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, 2001
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
25, 2002, as reported on the American Stock Exchange, was approximately
$227,896,443. As of March 25, 2002 there were 17,463,329 shares of the
Registrant's Common Stock outstanding.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the registrant's definitive proxy statement for the 2002 Annual
Meeting of Stockholders to be held May 23, 2002, and to be filed pursuant to
Regulation 14A are incorporated by reference in Part III of this Form 10-K to
the extent stated herein.
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 the Company (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, tenant defaults and bankruptcies, and general accounting
principles, policies and guidelines applicable to REITs. In addition, the actual
timing of development, construction, and leasing on the projects that the
Company believes it may acquire in the future under the Berg land holdings
option agreement is unknown presently, and reliance should not be placed on the
estimates concerning these projects set forth under the caption, "Current
Properties Subject to Our Acquisition Agreement with the Berg Group," below.
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.
2001 FORM 10-K ANNUAL REPORT
Table of Contents
PART I
Page No.
Item 1. Business 1
Item 2. Properties 15
Item 3. Legal Proceedings 21
Item 4. Submission of Matters to a Vote of Security Holders 21
PART II
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 40
Item 8. Financial Statements and Supplementary Data 41
Item 9. Changes in and Disagreements with Accountants on
Accounting and Financial Disclosure 67
PART III
Item 10. Directors and Executive Officers of the Registrant 68
Item 11. Executive Compensation 68
Item 12. Security Ownership of Certain Beneficial Owners and Management 68
Item 13. Certain Relationships and Related Transactions 68
PART IV
Item 14. Exhibits, Financial Statements, Schedules and Reports
on Form 8-K 69
Signatures 71
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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 Research and Development ("R&D") properties, primarily located
in the Silicon Valley portion of the San Francisco Bay Area. As of December
31, 2001, we owned and managed 97 properties totaling approximately 6.8
million rentable square feet of R&D properties through four limited
partnerships, or operating partnerships, for which we are the sole general
partner. R&D 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, JDS Uniphase
Corporation, Amdahl Corporation (a subsidiary of Fujitsu Limited), and
Apple Computer, 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 comprising
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 built-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 2,589,000 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 operating 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 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, 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;
- exchange their Operating Partnership ("O.P.") Units for our common
stock;
- vote on major transactions, subject to its maintenance of certain
ownership interests; and
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- 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 Chairman of the Board of Directors 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
2002, we expect to acquire a total of approximately 290,000 additional
rentable square feet currently under development. These acquisitions will
be completed on pre-negotiated terms under 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 250 additional acres of land
currently controlled by the Berg Group, which could support approximately
3.93 million square feet of new developments.
We also have an option, under the Berg land holdings option agreement, 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 R&D, 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 679,000
rentable square feet on 47 acres held by TBI-Mission West, LLC, in which
the Berg Group holds a 50% interest. We will not acquire this joint venture
interest until the buildings are fully completed and leased. 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 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
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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 ("Fully Diluted"), falls below 25%.
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, 2001, we had acquired sixteen leased R&D
properties totaling approximately 1,574,000 rentable square feet under this
agreement at a cost of approximately $161.3 million, for which we issued
6,748,195 O.P. Units and assumed debt of approximately $91.0 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 the
following or a lesser amount as approved by the independent directors
committee:
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
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 property 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,
including any variations from stated terms outlined above, 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 (1)
------------------------------ -------------------- ------------------- --------------------------- ----------------------
UNDER DEVELOPMENT: (dollars in thousands)
Morgan Hill (JV I) (2) 12 160,000 Q4 2002/Q1 2003 $17,500
Morgan Hill (JV II) (2) 11 151,242 Q4 2002/Q1 2003 16,200
5345 Hellyer 8 125,000 Q1 2002 15,000
Piercy & Hellyer 11 165,000 Q3 2002 20,900
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SUBTOTAL 42 601,242 $69,600
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Approximate
Rentable Area
Property Net Acres (Square Feet)
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AVAILABLE LAND:
Piercy & Hellyer 30 490,000
Morgan Hill (2) 24 368,025
King Ranch 12 207,000
Fremont & Cushing 24 387,000
Evergreen 160 2,480,000
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SUBTOTAL 250 3,932,025
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TOTAL 292 4,533,267
==================== ===================
(1) The estimated acquisition value represents the estimated cash price for
acquiring the projects under the terms of the Berg land holdings option
agreement, which may differ from the actual acquisition cost as determined
under accounting principles generally accepted in the United States of
America ("GAAP"), if O.P. Units or any other securities based on the market
value of our common stock are issued in the transaction.
(2) We expect to own an approximate 50% interest in the partnership through one
of its operating partnerships. The property will be operated and managed by
the other partner in the entity. The rentable area and estimated
acquisition value shown above reflect both the Company's and the other
partner's combined interest in these properties.
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, we 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, nor 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, Funds From Operation ("FFO") 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 (89) occupying our 97
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.
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RECENT RENTAL MARKET DEVELOPMENTS
All of the Company's properties are located in the Northern California area
known as Silicon Valley, which generally consists of portions of Santa
Clara County, Southwestern Alameda County, Southeastern San Mateo County
and Eastern Santa Cruz County. The Silicon Valley economy and business
activity have slowed markedly during 2001 after fast-paced growth in 1999
and 2000. In the past several years, the Silicon Valley R&D property market
has fluctuated with the local economy. According to a recent report by BT
Commercial Real Estate, vacancy rates for Silicon Valley R&D property
increased from approximately 3.3% in late 2000 to 14.8% at the end of 2001.
Total vacant R&D square footage in Silicon Valley at the end of the fourth
quarter of 2001 amounted to 22.4 million square feet, of which 51.8%, or
11.6 million square feet, was sublease space. Total net absorption in 2000
amounted to approximately 12.8 million square feet. For the year 2001,
there was a total negative net absorption of approximately (15.6) million
square feet. The impact of this decline has not been uniform throughout the
area, however. The Silicon Valley R&D property market has been
characterized by a substantial number of submarkets, with rent and vacancy
rates varying considerably by submarket and location within each submarket.
Our average occupancy rate for the year ended December 31, 2001 was 98%. We
anticipate our vacancy rate to range between 10-14% by the end of 2002 and
renewal rental rates to be same as or, perhaps, lower than current rents.
In addition, leasing activity for new build-to-suit and vacated R&D
properties has slowed considerably during the past year. Consequently, we
believe that the projected acquisition dates for other development
properties subject to the Berg land holdings option agreement may be
delayed for the foreseeable future. Such delays could reduce future growth
in revenues, operating income and FAD. Our operating results, cash flows
and ability to pay dividends at current levels remain subject to a number
of material risks, as indicated above under the caption "Forward-Looking
Information" and in the section entitled Item 1. "Business - Risk Factors."
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 structured 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 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 ORGANIZATION, EXPERIENCED TEAM. In part because of our primary
focus on Silicon Valley, our experience with the special real estate
requirements of information technology tenants and the long-term
triple-net structure of our 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 of our
organization 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
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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.
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,
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
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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, may 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.
The shares of our common stock issuable 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 were registered under the Securities
Act 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.
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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 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 25, 2002, we employed five people, all of whom work at our
executive offices at 10050 Bandley Drive, Cupertino, California, 95014.
FACILITIES
We sublease office space at 10050 Bandley Drive, Cupertino, California from
Berg & Berg Enterprises, Inc. and share clerical staff and other overhead
on what we consider to be very favorable terms. The total monthly rent
payable by us to Berg & Berg Enterprises, Inc. is $7,520.
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 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
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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. 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
calculated on a Fully Diluted basis. 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 76.8% of the equity interests in the operating
partnerships and approximately 76.5% of our equity interests on a Fully
Diluted basis. 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 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, 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.
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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 $7,520 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.
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-trading-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
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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, 2001, we had borrowed approximately
$79.9 million under our $100 million line of credit with the Berg Group,
which is secured by eleven of our properties and expires March 2003. 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 $11.4 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 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."
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 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. 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
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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 rental income. For
example, during the last six months, three tenants accounting for
approximately 399,000 net rentable square feet of R&D properties informed
us that they had filed petitions under Chapter 11 of the Bankruptcy Code.
Under the bankruptcy laws, these tenants may have the right to reject their
leases with us and our claim for rent will be limited to the greater of one
year or 15% of the total amount giving under the leases upon default, but
not to exceed three years of the remaining term of the lease following the
earlier of the petition filing date or the date on which we gained
repossession of the property, as well as any rent that was unpaid on the
earlier of those dates. In addition, one tenant accounting for
approximately 158,000 of the 399,000 net rentable square feet of R&D
properties has discontinued its operations, and we do not anticipate
collecting any additional rent from them. Of the three tenants in
bankruptcy, we have regain possession of two properties from one tenant
comprising 158,000 rentable square feet. These two properties may take
anywhere from six to twelve months or longer to re-lease. These tenants'
rent obligations are current through March. Please refer to Item 2.
"Properties - Events Subsequent to December 31, 2001" for more details.
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 2003 would materially affect our business and affect
our ability 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
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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,
FAD 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 90% of our otherwise taxable
income, after certain adjustments, with respect to each tax year. 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.
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 the acquisition of any of our 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
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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 FAD 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 in exchange 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, 2001, all outstanding
shares of our common stock, 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 eligible 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(e) 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 FAD. Thus, higher
market interest rates could cause the price of our common stock to fall.
- 14 -
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, R&D, 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 enables 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 our properties are R&D properties. Generally, these 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 8,700 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, 2001:
Major
Total Percentage Tenants'
No. of Rentable Leased as of Average 2001 Rentable 2001 Annual
Location Properties Sq. Ft. Dec. 31, 2001 Occupancy Major Tenants Sq. Ft. Base Rents(1)
------------------------------------------------------------------------------------------------------------------------------------
5300-5350 Hellyer Avenue (3) 2 160,000 100% 100% Tyco International, Inc. 160,000 $ 3,125,760
10401-10411 Bubb Road (3) 1 20,330 100% 100% Celerity Systems, Inc. 20,330 486,417
2001 Logic Drive (4) 1 72,426 100% 100% Xilinx, Inc. 72,426 1,998,960
45365 Northport Loop West 1 64,218 100% 100% Mattson Technology, Inc. 31,641 1,246,196
JNI Corporation 19,727
45700 Northport Loop East 1 47,570 100% 100% Philips Electronics 47,570 726,732
45738 Northport Loop West 1 44,256 100% 100% EIC Corporation 44,256 565,081
4050 Starboard Drive 1 52,232 100% 100% Flash Electronics, Inc. 52,232 783,480
3501 W. Warren Avenue & 1 67,864 100% 100% StorageWay, Inc. 51,864 1,368,597
46600 Fremont Blvd.
- 15 -
Major
Total Percentage Tenants'
No. of Rentable Leased as of Average 2001 Rentable 2001 Annual
Location Properties Sq. Ft. Dec. 31, 2001 Occupancy Major Tenants Sq. Ft. Base Rents(1)
------------------------------------------------------------------------------------------------------------------------------------
48800 Milmont Drive 1 53,000 100% 100% Zhone Technologies, Inc. 53,000 621,645
4750 Patrick Henry Drive 1 65,780 100% 100% InterTrust Technologies Corp. 65,780 1,538,978
Triangle Technology Park (3) 7 416,927 100% 98% JDS Uniphase Corporation 152,362 6,440,876
Intevac Corporation 119,583
Xicom Technology, Inc. 47,480
Solid Data Systems, Inc. 34,248
Diligent Software 25,350
Systems Corp.
