Group, and generally may
be amended or revised from time to time, subject to applicable agreement
terms, at the discretion of the board of directors without a vote of the
stockholders. Among other things, these policies provide that:
- so long as the Berg Group members and their affiliates, other than us
and the operating partnerships, beneficially own, in the aggregate, at
least 15% of the outstanding shares of common stock on a fully diluted
basis, which is calculated based on all outstanding shares of common
stock and all shares of common stock that could be acquired upon the
exercise of all outstanding options to acquire our voting stock, as
well as all shares of common stock issuable upon exchange of all O.P.
Units, the approval of a majority of our directors, including Carl E.
Berg or his designee as a director, and of the holders of a majority
of the O.P. Units is required for us to take title to assets, other
than temporarily in connection with an acquisition prior to
contributing such assets to the operating partnerships, or to conduct
business other than through the operating partnerships, or for us or
the operating partnerships to engage in any business other than the
ownership, construction, development and operation of real estate
properties, or for certain fundamental corporate actions, including
amendments to our charter, bylaws or any operating partnership
agreement and any merger, consolidation or sale of all or
substantially all of our assets or the assets of the operating
partnerships;
- changes in certain policies with respect to conflicts of interest must
be consistent with legal requirements;
- certain policies with respect to competition by the Berg Group are
imposed pursuant to provisions of the acquisition agreement that
cannot be amended or waived without the approval of the independent
directors committee of our board of directors;
- we cannot take any action intended to terminate our qualification as a
REIT without the approval of more than 75% of the entire board of
directors; and
- we cannot undertake certain other specified transactions, including
the issuance of debt securities, and borrowings in excess of specified
limits, or the amendment of our charter and bylaws, without the
approval of more than 75% of the entire board of directors.
INVESTMENT POLICIES
We expect to pursue our business and investment objectives principally
through the direct ownership by the operating partnerships of our
properties and future acquired properties. Development or investment
activities are not limited to any specified percentage of our assets. We
may also participate with other entities in property ownership, through
joint ventures or other types of co-ownership. Equity investments may be
subject to existing mortgage financing and other indebtedness that have
priority over our equity interests.
While we will emphasize equity real estate investments, we may, in our
discretion and subject to the percentage ownership limitations and gross
income tests necessary for REIT qualification, invest in mortgage and other
real estate interests, including securities of other real estate investment
trusts. We have not previously invested in mortgages or securities of other
real estate investment trusts, and we do not have any present intention to
make such investments.
FINANCING POLICIES
To the extent that our board of directors determines to seek additional
capital, we may raise such capital through additional equity offerings,
debt financing or retention of cash flow, or through a combination of these
sources, after consideration of provisions of the Code requiring the
distribution by a REIT of a certain percentage of its taxable income and
taking into account taxes that would be imposed on undistributed taxable
income. It is our present intention that any additional borrowings will be
made through the operating partnerships, although we may incur borrowings
that would be reloaned to the operating partnerships. Borrowings may be
unsecured or may be secured by any or all of our assets, the operating
partnerships or any existing or new property, and may have full or limited
recourse to all or any portion of our assets, the operating partnerships or
any existing or new property.
- 36 -
We have not established any limit on the number or amount of mortgages that
may be placed on any single property or on our portfolio as a whole. We may
also determine to finance acquisitions through the exchange of properties
or the issuance of additional O.P. Units in the operating partnerships,
shares of common stock or other securities.
In the event that the board of directors determines to raise additional
equity capital, it has the authority, without stockholder approval, to
issue additional shares of common stock, preferred stock or other capital
stock, including securities senior to the common stock, in any manner and
on such terms and for such consideration it deems appropriate, including in
exchange for property. In the event that we issue any shares of common
stock or securities convertible into or exchangeable or exercisable for,
shares of common stock, subject to limited exceptions, such as the issuance
of common stock pursuant to any stock incentive plan adopted by us or
pursuant to limited partners' exercise of the exchange rights or the put
rights, the limited partners will have the right to purchase common stock
or such securities in order to maintain their respective percentage
interests in us on a fully diluted basis. If the board of directors
determines that we will raise additional equity capital to fund investments
by the operating partnerships, we will contribute such funds to the
operating partnerships as a contribution to capital and purchase of
additional general partnership interest; however, holders of O.P. Units
will have the right to participate in such funding on a pro rata basis. In
the event that holders of O.P. Units sell their O.P. Units to us upon
exercise of their put rights, we are authorized to raise the funds for such
purchase by issuing additional shares of common stock. Alternatively, we
may issue additional shares of common stock in exchange for the tendered
O.P. Units.
Our board of directors also has the authority to cause the operating
partnerships to issue additional O.P. Units in any manner and on such terms
and for such consideration, as it deems appropriate, including in exchange
for property. In the event that the operating partnerships issue new O.P.
Units for cash, but not property, the limited partners holding O.P. Units
in an operating partnership will have the right to purchase O.P. Units in
order, and to the extent necessary, to maintain their respective percentage
interests in that operating partnership. The new O.P. Units will be
exchangeable for common stock pursuant to the exchange rights or may be
tendered to us pursuant to the put rights.
DISPOSITION POLICIES
We have no current intention of disposing of any of our properties,
although we reserve the right to do so. The tax basis of the limited
partners in the properties in the operating partnerships is substantially
less than current fair market value. Accordingly, prior to the disposition
of their O.P. Units, upon a disposition of any of the properties, a
disproportionately large share of the gain for federal income tax purposes
would be allocated to the limited partners. For a more detailed discussion
of these tax effects, see "Federal Income Tax Considerations- Tax Aspects
of the Operating Partnerships." Consequently, it may be in the interests of
the limited partners that we continue to hold the properties in order to
defer such taxable gain. In light of this tax effect, the operating
partnership agreements provide that, until January 2009, or until the Berg
Group members and their affiliates, other than us and the operating
partnerships, beneficially own, in the aggregate, less than 15% of the
outstanding shares of common stock on a fully diluted basis, which is
calculated based on all outstanding shares of common stock and all shares
of common stock that could be acquired upon the exercise of all outstanding
options to acquire our voting stock, as well as all shares of common stock
issuable upon exchange of all O.P. Units, if earlier, Mr. Berg and Clyde J.
Berg may prohibit the operating partnerships from disposing of properties
which they designate in a taxable transaction. Mr. Kontrabecki has a
similar right with respect to seven of the properties, which right will
lapse before the end of the ten-year period if his beneficial ownership
interest falls below 750,000 O.P. Units. The limited partners may seek to
cause us to retain the properties even when such action may not be in the
interests of some, or a majority, of our stockholders. The operating
partnerships will be able to effect "tax-free," like-kind exchanges under
Section 1031 of the Code, or in connection with other non-taxable
transactions, such as a contribution of property to a new partnership,
without obtaining the prior written consent of these individuals. The
approval of a majority of our directors, including Mr. Berg or his
designee, will be required to sell all or substantially all of our assets.
The consent of the holders of a majority of the O.P. Units will be required
to effect a sale or sales of all, or substantially all, of the assets of
any of the operating partnerships.
IMPACT OF RECENTLY ISSUED ACCOUNTING STANDARDS
We do not believe that recently issued accounting standards will materially
impact our financial position or results of operations.
- 37 -
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
We use fixed and variable rate debt to finance our operations. Our exposure
to market risk for changes in interest rates relates primarily to our
current and future debt obligations. We are vulnerable to significant
fluctuations of interest rates on our floating rate debt, and pricing on
our future debt. The following table provides information about the
principal cash flows, weighted average interest rates, and expected
maturity dates for debt outstanding as of December 31, 2000. The current
terms of this debt are described in Item 7., "Management's Discussion and
Analysis of Financial Condition and Results of Operations - Liquidity and
Capital Resources." Average interest rates are based on implied LIBOR for
the respective time period. Fair value approximates book value for fixed
rate debt. Of the projected fair value of secured notes payable,
approximately $126.8 million represents the Prudential secured loan.
For variable rate debt, the table presents the assumption that the
outstanding principal balance at December 31, 2000 will be paid upon
maturity in March 2002.
For fixed rate debt, the table presents the assumption that the outstanding
principal balance at December 31, 2000 will be paid according to scheduled
principal payments and that we will not prepay any of the outstanding
principal balance.
2001 2002 2003 2004 2005 Thereafter Total Fair Value
---- ---- ---- ---- ---- ---------- ----- ----------
VARIABLE RATE DEBT: (dollars in thousands)
Secured notes payable (related parties) $50,886 $ 50,886 $ 50,886
Average interest rate 7.72%
FIXED RATE DEBT:
Secured notes payable $4,911 $2,334 $2,502 $2,683 $2,877 $128,391 $143,698 $143,698
Average interest rate 6.72% 6.72% 6.72% 6.72% 6.72% 6.72%
The variable rate debt represented 26.2% and 18.9% and the fixed rate debt
represented 73.8% and 81.1% of all debt outstanding for the years ended
December 31, 2000 and 1999, respectively. All of the debt is denominated in
United States dollars. The weighted average interest rate for variable rate
debt was approximately 7.72% and 7.06% for the years ended December 31,
2000 and 1999, respectively. The weighted average interest rate for fixed
rate debt was approximately 6.72% and 6.64% for the years ended December
31, 2000 and 1999, respectively.
The primary market risk we face is the risk of interest rate fluctuations.
During 2000, the primary market risk we faced was the market risk resulting
from increasing LIBOR based interest rates. The Berg Group line of credit
is tied to a LIBOR based interest rate that was approximately $50.1
million, or 26.2%, of the total $194.6 million of debt as of December 31,
2000. As a result, we pay lower rates of interest in periods of decreasing
interest rates and higher rates of interest in periods of increasing
interest rates. At December 31, 2000, we had no interest caps or swaps.
- 38 -
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
MISSION WEST PROPERTIES, INC.
INDEX TO FINANCIAL STATEMENTS
PAGE
---------
Report of Independent Accountants 40
Consolidated Balance Sheets of Mission West Properties, Inc. at December 31, 2000 and 1999 41
Consolidated Statements of Operations of Mission West Properties, Inc. for the years ended 42
December 31, 2000, 1999 and 1998
Consolidated Statements of Changes in Stockholders' Equity of Mission West Properties, Inc. 43
for the years ended December 31, 2000, 1999 and 1998
Consolidated Statements of Cash Flows of Mission West Properties, Inc. for the years ended 44
December 31, 2000, 1999 and 1998
Notes to the Consolidated Financial Statements 45
Supplemental Financial Information 58
Report of Independent Accountants 59
Schedule III: Real Estate and Accumulated Depreciation of Mission West Properties, Inc. as of 61
December 31, 2000
Schedule III: Real Estate and Accumulated Depreciation of Mission West Properties, Inc. as of 63
December 31, 1999
- 39 -
REPORT OF INDEPENDENT ACCOUNTANTS
To the Board of Directors and Stockholders
of Mission West Properties, Inc.
In our opinion, the accompanying consolidated balance sheets and the
related consolidated statements of operations, of stockholders' equity and
of cash flows present fairly, in all material respects, the financial
position of Mission West Properties, Inc. and its subsidiaries (the
"Company") at December 31, 2000 and 1999, and the results of their
operations and their cash flows for the years ended December 31, 2000, 1999
and 1998, in conformity with accounting principles generally accepted in
the United States of America. These financial statements are the
responsibility of the Company's management; our responsibility is to
express an opinion on these financial statements based on our audits. We
conducted our audits of these statements in accordance with auditing
standards generally accepted in the United States of America which require
that we plan and perform the audit to obtain reasonable assurance about
whether the financial statements are free of material misstatement. An
audit includes examining, on a test basis, evidence supporting the amounts
and disclosures in the financial statements, assessing the accounting
principles used and significant estimates made by management, and
evaluating the overall financial statement presentation. We believe that
our audits provide a reasonable basis for our opinion.
PricewaterhouseCoopers LLP
San Francisco, California
January 21, 2001
- 40 -
MISSION WEST PROPERTIES, INC.
CONSOLIDATED BALANCE SHEETS
(Dollars in thousands, except share and per share data)
ASSETS
December 31,
-------------------------------------------
2000 1999
-------------------- ---------------------
Real estate assets:
Land $ 187,219 $ 149,416
Buildings and improvements 654,259 566,766
-------------------- ---------------------
841,478 716,182
Less accumulated depreciation (34,022) (18,566)
-------------------- ---------------------
Net real estate assets 807,456 697,616
Cash and cash equivalents 4,691 6,553
Deferred rent 10,869 5,964
Other assets (net of accumulated amortization of
$706 and $275 at December 31, 2000 and 1999, respectively) 3,894 2,571
-------------------- ---------------------
Total assets $ 826,910 $ 712,704
==================== =====================
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities:
Line of Credit (related parties) $ 50,886 $ -
Mortgage notes payable 132,055 133,952
Mortgage notes payable (related parties) 11,643 31,193
Interest payable 347 1,005
Security deposits 4,801 2,335
Prepaid rental income 11,298 7,802
Dividends/distributions payable 19,115 14,019
Refundable option payment 20,835 21,564
Accounts payable and accrued expenses 4,525 3,342
-------------------- ---------------------
Total liabilities 255,505 215,212
-------------------- ---------------------
Commitments and contingencies (Notes 4, 6, 13 and 15)
Minority interest 469,332 396,810
Stockholders' equity:
Preferred stock, no par value, 200,000 shares authorized,
none issued and outstanding - -
Common stock, $.001 par value at December 31, 2000 and 1999,
200,000,000 shares authorized, 17,025,365 shares and 16,972,374
shares issued and outstanding at December 31, 2000 and 1999,
respectively 17 17
Paid-in capital 123,136 122,746
Accumulated deficit (21,080) (22,081)
-------------------- ---------------------
Total stockholders' equity 102,073 100,682
-------------------- ---------------------
Total liabilities and stockholders' equity $ 826,910 $ 712,704
==================== =====================
See notes to consolidated financial statements
- 41 -
MISSION WEST PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
(Dollars in thousands, except per share data)
Year Ended December 31,
--------------------------------------------------------
2000 1999 1998
----------------- ------------------ ------------------
Revenue:
Rental revenues from real estate $ 99,567 $ 73,726 $ 27,285
Tenant reimbursements 14,635 11,047 4,193
Other income, including interest 1,742 1,220 278
----------------- ------------------ ------------------
115,944 85,993 31,756
Expenses:
Property operating, maintenance and real
estate taxes 15,025 11,467 4,821
Interest 8,290 11,623 4,685
Interest (related parties) 4,475 2,246 3,511
General and administrative expenses 1,065 1,185 1,501
Depreciation 15,456 13,156 5,410
----------------- ------------------ ------------------
44,311 39,677 19,928
----------------- ------------------ ------------------
Income before minority interest 71,633 46,316 11,828
Minority interest 59,054 39,785 12,049
----------------- ------------------ ------------------
Net income (loss) $ 12,579 $ 6,531 $ (221)
================= ================== ==================
Per share amounts:
Basic net income (loss) per share $ 0.73 $ 0.52 $ (0.13)
================= ================== ==================
Diluted net income (loss) per share $ 0.72 $ 0.52 $ (0.13)
================= ================== ==================
See notes to consolidated financial statements
- 42 -
MISSION WEST PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS' EQUITY
(Dollars in thousands, except share data)
Amounts
Receivable
on Total
Shares of Common Common Paid-in Private Accumulated Stockholders'
Stock Outstanding Stock Capital Placement Deficit Equity
----------------------------------------------------------------- -----------------
Balance, December 31, 1997 1,501,104 $ 26,707 $ (334) $ (21,162) $ 5,211
Issuance of common stock upon option
exercise 225,000 1,013 (900) 113
Issuance of common stock upon private
placement 6,495,058 27,827 27,827
Amounts received from 1997 private
placements 334 334
Odd lot tender offer (2,568) (11) (11)
Net (loss) (221) (221)
Reincorporation (Note 1) $ 8 (8) -
----------------------------------------------------------------- -----------------
Balance, December 31, 1998 8,218,594 8 55,528 (900) (21,383) 33,253
Issuance of common stock upon option
exercise 191,920 863 863
Issuance of common stock from public
offering 8,680,000 9 66,891 66,900
Odd lot tender offer (779) (8) (8)
Repurchase of common stock (117,361) (528) 528 -
Amounts received from 1998 private
placements 372 372
Dividends declared (7,229) (7,229)
Net income 6,531 6,531
----------------------------------------------------------------- -----------------
Balance, December 31, 1999 16,972,374 17 122,746 - (22,081) 100,682
Issuance of common stock upon option
exercise 52,991 390 390
Dividends declared (11,578) (11,578)
Net income 12,579 12,579
----------------------------------------------------------------- -----------------
Balance, December 31, 2000 17,025,365 $ 17 $123,136 - $ (21,080) $ 102,073
================================================================= =================
See notes to consolidated financial statements
- 43 -
MISSION WEST PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(Dollars in thousands)
Year Ended December 31,
2000 1999 1998
---------------- ---------------- ----------------
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income (loss) $ 12,579 $ 6,531 $ (221)
Adjustments to reconcile net income (loss) to net
cash provided by operating activities:
Minority interest 59,054 39,785 12,049
Depreciation 15,456 13,156 5,410
Other (364) - -
Change in operating assets and liabilities:
Deferred rent (4,905) (4,340) (1,624)
Other assets (942) (604) (1,594)
Interest payable (658) 373 632
Security deposits 1,854 127 218
Prepaid rental income 3,064 4,555 812
Accounts payable and accrued expenses (558) 714 582
---------------- ---------------- ----------------
Net cash provided by operating activities 84,580 60,298 16,264
---------------- ---------------- ----------------
CASH FLOWS FROM INVESTING ACTIVITIES:
Improvements to real estate (2,007) (33,648) (118)
Refundable option payment (729) 21,564 -
---------------- ---------------- ----------------
Net cash used in investing activities (2,736) (12,084) (118)
---------------- ---------------- ----------------
CASH FLOWS FROM FINANCING ACTIVITIES:
Net repayments on line of credit - (27,201) (11,843)
Proceeds from mortgage notes payable - - 130,000
Principal payments on mortgage notes payable (1,897) (23,236) (19,586)
Principal payments on mortgage notes payable
(related parties) (149) (53,068) (148,279)
Net payments under line of credit (related parties) (69,015) - -
Payments on receivable from private placements - 372 -
Net proceeds from issuance of common stock - 66,900 28,161
Net proceeds from exercise of stock options 290 863 113
Repurchase of common stock - (8) (11)
Minority interest distributions (2,048) (1,844) (24)
Dividends (10,887) (4,685) -
---------------- ---------------- ----------------
Net cash used in financing activities (83,706) (41,907) (21,469)
---------------- ---------------- ----------------
Net (decrease) increase in cash and cash equivalents (1,862) 6,307 (5,323)
CASH AND CASH EQUIVALENTS, BEGINNING OF YEAR 6,553 246 5,569
---------------- ---------------- ----------------
CASH AND CASH EQUIVALENTS, END OF YEAR $ 4,691 $ 6,553 $ 246
================ ================ ================
Please refer to Note 14 for supplemental cash flow information.
See notes to consolidated financial statements
- 44 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Dollars in thousands, except share and per share data)
1. ORGANIZATIONS AND FORMATION OF THE COMPANY
Mission West Properties, Inc. ("the Company") is a fully integrated,
self-managed real estate company that acquires and manages office/research
and development/manufacturing ("R&D") properties in the portion of the San
Francisco Bay Area commonly referred to as Silicon Valley. In July 1998,
the Company acquired control of four existing limited partnerships
(referred to collectively as the "operating partnerships"), by becoming the
sole general partner in each one effective July 1, 1998 for financial
accounting and reporting purposes ("the Acquisition"). The Company
purchased an approximate 12.11% interest in each of the operating
partnerships. The Company effected the purchase of its general partnership
interests by issuing to the operating partnerships separate demand notes
bearing interest at 7.25% per annum (the "Demand Notes"). The total
principal amount of the Demand Notes issued was $35,200. All limited
partnership interests in the operating partnerships were converted into
59,479,633 units of limited partnership interest ("O.P. Units"), which
represented an ownership interest of approximately 87.89% of the operating
partnerships. The operating partnerships are the vehicles through which the
Company will own its assets, will make its future acquisitions, and
generally conduct its business.
On December 30, 1998, the Company was reincorporated under the laws of the
State of Maryland through a merger with and into Mission West Properties,
Inc. Accordingly, shares of the former company, Mission West Properties, a
California corporation (no par), which were outstanding at December 30,
1998, were converted into shares of common stock ($.001 par value per
share) on a one-for-one basis.
As of December 31, 2000, the Company owns a general partnership interest of
18.15%, 21.36%, 15.38% and 12.21% in Mission West Properties, L.P., Mission
West Properties, L.P. I, Mission West Properties, L.P. II and Mission West
Properties, L.P. III, respectively, for a 16.92% general partnership
interest in the operating partnerships, taken as a whole, on a weighted
average basis.
The Company, through the operating partnerships, owns interests in 89 R&D
properties, all of which are located in the Silicon Valley.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
PRINCIPLES OF CONSOLIDATION AND FINANCIAL STATEMENT PRESENTATION:
The accompanying consolidated financial statements include the accounts of
the Company and its controlled subsidiaries, the operating partnerships,
which include a 50% joint venture (the "Company"). All significant
intercompany transactions have been eliminated in consolidation.
The preparation of financial statements in conformity with generally
accepted accounting principles ("GAAP") in the United States of America
requires management to make estimates and assumptions that affect the
reported amounts of assets and liabilities and disclosure of contingent
assets and liabilities at the dates of the financial statements and the
reported amounts of revenue and expenses during the reporting periods.
Actual results could differ from those estimates.
REAL ESTATE ASSETS:
Real estate assets are stated at the lower of cost or fair value. Cost
includes expenditures for improvements or replacements. Maintenance and
repairs are charged to expense as incurred. Gains and losses from sales are
included in income in accordance with Statement of Financial Accounting
Standard ("SFAS") No. 66, Accounting for Sales of Real Estate.
The Company reviews real estate assets for impairment whenever events or
changes in circumstances indicate that the carrying amount of an asset may
not be recoverable. If the carrying amount of the asset exceeds its
estimated undiscounted net cash flow, before interest, the Company will
recognize an impairment loss equal to the difference between its carrying
amount and its fair value. If impairment is recognized, the reduced
carrying amount of the asset will be accounted for as its new cost. For a
depreciable asset, the new cost will be depreciated over the asset's
remaining useful life. Generally, fair values are estimated using
discounted cash flow, replacement cost or market comparison analyses. The
process of evaluating for impairment requires estimates as to future events
and conditions, which are subject to varying market and economic factors.
Therefore, it is reasonably possible that a change in estimate resulting
from judgments as to future events could occur which would affect
- 45 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
the recorded amounts of the property. As of December 31, 2000 and 1999, the
properties' carrying values did not exceed the estimated fair values.
DEPRECIATION:
Depreciation is computed using the straight-line method over estimated
useful lives of 40 years for buildings and improvements.
CASH AND CASH EQUIVALENTS:
The Company considers highly liquid short-term investments with initial
maturities of three months or less to be cash equivalents.
Cash and cash equivalents are primarily held in a single financial
institution, and at times, such balances may be in excess of the Federal
Deposit Insurance Corporation insurance limit.
OTHER ASSETS:
Included in other assets are costs associated with obtaining debt
financing. Such costs are being amortized over the term of the associated
debt, by a method that approximates the effective interest method.
REVENUE RECOGNITION:
Rental income is recognized on the straight-line method of accounting
required by GAAP under which contractual rent payment increases are
recognized evenly over the lease term. The difference between recognized
rental income and rental cash receipts is recorded as deferred rent on the
balance sheet. Certain lease agreements contain terms that provide for
additional rents based on reimbursement of certain costs. These additional
rents are reflected on the accrual basis.