5850-5870 Hellyer 1 109,715 100% 100% Clear Logic, Inc. 64,805 1,589,009
Gadzoox Networks, Inc. 44,910
5750 Hellyer Avenue 1 73,312 100% 100% Gadzoox Networks, Inc. 73,312 566,720(2)
800 Branham Lane East (5) 1 239,000 100% 100% Candescent Technologies Corp.239,000 3,395,956
5500-5550 Hellyer Avenue 2 196,534 100% 100% ACT Manufacturing, Inc. 196,534 3,083,639(2)
5400 Hellyer Avenue 1 77,184 100% 100% Jetstream Communications, Inc.77,184 1,435,997
5325 Hellyer Avenue 1 131,500 100% 100% Celestica Asia, Inc. 131,500 2,303,880(2)
5905-5965 Silver Creek 4 346,000 100% 100% ONI Systems Corporation 346,000 3,169,290(2)
855 Branham Lane East 1 67,912 100% 100% Lynuxworks, Inc. 67,912 1,486,400(2)
1065 L'Avenida 5 515,700 100% 100% Microsoft Corporation 515,700 19,555,592
1750 Automation Parkway 1 80,641 100% 100% JDS Uniphase Corporation 80,641 1,720,336
1756 Automation Parkway 1 80,640 100% 100% JDS Uniphase Corporation 80,640 1,792,312
1762 Automation Parkway 1 61,100 100% 100% JDS Uniphase Corporation 61,100 2,066,776
1768 Automation Parkway 1 110,592 100% 100% JDS Uniphase Corporation 110,592 3,084,168
255 Caspian Drive (6) 1 98,500 100% 100% Exodus Communications, Inc. 98,500 2,062,149
245 Caspian Drive (6) 1 59,400 100% 100% Exodus Communications, Inc. 59,400 1,670,760(2)
2251 Lawson Lane 1 125,000 100% 100% Amdahl Corporation 125,000 1,407,785
1230 East Arques 1 60,000 100% 100% Amdahl Corporation 60,000 305,672
1250 East 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% Dade Behring, Inc. 105,000 1,096,200
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 1,975,381
10300 Bubb Road 1 23,400 100% 100% Apple Computer, Inc. 23,400 421,200
10440 Bubb Road 1 19,500 100% 100% Luminous Networks, Inc. 19,500 1,093,560
10460 Bubb Road 1 45,460 100% 100% Luminous Networks, Inc. 45,460 1,606,552
1135 Kern Avenue 1 18,300 100% 100% Broadmedia, Inc. 18,300 315,899
1190 Morse Avenue & 1 28,350 100% 100% Coptech West 28,350 353,244
405 Tasman Avenue
450 National Avenue 1 36,100 100% 92% ePeople, Inc. 36,100 1,169,750
- 16 -
Major
Total Percentage Tenants'
No. of Rentable Leased as of Average 2001 Rentable 2001 Annual
Location Properties Sq. Ft. Dec. 31, 2001 Occupancy Major Tenants Sq. Ft. Base Rents(1)
------------------------------------------------------------------------------------------------------------------------------------
3301 Olcott Street 1 64,500 100% 100% NEC Electronics, Inc. 64,500 1,170,335
2800 Bayview Avenue 1 59,736 100% 100% Mattson Technology, Inc. 59,736 674,815
6850 Santa Teresa Blvd. 1 30,000 100% 83% Valiant Networks, Inc. 30,000 589,992
6810 Santa Teresa Blvd. 1 54,996 100% 100% Polaris Networks, Inc. 54,996 1,498,105
140-150 Great Oaks Blvd. & 2 105,300 100% 100% Atcor Corporation 52,000 1,678,341
6781 Via Del Oro Amtech Corporation 31,500
6540-6541 Via Del Oro & 2 66,600 100% 100% Exsil, Inc. 20,076 1,026,920
6385-6387 San Ignacio Ave. Alcatel USA, Inc. 17,400
Modutek Corporation 17,400
6311-6351 San Ignacio Ave. 5 362,767 100% 100% On Command Corporation 131,320 4,701,356
Saint-Gobain 66,042
Avnet, Inc. 53,494
Photon Dynamics, Inc. 52,000
Teledex Corporation 30,000
6320-6360 San Ignacio Ave. 1 157,292 100% 97% Nortel Networks Corporation 92,692 3,567,308
Quantum 3D 19,600
75 East Trimble Road & 2 170,810 100% 100% Comerica Bank 93,984 2,518,737
2610 North First Street County of Santa Clara 76,826
2033-2243 Samaritan Drive 3 235,122 36% 85% Texas Instruments 48,677 4,448,047
State Farm Insurance 23,801
1170 Morse Avenue 1 39,231 100% 100% CA Parkinsons Foundation 39,231 365,256
3236 Scott Blvd. 1 54,672 100% 100% Celeritek, Inc. 54,672 934,893
1212 Bordeaux Lane 1 71,800 100% 100% TRW, Inc. 71,800 1,324,296
McCandless Technology Park 14 705,956 91% 92% Larscom, Inc. 118,708
Arrow Electronics, Inc. 92,862 10,479,998
SDRC 50,768
Chartered Semiconductor 45,312
Panasonic Industrial Co. 40,970
K-TEC Corporation. 39,800
Promptu Systems 26,663
Corporation
1600 Memorex Drive 1 107,500 100% 100% Sasco Electric 107,500 758,542
1688 Richard Avenue 1 52,800 100% 100% NWE Technology, Inc. 52,800 734,343
1700 Richard Avenue 1 58,783 100% 100% Broadwing, Inc. 58,783 614,287
------------------ -------------
TOTAL 97 6,799,308 $121,049,364
================== =============
(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. Cash rents for
properties sold during 2001 are also excluded.
(2) Property was purchased during 2001. The 2001 Annual Base Rent reflects rent
received from the date of acquisition through December 31, 2001.
(3) Joint venture properties.
(4) This property was sold in March 2002.
(5) Candescent Technologies Corporation terminated its lease in March 2002 in a
negotiated settlement with us. This property is currently vacant.
(6) Exodus Communications, Inc. terminated its lease effective May 2002 in a
negotiated settlement with us. These properties are currently vacant.
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
properties
- 17 -
at 5300-5350 Hellyer Avenue, which are owned by a joint venture in which
we, through an operating partnership, own a 50% interest.
EVENTS SUBSEQUENT TO DECEMBER 31, 2001
In January 2002, we acquired an approximately 125,000 rentable square foot
newly constructed R&D property located at 5345 Hellyer Avenue in San Jose,
California under the Berg land holdings option agreement. The total
acquisition price for this property was approximately $13.7 million. We
acquired this property by borrowing $7.5 million under the Berg Group line
of credit and issuing 502,805 O.P. Units to various members of the Berg
Group.
On March 6, 2002, we completed the sale in a tax-deferred exchange of a
72,426 square foot R&D property located at 2001 Logic Drive, San Jose,
California to Xilinx, Inc., which exercised a purchase option in the same
month. We realized a gain of $6.1 million on the total sale price of
approximately $18.5 million. The sale proceeds from the property sold were
classified as restricted cash to be used in tax-deferred property
exchanges.
Effective March 8, 2002, we acquired three R&D buildings totaling
approximately 206,000 rentable square foot located at 2610 and 2630 Orchard
Parkway and 55 West Trimble Road in San Jose, California from Silicon
Valley Properties, LLC in a tax-deferred exchange transaction involving our
former R&D properties at 2001 Logic Drive and 5713-5729 Fontanoso Way, San
Jose, California. The total acquisition price for these properties was
approximately $31.3 million.
One of our tenants, Exodus Communications, Inc. ("Exodus"), filed a
voluntary petition for bankruptcy protection under Chapter 11 of the U.S.
Bankruptcy Code on September 26, 2001. Effective May 2002, Exodus will
terminate its lease agreement in a negotiated settlement with us and stop
paying its monthly obligations under the lease. Exodus was leasing two
properties comprising approximately 158,000 rentable square feet. We will
forego approximately $4.4 million in cash rental revenues in 2002 due to
this lease termination. These two properties are currently vacant and may
take six months or longer to re-lease.
Two other tenants, comprising 241,000 rentable square feet, are also in
bankruptcy. They are currently paying their monthly obligations under the
leases. At this time, we do not know whether these tenants will disavow
their leases. For 2002, the projected combined cash rental revenues for
these tenants are approximately $4.5 million.
Candescent Technologies Corporation, which leased two properties
representing approximately 284,000 rentable square feet, terminated its
lease agreement in a negotiated settlement with us effective March 2002.
For 2002, the projected cash rental revenues for this tenant would have
been approximately $4.8 million. One of the properties, consisting of
approximately 239,000 square feet, may take twelve months or more to
re-lease and is currently vacant. The other property, consisting of 45,000
rentable square feet, is partially leased, of which 11,270 rentable square
feet remains vacant.
We have performed an impairment analysis on the properties that were leased
by Exodus and Candescent Technologies and believe that no impairment has
been incurred.
- 18 -
LEASE EXPIRATIONS
The following table sets forth a schedule of the lease expirations for the
properties beginning with 2002, assuming that none of the tenants exercise
existing renewal options or termination rights. The table excludes 190,227
rentable square feet that was vacant as of December 31, 2001 and 72,426
rentable square feet for a property that was sold in March 2002.
Number of Percentage of Total Annual
Year of Lease Leases Rentable Square Footage 2002 Annual Base Rent Base Rent Represented By
Expiration Expiring Subject to Expiring Leases Under Expiring Leases (1) Expiring Leases (2)
--------------------------------------------------------------------------------------------------------------------
2002 17 962,253 (3) $ 6,700,518 5.4%
2003 13 423,443 6,721,163 5.4%
2004 19 1,022,972 13,350,096 10.8%
2005 19 644,344 13,129,457 10.6%
2006 17 1,343,862 40,832,232 33.0%
2007 15 1,039,089 22,237,483 18.0%
2008 1 125,000 1,431,032 1.2%
2009 1 58,783 649,555 0.5%
2010 1 82,875 1,652,653 1.3%
Thereafter 4 834,034 17,041,244 13.8%
------------------------------------------------------------------------------------------------------
107 6,536,655 $ 123,745,433 100%
======================================================================================================
(1) The base rent for leases expiring is based on scheduled January 2002 annual
cash rents, which are different than annual rents determined in accordance
with GAAP.
(2) Based upon 2002 annual cash rents as discussed in Note (1).
(3) Includes properties that were leased by Exodus Communications, Inc. and
Candescent Technologies Corporation.
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, 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
- 19 -
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. We do not expect 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, 2001.
- 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 2001 and 2000
were as follows:
2001 2000
----------------------------- -----------------------------
High Low High Low
------------- ------------- ------------- -------------
1st Quarter $14.20 $12.50 $9 $7 1/8
2nd Quarter $14.39 $11.23 $10 5/8 $8 5/16
3rd Quarter $14.35 $11.60 $14 $10
4th Quarter $12.85 $10.85 $14 5/8 $12 7/8
On March 25, 2002, there were 242 registered holders of the Company's
common stock. We declared and paid dividends in each quarter of 2001 and
2000. We expect to pay quarterly dividends during 2002. The following
tables show information for quarterly dividends for 2001 and 2000.
2001
-----------------------------------------------
Record Payment Dividend
Date Date per Share
------------- ------------- -------------
1st Quarter 03/30/01 04/10/01 $0.19
2nd Quarter 06/29/01 07/12/01 0.22
3rd Quarter 09/28/01 10/11/01 0.24
4th Quarter 12/31/01 01/10/02 0.24
-------------
Total $0.89
=============
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 100% of the
dividends declared in 2001 and 2000 as ordinary income.
The closing price of our common stock on December 31, 2001, the last
trading day, was $12.72 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
---------------------------------------------------------- December 31, November 30,
2001 2000 1999 1998 1997 1997
------------- ------------- ------------- ------------- ------------- --------------
OPERATING DATA: (dollars in thousands, except per share)
Revenue:
Rental revenues $128,228 $ 99,567 $ 73,726 $ 27,285 $ - $ 1,376
Tenant reimbursements 17,571 14,635 11,047 4,193 - -
Other income, including interest
and gain on sale of assets 13,918 1,742 1,220 278 27 5,095
------------- ------------- ------------- ------------- ------------- --------------
Total revenues 159,717 115,944 85,993 31,756 27 6,471
------------- ------------- ------------- ------------- ------------- --------------
Expenses:
Property operating, maintenance
and real estate taxes 18,403 15,025 11,467 4,821 - 246
Interest 8,704 8,290 11,623 4,685 - 425
Interest (related parties) 4,709 4,475 2,246 3,511 - -
General and administrative 1,284 1,065 1,185 1,501 139 1,467
Depreciation 16,917 15,456 13,156 5,410 - 246
------------- ------------- ------------- ------------- ------------- --------------
Total Expenses 50,017 44,311 39,677 19,928 139 2,384
------------- ------------- ------------- ------------- ------------- --------------
Income (loss) before minority
interest and income taxes 109,700 71,633 46,316 11,828 (112) 4,087
Minority interest 91,565 59,054 39,785 12,049 - -
------------- ------------- ------------- ------------- ------------- --------------
Income (loss) before income taxes 18,135 12,579 6,531 (221) (112) 4,087
(Benefit) provision for income taxes - - - - (38) 1,043
------------- ------------- ------------- ------------- ------------- --------------
Net income (loss) $ 18,135 $ 12,579 $ 6,531 $ (221) $ (74) $ 3,044
============= ============= ============= ============= ============= ==============
Basic income (loss) per share (1) $1.06 $.73 $.52 $(.13) $(.05) $18.48
Diluted income (loss) per share (1) $1.03 $.72 $.52 $(.13) $(.05) $18.48
PROPERTY AND OTHER DATA (2):
Total properties, end of period 97 89 80
Total square feet, end of period (000's) 6,799 6,196 5,307
Average monthly rental revenue
per square foot (3) $1.59 $1.36 $1.16
Occupancy at end of period 97% 99% 99%
FUNDS FROM OPERATIONS (2) (4): $114,513 $86,303 $59,079 $17,238
Cash flows from operating activities $111,157 $84,580 $60,298 $16,264 $(46) $(1,000)
Cash flows from investing activities (3,040) (2,736) (12,084) (118) - 46,198
Cash flows from financing activities (107,498) (83,706) (41,920) (21,469) 150 (42,844)
December 31,
------------------------------------------------------------------------- November 30,
2001 2000 1999 1998 1997 1996
------------- ------------- ------------- ------------- ------------- --------------
(dollars in thousands)
BALANCE SHEET DATA:
Real estate assets, net of
accumulated depreciation $860,935 $807,456 $697,616 $516,029 $ - $46,285
Total assets 910,255 826,910 712,704 519,866 5,763 46,324
Line of credit - related parties 79,887 50,886 - - - -
Debt 127,416 132,055 133,952 184,389 - 30,753
Debt - related parties 11,371 11,643 31,193 20,752 - -
Total liabilities 286,768 255,505 215,212 213,234 552 32,142
Minority interest 515,063 469,332 396,810 273,379 - -
Stockholders' equity 108,424 102,073 100,682 33,253 5,211 14,182
Common stock outstanding 17,329,779 17,025,365 16,972,374 8,218,594 1,501,104 45,704
O.P. Units issued and outstanding 85,762,541 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, 2001, 2000, and 1999.
(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), including non-recurring
events other than "extraordinary items" under GAAP and gains and losses
from sales of depreciable operating properties, 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 neither net income as a measure of
profitability nor is it comparable to cash flows provided by operating
activities determined in accordance with GAAP. FFO is not comparable to
similarly entitled items reported by other REITs that do not define them
exactly as we define FFO. See Part II - Item 7 "Management's Discussion and
Analysis of Financial Condition and Results of Operations - Funds from
Operations."
- 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 AND BACKGROUND
Our original predecessor was formed in 1969 as Palomar Mortgage Investors,
a California business trust, which operated as a mortgage REIT until 1979
when, under the name of Mission Investment Trust, it terminated its status
as a REIT and began to develop and market its own properties. In 1982,
Mission West Properties was incorporated as a successor to Mission
Investment Trust. In 1997, our predecessor, Mission West Properties, sold
all its real estate assets to Spieker Properties, L.P. for approximately
$50.5 million in cash and paid a special dividend of $9.00 per share to
stockholders. After the sale of assets and the payment of the dividend to
stockholders, Mission West Properties retained only nominal assets.
Subsequently, Mission West Properties 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. 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. 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. 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, and our
general partnership interests represented the balance of the ownership of
the operating partnerships. 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. At December 31, 2001, we owned a 16.73% general partnership
interest in the operating partnerships, taken as a whole, on a weighted
average basis.
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 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 two 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. 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.
On December 8, 1998, the AMEX recommenced trading of our common stock. 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.
We have two wholly-owned corporate subsidiaries, MIT Realty, Inc. and
Mission West Executive Aircraft Center. Both corporations are inactive.
Since the beginning of calendar year 1999, we have been taxed as a
qualified REIT.
- 25 -
CRITICAL ACCOUNTING POLICIES
We prepare the consolidated financial statements in conformity with GAAP,
which requires us to make certain estimates, judgments and assumptions that
affect the reported amounts in the accompanying consolidated financial
statements, disclosure of contingent assets and liabilities and related
footnotes. Actual results may differ from these estimates under different
assumptions or conditions.
Critical accounting policies are defined as those that require management
to make estimates, judgments and assumptions, giving due consideration to
materiality, in certain circumstances that affect amounts reported in the
consolidated financial statements, and potentially result in materially
different results under different conditions and assumptions. We believe
that the following best describe our critical accounting policies:
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.
We review 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, we will recognize an
impairment loss equal to the difference between its carrying amount and its
estimated 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 the
recorded amounts of the property. As of December 31, 2001 and 2000, the
properties' carrying values did not exceed the estimated fair values and no
impairment losses were recorded.
ALLOWANCE FOR DOUBTFUL ACCOUNTS AND RESERVE. The preparation of the
consolidated financial statements requires us to make estimates and
assumptions. As such, we must make estimates of the uncollectability of our
accounts receivable based on the evaluation of our tenants' financial
position, analyses of accounts receivable and current economic trends. We
also make estimates for a straight-line adjustment reserve for existing
tenants with the potential of bankruptcy or ceasing operations. The use of
different estimates or assumptions could produce different results. Our
accounts receivable balance was approximately $560,000, net of allowance
for doubtful accounts of $250,000 as of December 31, 2001. Our
straight-line adjustment reserve was $600,000 as of December 31, 2001.
JOINT VENTURES. We, through an operating partnership, own three properties
that are in joint ventures of which we have an 83.33%, 75% and 50%
interest. We manage and operate all three properties. The recognition of
these properties and their operating results is 100% reflected on our
consolidated financial statements. In calculating FFO, the unaffiliated
third party minority interests are excluded. Estimated monthly payments are
made to the owners with 16.67%, 25% and 50% interests, which requires us to
make assumptions and judgments. Actual results may differ from these
estimates under different assumptions or conditions.
REVENUE RECOGNITION. Rental revenue 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.
Rental revenue is affected if existing tenants terminate or amend their
leases. Thus, if tenants lengthen their lease term, additional rental
revenue is recognized. On the other hand, if tenants terminate their lease
agreements or shorten their lease terms, rental revenue decreases because
of lesser future cash flows and a one-time straight-line adjustment. We try
to identify tenants who have the potential of bankruptcy or of ceasing
operations. By anticipating these events in advance, we expect to take
actions to minimize the effect on the results of our operations. Our
judgments and estimations about tenants' capacity to continue to meet their
lease obligations will affect the rental revenue recognized. Material
differences may result in the amount and timing of our rental revenue for
any period if we made different judgments or estimations.
- 26 -
RESULTS OF OPERATIONS
COMPARISON OF THE YEAR ENDED DECEMBER 31, 2001 TO THE YEAR ENDED DECEMBER
31, 2000.
RENTAL REVENUES
---------------
As of December 31, 2001, we, through our controlling interests in the
operating partnerships, owned 97 properties totaling approximately 6.8
million square feet compared to 89 properties totaling approximately 6.2
million square feet as of December 31, 2000. This represented a net
increase of approximately 10% in total rentable square footage from the
prior year. We made the following acquisitions under the Berg land holdings
option agreement and through the exchange of existing R&D properties.
Date of Rentable Square
Acquisition Address Footage
------------------- ------------------------------------------- -------------------
1/01 5325 Hellyer Avenue 131,500
2/01 5500 Hellyer Avenue 117,740
4/01 245 Caspian Drive (1)(3) 59,400
5/01 855 Branham Lane East (1) 67,912
6/01 5550 Hellyer Avenue 78,794
7/01 5905-5965 Silver Creek Valley Road I (2) 247,500
8/01 5750 Hellyer Avenue 73,312
10/01 5905-5965 Silver Creek Valley Road II 98,500
-------------------
Total 874,658
===================
(1) Acquired in exchange for R&D property located at 4949 Hellyer Avenue, San
Jose, California.
(2) Three buildings were acquired at this location.
(3) A lessee was paying rent for this site under a 15-year lease, although the
building has not been completed for occupancy by this lessee. This lessee
filed for bankruptcy protection under Chapter 11 in September 2001 and has
effectively terminated its lease agreement in May 2002 in a negotiated
settlement with us.
During 2001, we sold two R&D properties pursuant to Section 1031 of the
Internal Revenue Code of 1986. The gain on the sale of the properties was
deferred for tax purposes as the properties were exchanged for the
properties identified above in note (1) in the preceding table, as well as
2610 and 2630 Orchard Parkway and 55 West Trimble Road, San Jose,
California, which we acquired in March 2002. Our property sales which were
effected pursuant to Section 1031 of the Internal Revenue Code of 1986, as
amended, are as follows:
Date of Rentable Square
Disposition Address Footage
------------------- ------------------------------------------- -------------------
1/01 4949 Hellyer Avenue 200,484
9/01 5713-5729 Fontanoso Way 77,700
-------------------
Total 278,184
===================
The following table depicts the amounts of rental revenues for the years
ended December 31, 2001 and 2000 represented by our historical properties
and our acquired properties since July 1, 1998 and the percentage of the
total increase in rental revenues over the period that is represented by
each group of properties.
December 31,
---------------------------------- % Change by % of Total
2001 2000 $ Change Property Group Net Change
-------------- -------------- -------------- -------------- --------------
(dollars in thousands)
Same Property (1) $66,306 $59,304 $7,002 11.8% 7.0%
1998 Acquisitions 2,330 2,330 - - -
1999 Acquisitions 25,757 25,635 122 0.5% -
2000 Acquisitions (2) 20,151 12,298 7,853 63.9% 7.9%
2001 Acquisitions 13,684 - 13,684 100% 13.7%
-------------- -------------- -------------- --------------
Total/Overall $128,228 $99,567 $28,661 28.8% 28.8%
============== ============== ============== ==============
(1) "Same Property" is defined as properties owned as of July 1, 1998,
properties acquired in 1998 and 1999 and still owned as of December 31,
2001.
(2) The amounts, for "2000 Acquisitions" in year 2000, for some properties do
not reflect a full twelve months of rent due to the timing of the
acquisition of the properties during the year 2000.
For the year ended December 31, 2001, our rental revenues from real estate
increased by $28.7 million, or 29%, which included an increase of
approximately $6.1 million over base rental revenues to reflect rental
revenues on a straight-line basis, from $99.5 million for the year ended
December 31, 2000 to $128.2 million for the same period in 2001. These
increases were
- 27 -
primarily attributable to scheduled increases in rental rates and new
acquisitions. Of the $28.7 million increase in rental revenues, $7.0
million resulted from the Company's "Same Property" portfolio, $0.1 million
resulted from newly developed properties acquired in 1999, $7.9 million
resulted from newly developed properties acquired in 2000, and $13.7
million resulted from newly developed properties acquired in 2001.
OTHER INCOME
------------
Other income, including interest and excluding gain on sales of real
estate, was approximately $2.5 million and $1.7 million for the years ended
December 31, 2001 and 2000, respectively. The $0.8 million increase was
primarily from interest earned on our restricted cash account. Gain on
sales of real estate was approximately $11.5 million for the year ended
December 31, 2001.
EXPENSES
--------
The following table reflects the increase in property operating expenses
and real estate taxes for the year ended December 31, 2001 over property
operating expenses and real estate taxes for the year ended December 31,
2000 and the percentage of total increase in expenses over the period that
is represented by each group of properties.
December 31,
----------------------------------
% Change by % of Total
2001 2000 $ Change Property Group Net Change
-------------- -------------- -------------- -------------- --------------
(dollars in thousands)
Same Property (1) $11,626 $11,228 $ 398 3.5% 2.6%
1998 Acquisitions 515 271 244 90.0% 1.6%
1999 Acquisitions 2,166 2,813 (647) (23.0%) (4.3%)
2000 Acquisitions (2) 1,682 713 969 135.9% 6.5%
2001 Acquisitions 2,414 - 2,414 100% 16.1%
-------------- -------------- -------------- --------------
Total/Overall $18,403 $15,025 $3,378 22.5% 22.5%
============== ============== ============== ==============
(1) "Same Property" is defined as properties owned as of July 1, 1998,
properties acquired in 1998 and 1999 and still owned as of December 31,
2001.
(2) The amounts, for "2000 Acquisitions" in year 2000, for some properties do
not reflect a full twelve months of operating expenses and real estate
taxes due to the timing of the acquisition of the properties during the
year 2000.
Tenant reimbursements increased by $3.0 million, or 21%, from $14.6 million
for the year ended December 31, 2000 to $17.6 million for the year ended
December 31, 2001. Operating expenses and real estate taxes, on a combined
basis, increased by $3.4 million, or 23%, from $15.0 million to $18.4
million for the years ended December 31, 2000 and 2001, respectively. Of
the $3.4 million increase in property operating expenses and real estate
taxes, $0.4 million resulted from the Company's "Same Property" portfolio,
$0.2 million resulted from properties acquired in 1998, ($0.6) million
resulted from properties acquired in 1999, $1.0 million resulted from
properties acquired in 2000, and $2.4 million resulted from properties
acquired in 2001. 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 were consistent
with the increase in rental revenues. General and administrative expenses
increased by $0.2 million from $1.1 million to $1.3 million for the years
ended December 31, 2000 and 2001, respectively, primarily due to the
addition of one new employee in 2001.
Interest expense increased by $0.4 million, or 5%, from $8.3 million for
the year ended December 31, 2000 to $8.7 million for the year ended
December 31, 2001, primarily due to a mortgage loan we established in May
2000 in connection with a property acquisition. Interest expense (related
parties) increased by $0.2 million, or 4%, from $4.5 million for the year
ended December 31, 2000 to $4.7 million for the year ended December 31,
2001. Interest rates decreased in 2001, which partially offset the increase
in interest on additional debt outstanding. As a result of ten R&D property
acquisitions since December 31, 2000, debt outstanding, including amounts
due related parties, increased by $24.1 million, or 12%, from $194.6
million as of December 31, 2000 to $218.7 million as of December 31, 2001.
Management expects interest expense to increase as additional debt is
incurred in connection with new property acquisitions.
Depreciation expense increased by $1.4 million, or 9%, from $15.5 million
to $16.9 million for the years ended December 31, 2000 and 2001,
respectively. The increase was attributable to the acquisition of ten R&D
properties comprised of approximately 875,000 rentable square feet since
December 31, 2000.
MINORITY INTEREST AND NET INCOME
--------------------------------
As of December 31, 2001 and 2000, we owned a general partnership interest
of 16.54%, 21.41%, 15.42% and 12.24% and 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, which are the operating partnerships. We owned a 16.73% and
16.92% general partnership interest in the operating partnerships, taken as
a whole, on a weighted average basis as of December 31, 2001 and 2000,
respectively. Our income attributed to minority interest increased by $32.5
million, or 55%, from $59.1 million for the year ended December 31, 2000 to
$91.6 million for the year ended December 31, 2001. Net
- 28 -
income to shareholders increased by $5.5 million, or 44%, from $12.6
million for the year ended December 31, 2000 to $18.1 million for year
ended December 31, 2001. Minority interest represents the limited partners'
ownership interest of 83.27% and 83.08%, on a weighted average basis, as of
December 31, 2001 and 2000, 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 eight new
properties under the Berg land holdings option agreement.