INCOME TAXES:
The Company has been taxed as a real estate investment trust ("REIT") under
the Internal Revenue Code of 1986, as amended, (the "Code") commencing with
the taxable year ended December 31, 1999. In order for the Company to
qualify as a REIT, it must distribute annually at least 95% of its REIT
taxable income, as defined in the Code, to its stockholders and comply with
certain other requirements. Effective January 1, 2001, this requirement was
changed to 90%, the minimum percentage that the Company must distribute to
its stockholders. Accordingly, for the years ended December 31, 2000 and
1999, no provision for federal income taxes has been included in the
accompanying consolidated financial statements.
For the year ended December 31, 2000, the Company's total dividends paid or
payable to the stockholders represent 100% ordinary income for income tax
purposes.
For the year ended December 31, 1998, income taxes were accounted for in
accordance with SFAS No. 109, ACCOUNTING FOR INCOME TAXES. Deferred income
taxes were provided for all temporary differences and operating loss and
tax credit carry forwards. Deferred tax assets were reduced by a valuation
allowance when, in the opinion of management, it was more likely than not
that some portion or all of the deferred tax assets would not be realized.
Deferred tax assets and liabilities were adjusted for the effects of
changes in tax laws and rates on the date of enactment.
The Company had no tax liability for the year ended December 31, 1998.
NET INCOME PER SHARE:
The computation of net income per share is based on the weighted average
number of common shares outstanding during the period. Diluted earnings per
share amounts are based upon the weighted average of common and common
equivalent shares outstanding during the year.
- 46 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
ACCOUNTING FOR STOCK-BASED COMPENSATION:
SFAS 123, ACCOUNTING FOR STOCK-BASED COMPENSATION, encourages, but does not
require companies to record compensation cost for stock-based employee
compensation plans at fair value. The Company has chosen to continue to
account for stock- based compensation using the intrinsic value method
prescribed in Accounting Principles Board Opinion No. 25, Accounting for
Stock Issued to Employees and related interpretations. Accordingly,
compensation cost for stock options is measured as the excess, if any, of
the quoted market price of the Company's stock at the date of the grant
over the amount an employee must pay to acquire the stock.
FAIR VALUE OF FINANCIAL INSTRUMENTS:
The Company's financial instruments include cash, receivables, payables and
debt. Considerable judgment is required in interpreting market data to
develop estimates of fair value. Accordingly, the estimates presented
herein are not necessarily indicative of the amounts that the Company could
realize in a current market exchange. The use of different market
assumptions and/or estimation methodologies may have a material effect on
the estimated fair value amounts.
Based on borrowing rates currently available to the Company, the carrying
amount of mortgage debt and the line of credit, approximate fair value.
Cash, receivables and payables are also carried at amounts that approximate
fair value due to their short-term maturities.
CONCENTRATION OF CREDIT RISK
The Company's properties are not geographically diverse, and our tenants
operate primarily in the information technology industry. Additionally,
because the properties are leased to 98 tenants, default by any major
tenant could significantly impact the results of the consolidated total.
One tenant, Microsoft Corporation, accounted for approximately 19.9% and
18.0% of the Company's rental revenues for the years ended December 31,
2000 and 1999, respectively, with the next largest tenant accounting for
6.7% and 9.1%, respectively, of total rental revenues. Rental income from
Microsoft Corporation was $18,803 and $13,249 for the years ended December
31, 2000 and 1999, respectively. Future minimum rents from this tenant are
$111,694. For the year ended December 31, 1998, Apple Computers, Inc.
accounted for approximately 12.2% of the Company's rental revenues, with
the next largest tenant accounting for 6.6% of total rental revenues.
However, management believes the risk of default is reduced because of the
nature of these properties for ongoing tenant operations.
3. ACQUISITION
The Acquisition was accounted for as a purchase with the results of the
operating partnerships included from July 1, 1998. The fair value of the
assets acquired was $507,807 and liabilities assumed totaled $239,903.
The pro forma results listed below are unaudited and assume the Acquisition
occurred at the beginning of the period.
Pro Forma Year
Ended December 31,
1998
--------------------
Total Revenues $ 62,253
--------------------
Expenses:
Operating, maintenance and real estate taxes 9,251
Interest expenses (including related parties) 17,631
General and administrative expenses 1,501
Depreciation and amortization 10,781
--------------------
39,164
--------------------
Income before minority interest, gain on sale of real
estate and income taxes 23,089
Minority interest 22,541
--------------------
Income before gain on real estate and income taxes 548
Gain on sale of real estate -
--------------------
Income before income taxes 548
Provision for income taxes 142
--------------------
Net income $ 408
====================
Basic and diluted net income per share $ .24
====================
- 47 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
4. STOCK TRANSACTIONS
On December 29, 1998, the Company completed the sale of 6,495,058 shares of
common stock, at a price of $4.50 per share to a number of accredited
investors in two separate private placements. The aggregate proceeds to the
Company, net of fees and offering costs, were $27,827. The proceeds were
used to pay a portion of the outstanding amounts under the Demand Notes due
the operating partnerships. As of December 31, 2000 and 1999, $1,186 and
$1,103, respectively, remained outstanding under the Demand Notes. The
Demand Notes, along with the interest expense (interest income to the
operating partnerships), are eliminated in consolidation and are not
included in the corresponding line items within the consolidated financial
statements.
The limited partners of the operating partnerships have the right to tender
their O.P. Units to the Company for shares of common stock or, at the
Company's election, for cash. Each of the limited partners of the operating
partnerships (other than Carl E. Berg and Clyde J. Berg) has the annual
right to exercise put rights and cause the operating partnerships to
purchase a portion of the limited partner's O.P. Units at a purchase price
based on the average market value of the common stock for the 10-trading
day period immediately preceding the date of tender, generally limited to
one-third of the aggregate number of O.P. Units owned by each limited
partner. Upon the exercise of any such right by a limited partner, the
Company will have the option to purchase the tendered O.P. Units with
available cash, borrowed funds or the proceeds of an offering of newly
issued shares of common stock. These put rights are available once a year.
If the total purchase price of the O.P. Units tendered by all of the
eligible limited partners in one year exceeds $1 million, the Company or
the operating partnerships will be entitled to reduce proportionately the
number of O.P. Units to be acquired from each tendering limited partner so
that the total purchase price does not exceed $1 million. There were no
O.P. Units tendered in 2000 or 1999.
On March 30, 1998, the Company issued 200,000 shares of common stock at
$4.50 per share to Michael Anderson, Chief Operating Officer and a director
of the Company, in exchange for a $900 note receivable payable to the
Company. The note was a full recourse promissory note bearing interest at
5.59% and was collateralized by a pledge of the shares. Effective April 30,
1999, Mr. Anderson resigned from the Company. Upon Mr. Anderson's
resignation, the Company, in accordance with the terms of its agreements
with Mr. Anderson, repurchased and subsequently canceled 117,361 of the
200,000 shares of common stock, representing $528 of the original $900 note
receivable. The remaining portion of the note receivable in the amount of
$372 was paid in full.
During the second and fourth quarters of 1998, the Company received total
payments of $334 relating to amounts receivable from the private placements
of shares of common stock in November 1997.
In July 1999, the Company completed a public offering at 8,680,000 shares
of its common stock at $8.25 per share. The net proceeds of approximately
$66,900, after deducting underwriting discounts and other offering costs,
were used to reduce the outstanding balance on the line of credit with
Wells Fargo Bank, N.A. ("Wells Fargo line") by approximately $41,000 and to
reimburse Microsoft Corporation for approximately $25,000 for shell and
tenant improvements on the Microsoft project. The remaining net proceeds of
approximately $900 were retained for general corporate purposes.
During the year ended December 31, 2000, options were exercised for a total
of 52,991 shares. Options to purchase 39,237 shares were exercised at $4.50
per share and options to purchase 13,754 shares were exercised at $8.25 per
share. Total proceeds to the Company were $290.
5. MINORITY INTEREST
Minority interest represents the separate private ownership of the
operating partnerships, by the Berg Group and other non-affiliate
interests. In total, these interests account for 83.08% and 81.72%, on a
weighted average basis, of the ownership interests in the real estate
operations of the Company as of December 31, 2000 and 1999, respectively.
Minority interest in earnings has been calculated by taking the net income
of the operating partnerships (on a stand-alone basis) multiplied by the
respective minority interest ownership percentage.
There are three properties (owned through three separate joint ventures)
for which 100% of the ownership is not held within the operating
partnerships. The operating partnerships own an 83.33% interest in the
first joint venture, a 75% interest in the second joint venture, and a 50%
interest in the third joint venture. For the years ended December 31, 2000,
1999, and the period of July 1, 1998 through December 31, 1998, income
associated with the interests held by the non-affiliated third parties of
these properties is $481, $113, and $42, respectively.
- 48 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
6. REAL ESTATE
PENDING PROJECTS ACQUISITION AGREEMENT
The Company had entered into the pending projects acquisition agreement
under which the Company would acquire, through the operating partnerships,
approximately one million additional rentable square feet upon the
completion and leasing of a number of pending development projects owned by
certain members of the Berg Group. As of December 31, 2000, the Company had
completed all twelve acquisitions under the pending projects acquisition
agreement representing 1,015,252 rentable square feet (see Property
Acquisitions below). The pending projects acquisition agreement was
terminated in December 2000 when the last property contemplated for
development was completed, leased and purchased by the Company.
The pending projects acquisition agreement provided for the Company to
purchase the proposed properties once each building was fully completed and
leased. The Company entered into the purchase agreement and became
obligated to purchase such properties only when the above criteria were
met. If such development properties were not approved, constructed,
completed and/or leased, the Company had no obligation to purchase them.
During the development, construction and lease-up of the properties, the
Berg Group retained all risks and rewards of ownership. The risk of
construction cost overruns, financial carrying costs and other potential
delay costs of development, construction and leasing were the sole
responsibility of the Berg Group. The Company provided no capital in the
form of equity or debt to the Berg Group in connection with the development
of the properties and had no input as to the design, construction or
leasing of the projects. Each individual property acquisition agreement was
not entered into and the acquisitions were not consummated until the
property was fully completed and leased. Once those conditions were met the
Company purchased the building. Upon the consummation of the purchase
transaction, the property was recorded on the Company's balance sheet at
the fair market value of the consideration exchanged at the date the
transaction was consummated.
The sellers of the pending development projects may have elected to receive
cash or O.P. Units at a value of $4.50 per unit, which was set in May 1998
based on the $4.50 per share price of the Company's common stock agreed to
in private placement transactions at that time. The acquisition value to be
received by the sellers was fixed based upon the capitalized rental value
of the property when fully completed and leased or approved by the
independent directors committee if the sellers elected to receive cash. If
the sellers elected to receive O.P. Units, which were issued at $4.50 per
unit, the acquisition value would be based upon the capitalized rental
value of the property when fully completed and leased and the value of the
Company's common stock on the date of acquisition, or approved by the
independent directors committee. The underlying value of the O.P. Units was
the variable impacting the acquisition value. Since the value of the O.P.
Units was fixed at $4.50 per unit, for the purposes of calculating the
number of units to be distributed to the sellers, any increase in the value
of the O.P. Units increased the acquisition price paid by the Company for
the individual properties based on the value of the O.P Units at the time
the acquisitions were closed. As the market value price of a share of
common stock exceeded the $4.50 price for much of the period subsequent to
May 1998, this valuation represented a substantial discount from the
current market value of the common stock that may be issued in exchange for
these O.P. Units. Because the value of the properties increased as rental
rates increased, more O.P. Units were distributed than contemplated during
the negotiation of the original pending projects acquisition agreement in
May 1998. Under GAAP, the acquisition cost in the form of O.P. Units issued
were valued based upon the current market value of the Company's common
stock on the date the acquisition closed. Consequently, the Company's
actual accounting cost of these acquisitions depended in large part on the
percentage of the fixed acquisition value paid for by the issuance of O.P.
Units and the price of the Company's common stock on the closing of the
acquisition. For properties acquired during 2000 and 1999 under the pending
projects acquisition agreement, the difference resulted in an increase of
approximately $68.0 million in the acquisition cost for accounting purposes
compared to the fixed acquisition value contemplated at the time the
agreement was entered into.