COMPARISON OF THE YEAR ENDED DECEMBER 31, 2000 TO THE YEAR ENDED DECEMBER
31, 1999.
RENTAL REVENUES
---------------
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 of nine R&D
properties 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.
The following table depicts the amounts of rental revenues for the years
ended December 31, 2000 and 1999 represented by our historical properties
and our acquired properties since July 1, 1998 and the percentage of the
total increase in rental revenues over the period that is represented by
each group of properties.
December 31,
----------------------------------
% Change by % of Total
2000 1999 $ Change Property Group Net Change
-------------- -------------- -------------- -------------- --------------
(dollars in thousands)
Same Property (1) $59,304 $54,194 $ 5,110 9.4% 6.9%
1998 Acquisitions 2,330 2,342 (12) (0.5%) -
1999 Acquisitions (2) 25,635 17,190 8,445 49.1% 11.4%
2000 Acquisitions 12,298 - 12,298 100.0% 16.7%
-------------- -------------- -------------- --------------
Total/Overall $99,567 $73,726 $25,841 35.0% 35.0%
============== ============== ============== ==============
(1) "Same Property" is defined as properties owned as of July 1, 1998,
properties acquired in 1998 and still owned as of December 31, 2000.
(2) The amounts, for "1999 Acquisitions" in year 1999, for some properties do
not reflect a full twelve months of rent due to the timing of the
acquisition of the properties during the year 1999.
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%.
- 29 -
EXPENSES
--------
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 and the percentage of total increase in expenses over the period that
is represented by each group of properties.
December 31,
----------------------------------
% Change by % of Total
2000 1999 $ Change Property Group Net Change
-------------- -------------- -------------- -------------- --------------
(dollars in thousands)
Same Property (1) $11,228 $ 9,882 $1,346 13.6% 11.7%
1998 Acquisitions 271 291 (20) (6.9%) -
1999 Acquisitions (2) 2,813 1,294 1,519 117.4% 13.2%
2000 Acquisitions 713 - 713 100.0% 6.2%
-------------- -------------- -------------- --------------
Total/Overall $15,025 $11,467 $3,558 31.0% 31.0%
============== ============== ============== ==============
(1) "Same Property" is defined as properties owned as of July 1, 1998,
properties acquired in 1998 and still owned as of December 31, 2000.
(2) The amounts, for "1999 Acquisitions" in year 1999, for some properties do
not reflect a full twelve months of operating expenses and real estate
taxes due to the timing of the acquisition of the properties during the
year 1999.
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 were 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 $0.12 million from $1.18 million to
$1.06 million for the years ended December 31, 1999 and 2000, respectively,
due to the decrease in legal expenses.
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 in 2000 for nine R&D property acquisitions comprising
approximately 891,000 rentable square feet. 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, 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 from 1999 to 2000. The additional depreciation resulted
from nine R&D properties acquired in 2000.
MINORITY INTEREST AND NET INCOME
--------------------------------
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. 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.
- 30 -
CHANGES IN FINANCIAL CONDITION
YEAR ENDED DECEMBER 31, 2001.
The most significant changes in our financial condition in 2001 resulted
from property acquisitions and exchanges. In addition, stockholders' equity
increased from the exercise of employee stock options and the exchange of
O.P. Units for common stock.
During 2001, we acquired eight R&D properties, all located in Silicon
Valley. These acquisitions added approximately 748,000 square feet of
rentable space and were acquired from the Berg Group under the Berg land
holdings option agreement. The total gross acquisition price for these
eight properties was approximately $80.7 million. We financed these
acquisitions by borrowing $45.9 million under our line of credit from the
Berg Group, assuming other liabilities of $2.0 million, and issuing
2,422,837 O.P. Units to various members of the Berg Group. In addition to
those eight property purchases, we also acquired two R&D properties
representing approximately 127,000 rentable square feet from the Berg Group
for approximately $23.2 million in a tax-deferred exchange with the
property sold to Cisco Systems, Inc. as discussed below. The sales proceeds
from the properties sold by the Company were classified as restricted cash
for use in tax-deferred property exchanges and were reflected on our
balance sheet as restricted cash at December 31, 2001. No debt or O.P.
Units were issued for these two acquisitions.
In January 2001, we completed the sale, in a tax-deferred exchange, of a
200,484 square foot R&D property located at 4949 Hellyer Avenue, San Jose,
California to Cisco Systems, Inc., which had exercised a purchase option in
November 2000. We realized a gain of $3.1 million, which is included in
other income, on the total sale price of $23.2 million. In September 2001,
we also completed the sale, in a tax-deferred exchange, of a 77,700 square
foot R&D property located at 5713-5729 Fontanoso Way, San Jose, California
to Cisco Systems, Inc., which had exercised a purchase option in November
2000. We realized a gain of $8.5 million, which is included in other
income, on the total sale price of $15.4 million. Prior to completion of
the transactions, the sales proceeds from the properties sold by the
Company were classified as restricted cash to be used in tax-deferred
property exchanges.
During the year ended December 31, 2001, stock options were exercised to
purchase a total of 68,088 shares of common stock, consisting of 14,588
shares exercised at $4.50 per share, 47,500 shares exercised at $8.25 per
share, and 6,000 shares exercised at $13.00 per share. Total proceeds to
the Company were approximately $0.5 million. Two limited partners in an
operating partnership exchanged 236,326 O.P. Units for 236,326 shares of
the Company's common stock under the terms of the exchange rights
agreement.
YEAR ENDED DECEMBER 31, 2000.
In 2000, our financial condition changed principally as a result of
property acquisitions. In addition, stockholders' equity increased from the
exercise of employee stock options. During 2000, we acquired nine R&D
properties, all located in Silicon Valley.
The property 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 issuing 7,370,238 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 $0.8 million. 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 approximately $0.6 million, loan fees of approximately
$0.4 million and commission fees of approximately $0.3 million.
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
- 31 -
and then sold all of the shares and realized net proceeds of $6.3 million.
Of this amount, we recognized approximately $0.5 million 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 a purchase option to
purchase the properties it was leasing from us at 4949 Hellyer Avenue, San
Jose, California and 5713-5729 Fontanoso Way, San Jose, California,
comprising 200,484 and 77,700 rentable square feet, respectively. The sale
at 4949 Hellyer Avenue was completed in a tax-deferred exchange in January
2001 and the sale of 5713-5729 Fontanoso Way, through another tax-deferred
exchange, was closed in the third 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 $0.3 million.
YEAR ENDED DECEMBER 31, 1999.
In 1999, we substantially increased total assets through the acquisition of
new properties. Total liabilities also increased as a result of these
acquisitions, but we paid most of the acquisition cost in the form of newly
issued O.P. Units, which increased the minority interest in our business.
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.
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.
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 $0.9 million. 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 $0.53 million of the original $0.9 million note receivable. We
waived interest expense of approximately thirty two thousand dollars due on
the portion of the note receivable relating to the canceled shares. The
remaining $0.37 million 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 $0.9 million
were retained for general corporate purposes.
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 $0.9
million.
LIQUIDITY AND CAPITAL RESOURCES
We expect our principal source of liquidity for distributions to
stockholders and unit holders, debt service, leasing commissions and
recurring capital expenditures to come from FFO and/or the borrowings under
the line of credit with the Berg Group and the loan from Citicorp USA, Inc.
(See below for details). We expect these sources of liquidity to be
adequate to meet projected distributions to stockholders and other
presently anticipated liquidity requirements in 2002. We expect to meet our
long-term liquidity requirements for the funding of property development,
property acquisitions and other material
- 32 -
non-recurring capital improvements through long-term secured and unsecured
indebtedness and the issuance of additional equity securities by us. We
have the ability to meet short-term obligations or other liquidity needs
based on the Berg Group line of credit. Despite the current weakness in the
economy, we expect interest expense to increase, but not significantly, as
we incur debt through acquisitions of new properties and as interest rates
increase.
On May 17, 2001, we obtained a $5.0 million variable rate revolving line of
credit loan from Cupertino National Bank. The loan, maturing May 17, 2002,
bears an initial interest rate of 7% that is subject to change from time to
time based on changes in the bank's Prime Rate. We paid a loan fee of
$10,000 and expect to use the loan for general business purposes. At
December 31, 2001, the Cupertino National Bank line of credit had a zero
outstanding balance.
On July 1, 2001, our $75.0 million credit line with the Berg Group was
increased to $100.0 million with all other terms remaining the same. The
Berg Group line of credit is currently collateralized by eleven properties,
bears interest at LIBOR plus 1.30 percent, and matures in March 2003. The
interest rate was 3.3% at December 31, 2001. We believe that the terms of
the Berg Group line of credit were more favorable than those available from
institutional lenders. We are continually evaluating alternative sources of
credit to replace the Berg Group line of credit. There can be no assurance
that we will be able to obtain a line of credit with terms similar to the
Berg Group line of credit, and its cost of borrowing could increase
substantially. 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, 2001, we had total indebtedness of approximately $218.7
million, including approximately $138.8 million of fixed rate mortgage debt
and approximately $79.9 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 $125.1 million.
As of December 31, 2001, 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 $12.72 per share on December 31, 2001) on a fully diluted
basis, including the conversion of all O.P. Units into common stock, was
approximately 14.2%. On December 31, 2001, the last trading day for the
year, total market capitalization was approximately $1.5 billion.
On January 10, 2002, we paid dividends of $0.24 per share of common stock
to all common stockholders of record as of December 31, 2001. On the same
date, the operating partnerships paid a distribution of $0.24 per O.P.
Unit.
On March 1, 2002, we obtained a $20 million unsecured loan from Citicorp
USA, Inc. with an interest rate based on LIBOR. The loan, maturing March 1,
2003, bears a fixed LIBOR interest rate of 4.09% for the first six months
and LIBOR plus 2.0% thereafter. We paid a loan fee of $50,000 and expect to
use the loan for acquiring new R&D properties.
On March 12, 2002, we declared dividends of $0.24 per common share payable
on April 11, 2002 to all common stockholders of record on March 29, 2002.
- 33 -
The following table sets forth certain information regarding debt
outstanding as of December 31, 2001.
At December 31, Maturity Interest
Debt Description Collateral Properties 2001 Date Rate
----------------------------------------- ------------------------------------------- ----------------- ---------- ------------
(dollars in thousands)
Line of Credit:
Berg Group (related parties) 2033-2043 Samaritan Drive, San Jose, CA $ 79,887 3/03 (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
5325 Hellyer Avenue, San Jose, CA
5345 Hellyer Avenue, San Jose, CA
2610 North First Street, San Jose, CA
75 East Trimble Road, San Jose, CA
Mortgage Notes Payable (related parties): 5300-5350 Hellyer Avenue, San Jose, CA 11,371 6/10 7.650%
-----------------
Mortgage Notes Payable (2):
Prudential Capital Group 20400 Mariani Avenue, Cupertino, CA 1,597 4/09 8.750%
New York Life Insurance Company 10440 Bubb Road, Cupertino, CA 347 9/09 9.625%
Home Savings & Loan Association 10460 Bubb Road, Cupertino, CA 363 12/06 9.500%
Prudential Insurance Co. of America (3) 10300 Bubb Road, Cupertino, CA 125,109 10/08 6.560%
10500 North De Anza 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
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 East Arques, Sunnyvale, CA
1250 East Arques, Sunnyvale, CA
1170 Morse Avenue, Sunnyvale, CA
1600 Memorex Drive, Santa Clara, CA
1688 Richard Avenue, Santa Clara, CA
1700 Richard Avenue, Santa Clara, 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 127,416
-----------------
Total $218,674
=================
(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 2003. The interest rate was 3.3% at December 31, 2001.
(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 6.69% at
December 31, 2001.
(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
$12,000 million of this debt. Costs and fees incurred with obtaining this
loan aggregated approximately $900.
- 34 -
At December 31, 2001, the outstanding balance under the demand notes owed
to the operating partnerships was $1.27 million. The Company and the
operating partnerships have agreed to extend the due date of the demand
notes to September 30, 2005. 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.
CURRENT PROPERTIES SUBJECT TO OUR ACQUISITION AGREEMENT WITH THE BERG GROUP
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 2002. The total acquisition cost of all of
these projects is estimated currently at approximately $70.0 million. For
more information, please refer to the discussion under Item 1., "Business -
Acquiring Properties Developed by the Berg Group."
Approximate
Rentable Area
Property Net Acres (Square Feet)
----------------------------- -------------------- --------------------
UNDER DEVELOPMENT:
Morgan Hill (JV I) (1) 12 160,000
Morgan Hill (JV II) (1) 11 151,242
5345 Hellyer 8 125,000
Piercy & Hellyer 11 165,000
-------------------- --------------------
Total 42 601,242
==================== ====================
(1) We expect to own an approximate 50% interest in the partnership through one
of its operating partnerships. The property will be operated and managed by
the other partner in the entity. The rentable area and estimated
acquisition value shown above reflect both the Company's and the other
partner's combined interest in these properties.