BERG LAND HOLDINGS OPTION AGREEMENT
Under the terms of the Berg land holdings option agreement, the Company,
through the operating partnerships, has the option to acquire any future
R&D property developed by the Berg Group on land currently owned or
optioned, or acquired for these purposes in the future, directly or
indirectly, by Carl E. Berg or Clyde J. Berg. At present, there are
approximately 368 acres of Silicon Valley land, including land under
development, owned directly or under 50% joint venture by certain members
of the Berg Group that are subject to the terms of the Berg land holdings
option agreement. The owners of the future R&D property developments may
obtain cash or, at their option, O.P. Units valued at the average closing
price of the shares of common stock over the 30-trading-day period
preceding the acquisition date. To date, the Company has completed eight
acquisitions under the Berg land holdings option agreement representing
approximately 826,317 rentable square feet (see Property Acquisitions
below). Upon the Company's exercise of an option to purchase any of the
future R&D property developments, the acquisition price will equal the sum
of (a) the full construction cost of the building; plus (b) 10% of the full
construction cost of
- 49 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
the building; plus (c) interest at LIBOR (London Interbank Offer Rate) plus
1.65% on the amount of the full construction cost of the building for the
period from the date funds were disbursed by the developer to the close of
escrow; plus (d) the original acquisition cost of the parcel on which the
improvements will be constructed, which range from $8.50 to $20.00 per
square foot for land currently owned; plus (e) 10% per annum of the amount
of the original acquisition cost of the parcel from the later of January 1,
1998 and the seller's acquisition date to the close of escrow; minus (f);
the aggregate principal amount of all debt encumbering the acquired
property, or a lesser amount as approved by the independent directors
committee.
No estimate can be given at this time as to the total cost to the Company
to acquire projects under the Berg land holdings option agreement, or the
timing as to when the Company will acquire such projects. However, the Berg
Group is currently constructing 21 properties with a total of 1,809,352
rentable square feet that the Company has the right to acquire under this
agreement. Of the 21 properties, six are approximately 50% joint ventures
consisting of approximately 471,000 rentable square feet. As of December
31, 2000, the estimated acquisition value to the operating partnerships for
these 21 projects is approximately $217.0 million. The final acquisition
price of these 21 properties could differ significantly from this estimate.
In addition to projects currently under development, the Company has the
right to acquire future developments by the Berg Group on up to 257
additional acres of land currently controlled by the Berg Group, which
could support approximately 4.06 million square feet of new developments.
Under the Berg land holdings option agreement, as long as the Berg Group
ownership in the Company and the operating partnerships taken as a whole is
at least 65%, the Company also has an option to purchase all land acquired,
directly or indirectly, by Carl E. Berg or Clyde J. Berg in the future
which has not been improved with completed buildings and which is zoned
for, intended for or appropriate for research and development, office
and/or industrial development or use in the states of California, Oregon,
and Washington.
PROPERTY ACQUISITIONS (UNAUDITED)
As of December 31, 2000, the Company had acquired twenty R&D properties
under its agreements with the Berg Group. All twenty of these acquisitions
are currently 100% occupied by one or more tenants.
The following table provides unaudited information as to the estimated fair
market value, calculated using an estimated capitalization rate based upon
the first year's cash rent, and the actual acquisition price paid by the
operating partnerships:
First
Year's Rent Rentable
Per Square Square Estimated Acquisition
Property Foot Footage Fair Value Price
------------------------- ----------------- ---------------- ---------------- -------------------
2000 ACQUISITIONS
1756 Automation Pkwy $1.81 80,640 $ 16,367 $ 14,594
800 Branham Lane $1.14 239,000 32,054 18,359
255 Caspian Way $1.70 98,500 20,094 11,637
1762 Automation Pkwy $2.75 61,100 20,196 17,029
5300-50 Hellyer Ave $1.60 160,000 30,720 17,184
5400 Hellyer Ave $1.52 77,184 14,078 8,598
45365 Northport Loop $1.58 64,218 12,140 8,158
1768 Automation Pkwy $2.31 110,592 30,432 27,316
---------------- ---------------- -------------------
Subtotal 891,234 176,081 122,875
---------------- ---------------- -------------------
1999 ACQUISITIONS
6810 Santa Teresa Blvd $1.38 54,996 9,107 8,558
1065 L'Avenida $2.95 515,700 182,558 156,107
1750 Automation Pkwy $1.69 80,640 16,354 15,963
1700 Richard Ave $0.80 58,783 5,940 5,756
5749 Fontanoso Way $1.30 77,700 12,121 7,169
---------------- ---------------- -------------------
Subtotal 787,819 226,080 193,553
---------------- ---------------- -------------------
1998 ACQUISITIONS
1650 Richard Ave $1.06 52,800 6,716 4,198
5850 Hellyer Ave $0.99 109,715 13,034 9,494
---------------- ---------------- -------------------
Subtotal 162,515 19,750 13,692
---------------- ---------------- -------------------
Total 1,841,568 $421,911 $330,120
================ ================ ===================
- 50 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
During the third quarter of 1999, the Company entered into a new lease
agreement for 2001 Logic Drive with Xilinx Incorporated ("Xilinx"). The
lease agreement includes an option granted to Xilinx to purchase the
building at a predetermined price. In September 1999, in accordance with
the option provisions of the lease agreement, Xilinx paid to us a deposit
of approximately $21.6 million to secure its option right. Originally, the
option was exercisable only between April 30, 2000 and July 31, 2000. In
July 2000, Xilinx and the Company agreed to extend the option period for
two years until July 31, 2002. Xilinx and the Company further agreed to
reduce the deposit by $167 per month commencing August 1, 2000 until the
later of: (1) the transfer of title to the property to Xilinx or (2) July
31, 2002. Upon exercise of the option, the Company must refund the
remaining deposit amount and Xilinx must deposit into escrow funds equal to
the purchase price. In the event Xilinx does not exercise its option, the
Company must refund the remaining deposit in full to Xilinx, without
interest.
- 51 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
7. DEBT
The following table sets forth certain information regarding debt
outstanding as of December 31, 2000 and 1999.
Balance Maturity Interest
Debt Description Collateral Properties At December 31, Date Rate
---------------------------------- ------------------------------- -------------------------- ------------ ------------
2000 1999
------------ ------------
Line of Credit:
Berg Group (related parties) 2033-2043 Samaritan Drive, San Jose, CA $ 50,886 - 3/02 (1)
------------ ------------
2133 Samaritan Drive, San Jose, CA
2233-2243 Samaritan Drive, San Jose, CA
1310-1450 McCandless Drive, Milpitas, CA
1315-1375 McCandless Drive, Milpitas, CA
1650-1690 McCandless Drive, Milpitas, CA
1795-1845 McCandless Drive, Milpitas, CA
Mortgage Notes Payable (related 5300-5350 Hellyer Avenue, San Jose, CA
parties): 11,643 31,193(2) 6/10 7.650%
------------ ------------
Mortgage Notes Payable: (3)
Prudential Capital Group 20400 Mariani Avenue, Cupertino, CA 1,756 1,902 4/09 8.750%
New York Life Insurance Company 10440 Bubb Road, Cupertino, CA 377 405 9/09 9.625%
Home Savings & Loan Association 10460 Bubb Road, Cupertino, CA 423 477 12/06 9.500%
Mellon Mortgage Company 3530 Bassett Street, Santa Clara, CA 2,735 2,853 6/01 8.125%
Prudential Insurance Company of 10300 Bubb Road, Cupertino, CA 126,764 128,315 10/08 6.560%
America (4) 10500 N. DeAnza Blvd, Cupertino, CA
4050 Starboard Drive, Fremont, CA
45700 Northport Loop, Fremont, CA
45738 Northport Loop, Fremont, CA
450-460 National Ave, Mountain View, CA
4949 Hellyer Avenue, San Jose, CA
6311 San Ignacio Avenue, San Jose, CA
6321 San Ignacio Avenue, San Jose, CA
6325 San Ignacio Avenue, San Jose, CA
6331 San Ignacio Avenue, San Jose, CA
6341 San Ignacio Avenue, San Jose, CA
6351 San Ignacio Avenue, San Jose, CA
3236 Scott Blvd, Santa Clara, CA
3560 Bassett Street, Santa Clara, CA
3570 Bassett Street, Santa Clara, CA
3580 Bassett Street, Santa Clara, CA
1135 Kern Avenue, Sunnyvale, CA
1212 Bordeaux Lane, Sunnyvale, CA
1230 E. Arques, Sunnyvale, CA
1250 E. Arques, Sunnyvale, CA
1170 Morse Avenue, Sunnyvale, CA
3540 Bassett Street, Santa Clara, CA
3542 Bassett Street, Santa Clara, CA
3544 Bassett Street, Santa Clara, CA
3550 Bassett Street, Santa Clara, CA
------------ ------------
Mortgage Notes Payable 132,055 133,952
------------ ------------
Total $194,584 $165,145
============ ============
(1) The debt owed to the Berg Group under the line of credit carries a variable
interest rate equal to LIBOR plus 1.30 percent and is payable in full in
March 2002. The interest rate was 7.5% at December 31, 2000..
(2) There was no set repayment plan associated with this debt; payments were
made to Berg & Berg Enterprises, Inc. on demand.
(3) Mortgage notes payable generally require monthly installments of interest
and principal over various terms extending through the year 2009. The
weighted average interest rate of mortgage notes payable was 6.64% at
December 31, 2000 and 1999.
(4) The Prudential Loan is payable in monthly installments of $827, which
includes principal (based upon a 30-year amortization) and interest. John
Kontrabecki, one of the limited partners, has guaranteed approximately
$12,000 of this debt. Costs and fees incurred with obtaining this loan
aggregated approximately $900.
Scheduled principal payments on debt for the years ending are as follows:
Mortgage Notes Payable Berg Group Credit
(Including Related Line Total
Parties) (Related Parties)
----------------------- --------------------- -----------
December 31, 2001 $ 4,911 $ 4,911
December 31, 2002 2,334 $50,886 53,220
December 31, 2003 2,502 2,502
December 31, 2004 2,683 2,683
December 31, 2005 2,877 2,877
Thereafter 128,391 128,391
----------------------- --------------------- -----------
$143,698 $50,886 $194,584
======================= ===================== ===========
- 52 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
8. OPERATING PARTNERSHIP DISTRIBUTIONS
During 2000, the Company, as general partner of the operating partnerships,
declared quarterly distributions aggregating $0.68 per O.P. Unit for total
distributions of $66,993, including $19,115 payable in January 2001. Total
distributions attributable to O.P. Units owned by various members of the
Berg Group were $52,478. The entire amount was treated as a draw on the
Berg Group line of credit.
During 1999, the Company, as general partner of the operating partnerships,
declared quarterly distributions aggregating $0.56 per O.P. Unit for total
distributions of $47,705, including $13,975 payable in January 2000. Total
distributions attributable to O.P. Units owned by various members of the
Berg Group were $38,090. Of this amount, $27,307 was converted to related
party debt during the year ended December 31, 1999, and the remaining
distributions of $10,783 were borrowed from the Berg Group line of credit
in January 2000.
On December 28, 1998, the Company, as general partner of the operating
partnerships, declared a $0.17 per O.P. Unit distribution for total
distributions of $11,633. Of this amount, $9,599 was owed to various
members of the Berg Group and was converted to related party debt on
December 31, 1998. The Company received $1,408 that was used to repay
amounts outstanding under the Demand Notes owed to the operating
partnerships. A distribution in the amount of $298 was attributable to
units held by John Kontrabecki and was applied against amounts owed by him
to the operating partnerships as of December 31, 1998. The remaining amount
of $328, which was owed to other O.P. Unit holders was included in accounts
payable and accrued expenses in the consolidated balance sheet as of
December 31, 1998. The $328 was paid in January 1999.
9. STOCK-BASED COMPENSATION PLANS
The Company's 1997 Stock Option Plan was approved by the Company's
shareholders on November 10, 1997. The 1997 Stock Option Plan was adopted
so that the Company may attract and retain the high quality employees,
consultants and directors necessary to build the Company's infrastructure
and to provide ongoing incentives to the Company's employees in the form of
options to purchase the Company's common stock by enabling them to
participate in the Company's success.
The 1997 Stock Option Plan provides for the granting to employees,
including officers (whether or not they are directors) of "incentive stock
options" within the meaning of Section 422 of the Code, and for the
granting of non-statutory options to employees, consultants and directors
of the Company. Options to purchase a maximum of 5,500,000 shares of common
stock may be granted under the 1997 Stock Option Plan, subject to equitable
adjustments to reflect certain corporate events. During 2000, options were
granted to five employees and three directors totaling 256,000 and 96,000,
respectively, which become exercisable in quarterly installments equal to
1/16th of the underlying shares beginning on the first month anniversary of
the grant date. Additionally, during 2000, one employee was granted an
option for 80,000 shares that become exercisable as follows: a) 8,000
shares on March 14, 2001; b) each month thereafter for 36 months, an
additional 2,000 shares. All options granted to employees in 1998 become
exercisable as follows: a) six months from date of grant, 6.25%; b) one
year from date of grant, an additional 12.50%; c) each month thereafter for
36 months, an additional 2.26%. Each option has a term of six years from
the date of grant subject to earlier termination in certain events related
to termination of employment. Options granted to directors will become
exercisable cumulatively with respect to 1/48th of the underlying shares on
the first day of each month following the date of grant. Generally, the
options must be exercised while the optionee is a director of the Company.
The option price is equal to the fair market value of the common stock on
the date of grant.
The remaining contractual lives of unexercised options granted range from
January 2004 to October 2006. All options granted during 2000 have a $13.00
and $8.25 option price per share.
- 53 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
The following table shows the activity and detail for the 1997 Stock Option
Plan.
1997 Stock Option Price
Option Plan Per Share
-------------- ------------------
Balance, December 31, 1998 680,000
Options granted 337,000 $8.25
Options exercised (191,920)
Options cancelled (299,722)
--------------
Balance, December 31, 1999 525,358
Options granted 80,000 $8.25
Options granted 352,000 $13.00
Options exercised (52,991)
Options cancelled (113,867)
--------------
Balance, December 31, 2000 790,500
==============
As of December 31, 2000, 4,239,589 additional options were available for
grant. None of the options granted are contingent upon the attainment of
performance goals or subject to other restrictions. As of December 31,
2000, outstanding options to purchase 158,527 shares of common stock were
exercisable.
The Company applies APB 25 and related interpretations in accounting for
its stock-based compensation plans. Accordingly, no compensation expense
has been recognized for its stock-based compensation plans. Had
compensation cost for the Company's stock option plans been determined
based upon the fair value at the grant date for awards under these plans
consistent with the methodology prescribed under SFAS No. 123, "Accounting
for Stock-Based Compensation," the Company's net income and net income per
share would have been decreased by approximately $634 or $.04 per share,
resulting in a total consolidated net income of $11,945 or $0.68 per share
on a diluted basis, for the year ended December 31, 2000. The estimated
fair value of the options granted during 2000 ranged from $9.32 to $14.56
per share on the date of grant using the Black-Scholes option pricing model
with the following assumptions: dividend yield of 8%, volatility of 25.37%,
risk free rates of 5.70% to 6.61% and an expected life of 4 years. For the
year ended December 31, 1999, the Company's net income and net income per
share would have been decreased by approximately $132 or $.02 per share,
resulting in a total consolidated net income of $6,399 or $0.51 per share.
The estimated fair value of the options granted during 1999 was $9.20 per
share on the date of grant using the Black-Scholes option pricing model
with the following assumptions: dividend yield of 8%, volatility of 24.56%,
risk free rate of 5.65% and an expected life of 5 years. For the year ended
December 31, 1998, the Company's net loss and net loss per share would have
been increased by approximately $146 or $.09 per share, resulting in a
total consolidated net loss of $367 or $.21 per share. The estimated fair
value of the options granted during 1998 ranged from $4.95 to $5.01 per
share on the date of grant using the Black-Scholes option pricing model
with the following assumptions: dividend yield of 8%, volatility of 24.07%,
risk free rates of 4.53% to 5.72% and an expected life of 5 years.
The Company has adopted an employee investment plan (the "Plan"), under
Section 401(k) of the Internal Revenue Code. Employees who are at least 21
years old and who have completed six months of eligibility service may
become participants in the Plan. Each participant may make contributions to
the Plan through salary deferrals in amounts of at least 1% to a maximum of
15% of the participant's compensation, subject to certain limitations
imposed by the Internal Revenue Code. The Company contributes an amount up
to 15% of the participant's compensation contributed, based upon
management's discretion. A participant's contribution to the Plan is 100%
vested and nonforfeitable. A participant will become vested in 100% of the
Company's contributions after two years of eligible service. For the years
ended December 31, 2000 and 1999, the Company recognized $40 and $46 of
expense for employer contributions made in connection with this plan,
respectively.
10. NET INCOME PER SHARE
Basic net income per share is computed by dividing net income by the
weighted-average number of common shares outstanding for the period.
Diluted net income per share is computed by dividing net income by the sum
of weighted-average number of common shares outstanding for the period plus
the assumed exercise of all dilutive securities.
- 54 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
The computation for weighted average shares is detailed below:
Year Ended Year Ended Year Ended
December 31, December 31, December 31,
2000 1999 1998
------------------ ------------------ -----------------
Weighted average shares outstanding (basic) 17,016,660 12,553,854 1,688,059
Incremental shares from assumed option exercise 493,990 104,586 22,730
------------------ ------------------ -----------------
Weighted average shares outstanding (diluted) 17,510,650 12,658,440 1,710,789
================== ================== =================
The outstanding O.P. Units have been excluded from the diluted net income
per share calculation as there would be no effect on the amounts since the
minority interests' share of income would also be added back to net income.
O.P. Units outstanding at December 31, 2000 and 1999 were 83,576,027 and
76,205,789, respectively.
11. OTHER INCOME
IN May 2000, we entered into a ten-year lease with ONI Systems Corporation
("ONI") for 444,500 square feet of space to be constructed by the Berg
Group on land that is subject to the Berg land holdings option agreement.
As partial consideration for the lease, we were allowed to purchase 100,000
shares of ONI common stock in its initial public offering. We purchased and
then sold all of the shares and realized net proceeds of $6.3 million. Of
this amount, we recognized $501,000 during the second quarter with the
balance deferred as prepaid rent that we are amortizing ratably over the
ten-year lease term. We may on occasion receive equity instruments from
tenants that may lease our properties, in the course of our business.
12. RELATED PARTY TRANSACTIONS
As of December 31, 2000 and 1999, the Berg Group owned 79,255,425 and
71,885,187 O.P. Units, respectively, of the total 83,576,027 and 76,205,789
O.P. Units issued and outstanding, respectively. Along with the Company's
common shares owned by the Berg Group, the Berg Group's interest in the
Company represents 78.8% and 77.2% of the Company as of December 31, 2000
and 1999, respectively, assuming conversion of the O.P. Units into common
shares of the Company.
During 2000 the Company acquired nine R&D properties, all located in
Silicon Valley. These acquisitions added approximately 891,000 square feet
of rentable space and were acquired from the Berg Group under the Berg land
holdings option agreement and the pending projects acquisition agreement.
The total gross acquisition price for these nine properties was
approximately $122.9 million. The Company financed these acquisitions by
borrowing $39.9 million under our line of credit from the Berg group,
issuing an $11.8 million note to the Berg Group, assuming other liabilities
of $2.6 million, and issuing 7,370,238 O.P. Units to various members of the
Berg Group.
In connection with the Acquisition, through the operating partnerships, the
Company assumed certain liabilities that included amounts due to the Berg
Group in the amount of $1,989 for management fees and interest expense.
Such amounts were paid as of December 31, 1998.
As of December 31, 2000 and 1999, debt in the amount of $50,886 and
$31,193, respectively, was due the Berg Group under the line of credit.
This amount includes $51,732 and $36,380 of debt assumed in connection with
the acquisitions of properties from the Berg Group in 2000 and 1999,
respectively (see Note 6). Additionally, during 2000 and 1999, the
operating partnerships declared distributions of $0.68 and $0.56 per O.P.
Unit, respectively. The amount of these distributions payable to various
members of the Berg Group was $48,202 and $27,307 during 2000 and 1999,
respectively. Interest expense incurred in connection with debt due the
Berg Group was $3,914, $2,246 and $3,511 for the years ended December 31,
2000, 1999 and 1998, respectively.
As of December 31, 2000, debt in the amount of $11,643 was due the Berg
Group under a mortgage note established May 15, 2000 in connection with the
acquisition of a 50% interest in Hellyer Avenue Limited Partnership, the
obligor under the mortgage note. The mortgage note bears interest at 7.65%,
and is due in ten years with principal payments amortized over 20 years.
- 55 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
Carl E. Berg has a significant financial interest in one company that
leases space from the operating partnerships. This company occupies, in the
aggregate, 5,862 square feet at a rate of $0.93 per square foot per month.
This lease was in effect prior to the Company's acquisition of its general
partnership interests. The lease expires in 2001.
The Company currently leases space owned by Berg & Berg Enterprises, Inc.
an affiliate of Carl E. Berg and Clyde J. Berg. Rental amounts and overhead
reimbursements paid to Berg & Berg Enterprises, Inc. were $80 for the years
ended December 31, 2000 and 1999.
13. FUTURE MINIMUM RENTS
The Company, through the operating partnerships, owns interests in 89 R&D
properties that are leased to tenants under net operating leases with
initial terms extending to the year 2015, and are typically subject to
fixed increases. Generally, the leases grant tenants renewal options.
Future minimum rentals under non-cancelable operating leases, excluding
tenant reimbursements of expenses, as of December 31, 2000, are as follows:
2001 $ 101,353
2002 94,353
2003 87,847
2004 82,217
2005 68,040
Thereafter 118,608
------------
Total $ 552,418
============
14. SUPPLEMENTAL CASH FLOW INFORMATION
Cash paid for interest was $12,676, $13,406 and $7,540 for the years ended
December 31, 2000, 1999, and 1998, respectively.
In connection with the Acquisition, the Company, through the operating
partnerships, acquired assets with a fair value of $507,807 and assumed
liabilities of $239,903 effective July 1, 1998.
The Company assumed the Wells Fargo line of credit on September 30, 1998
from the Berg Group. As of that date, the outstanding balance on the Wells
Fargo line of credit was $39,044. In connection with this assumption, the
Company retired $39,044 of related party debt due Berg & Berg Enterprises,
Inc.
In connection with the property acquisitions, the Company assumed $51,732
and $36,380 of related party debt due the Berg Group, assumed other
liabilities of $2,636 and $126, and issued 7,370,238 and 16,311,232 O.P.
Units for a total acquisition value of $122,875 and $193,553 for the years
ended December 31, 2000 and 1999, respectively.
Amounts of $48,202, $27,307 and $9,599 were due the Berg Group for
distributions declared to O.P. Unit holders during the years ended December
31, 2000, 1999, and 1998, respectively.
15. COMMITMENTS AND CONTINGENCIES
The Company and the operating partnerships, from time to time, are parties
to litigation arising out of the normal course of business. Management does
not expect that such matters would have a material adverse effect on the
cash flows, consolidated financial position or results of operations of the
Company.
Insurance policies currently maintained by the Company do not cover seismic
activity, although they do cover losses from fires after an earthquake.
- 56 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
16. SUBSEQUENT EVENTS (UNAUDITED)
In January 2001, we acquired a newly constructed R&D property leased to
Celestica, Inc. on Hellyer Avenue in San Jose, California consisting
131,500 square feet of rentable space under the Berg land holdings option
agreement. Pursuant to the Berg land holdings option agreement, the
acquisition cost is based on the full construction cost of the building,
10% of the full construction cost of the building, and other factors. The
Berg Group is currently evaluating its total construction costs due to
delayed billings by its vendors. Details of the acquisition cannot be
determined at this time.