Pursuant to the Berg land holdings option agreement between us and the Berg
Group, we currently have the option to acquire any future R&D, office and
industrial property developed by the Berg Group on land it currently owns
or has under option, or acquires for these purposes in the future, directly
or indirectly by certain members of the Berg Group.
The time required to complete the leasing of developments varies from
project to project. The acquisition dates and acquisition costs set forth
in the table are only estimates by management. Generally, we 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 us as indicated above would 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, nor 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 it under the
terms of the Berg land holdings option agreement, subsequent to the
approval by the independent directors committee, there can be no assurance
that we actually will consummate any 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, FFO or available cash for distribution.
HISTORICAL CASH FLOWS
COMPARISON OF THE YEAR ENDED DECEMBER 31, 2001 TO THE YEAR ENDED DECEMBER
31, 2000.
Net cash provided by operating activities for the year ended December 31,
2001 was approximately $111.2 million, compared to approximately $84.6
million for the prior year. The change was a direct result of increased
rent from newly acquired properties and higher rental rates under existing
leases.
Net cash used in investing activities was approximately $3.0 million for
the year ended December 31, 2001, compared to approximately $2.7 million
for the prior year. Cash used in investing activities during 2001 related
to improvements and the amortization of the Xilinx purchase option deposit.
For more information on the Xilinx purchase option, please review Part II,
Item 7., "Management's Discussion and Analysis of Financial Condition and
Results of Operations - Changes in Financial Condition -- Year ended
December 31, 1999."
- 35 -
Net cash used in financing activities was approximately $107.5 million for
the year ended December 31, 2001, compared to $83.7 million for the year
ended December 31, 2000. During 2001, we paid debt principal and made
distributions to holders of our common stock and O.P. Units utilizing cash
generated from operating activities. For the year ended December 31, 2001,
we paid dividends to our stockholders and made distributions to the O.P.
Unit holders totaling approximately $85.0 million, compared to
approximately $61.1 million for the year ended December 31, 2000.
COMPARISON OF THE YEAR ENDED DECEMBER 31, 2000 TO THE YEAR ENDED DECEMBER
31, 1999.
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 increased rent from
newly acquired properties and higher rental rates under existing leases.
In May 2000, under a ten-year lease with ONI Systems Corporation ("ONI")
for 444,500 square feet, net cash provided included gains from the sale of
stock acquired. 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 for the year ended December 31,
1999. 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 debt principal and made
distributions to holders of our common stock and O.P. Units 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 $61.1 million, compared to approximately $33.8
million for the year ended December 31, 1999.
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, 2001, 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 962,253 rentable square feet under expiring
leases in 2002. We expect that the average annual cost of recurring tenant
improvements and leasing commissions, related to these properties, will be
approximately $1.3 million during 2002. 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 NAREIT, FFO represents net income (loss) before minority
interest of O.P. Unit holders, computed in accordance with GAAP, including
non-recurring events other than "extraordinary items" under GAAP and gains
and losses from sales of depreciable operating properties, 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. With the recent emphasis on the disclosure of operating
earnings per share, we will still continue to use FFO as a measure of the
Company's performance. 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 GAAP, 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
- 36 -
discretionary use; as such funds may be needed for capital replacement or
expansion, debt service obligations or other commitments and uncertainties.
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, 2001 and 2000 is as follows:
For the Year Ended December 31,
-----------------------------------------------------------
2001 2000
-------------------------- --------------------------
(dollars in thousands)
Net income $18,135 $12,579
Add:
Minority interest (1) 90,915 58,769
Depreciation 16,917 15,456
Less:
Gain on sales of assets 11,454 501
-------------------------- --------------------------
FFO $114,513 $86,303
========================== ==========================
(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 stockholders and O.P.
Unit holders based on our FAD, which is calculated as FFO less
straight-line 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 GAAP 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 are determined by our board of directors and 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, 2001 and 2000 is as follows:
For the Year Ended December 31,
-----------------------------------------------------------
2001 2000
-------------------------- --------------------------
(dollars in thousands)
FFO $114,513 $86,303
Less:
Straight-line rents 6,054 4,905
Leasing commissions 915 1,401
Capital expenditures 1,042 1,400
-------------------------- --------------------------
FAD $106,502 $78,597
========================== ==========================
- 37 -
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, 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.
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.
- 38 -
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. 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, 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-deferred," 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.
- 39 -
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
We do not generally hold market risk sensitive instruments for trading
purposes. 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. We manage our market risk by monitoring
interest rates where we try to recognize the unpredictability of the
financial markets and seek to reduce potentially adverse effect on the
results of our operations. This takes frequent evaluation of available
lending rates and examination of opportunities to reduce interest expense
through new sources of debt financing. By attempting to match anticipated
cash inflow from our operating and financing activities with anticipated
cash outflow to fund debt payments, distributions to shareholders and O.P.
Unit holders, capital expenditures and other cash requirements, we expect
to minimize the effects on our future earnings and cash flow where interest
rate risk is most sensitive. Several factors affecting the interest rate
risk include governmental monetary and tax policies, domestic and
international economics and other factors that are beyond our control. 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, 2001. 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 $125.1 million
represents the Prudential secured loan.
For variable rate debt, the table presents the assumption that the
outstanding principal balance at December 31, 2001 will be paid upon
maturity in March 2003.
For fixed rate debt, the table presents the assumption that the outstanding
principal balance at December 31, 2001 will be paid according to scheduled
principal payments and that we will not prepay any of the outstanding
principal balance.
2002 2003 2004 2005 2006 Thereafter Total Fair Value
---- ---- ---- ---- ---- ---------- ----- ----------
VARIABLE RATE DEBT: (dollars in thousands)
Secured notes payable (related parties) $79,887 $ 79,887 $ 79,887
Weighted average interest rate 4.88%
FIXED RATE DEBT:
Secured notes payable $2,334 $2,502 $2,683 $2,877 $3,049 $125,342 $138,787 $138,787
Weighted average interest rate 6.69% 6.69% 6.69% 6.69% 6.69% 6.69%
The variable rate debt represented 36.5% and 26.2%, and the fixed rate debt
represented 63.5% and 73.8% of all debt outstanding for the years ended
December 31, 2001 and 2000, respectively. All of the debt is denominated in
United States dollars. The weighted average interest rate for variable rate
debt was approximately 4.88% and 7.72% for the years ended December 31,
2001 and 2000, respectively. The difference in spread was due to the eleven
cuts in interest rates by the Federal Reserve during 2001. The weighted
average interest rate for fixed rate debt was approximately 6.69% and 6.72%
for the years ended December 31, 2001 and 2000, respectively. The
difference in interest expense attributable to the average interest rate
difference between 2000 and 2001 was $648,000. We do not anticipate
interest rate changes in 2002 that would result in a change in interest
expense significantly larger than we experienced from 2000 to 2001.
The primary market risk we face is the risk of interest rate fluctuations.
The Berg Group line of credit, which is tied to a LIBOR based interest
rate, was approximately $79.9 million, or 26.2%, of the total $218.7
million of debt as of December 31, 2001. 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, 2001, we
had no interest rate caps or interest rate swap contracts.
The following discussion of market risk is based solely on a possible
hypothetical change in future market conditions related to our
variable-rate debt. It includes "forward-looking statements" regarding
market risk, but we are not forecasting the occurrence of these market
changes. Based on the amount of variable debt outstanding as of December
31, 2001, a 1% increase or decrease in interest rates on our $79.9 million
of floating rate debt would decrease or increase, respectively, annual
earnings and cash flows by approximately $0.8 million, as a result of the
increased or decreased interest expense associated with the change in rate,
and would not have an impact on the fair value of the floating rate debt.
This amount is determined by considering the impact of hypothetical
interest rates on our borrowing cost. Due to the uncertainty of
fluctuations in interest rates and the specific actions that might be taken
by us to mitigate of such fluctuations and their possible effects, the
foregoing sensitivity analysis assumes no changes on our financial
structure.
- 40 -
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
MISSION WEST PROPERTIES, INC.
INDEX TO FINANCIAL STATEMENTS
PAGE
---------
Report of Independent Accountants 42
Consolidated Balance Sheets of Mission West Properties, Inc. at December 31, 2001 and 2000 43
Consolidated Statements of Operations of Mission West Properties, Inc. for the years ended 44
December 31, 2001, 2000 and 1999
Consolidated Statements of Changes in Stockholders' Equity of Mission West Properties, Inc. 45
for the years ended December 31, 2001, 2000 and 1999
Consolidated Statements of Cash Flows of Mission West Properties, Inc. for the years ended 46
December 31, 2001, 2000 and 1999
Notes to the Consolidated Financial Statements 47
Supplemental Financial Information 59
Report of Independent Accountants 60
Schedule III: Real Estate and Accumulated Depreciation of Mission West Properties, Inc. as of 62
December 31, 2001
Schedule III: Real Estate and Accumulated Depreciation of Mission West Properties, Inc. as of 64
December 31, 2000
- 41 -
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 changes in 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, 2001 and 2000, and the results of their operations and their cash flows for
each of the three years in the period ended December 31, 2001, 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, 2002
- 42 -
MISSION WEST PROPERTIES, INC.
CONSOLIDATED BALANCE SHEETS
(dollars in thousands, except share and per share data)
ASSETS
December 31,
---------------------------------------------
2001 2000
---------------------- ---------------------
Real estate assets:
Land $ 218,058 $ 187,219
Buildings and improvements 692,485 654,259
---------------------- ---------------------
910,543 841,478
Less accumulated depreciation (49,608) (34,022)
---------------------- ---------------------
Net real estate assets 860,935 807,456
Cash and cash equivalents 5,310 4,691
Restricted cash 15,435 -
Deferred rent 16,923 10,869
Other assets (net of accumulated amortization of
$1,317 and $706 at December 31, 2001 and 2000, respectively) 11,652 3,894
---------------------- ---------------------
Total assets $ 910,255 $ 826,910
====================== =====================
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities:
Line of credit (related parties) $ 79,887 $ 50,886
Mortgage notes payable 127,416 132,055
Mortgage notes payable (related parties) 11,371 11,643
Interest payable 342 347
Security deposits 7,337 4,801
Prepaid rental income 12,470 11,298
Dividends/distributions payable 24,742 19,115
Refundable option payment 18,836 20,835
Accounts payable and accrued expenses 4,367 4,525
---------------------- ---------------------
Total liabilities 286,768 255,505
---------------------- ---------------------
Commitments and contingencies (Notes 3, 5, 12 and 14)
Minority interest 515,063 469,332
Stockholders' equity:
Preferred stock, no par value, 200,000 shares authorized,
none issued and outstanding - -
Common stock, $.001 par value at December 31, 2001 and 2000,
200,000,000 shares authorized, 17,329,779 and 17,025,365 shares
issued and outstanding at December 31, 2001 and 2000, respectively 17 17
Paid-in capital 126,626 123,136
Accumulated deficit (18,219) (21,080)
---------------------- ---------------------
Total stockholders' equity 108,424 102,073
---------------------- ---------------------
Total liabilities and stockholders' equity $ 910,255 $ 826,910
====================== =====================
See notes to consolidated financial statements
- 43 -
MISSION WEST PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
(dollars in thousands, except per share data)
Year Ended December 31,
-----------------------------------------------------------------
2001 2000 1999
-------------------- --------------------- --------------------
Revenues:
Rental revenues from real estate $ 128,228 $ 99,567 $ 73,726
Tenant reimbursements 17,571 14,635 11,047
Other income, including interest and gain on sales of 13,918 1,742 1,220
assets
-------------------- --------------------- --------------------
159,717 115,944 85,993
Expenses:
Property operating, maintenance and real estate taxes 18,403 15,025 11,467
Interest 8,704 8,290 11,623
Interest (related parties) 4,709 4,475 2,246
General and administrative 1,284 1,065 1,185
Depreciation 16,917 15,456 13,156
-------------------- --------------------- --------------------
50,017 44,311 39,677
-------------------- --------------------- --------------------
Income before minority interest 109,700 71,633 46,316
Minority interest 91,565 59,054 39,785
-------------------- --------------------- --------------------
Net income $ 18,135 $ 12,579 $ 6,531
==================== ===================== ====================
Per share amounts:
Basic net income per share $ 1.06 $ 0.73 $ 0.52
==================== ===================== ====================
Diluted net income per share $ 1.03 $ 0.72 $ 0.52
==================== ===================== ====================
Weighted average shares of common stock (basic) 17,103,714 17,016,660 12,553,854
==================== ===================== ====================
Weighted average shares of common stock (diluted) 17,589,353 17,510,650 12,658,440
==================== ===================== ====================
Weighted average O.P. Units 85,122,715 80,807,389 71,620,286
==================== ===================== ====================
Outstanding common stock 17,329,779 17,025,365 16,972,374
==================== ===================== ====================
Outstanding O.P. Units 85,762,541 83,576,027 76,205,789
==================== ===================== ====================
See notes to consolidated financial statements
- 44 -
MISSION WEST PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS' EQUITY
(dollars in thousands, except share data)
Amounts
Receivable Total
Shares of Common Common Paid-in- on Private Accumulated Stockholders'
Stock Outstanding Stock Capital Placement Deficit Equity
----------------- --------- ------------ ----------- -------------- ----------------
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
Issuance of common stock upon option exercise 68,088 535 535
Issuance of common stock upon O.P. Unit conversion 236,326 2,955 2,955
Dividends declared (15,274) (15,274)
Net income 18,135 18,135
----------------- --------- ------------ ----------- -------------- ----------------
Balance, December 31, 2001 17,329,779 $17 $126,626 $ - $(18,219) $108,424
================= ========= ============ =========== ============== ================
See notes to consolidated financial statements
- 45 -
MISSION WEST PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(dollars in thousands)
Year Ended December 31,
2001 2000 1999
------------------- ------------------ ------------------
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income $ 18,135 $ 12,579 $ 6,531
Adjustments to reconcile net income to net
cash provided by operating activities:
Minority interest 91,565 59,054 39,785
Depreciation 16,917 15,456 13,156
Gain on sales of assets (11,453) - -
Other 13 (364) -
Change in operating assets and liabilities:
Deferred rent (6,054) (4,905) (4,340)
Other assets (164) (942) (604)
Interest payable (5) (658) 373
Security deposits 797 1,854 127
Prepaid rental income 1,172 3,064 4,555
Accounts payable and accrued expenses 234 (558) 715
------------------- ------------------ ------------------
Net cash provided by operating activities 111,157 84,580 60,298
------------------- ------------------ ------------------
CASH FLOWS FROM INVESTING ACTIVITIES:
Improvements to real estate (1,041) (2,007) (33,648)
Refundable option payment (1,999) (729) 21,564
Proceeds from sales of real estate 38,489 - -
Purchase of real estate (23,054) - -
Restricted cash (15,435) - -
------------------- ------------------ ------------------
Net cash used in investing activities (3,040) (2,736) (12,084)
------------------- ------------------ ------------------
CASH FLOWS FROM FINANCING ACTIVITIES:
Net repayments on line of credit - - (27,201)
Principal payments on mortgage notes payable (4,639) (1,897) (23,236)
Principal payments on mortgage notes payable (related parties) (272) (149) (25,761)
Net payments under line of credit (related parties) (18,136) (20,813) -
Payments on receivable from private placements - - 372
Net proceeds from issuance of common stock - - 66,900
Net proceeds from exercise of stock options 536 290 863
Repurchase of common stock - - (8)
Minority interest distributions (70,636) (50,250) (29,151)
Dividends (14,351) (10,887) (4,685)
------------------- ------------------ ------------------
Net cash used in financing activities (107,498) (83,706) (41,907)
------------------- ------------------ ------------------
Net increase (decrease) in cash and cash equivalents 619 (1,862) 6,307
CASH AND CASH EQUIVALENTS, BEGINNING OF YEAR 4,691 6,553 246
------------------- ------------------ ------------------
CASH AND CASH EQUIVALENTS, END OF YEAR $ 5,310 $ 4,691 $ 6,553
=================== ================== ==================
Please refer to Note 13 for supplemental cash flow information.