In January 2001, we completed the sale of the R&D property at 4949 Hellyer
Avenue, San Jose, California to Cisco Systems, Inc, which exercised its
option in November 2000. We realized a gain of $3.1 million on the total
sale price of $23.1 million. Cisco Systems, Inc. also exercised its option
in November 2000 to purchase the R&D property at 5713-49 Fontanoso Way, San
Jose, California. The sale is expected to occur in the fourth quarter of
2001.
In January 2001, the Company paid dividends aggregating $3,236 to its
common stockholders which were payable to stockholders of record as of
December 31, 2000.
- 57 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
SUPPLEMENTAL FINANCIAL INFORMATION (UNAUDITED)
Quarterly financial information for the year ended December 31, 2000 is as
follows:
First Second Third Fourth
------------ ----------- ----------- ------------
Revenue $ 21,235 $ 23,899 $ 26,822 $ 27,611
Income before minority interest $ 14,463 $ 16,555 $ 19,362 $ 21,253
Net Income $ 2,631 $ 2,930 $ 3,357 $ 3,661
Per share data:
Basic net income per share $ 0.15 $ 0.17 $ 0.20 $ 0.21
Diluted net income per share $ 0.15 $ 0.17 $ 0.20 $ 0.21
Weighted average number of common shares
outstanding (basic) 16,990,353 17,025,365 17,025,365 17,025,365
Weighted average number of common shares
outstanding (diluted) 17,389,409 17,113,346 17,191,306 17,249,144
Quarterly financial information for the year ended December 31, 1999 is as
follows:
First Second Third Fourth
------------ ----------- ----------- ------------
Revenue $ 14,027 $ 18,376 $ 20,517 $ 20,806
Income before minority interest $ 7,605 $ 10,552 $ 13,488 $ 14,671
Net Income $ 881 $ 1,065 $ 2,178 $ 2,407
Per share data:
Basic net income per share $ 0.11 $ 0.13 $ 0.13 $ 0.15
Diluted net income per share $ 0.10 $ 0.13 $ 0.13 $ 0.15
Weighted average number of common shares
outstanding (basic) 8,227,261 8,166,977 16,715,354 16,964,086
Weighted average number of common shares
outstanding (diluted) 8,415,412 8,305,603 16,808,181 17,056,913
- 58 -
Report of Independent Accountants on
Financial Statement Schedules
To the Board of Directors and Stockholders
of Mission West Properties, Inc.
Our audits of the consolidated financial statements referred to in our
report dated January 21, 2001 included in this Form 10-K of Mission West
Properties, Inc. also included audits of the financial statement schedules
listed in Item 14(a)(2) of this Form 10-K. In our opinion, the financial
statement schedules presents fairly, in all material respects, the
information set forth therein when read in conjunction with the related
consolidated financial statements.
PricewaterhouseCoopers LLP
San Francisco, California
January 21, 2001
- 59 -
INTENTIONALLY BLANK
- 60 -
MISSION WEST PROPERTIES, INC.
Schedule III
Real Estate and Accumulated Depreciation
December 31, 2000
(Dollars in thousands)
Initial Cost
------------------------ Cost
December 31, Buildings Subsequent to
2000 and Construction/
Property Name City Encumbrances Land Improvements Acquisition
----------------------------------------------- -------------- ---------- ------------ -------------
5300 Hellyer Avenue San Jose E $ 11,643 $ 5,742 $ 11,442
10401-10411 Bubb Road Cupertino A 632 3,078
2001 Logic Drive Cupertino 2,288 11,134
45365 Northport Loop Fremont 2,447 5,711 $ 11
47000 Northport Loop Fremont B 1,184 5,760 7
45738 Northport Loop Fremont B 891 4,338 5
4050 Starboard Drive Fremont B 1,329 6,467 8
3501 W. Warren Ave/Fremont Blvd. Fremont 1,866 9,082
48800 Milmont Blvd Fremont 1,013 4,932
4750 Patrick Henry Drive Santa Clara 1,604 7,805 153
4949 Hellyer Avenue San Jose B 3,593 17,484 61
3520 Bassett Street Santa Clara C 1,104 5,371
3530 Bassett Street Santa Clara C,D 2,735 849 4,133
5850-5870 Hellyer Avenue San Jose 2,787 6,502
800 Branham Lane East San Jose 5,508 12,851
5400 Hellyer Avenue San Jose 3,238 5,358
5749 Fontanoso Way San Jose 2,572 4,597 49
1065-1105 L'Avenida Mountain View 46,832 109,275 65
1750 Automation Parkway San Jose 4,789 11,174 315
1756 Automation Parkway San Jose 4,378 10,216 15
1762 Automation Parkway San Jose 4,804 12,224
1768 Automation Parkway San Jose 8,195 19,121
255 Caspian Drive Sunnyvale 3,491 8,146
2251 Lawson Lane Santa Clara 1,952 9,498
1230 E. Arques Sunnyvale 540 2,628
1250 E. Arques Sunnyvale 1,335 6,499
3120 Scott Blvd Santa Clara 2,044 9,948
20400 Mariani Avenue Cupertino 1,756 1,670 8,125
10500 De Anza Blvd Cupertino B 7,666 37,304
20605-705 Valley Green Dr. Cupertino 3,490 16,984
10300 Bubb Road Cupertino B 635 3,090
10440 Bubb Road Cupertino 377 434 2,112
10460 Bubb Road Cupertino 423 994 4,838 1,158
1135 Kern Avenue Sunnyvale 407 1,982
405 Tasman Drive Sunnyvale 550 2,676
450 National Avenue Mountain View B 611 2,973
3301 Olcott Street Santa Clara 1,846 8,984
2800 Bayview Avenue Fremont 1,070 5,205
6850 Santa Teresa Blvd San Jose 377 1,836 780
6810 Santa Teresa Blvd San Jose 2,567 5,991 12
140-160 Great Oaks Blvd San Jose 1,402 6,822 158
6541 Via del Oro/6385 San Ignacio San Jose 1,039 5,057
6311-6351 San Ignacio Avenue San Jose B 6,246 30,396 94
6320-6360 San Ignacio Avenue San Jose 2,616 12,732 197
75 E. Trimble Rd./2610 N. First St San Jose 3,477 16,919 82
2033-2243 Samaritan Drive San Jose 50,886 F 5,046 24,556
1170 Morse Avenue Sunnyvale B 658 3,201
3236 Scott Blvd Santa Clara B 1,234 6,005
1212 Bordeaux Lane Sunnyvale 2,250 10,948
1325-1810 McCandless Drive Milpitas F 13,994 66,213 225
1600 Memorex Drive Santa Clara 1,221 5,940
1688 Richard Avenue Santa Clara 1,248 2,913 6
1700 Richard Avenue Santa Clara 1,727 4,030
3506-3510 Bassett Street Santa Clara C 943 4,591 99
3540-3544 Bassett Street Santa Clara C B 1,565 7,615 189
3550 Bassett Street Santa Clara C B 1,079 5,251 33
3560 Bassett Street Santa Clara C B 1,075 5,233 8
3570-3580 Bassett Street Santa Clara C B 1,075 5,233
Prudential Capital Group Loan 126,764 B
--------------- ---------- ------------ -------------
$ 194,584 $187,219 $650,529 $ 3,730
=============== ========== ============ =============
MISSION WEST PROPERTIES, INC.
Schedule III
Real Estate and Accumulated Depreciation
December 31, 2000
(Dollars in thousands)
Total Cost
-------------------------
Buildings
And Accumulated Date of Depreciable
Property Name City Land Improvements Total Depreciation Acquisition Life
----------------------------------------------- ---------- ------------- ------------ ------------ ----------- ------------
5300 Hellyer Avenue San Jose E $ 5,742 $ 11,442 $17,184 $ 179 5/00 40 Years
10401-10411 Bubb Road Cupertino A 632 3,078 3,710 194 7/98 40 Years
2001 Logic Drive Cupertino 2,288 11,134 13,422 697 7/98 40 Years
45365 Northport Loop Fremont 2,447 5,722 8,169 36 10/00 40 Years
47000 Northport Loop Fremont 1,184 5,767 6,951 362 7/98 40 Years
45738 Northport Loop Fremont 891 4,343 5,234 274 7/98 40 Years
4050 Starboard Drive Fremont 1,329 6,475 7,804 407 7/98 40 Years
3501 W. Warren Ave/Fremont Blvd. Fremont 1,866 9,082 10,948 570 7/98 40 Years
48800 Milmont Blvd Fremont 1,013 4,932 5,945 310 7/98 40 Years
4750 Patrick Henry Drive Santa Clara 1,604 7,958 9,562 495 7/98 40 Years
4949 Hellyer Avenue San Jose 3,593 17,545 21,138 1,098 7/98 40 Years
3520 Bassett Street Santa Clara C 1,104 5,371 6,475 337 7/98 40 Years
3530 Bassett Street Santa Clara C,D 849 4,133 4,982 260 7/98 40 Years
5850-5870 Hellyer Avenue San Jose 2,787 6,502 9,289 355 11/98 40 Years
800 Branham Lane East San Jose 5,508 12,851 18,359 268 3/00 40 Years
5400 Hellyer Avenue San Jose 3,238 5,358 8,596 67 7/00 40 Years
5749 Fontanoso Way San Jose 2,572 4,646 7,218 145 10/99 40 Years
1065-1105 L'Avenida Mountain View 46,832 109,340 156,172 4,782 4/99 40 Years
1750 Automation Parkway San Jose 4,789 11,489 16,278 431 7/99 40 Years
1756 Automation Parkway San Jose 4,378 10,231 14,609 256 1/00 40 Years
1762 Automation Parkway San Jose 4,804 12,224 17,028 229 4/00 40 Years
1768 Automation Parkway San Jose 8,195 19,121 27,316 40 12/00 40 Years
255 Caspian Drive Sunnyvale 3,491 8,146 11,637 153 4/00 40 Years
2251 Lawson Lane Santa Clara 1,952 9,498 11,450 595 7/98 40 Years
1230 E. Arques Sunnyvale 540 2,628 3,168 167 7/98 40 Years
1250 E. Arques Sunnyvale 1,335 6,499 7,834 407 7/98 40 Years
3120 Scott Blvd Santa Clara 2,044 9,948 11,992 624 7/98 40 Years
20400 Mariani Avenue Cupertino 1,670 8,125 9,795 510 7/98 40 Years
10500 De Anza Blvd Cupertino 7,666 37,304 44,970 2,335 7/98 40 Years
20605-705 Valley Green Dr. Cupertino 3,490 16,984 20,474 1,065 7/98 40 Years
10300 Bubb Road Cupertino 635 3,090 3,725 195 7/98 40 Years
10440 Bubb Road Cupertino 434 2,112 2,546 134 7/98 40 Years
10460 Bubb Road Cupertino 994 5,996 6,991 335 7/98 40 Years
1135 Kern Avenue Sunnyvale 407 1,982 2,389 127 7/98 40 Years
405 Tasman Drive Sunnyvale 550 2,676 3,226 169 7/98 40 Years
450 National Avenue Mountain View 611 2,973 3,584 187 7/98 40 Years
3301 Olcott Street Santa Clara 1,846 8,984 10,830 564 7/98 40 Years
2800 Bayview Avenue Fremont 1,070 5,205 6,275 327 7/98 40 Years
6850 Santa Teresa Blvd San Jose 377 2,616 2,993 136 7/98 40 Years
6810 Santa Teresa Blvd San Jose 2,567 6,003 8,570 276 3/99 40 Years
140-160 Great Oaks Blvd San Jose 1,402 6,980 8,382 432 7/98 40 Years
6541 Via del Oro/6385 San Ignacio San Jose 1,039 5,057 6,096 317 7/98 40 Years
6311-6351 San Ignacio Avenue San Jose 6,246 30,490 36,736 1,904 7/98 40 Years
6320-6360 San Ignacio Avenue San Jose 2,616 12,929 15,545 802 7/98 40 Years
75 E. Trimble Rd./2610 N. First St San Jose 3,477 17,001 20,478 1,061 7/98 40 Years
2033-2243 Samaritan Drive San Jose 5,046 24,556 29,602 1,538 7/98 40 Years
1170 Morse Avenue Sunnyvale 658 3,201 3,859 202 7/98 40 Years
3236 Scott Blvd Santa Clara 1,234 6,005 7,239 377 7/98 40 Years
1212 Bordeaux Lane Sunnyvale 2,250 10,948 13,198 687 7/98 40 Years
1325-1810 McCandless Drive Milpitas 13,994 66,438 80,432 4,169 7/98 40 Years
1600 Memorex Drive Santa Clara 1,221 5,940 7,161 348 7/98 40 Years
1688 Richard Avenue Santa Clara 1,248 2,919 4,167 181 9/98 40 Years
1700 Richard Avenue Santa Clara 1,727 4,030 5,757 143 8/99 40 Years
3506-3510 Bassett Street Santa Clara C 943 4,690 5,633 291 7/98 40 Years
3540-3544 Bassett Street Santa Clara C 1,565 7,804 9,368 483 7/98 40 Years
3550 Bassett Street Santa Clara C 1,079 5,284 6,363 331 7/98 40 Years
3560 Bassett Street Santa Clara C 1,075 5,241 6,316 329 7/98 40 Years
3570-3580 Bassett Street Santa Clara C 1,075 5,233 6,308 329 7/98 40 Years
Prudential Capital Group Loan
---------- ------------- ------------ ------------
$187,219 $654,259 $841,478 $34,022
========== ============= ============ ============
- 61 -
(A) 16.67% of this property's ownership is held by unaffiliated parties outside
the operating partnerships or the Company.
(B) Encumbered by the $126,764 Prudential Capital Group loan - full amount of
loan shown at the bottom of the schedule.
(C) Part of the property group referred to as Triangle Technology Park.
(D) 25% of this property's ownership is held by unaffiliated parties outside
the operating partnerships or the Company.
(E) 50% of this property's ownership is held by unaffiliated parties outside
the operating partnerships or the Company.
(F) Four properties at McCandless Drive, in addition to the three properties at
Samaritan Drive, are encumbered by the $50,886 debt due the Berg Group
under the line of credit.
- 62 -
MISSION WEST PROPERTIES, INC.
Schedule III
Real Estate and Accumulated Depreciation
December 31, 1999
(Dollars in thousands)
Initial Cost
-------------------------- Cost
December 31, Buildings Subsequent to
1999 and Construction/
Property Name City Encumbrances Land Improvements Acquisition
------------------------------------------------- ------------- ----------- ------------ -------------
10401-10411 Bubb Road Cupertino A $ 632 $ 3,078
2001 Logic Drive Cupertino 2,288 11,134
47000 Northport Loop Fremont B 1,184 5,760 $ 7
45738 Northport Loop Fremont B 891 4,338 5
4050 Starboard Drive Fremont B 1,329 6,467 8
3501 W. Warren Ave/Fremont Blvd Fremont 1,866 9,082
48800 Milmont Blvd Fremont 1,013 4,932
4750 Patrick Henry Drive Santa Clara 1,604 7,805 153
4949 Hellyer Avenue San Jose B 3,593 17,484 61
3520 Bassett Street Santa Clara C 1,104 5,371
3530 Bassett Street Santa Clara C $ 2,853 849 4,133
5850-5870 Hellyer Avenue San Jose 2,787 6,502
5749 Fontanoso Way San Jose 2,572 4,597
1065-1105 L'Avenida Mountain View 46,832 109,275
1750 Automation Parkway San Jose 4,789 11,174 315
2251 Lawson Lane Santa Clara 1,952 9,498
1230 E. Arques Sunnyvale 540 2,628
1250 E. Arques Sunnyvale 1,335 6,499
3120 Scott Blvd Santa Clara 2,044 9,948
20400 Mariani Avenue Cupertino 1,902 1,670 8,125
10500 De Anza Blvd Cupertino B 7,666 37,304
20605-705 Valley Green Dr. Cupertino 3,490 16,984
10300 Bubb Road Cupertino B 635 3,090
10440 Bubb Road Cupertino 405 434 2,112
10460 Bubb Road Cupertino 477 994 4,838 30
1135 Kern Avenue Sunnyvale 407 1,982
405 Tasman Drive Sunnyvale 550 2,676
450 National Avenue Mountain View B 611 2,973
3301 Olcott Street Santa Clara 1,846 8,984
2800 Bayview Avenue Fremont 1,070 5,205
6850 Santa Teresa Blvd San Jose 377 1,836 27
6810 Santa Teresa Blvd San Jose 2,567 5,991 47
140-160 Great Oaks Blvd San Jose 1,402 6,822 91
6541 Via del Oro/6385 San Ignacio San Jose 1,039 5,057
6311-6351 San Ignacio San Jose B 6,246 30,396 21
6320-6360 San Ignacio San Jose 2,616 12,732 197
75 E. Trimble Road/2610 N. First StSan Jose 3,477 16,919
2033-2243 Samaritan Drive San Jose 31,193 5,046 24,556
1170 Morse Avenue Sunnyvale B 658 3,201
3236 Scott Blvd Santa Clara B 1,234 6,005
1212 Bordeaux Lane Sunnyvale 2,250 10,948
1325-1810 McCandless Dr. Milpitas 13,994 66,213 230
1600 Memorex Drive Santa Clara 1,221 5,940
1688 Richard Avenue Santa Clara 1,248 2,912 7
1700 Richard Avenue Santa Clara 1,727 4,029
3506-3510 Bassett Street Santa Clara C 943 4,591 52
3540-3544 Bassett Street Santa Clara C B 1,565 7,615 57
3550 Bassett Street Santa Clara C B 1,079 5,251
3560 Bassett Street Santa Clara C B 1,075 5,233
3570-3580 Bassett Street Santa Clara C B 1,075 5,233
Prudential Capital Group Loan 128,315B
------------- ------------ ------------ -------------
$165,145 $149,416 $565,458 $1,308
============= ============ ============ =============
MISSION WEST PROPERTIES, INC.
Schedule III
Real Estate and Accumulated Depreciation
December 31, 1999
(Dollars in thousands)
Total Cost
-----------------------
Buildings
and Accumulated Date of Depreciable
Property Name City Land Improvements Total Depreciation Acquisition Life
------------------------------------------------- --------- ------------ ----------- ------------ ----------- ------------
10401-10411 Bubb Road Cupertino A $ 632 $ 3,078 $ 3,710 $ 117 7/98 40 Years
2001 Logic Drive Cupertino 2,288 11,134 13,422 419 7/98 40 Years
47000 Northport Loop Fremont 1,184 5,767 6,951 218 7/98 40 Years
45738 Northport Loop Fremont 891 4,343 5,234 165 7/98 40 Years
4050 Starboard Drive Fremont 1,329 6,475 7,804 245 7/98 40 Years
3501 W. Warren Ave/Fremont Blvd Fremont 1,866 9,082 10,948 343 7/98 40 Years
48800 Milmont Blvd Fremont 1,013 4,932 5,945 187 7/98 40 Years
4750 Patrick Henry Drive Santa Clara 1,604 7,958 9,562 296 7/98 40 Years
4949 Hellyer Avenue San Jose 3,593 17,545 21,138 659 7/98 40 Years
3520 Bassett Street Santa Clara C 1,104 5,371 6,475 203 7/98 40 Years
3530 Bassett Street Santa Clara C 849 4,133 4,982 157 7/98 40 Years
5850-5870 Hellyer Avenue San Jose 2,787 6,502 9,289 192 11/98 40 Years
5749 Fontanoso Way San Jose 2,572 4,597 7,169 29 10/99 40 Years
1065-1105 L'Avenida Mountain View 46,832 109,275 156,107 2,049 4/99 40 Years
1750 Automation Parkway San Jose 4,789 11,489 16,278 144 7/99 40 Years
2251 Lawson Lane Santa Clara 1,952 9,498 11,450 358 7/98 40 Years
1230 E. Arques Sunnyvale 540 2,628 3,168 101 7/98 40 Years
1250 E. Arques Sunnyvale 1,335 6,499 7,834 245 7/98 40 Years
3120 Scott Blvd Santa Clara 2,044 9,948 11,992 375 7/98 40 Years
20400 Mariani Avenue Cupertino 1,670 8,125 9,795 307 7/98 40 Years
10500 De Anza Blvd Cupertino 7,666 37,304 44,970 1,401 7/98 40 Years
20605-705 Valley Green Dr. Cupertino 3,490 16,984 20,474 639 7/98 40 Years
10300 Bubb Road Cupertino 635 3,090 3,725 118 7/98 40 Years
10440 Bubb Road Cupertino 434 2,112 2,546 81 7/98 40 Years
10460 Bubb Road Cupertino 994 4,868 5,862 185 7/98 40 Years
1135 Kern Avenue Sunnyvale 407 1,982 2,389 77 7/98 40 Years
405 Tasman Drive Sunnyvale 550 2,676 3,226 102 7/98 40 Years
450 National Avenue Mountain View 611 2,973 3,584 113 7/98 40 Years
3301 Olcott Street Santa Clara 1,846 8,984 10,830 339 7/98 40 Years
2800 Bayview Avenue Fremont 1,070 5,205 6,275 197 7/98 40 Years
6850 Santa Teresa Blvd San Jose 377 1,863 2,240 71 7/98 40 Years
6810 Santa Teresa Blvd San Jose 2,567 6,038 8,605 126 3/99 40 Years
140-160 Great Oaks Blvd San Jose 1,402 6,913 8,315 258 7/98 40 Years
6541 Via del Oro/6385 San Ignacio San Jose 1,039 5,057 6,096 191 7/98 40 Years
6311-6351 San Ignacio San Jose 6,246 30,417 36,663 1,142 7/98 40 Years
6320-6360 San Ignacio San Jose 2,616 12,929 15,545 479 7/98 40 Years
75 E. Trimble Road/2610 N. First StSan Jose 3,477 16,919 20,396 636 7/98 40 Years
2033-2243 Samaritan Drive San Jose 5,046 24,556 29,602 924 7/98 40 Years
1170 Morse Avenue Sunnyvale 658 3,201 3,859 122 7/98 40 Years
3236 Scott Blvd Santa Clara 1,234 6,005 7,239 227 7/98 40 Years
1212 Bordeaux Lane Sunnyvale 2,250 10,948 13,198 413 7/98 40 Years
1325-1810 McCandless Dr. Milpitas 13,994 66,443 80,437 2,510 7/98 40 Years
1600 Memorex Drive Santa Clara 1,221 5,940 7,161 199 7/98 40 Years
1688 Richard Avenue Santa Clara 1,248 2,919 4,167 108 9/98 40 Years
1700 Richard Avenue Santa Clara 1,727 4,029 5,756 42 8/99 40 Years
3506-3510 Bassett Street Santa Clara C 943 4,643 5,586 174 7/98 40 Years
3540-3544 Bassett Street Santa Clara C 1,565 7,672 9,237 288 7/98 40 Years
3550 Bassett Street Santa Clara C 1,079 5,251 6,330 199 7/98 40 Years
3560 Bassett Street Santa Clara C 1,075 5,233 6,308 198 7/98 40 Years
3570-3580 Bassett Street Santa Clara C 1,075 5,233 6,308 198 7/98 40 Years
Prudential Capital Group Loan
--------- ------------ ----------- ------------
$149,416 $566,766 $716,182 $18,566
========= ============ =========== ============
- 63 -
(A) 16.67% of this property's ownership is held by unaffiliated parties outside
the operating partnerships or the Company
(B) Encumbered by the $128,315 Prudential Capital Group loan - full amount of
loan shown at the bottom of the schedule.
(C) Part of the property group referred to as Triangle Technology Park
(D) 25% of this property's ownership is held by unaffiliated parties outside
the operating partnerships or the Company.
- 64 -
MISSION WEST PROPERTIES, INC.