See notes to consolidated financial statements
- 46 -
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-administered and self-managed real estate company that acquires and
manages office/R&D/manufacturing 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 Company purchased an approximate
12.11% interest in each of the operating partnerships. All limited
partnership interests in the operating partnerships were converted into
59,479,633 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, 2001, the Company owns a general partnership interest of
16.54%, 21.41%, 15.42% and 12.24% 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 16.73% 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 97 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
(the "Company"). All significant intercompany transactions have been
eliminated in consolidation.
The preparation of financial statements in conformity with GAAP 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 estimated 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
- 47 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
would affect the recorded amounts of the property. As of December 31, 2001
and 2000, the properties' carrying values did not exceed the estimated sum
of their net cash flow and no impairment losses were recorded.
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.
RESTRICTED CASH:
Restricted cash represent proceeds received from property sales that are
held in a separate cash account at a trust company for future use in
tax-deferred exchanges.
DEFERRED RENT:
Deferred rent is the difference between recognized rental income and rental
cash receipts. 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.
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. Also
included is the Berg Group's obligation of approximately $7.5 million to
construct a building at 245 Caspian Drive in Sunnyvale, California.
MINORITY INTERESTS:
Minority interests represent the limited partnership interests in the
operating partnerships.
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 90% of its REIT
taxable income, as defined in the Code, to its stockholders and comply with
certain other requirements. Accordingly, for the years ended December 31,
2001, 2000 and 1999 no provision for federal income taxes has been included
in the accompanying consolidated financial statements.
For the year ended December 31, 2001, the Company's total dividends paid or
payable to the stockholders represent 100% ordinary income for income tax
purposes.
- 48 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
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.
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.
RECLASSIFICATIONS:
Certain prior year amounts have been reclassified to conform to the current
year's presentation.
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 89 tenants, default by any major
tenant could significantly impact the results of the consolidated total.
One tenant, Microsoft Corporation, accounted for approximately 16.0%, 19.9%
and 18.0% of the Company's rental revenues for the years ended December 31,
2001, 2000 and 1999, respectively, with the next largest tenant accounting
for 8.8%, 6.7% and 9.1%, respectively, of total rental revenues. Rental
income from Microsoft Corporation was $19,556, $18,803 and $13,249 for the
years ended December 31, 2001, 2000 and 1999, respectively. Future minimum
rents from this tenant are $92,139. However, management believes the risk
of default is reduced because of the nature of these properties for ongoing
tenant operations. In the second half of 2001 and early 2002, three of the
Company's tenants filed voluntary petitions for bankruptcy protection under
Chapter 11, and one tenant terminated its lease. Please see Note 15.
"Subsequent Events" for more details.
3. STOCK TRANSACTIONS
As of December 31, 2001 and 2000, $1,274 and $1,186 remained outstanding
under notes issued in connection with the Company's purchase of its general
partnership interests in 1998 (the "demand notes"), respectively. The
demand notes which accrue interest at 7.25%, 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
- 49 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
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. During 2001, there were 236,326 O.P.
Units tendered to the Company and exchanged for shares of the Company
common stock. No O.P. Units were tendered in 2000.
In July 1999, the Company completed a public offering of 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, 2001, stock options were exercised to
purchase a total of 68,088 shares of common stock, consisting of 14,588
shares exercised at $4.50 per share, 47,500 shares exercised at $8.25 per
share, and 6,000 shares exercised at $13.00 per share. Total proceeds to
the Company were approximately $535. Two limited partners in an operating
partnership exchanged 236,326 O.P. Units for 236,326 shares of the
Company's common stock under the terms of the exchange rights agreement.
4. 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 83.27% and 83.08%, on a
weighted average basis, of the ownership interests in the real estate
operations of the Company as of December 31, 2001 and 2000, 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, 2001,
2000, and 1999, income associated with the interests held by the
non-affiliated third parties of these properties is $650, $481, and $113,
respectively.
5. 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 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. 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 following table presents certain information concerning
the projects that were acquired under the pending projects acquisition
agreement:
Rentable Acquisition
Property Acquisition Date Square Footage Value
-------------------------------- ---------------- ---------------- -----------------
1688 Richard Avenue 9/1/1998 52,800 4,198
6810 Santa Teresa Blvd 3/1/1999 54,996 8,558
1065 L'Avenida 4/1/1999 515,700 156,107
1700 Richard Avenue 7/1/1999 58,783 5,756
1750 Automation Pkwy 7/1/1999 80,641 15,963
1756 Automation Pkwy 1/5/2000 80,640 14,594
1762 Automation Pkwy 4/1/2000 61,100 17,029
1768 Automation Pkwy 12/1/2000 110,592 27,316
---------------- -----------------
Total 1,015,252 $249,521
================ =================
- 50 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
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 292 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 sixteen
acquisitions under the Berg land holdings option agreement representing
approximately 1,574,000 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 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.
Pursuant to the Berg land holdings option agreement between the Company and
the Berg Group, the Company currently has the option to acquire any future
R&D, office and industrial property developed by the Berg Group on land it
currently owns or has under option, or acquires for these purposes in the
future, directly or indirectly by certain members of the Berg Group.
The time required to complete the leasing of developments varies from
project to project. 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 would be realized. No estimate can be
given at this time as to the Company's total cost to acquire projects under
the Berg land holdings option agreement, nor can we be certain of the
period in which we will acquire any of the projects.
Although the Company expects to acquire the new properties available to it
under the terms of the Berg land holdings option agreement, subsequent to
the approval by the independent directors committee, there can be no
assurance that the Company actually will consummate any intended
transactions, including all of those discussed above. Furthermore, the
Company has not yet determined the means by which it would acquire and pay
for any such properties or the impact of any of the acquisitions on its
business, results of operations, financial condition, FFO or available cash
for distribution.
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 four properties with a total of
approximately 601,000 rentable square feet that the Company has the right
to acquire under this agreement. Of the four properties, two are 50% joint
ventures consisting of approximately 311,000 rentable square feet. As of
December 31, 2001, the estimated acquisition value to the operating
partnerships for these four projects is approximately $70,000. The final
acquisition price of these four 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 250 additional acres of land currently controlled by the Berg Group,
which could support approximately 3.9 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 R&D, office and/or industrial
development or use in the states of California, Oregon, and Washington.
- 51 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
PROPERTY ACQUISITIONS (UNAUDITED)
As of December 31, 2001, the Company had acquired thirty R&D properties
under its agreements with the Berg Group.
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 Estimated Acquisition
Property Per Square Foot Square Footage Fair Value Value
-------------------------------- ----------------- ----------------- ----------------- -----------------
2001 ACQUISITIONS:
5325 Hellyer Avenue $1.46 131,500 $ 21,942 $ 15,472
5500 Hellyer Avenue $1.87 117,740 25,183 17,809
245 Caspian Drive $3.13 59,400 21,216 13,388
855 Branham Lane East $2.74 67,912 21,234 9,809
5550 Hellyer Avenue $1.21 78,794 10,892 7,134
5905-5965 Silver Creek Valley Rd I $1.78 247,500 50,349 26,991
5750 Hellyer Avenue $1.55 73,312 12,954 6,620
5905-5965 Silver Creek Valley Rd II $1.78 98,500 20,038 6,658
----------------- ----------------- -----------------
Subtotal 874,658 183,808 103,881
----------------- ----------------- -----------------
2000 ACQUISITIONS:
1756 Automation Pkwy $1.81 80,640 16,367 14,594
800 Branham Lane East $1.14 239,000 32,054 18,359
255 Caspian Drive $1.70 98,500 20,094 11,637
1762 Automation Pkwy $2.75 61,100 20,196 17,029
5300-5350 Hellyer Avenue $1.60 160,000 30,720 17,184
5400 Hellyer Avenue $1.52 77,184 14,078 8,598
45365 Northport Loop West $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 80,641 16,354 15,963
1700 Richard Avenue $0.80 58,783 5,940 5,756
5713-5729 Fontanoso Way (1) $1.30 77,700 12,121 7,169
----------------- ----------------- -----------------
Subtotal 787,820 226,080 193,553
----------------- ----------------- -----------------
1998 ACQUISITIONS:
1688 Richard Avenue $1.06 52,800 6,716 4,198
5850-5870 Hellyer Avenue $0.99 109,715 13,034 9,494
----------------- ----------------- -----------------
Subtotal 162,515 19,750 13,692
----------------- ----------------- -----------------
Total 2,716,227 $605,719 $434,001
================= ================= =================
(1) This property was sold in September 2001.
- 52 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
6. DEBT
The following table sets forth certain information regarding debt
outstanding as of December 31, 2001 and 2000.
Balance Maturity Interest
Debt Description Collateral Properties At December 31, Date Rate
---------------------------------- ----------------------------------------- ------------------------------ ---------- -----------
2001 2000
-------------- --------------
Line of Credit:
Berg Group (related parties) 2033-2043 Samaritan Drive, San Jose, CA $ 79,887 $ 50,886 3/03 (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
5325 Hellyer Avenue, San Jose, CA
5345 Hellyer Avenue, San Jose, CA
2610 North First Street, San Jose, CA
75 East Trimble Road, San Jose, CA
Mortgage Notes Payable (related 5300-5350 Hellyer Avenue, San Jose, CA 11,371 11,643 6/10 7.650%
parties): -------------- --------------
Mortgage Notes Payable: (2)
Prudential Capital Group 20400 Mariani Avenue, Cupertino, CA 1,597 1,756 4/09 8.750%
New York Life Insurance Company 10440 Bubb Road, Cupertino, CA 347 377 9/09 9.625%
Home Savings & Loan Association 10460 Bubb Road, Cupertino, CA 363 423 12/06 9.500%
Mellon Mortgage Company (4) 3530 Bassett Street, Santa Clara, CA - 2,735 6/01 8.125%
Prudential Insurance Company of 10300 Bubb Road, Cupertino, CA 125,109 126,764 10/08 6.560%
America (3) 10500 North De Anza 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
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
1600 Memorex Drive, Santa Clara, CA
1688 Richard Avenue, Santa Clara, CA
1700 Richard Avenue, Santa Clara, 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 127,416 132,055
-------------- --------------
Total $218,674 $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 2003. The interest rate was 3.3% and 7.5% at December 31, 2001 and
2000, respectively.