NOTE TO SCHEDULE III
December 31, 2000 and 1999
(Dollars in thousands)
1. Reconciliation of real estate and accumulated depreciation:
2000 1999
------------------------ ------------------------
Real estate investments:
Balance at beginning of year $ 716,182 $ 521,439
Additions 125,296 194,743
Dispositions - -
------------------------ ------------------------
Balance at end of year $ 841,478 $ 716,182
======================== ========================
Accumulated depreciation:
Balance at beginning of year $ 18,566 $ 5,410
Additions 15,456 13,156
Dispositions - -
------------------------ ------------------------
Balance at end of year $ 34,022 $ 18,566
======================== ========================
- 65 -
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
FINANCIAL DISCLOSURE
Not applicable.
- 66 -
PART III
ITEM 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT
The information required by Item 10 is incorporated by reference from the
sections titled "Directors and Executive Officers" and "Section 16(a)
Beneficial Ownership Reporting Compliance" in the Company's definitive
proxy statement for its annual stockholders' meeting.
ITEM 11. EXECUTIVE COMPENSATION
The information required by Item 11 is incorporated by reference from the
section titled "Executive Compensation" in the Company's definitive proxy
statement for its annual stockholders' meeting, excluding, however, the
sections titled "Executive Compensation - Performance Graph" and "Executive
Compensation - Report on Executive Compensation by the Compensation
Committee of the Board of Directors," none of which are incorporated by
reference in response to this item.
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT
The information required by Item 12 is incorporated by reference from the
sections titled "Share Ownership" in the Company's definitive proxy
statement for its annual stockholders' meeting.
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
The information required by Item 13 is incorporated by reference from the
sections titled "Certain Relationships and Related Transactions" in the
Company's definitive proxy statement for its annual stockholders' meeting.
- 67 -
PART IV
ITEM 14. EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON FORM 8-K
Exhibits required by Item 601 of Regulation S-K.
EXHIBIT INDEX
3.2.1+ Articles of Amendment and Restatement of Mission West Properties, Inc.
3.2.2+ Restated Bylaws of Mission West Properties, Inc.
10.1.1** Amended and Restated Agreement of Limited Partnership of Mission West Properties, L.P.
10.1.2** Amended and Restated Agreement of Limited Partnership of Mission West Properties, L.P. I
10.1.3** Amended and Restated Agreement of Limited Partnership of Mission West Properties, L.P. II
10.1.4** Amended and Restated Agreement of Limited Partnership of Mission West Properties, L.P. III
10.2** Exchange Rights Agreement between Mission West Properties and the Limited Partners
10.3.1* 1997 Stock Option Plan
10.3.2* Form of Incentive Stock Option Agreement
10.3.3* Form of Non-statutory Stock Option Agreement
10.3.4* Form of Directors Stock Option Agreement
10.4.1* Acquisition Agreement, dated as of May 14, 1998, among Mission West Properties, certain partnerships and the Berg
Group (as defined therein)
10.4.2* Amendment of Acquisition Agreement, dated as of July 1, 1998
10.4.3* Form of Partnership Interest Purchase Demand Note
10.5.1* Stock Purchase Agreement dated as of May 4, 1998, between Mission West Properties and the purchasers of Common
Stock in a private placement of 5,800,000 shares and Subscription Agreement relating to same
10.5.2* Stock Purchase Agreement dated as of May 4, 1998 between Mission West Properties and the purchasers of Common
Stock in a private placement of 695,058 shares and Subscription Agreement relating to same
10.5.3** Form of Registration Rights Agreement for purchasers, who acquired shares of Common Stock under the May 4, 1998
Stock Purchase Agreements (filed as Exhibits 10.8 to Post-effective Amendment No. 1 to S-4 Registration Statement
filed on Form S-3 on February 11, 1999. Commission File No. 333-52835-99)
10.6** Pending Projects Acquisition Agreement among Mission West Properties, the Operating Partnership and the
Berg Group
10.7** Berg Land Holdings Option Agreement between Mission West Properties and certain members of the Berg Group
10.8* Berg & Berg Enterprises, Inc. Sublease Agreement
10.9++ Amended and Restated Stock Option Agreement for Michael J. Anderson (200,000 shares of Common Stock)
10.10* Restricted Stock Purchase Agreement for Michael J. Anderson (200,000 shares of Common Stock)
10.11* Promissory Note from Michael J. Anderson
10.12* Lease Agreement with Apple Computer, Inc.
10.13* Lease Agreement with Cisco Systems, Inc,
10.14* Lease Agreement with Amdahl Corporation
10.15* Prudential Promissory Note
10.16* Prudential Deed of Trust
10.17* Prudential Certificate Regarding Distribution
10.18* Prudential Guaranty
10.19+ Waiver Agreement
10.20** Ownership Limit Exemption Agreement dated December 29, 1999 between Mission West Properties and Dan and
Paul McCarthy
10.21x Lease Agreement with Microsoft Corporation
10.22x Contribution Agreement
10.23xx Assumption Agreement for Wells Fargo Line of Credit
10.24xx Form of secured note payable to the Berg Group
10.25xx Form of deed of trust granted to the Berg Group
10.26xx Supplemental Agreement among Mission West Properties, Inc., Carl E. Berg and Clyde J. Berg
10.27 Revolving Credit - $75,000,000 Secured Promissory Note
- 68 -
10.28 Deed of Trust Securing Revolving Promissory Note
21.1++ Subsidiaries of the Registrant
24.1xx Powers of Attorney (included in the signature page on page ___ of this report)
27.1 Financial Data Schedule
* Incorporated herein by reference to the same-numbered exhibit to the
Company's Registration Statement on Form S-4 filed on May 15, 1998 and
declared effective on November 23, 1998
** Incorporated herein by reference to the same-numbered exhibit to the
Company's Post-effective Amendment No. 1 to Registration Statement on Form
S-4 filed on Form S-3 on February 11, 1999. (Commission File No.
333-52835-99).
+ Incorporated herein by reference to the same-numbered exhibit to Amendment
No. 4 to the Registration Statement on Form S-4 filed on November 16, 1998
and declared effective on November 23, 1998.
++ Incorporated herein by reference to the same-numbered exhibit to the annual
report on Form 10-K for 1998 filed on March 31, 1999.
x Incorporated herein by reference to the same-numbered exhibit to current
report on Form 8-K filed on May 14, 1999 (Commission File No. 000-25235).
xx Incorporated herein by reference to the same-numbered exhibit to the
Registration Statement on Form S-11 filed on June 8, 1999 (Commission File
No. 333-80203).
(b) Reports on Form 8-K.
The registrant has not filed any reports on Form 8-K during the last quarter of
the period covered by this report.
- 69 -
SIGNATURES
Pursuant to the requirements of the Section 13 or 15(d) of the Securities
Exchange Act of 1934, the registrant has duly caused this Report to be signed on
its behalf by the undersigned, thereunto duly authorized.
MISSION WEST PROPERTIES, INC.
Date: March 30, 2001 By: /s/ CARL E. BERG
----------------------
Carl E. Berg
Chairman of the Board, Chief
Executive Officer, President and
Director
Date: March 30, 2001 By: /s/ WAYNE N. PHAM
----------------------
Wayne N. Pham
Vice President of Finance and
Controller (Principal Accounting
Officer)
KNOW ALL PERSONS BY THESE PRESENTS, that each person whose signature appears
below constitutes and appoints Carl E. Berg his true and lawful attorney-in-fact
with the power of substitution, to sign any amendments to this Report on Form
10-K and to file the same, with exhibits thereto and other documents in
connection therewith, with the Securities and Exchange Commission, hereby
ratifying and confirming all that each of said attorney-in-fact, or his or her
substitute, may do or choose to be done by virtue hereof.
Pursuant to the requirements of the Securities Exchange Act of 1934, this Report
has been signed below by the following persons on behalf of the registrant and
in the capacities and on the dates indicated.
Signature Title Date
/s/ CARL E. BERG
-----------------------
Carl E. Berg Chairman of the Board, Chief March 30, 2001
Executive Officer, President and
Director
/s/ JOHN C. BOLGER
-----------------------
John C. Bolger Director March 30, 2001
/s/ WILLIAM A. HASLER
-----------------------
William A. Hasler Director March 30, 2001
/s/ LAWRENCE B. HELZEL
-----------------------
Lawrence B. Helzel Director March 30, 2001
- 70 -
EXHIBIT 10.27
REVOLVING CREDIT
SECURED PROMISSORY NOTE
("Note")
$75,000,000.00 March 1, 2000
FOR VALUE RECEIVED, Mission West Properties, L.P., a Delaware limited
partnership, Mission West Properties, L.P. I, a Delaware limited partnership,
Mission West Properties L.P. II, a Delaware limited partnership, and Mission
West Properties, L.P. III, a Delaware limited partnership (collectively
"Borrower"), promises to pay to the order of Berg & Berg Enterprises, LLC, a
California limited liability company ("Lender") or its assigns, at 10050 Bandley
Drive, Cupertino, California 95014, or at such other place as the holder of this
Note may from time to time designate, the principal sum of Seventy-Five Million
Dollars ($75,000,000.00) (the "Credit Amount") or so much of that sum as may be
advanced under this Note from time to time by any holder, plus interest as
computed herein.
Interest on the principal sum of this Note from time to time outstanding will be
computed from the date of each advance of principal at LIBOR plus 1.30% (the
"Applicable Interest Rate"). Interest will be computed on the basis of a three
hundred sixty (360) day year and the actual number of days elapsed, which will
result in the payment of more interest than if a 365-day year were used.
All accrued and unpaid principal and interest shall be due and payable no later
than March 1, 2002.
Advances under this Note may be drawn by Borrower, up to the Credit Amount, upon
not less than 5 days notice to Lender.
Each payment shall be credited first on the interest then due and the remainder
on the principal sum.
The undersigned agrees that the holder of this Note may, without notice to the
undersigned and without affecting the liability of the undersigned, accept
additional or substitute security for this Note, or release any security or any
party liable for this Note, or extend or renew this Note.
If the undersigned consists of more than one person or entity, their liability
and obligations under this Note will be joint and several. Borrower jointly and
severally waives diligence, presentment, protest and demand, notice of protest,
dishonor and non-payment of this Note, expressly agrees that this Note or any
payment hereunder, may be extended from time to time, and consents to the
acceptance of further security for this Note, including other types of security,
all without in any way affecting the liability of the Borrower. The right to
plead any and all statutes of limitations as a defense to any demand on this
Note, or on any guaranty hereof, or to any agreement to pay the same, or to any
demand secured by the Deed of Trust, or other security, securing this Note,
against Borrower, the holder of any property encumbered by the Deed of Trust or
other instrument securing this Note, and any guarantors or sureties, is
expressly waived by each and all said parties.
All amounts payable under this Note are payable in lawful money of the United
States, free from any offset, deduction or counterclaim. Checks will constitute
payment only when collected.
Upon any default in the payment of any amounts due under this Note or upon any
default under the Deed of Trust, the holder may, at its option and upon ten (10)
days' written notice to the undersigned, declare the entire unpaid principal sum
of this Note together with all accrued interest to be due and payable provided,
however, that if the undersigned should cure such default under this Note or the
Deed of Trust within the time period described above, the right of the holder to
declare the entire unpaid principal sum of this Note together with all accrued
interest immediately due and payable shall terminate as to such default as if no
such default occurred.
The undersigned agrees to pay all costs of collection when incurred, including
but not limited to reasonable attorneys' fees. If any suit or action is
instituted to enforce this Note, the undersigned promises to pay, in addition to
the costs and disbursements otherwise allowed by law, such sum as the court may
adjudge as reasonable attorneys' fees in such suit or action.
This Note may be prepaid in whole or in part at any time without penalty. Until
the maturity date, including all extensions thereof, amounts repaid may be
subsequently advanced under this Note, up to the Credit Amount.
This Note will be governed by the laws of the State of California.
This Note is a non-recourse loan secured by a Deed of Trust and Assignment of
Rents (the "Deed of Trust") executed by the undersigned in favor of Lender and
covering real property located in San Jose, California. The Deed of Trust
contains provisions for the acceleration of the maturity of this Note.
Mission West Properties, L.P.,
Mission West Properties, L.P. I,
Mission West Properties, L.P. II, and
Mission West Properties, L.P. III
By: Mission West Properties, Inc., their general partner
/s/ Carl E. Berg
-----------------------------------------
By: Carl E. Berg, President