(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 6.69% and
6.64% at December 31, 2001 and 2000, respectively.
(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
$12,000 of this debt. Costs and fees incurred with obtaining this loan
aggregated approximately $900.
(4) The Mellon Mortgage loan matured in June 2001 and was paid off in its
entirety.
Scheduled principal payments on debt for the years ending are as follows:
Mortgage Notes Payable Berg Group Credit
(Including Related Line
Parties) (Related Parties) Total
----------------------- --------------------- -----------
December 31, 2002 $ 2,334 $ 2,334
December 31, 2003 2,502 $79,887 82,389
December 31, 2004 2,683 2,683
December 31, 2005 2,877 2,877
December 31, 2006 3,049 3,049
Thereafter 125,342 125,342
----------------------- --------------------- -----------
$138,787 $79,887 $218,674
======================= ===================== ===========
- 53 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
7. OPERATING PARTNERSHIP DISTRIBUTIONS
During 2001, the Company, as general partner of the operating partnerships,
declared quarterly distributions aggregating $0.89 per O.P. Unit for total
distributions of $91,126, including $24,742 payable in January 2002. Total
distributions attributable to O.P. Units owned by various members of the
Berg Group were $70,371. The entire amount was treated as a draw on the
Berg Group line of credit.
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.
8. 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 2001, options were granted to one employee totaling 375,000, which
become exercisable as follows: a) six months from date of grant, 8.33%; and
b) each month thereafter for 66 months, an additional 1.39%. This option
has a term of eight years from the date of grant subject to earlier
termination in certain events related to termination of employment. The
options granted during 2001 have an $11.33 per share exercise price.
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. In addition, one employee
was granted an option for 80,000 shares that become exercisable as follows:
a) one year from date of grant, 10%; and b) each month thereafter for 36
months, an additional 2.5%. 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.
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 April 2007.
- 54 -
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
Options granted 375,000 $11.33
Options exercised (68,088)
Options cancelled (113,500)
--------------
Balance, December 31, 2001 983,912
==============
As of December 31, 2001, 3,978,089 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,
2001, outstanding options to purchase 320,118 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 $439 or $0.03 per share,
resulting in a total consolidated net income of $17,696 or $1.01 per share
on a diluted basis, for the year ended December 31, 2001. The estimated
fair value of the options granted during 2001 was $13.25 share on the date
of grant using the Black-Scholes option pricing model with the following
assumptions: dividend yield of 8%, volatility of 23.03%, risk free rates of
4.85% and an expected life of 5 years.
For the year ended December 31, 2000, the Company's net income and net
income per share would have been decreased by approximately $634 or $0.04
per share, resulting in a total consolidated net income of $11,945 or $0.68
per share on a diluted basis. 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 $0.02
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.
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, 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, 2001, 2000 and 1999, the Company recognized $58, $40 and $46
of expense for employer contributions made in connection with this plan,
respectively.
- 55 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
9. 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.
The computation for weighted average shares is detailed below:
Year Ended Year Ended Year Ended
December 31, December 31, December 31,
2001 2000 1999
------------------ ------------------ -----------------
Weighted average shares outstanding (basic) 17,103,714 17,016,660 12,553,854
Incremental shares from assumed option exercise 485,639 493,990 104,586
------------------ ------------------ -----------------
Weighted average shares outstanding (diluted) 17,589,353 17,510,650 12,658,440
================== ================== =================
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, 2001 and 2000 were 85,762,541 and
83,576,027, respectively.
10. OTHER INCOME
Other income, including interest and excluding gain on sales of assets, was
approximately $2,465, $1,241, and $1,220 for the years ended December 31,
2001, 2000 and 1999, respectively. Gain on sales of assets was
approximately $11,453 and $501 for the years ended December 31, 2001 and
2000, respectively. No gains were recognized in 1999.
11. RELATED PARTY TRANSACTIONS
As of December 31, 2001 and 2000, the Berg Group owned 79,191,923 and
79,255,425 O.P. Units, respectively, of the total 85,762,541 and 83,576,027
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 76.8% and 78.8% of the Company as of December 31, 2001
and 2000, respectively, assuming conversion of the O.P. Units into common
shares of the Company.
During 2001 the Company acquired eight R&D properties, all located in
Silicon Valley. These acquisitions added approximately 748,000 square feet
of rentable space and were acquired from the Berg Group under the Berg land
holdings option agreement. The total gross acquisition price for these
eight properties was approximately $80,683. The Company financed these
acquisitions by borrowing $45,884 under the Berg Group line of credit,
assuming other liabilities of $2,024, and issuing 2,422,837 O.P. Units to
various members of the Berg Group. In addition to those eight property
purchases, the Company also acquired two R&D properties representing
approximately 127,000 rentable square feet for approximately $23,197 in a
tax-deferred exchange with the Berg Group. The sales proceeds from the
properties sold by the Company were classified as restricted cash for use
in tax-deferred property exchanges and were included in restricted cash at
December 31, 2001. No debt or O.P. Units were issued for these two
acquisitions.
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 $122,875. The Company financed these acquisitions by
borrowing $39,940 under the Berg Group line of credit, issuing an $11,792
note to the Berg Group, assuming other liabilities of $2,636, and issuing
7,370,238 O.P. Units to various members of the Berg Group.
As of December 31, 2001 and 2000, debt in the amount of $79,887 and
$50,886, respectively, was due the Berg Group under the line of credit.
This amount includes $45,884 and $51,732 of debt assumed in connection with
the acquisitions of properties from the Berg Group in 2001 and 2000,
respectively (see Note 6). Additionally, during 2001 and 2000, the
operating partnerships declared distributions of $0.89 and $0.68 per O.P.
Unit, respectively. The amount of these distributions payable to various
members of the Berg Group was $66,423 and $48,202 during 2001 and 2000,
respectively. Interest expense incurred in connection with debt due the
Berg Group was $3,828, $3,914 and $2,246 for the years ended December 31,
2001, 2000 and 1999, respectively.
- 56 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
As of December 31, 2001 and 2000, debt in the amount of $11,371 and
$11,643, respectively, 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.
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 May 2003.
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 $88, $80 and $80
for the years ended December 31, 2001, 2000 and 1999, respectively.
12. FUTURE MINIMUM RENTS
The Company, through the operating partnerships, owns interests in 97 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, 2001, are as follows:
2002 $ 126,661
2003 121,262
2004 116,964
2005 107,789
2006 72,970
Thereafter 152,595
------------
Total $ 698,241
============
13. SUPPLEMENTAL CASH FLOW INFORMATION
Cash paid for interest was $13,307, $12,676 and $13,406 for the years ended
December 31, 2001, 2000 and 1999, respectively.
In connection with the property acquisitions, the Company assumed $45,884
and $51,732 of related party debt due the Berg Group, assumed other
liabilities of $2,024 and $2,636, and issued 2,422,837 and 7,370,238 O.P.
Units for a total acquisition value of $103,881 and $122,875 for the years
ended December 31, 2001 and 2000, respectively.
Amounts of $66,423, $48,202 and $27,307 were due the Berg Group for
distributions declared to O.P. Unit holders during the years ended December
31, 2001, 2000 and 1999, respectively, and were treated as draws under the
Berg Group line of credit.
14. 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.
- 57 -
MISSION WEST PROPERTIES, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS, CONTINUED
(Dollars in thousands, except share and per share data)
15. SUBSEQUENT EVENTS
In January 2002, the Company acquired an approximately 125,000 rentable
square foot newly constructed R&D property located at 5345 Hellyer Avenue
in San Jose, California under the Berg land holdings option agreement. The
total acquisition price for this property was approximately $13,652. The
Company acquired this property by borrowing $7,500 under the Berg Group
line of credit and issuing 502,805 O.P. Units to various members of the
Berg Group.
On January 10, 2002, the Company paid dividends of $0.24 per share of
common stock to all common stockholders of record as of December 31, 2001.
On the same date, the operating partnerships paid a distribution of $0.24
per O.P. Unit.
On March 1, 2002, the Company obtained a $20,000 unsecured loan from
Citicorp USA, Inc. with an interest rate based on LIBOR. The loan, maturing
March 1, 2003, bears a fixed LIBOR interest rate of 4.09% for the first six
months and LIBOR plus 2.0% thereafter. The Company paid a loan fee of $50
and expects to use the loan for acquiring new R&D properties.
On March 6, 2002, the Company completed the sale, in a tax-deferred
exchange, of a 72,426 square foot R&D property located at 2001 Logic Drive,
San Jose, California to Xilinx, Inc., which exercised a purchase option in
the same month. The Company realized a gain of $6,103 on the total sale
price of approximately $18,503. The sale proceeds from the property sold
were classified as restricted cash to be used in tax-deferred property
exchanges.
Effective March 8, 2002, the Company acquired three R&D buildings with
approximately 206,000 rentable square foot located at 2610 and 2630 Orchard
Parkway and 55 West Trimble Road in San Jose, California from Silicon
Valley Properties, LLC in a tax-deferred exchange transaction involving its
former R&D properties at 2001 Logic Drive and 5713-5729 Fontanoso Way, San
Jose, California. The total acquisition price for these properties was
approximately $31,250.
On March 12, 2002, the Company declared dividends of $0.24 per common share
payable on April 11, 2002 to all common stockholders of record on March 29,
2002.
One of the Company's tenants, Exodus Communications, Inc. ("Exodus"), filed
a voluntary petition for bankruptcy protection under Chapter 11 of the U.S.
Bankruptcy Code on September 26, 2001. Effective May 2002, Exodus will
terminate its lease agreement in a negotiated settlement with the Company
and stop paying its monthly obligations under the lease. Exodus was leasing
two properties comprising approximately 158,000 rentable square feet. The
Company will forego approximately $4,400 in cash rental revenues in 2002
due to this lease termination. These two properties are currently vacant
and may take six months or longer to re-lease.
Two other tenants, comprising 241,000 rentable square feet, are also in
bankruptcy. They are currently paying their monthly obligations under the
leases. At this time, the Company does not know whether these tenants will
disavow their leases. For 2002, the projected combined cash rental revenues
for these tenants are approximately $4,500.
Candescent Technologies Corporation, which leased two properties
representing approximately 284,000 rentable square feet, terminated its
lease agreement in a negotiated settlement with the Company effective March
2002. For 2002, the projected cash rental revenues for this tenant would
have been approximately $4,800. One of the properties, consisting of
approximately 239,000 square feet, may take twelve months or more to
re-leased and is currently vacant. The other property, consisting of 45,000
rentable square feet, is partially leased, of which 11,270 rentable square
feet remains vacant.
The Company has performed an impairment analysis on the properties that
were leased by Exodus and Candescent Technologies and believes that no
impairment has been incurred.
- 58 -
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, 2001 is as
follows:
First Second Third Fourth
------------ ----------- ----------- ------------
Rental revenue $ 29,679 $ 31,654 $ 33,227 $ 33,668
Income before minority interest $ 25,309 $ 23,915 $ 34,791 $ 25,685
Net income $ 4,219 $ 3,983 $ 5,730 $ 4,203
Per share data:
Basic net income per share $ 0.25 $ 0.23 $ 0.33 $ 0.24
Diluted net income per share $ 0.24 $ 0.23 $ 0.33 $ 0.24
Weighted average number of common shares
outstanding (basic) 17,037,201 17,093,710 17,120,278 17,162,111
Weighted average number of common shares
outstanding (diluted) 17,242,821 17,308,601 17,320,462 17,596,536
Quarterly financial information for the year ended December 31, 2000 is as
follows:
First Second Third Fourth
------------ ----------- ----------- ------------
Rental 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
------------ ----------- ----------- ------------
Rental 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
- 59 -
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, 2002 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
present 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, 2002
- 60 -
INTENTIONALLY BLANK
- 61 -
MISSION WEST PROPERTIES, INC.
Schedule III
Real Estate and Accumulated Depreciation
December 31, 2001
(dollars in thousands)
Initial Cost Total Cost
------------------------ Cost -----------------------
December 31, Buildings Subsequent to Buildings
2001 and Construction/ And
Property Name City Encumbrances Land Improvements Acquisition Land Improvements Total
---------------------------------------- ------------ ----------- ------------ ------------- ---------- ------------ ------------
5300-5350 Hellyer Avenue San Jose E $ 11,371 $ 5,742 $ 11,442 $ 16 $ 5,742 $ 11,458 $ 17,200
10401-10411 Bubb Road Cupertino A 632 3,078 632 3,078 3,710
2001 Logic Drive San Jose 2,288 11,134 2,288 11,134 13,422
45365 Northport Loop Fremont 2,447 5,711 11 2,447 5,722 8,169
47000 Northport Loop Fremont B 1,184 5,760 7 1,184 5,767 6,951
45738 Northport Loop Fremont B 891 4,338 5 891 4,343 5,234
4050 Starboard Drive Fremont B 1,329 6,467 8 1,329 6,475 7,804
3501 W. Warren Ave/ Fremont 1,866 9,082 1,866 9,082 10,948
Fremont Blvd
48800 Milmont Blvd Fremont 1,013 4,932 1,013 4,932 5,945
4750 Patrick Henry Drive Santa Clara 1,604 7,805 153 1,604 7,958 9,562
3520 Bassett Street Santa Clara C 1,104 5,371 1,104 5,371 6,475
3530 Bassett Street Santa Clara C,D 849 4,133 849 4,133 4,982
5850-5870 Hellyer Avenue San Jose 2,787 6,502 2,787 6,502 9,289
5750 Hellyer Avenue San Jose 3,266 3,354 3,266 3,354 6,620
800 Branham Lane East San Jose 5,508 12,851 16 5,508 12,867 18,375
5500 Hellyer Avenue San Jose 4,735 13,073 3 4,735 13,076 17,811
5550 Hellyer Avenue San Jose 3,261 3,872 3,261 3,872 7,133
5400 Hellyer Avenue San Jose 3,238 5,358 77 3,238 5,435 8,673
5325 Hellyer Avenue San Jose F 4,684 10,789 34 4,684 10,823 15,507
5905-5965 Silver Creek San Jose 8,437 18,554 8,437 18,554 26,991
Valley Road
5905-5965 Silver Creek San Jose 3,438 3,220 3,438 3,220 6,658
Valley Road
855 Branham Lane East San Jose 3,289 6,521 68 3,289 6,589 9,878
1065-1105 L'Avenida Mountain View 46,832 109,275 65 46,832 109,340 156,172
1750 Automation Parkway San Jose 4,789 11,174 315 4,789 11,489 16,278
1756 Automation Parkway San Jose 4,378 10,216 15 4,378 10,231 14,609
1762 Automation Parkway San Jose 4,804 12,224 20 4,804 12,244 17,048
1768 Automation Parkway San Jose 8,195 19,121 14 8,195 19,135 27,330
255 Caspian Drive Sunnyvale 3,491 8,146 3,491 8,146 11,637
245 Caspian Drive Sunnyvale 5,894 - 5,894 - 5,894
2251 Lawson Lane Santa Clara 1,952 9,498 1,952 9,498 11,450
1230 East Arques Sunnyvale 540 2,628 39 540 2,667 3,207
1250 East Arques Sunnyvale 1,335 6,499 1,335 6,499 7,834
3120 Scott Blvd Santa Clara 2,044 9,948 2,044 9,948 11,992
20400 Mariani Avenue Cupertino 1,597 1,670 8,125 1,670 8,125 9,795
10500 De Anza Blvd Cupertino B 7,666 37,304 7,666 37,304 44,970
20605-20705 Valley Green Dr.Cupertino 3,490 16,984 3,490 16,984 20,474
10300 Bubb Road Cupertino B 635 3,090 635 3,090 3,725
10440 Bubb Road Cupertino 347 434 2,112 434 2,112 2,546
10460 Bubb Road Cupertino 363 994 4,838 1,161 994 5,999 6,993
1135 Kern Avenue Sunnyvale 407 1,982 407 1,982 2,389
405 Tasman Drive Sunnyvale 550 2,676 550 2,676 3,226
450 National Avenue Mountain B 611 2,973 611 2,973 3,584
3301 Olcott Street Santa Clara 1,846 8,984 1,846 8,984 10,830
2800 Bayview Avenue Fremont 1,070 5,205 1,070 5,205 6,275
6850 Santa Teresa Blvd San Jose 377 1,836 780 377 2,616 2,993
6810 Santa Teresa Blvd San Jose 2,567 5,991 12 2,567 6,003 8,570
140-160 Great Oaks Blvd San Jose 1,402 6,822 158 1,402 6,980 8,382
6541 Via del Oro/6385 San San Jose 1,039 5,057 1,039 5,057 6,096
Ignacio
6311-6351 San Ignacio San Jose B 6,246 30,396 94 6,246 30,490 36,736
Avenue
6320-6360 San Ignacio San Jose 2,616 12,732 338 2,616 13,070 15,686
Avenue
75 E. Trimble Road/2610 N. San Jose F 3,477 16,919 82 3,477 17,001 20,478
First St
2033-2243 Samaritan Drive San Jose 79,887 F 5,046 24,556 125 5,046 24,681 29,727
1170 Morse Avenue Sunnyvale B 658 3,201 658 3,201 3,859
3236 Scott Blvd Santa Clara B 1,234 6,005 1,234 6,005 7,239
1212 Bordeaux Lane Sunnyvale 2,250 10,948 2,250 10,948 13,198
1325-1810 McCandless Drive Milpitas F 13,994 66,213 703 13,994 66,916 80,910
1600 Memorex Drive Santa Clara B 1,221 5,940 1,221 5,940 7,161
1688 Richard Avenue Santa Clara B 1,248 2,913 6 1,248 2,919 4,167
1700 Richard Avenue Santa Clara B 1,727 4,030 1,727 4,030 5,757
Accumulated Date of Depreciable
Property Name City Depreciation Acquisition Life
---------------------------------------- ------------ ----------- ------------
5300-5350 Hellyer Avenue San Jose $ 465 5/00 40 Years
10401-10411 Bubb Road Cupertino 271 7/98 40 Years
2001 Logic Drive San Jose 975 7/98 40 Years
45365 Northport Loop Fremont 179 10/00 40 Years
47000 Northport Loop Fremont 506 7/98 40 Years
45738 Northport Loop Fremont 383 7/98 40 Years
4050 Starboard Drive Fremont 569 7/98 40 Years
3501 W. Warren Ave/ Fremont 797 7/98 40 Years
Fremont Blvd
48800 Milmont Blvd Fremont 433 7/98 40 Years
4750 Patrick Henry Drive Santa Clara 694 7/98 40 Years
3520 Bassett Street Santa Clara 471 7/98 40 Years
3530 Bassett Street Santa Clara 363 7/98 40 Years
5850-5870 Hellyer Avenue San Jose 518 11/98 40 Years
5750 Hellyer Avenue San Jose 35 8/01 40 Years
800 Branham Lane East San Jose 589 3/00 40 Years
5500 Hellyer Avenue San Jose 300 2/01 40 Years
5550 Hellyer Avenue San Jose 57 6/01 40 Years
5400 Hellyer Avenue San Jose 203 7/00 40 Years
5325 Hellyer Avenue San Jose 270 1/01 40 Years
5905-5965 Silver Creek San Jose 232 7/01 40 Years
Valley Road
5905-5965 Silver Creek San Jose 20 10/01 40 Years
Valley Road
855 Branham Lane East San Jose 109 5/01 40 Years
1065-1105 L'Avenida Mountain View 7,515 4/99 40 Years
1750 Automation Parkway San Jose 718 7/99 40 Years
1756 Automation Parkway San Jose 512 1/00 40 Years
1762 Automation Parkway San Jose 535 4/00 40 Years
1768 Automation Parkway San Jose 518 12/00 40 Years
255 Caspian Drive Sunnyvale 357 4/00 40 Years
245 Caspian Drive Sunnyvale - 4/01 40 Years
2251 Lawson Lane Santa Clara 832 7/98 40 Years
1230 East Arques Sunnyvale 234 7/98 40 Years
1250 East Arques Sunnyvale 569 7/98 40 Years
3120 Scott Blvd Santa Clara 873 7/98 40 Years
20400 Mariani Avenue Cupertino 713 7/98 40 Years
10500 De Anza Blvd Cupertino 3,268 7/98 40 Years
20605-20705 Valley Green Dr.Cupertino 1,490 7/98 40 Years
10300 Bubb Road Cupertino 272 7/98 40 Years
10440 Bubb Road Cupertino 187 7/98 40 Years
10460 Bubb Road Cupertino 485 7/98 40 Years
1135 Kern Avenue Sunnyvale 177 7/98 40 Years
405 Tasman Drive Sunnyvale 236 7/98 40 Years
450 National Avenue Mountain 261 7/98 40 Years
3301 Olcott Street Santa Clara 789 7/98 40 Years
2800 Bayview Avenue Fremont 457 7/98 40 Years
6850 Santa Teresa Blvd San Jose 201 7/98 40 Years
6810 Santa Teresa Blvd San Jose 426 3/99 40 Years
140-160 Great Oaks Blvd San Jose 606 7/98 40 Years
6541 Via del Oro/6385 San San Jose 443 7/98 40 Years
Ignacio
6311-6351 San Ignacio San Jose 2,666 7/98 40 Years
6320-6360 San Ignacio San Jose 1,125 7/98 40 Years
75 E. Trimble Road/2610 N. San Jose 1,486 7/98 40 Years
First St
2033-2243 Samaritan Drive San Jose 2,153 7/98 40 Years
1170 Morse Avenue Sunnyvale 282 7/98 40 Years
3236 Scott Blvd Santa Clara 527 7/98 40 Years
1212 Bordeaux Lane Sunnyvale 961 7/98 40 Years
1325-1810 McCandless Drive Milpitas 5,831 7/98 40 Years
1600 Memorex Drive Santa Clara 497 7/98 40 Years
1688 Richard Avenue Santa Clara 254 9/98 40 Years
1700 Richard Avenue Santa Clara 244 8/99 40 Years
- 62 -
Initial Cost Total Cost
------------------------ Cost -----------------------
December 31, Buildings Subsequent to Buildings
2001 and Construction/ And
Property Name City Encumbrances Land Improvements Acquisition Land Improvements Total
---------------------------------------- ------------ ----------- ------------ ------------- ---------- ------------ ------------
3506-3510 Bassett Street Santa Clara C 943 4,591 99 943 4,690 5,633
3540-3544 Bassett Street Santa Clara C B 1,565 7,615 189 1,565 7,804 9,369
3550 Bassett Street Santa Clara C B 1,079 5,251 33 1,079 5,284 6,363
3560 Bassett Street Santa Clara C B 1,075 5,233 8 1,075 5,241 6,316
3570-3580 Bassett Street Santa Clara C B 1,075 5,233 1,075 5,233 6,308
Prudential Insurance Company of America Loan 125,109 B
------------ ----------- ------------ ------------- ---------- ------------ ------------
$ 218,674 $ 218,058 $ 687,831 $ 4,654 $ 218,058 $ 692,485 $ 910,543
============ =========== ============ ============= ========== ============ ============
Accumulated Date of Depreciable
Property Name City Depreciation Acquisition Life
---------------------------------------- ------------ ----------- ------------
3506-3510 Bassett Street Santa Clara 408 7/98 40 Years
3540-3544 Bassett Street Santa Clara 678 7/98 40 Years
3550 Bassett Street Santa Clara 463 7/98 40 Years
3560 Bassett Street Santa Clara 460 7/98 40 Years
3570-3580 Bassett Street Santa Clara C 460 7/98 40 Years
Prudential Insurance Company of America Loan
------------
$ 49,608
============
(A) 16.67% of this property's ownership is held by unaffiliated parties outside
the operating partnerships of the Company.
(B) Encumbered by the $125,109 Prudential Insurance Company of America 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 of the Company.
(E) 50% of this property's ownership is held by unaffiliated parties outside
the operating partnerships of the Company.
(F) Four properties at McCandless Drive, three properties at Samaritan Drive
and four other various properties are encumbered by the $79,887 debt due
the Berg Group under the line of credit.
- 63 -
MISSION WEST PROPERTIES, INC.
Schedule III
Real Estate and Accumulated Depreciation
December 31, 2000
(dollars in thousands)
Initial Cost Total Cost
------------------------ Cost -----------------------
December 31, Buildings Subsequent to Buildings
2000 and Construction/ And
Property Name City Encumbrances Land Improvements Acquisition Land Improvements Total
---------------------------------------- ------------ ----------- ------------ ------------- ---------- ------------ ------------
5300-5350 Hellyer Avenue San Jose E $ 11,643 $ 5,742 $ 11,442 $ 5,742 $ 11,442 $ 17,184
10401-10411 Bubb Road Cupertino A 632 3,078 632 3,078 3,710
2001 Logic Drive San Jose 2,288 11,134 2,288 11,134 13,422
45365 Northport Loop Fremont 2,447 5,711 $ 11 2,447 5,722 8,169
47000 Northport Loop Fremont B 1,184 5,760 7 1,184 5,767 6,951
45738 Northport Loop Fremont B 891 4,338 5 891 4,343 5,234
4050 Starboard Drive Fremont B 1,329 6,467 8 1,329 6,475 7,804
3501 W. Warren Ave/Fremont Fremont 1,866 9,082 1,866 9,082 10,948
48800 Milmont Blvd Fremont 1,013 4,932 1,013 4,932 5,945
4750 Patrick Henry Drive Santa Clara 1,604 7,805 153 1,604 7,958 9,562
4949 Hellyer Avenue San Jose B 3,593 17,484 61 3,593 17,545 21,138
3520 Bassett Street Santa Clara C 1,104 5,371 1,104 5,371 6,475
3530 Bassett Street Santa Clara C,D 2,735 849 4,133 849 4,133 4,982
5850-5870 Hellyer Avenue San Jose 2,787 6,502 2,787 6,502 9,289
800 Branham Lane East San Jose 5,508 12,851 5,508 12,851 18,359
5400 Hellyer Avenue San Jose 3,238 5,358 3,238 5,358 8,596
5713-5729 Fontanoso Way San Jose 2,572 4,597 49 2,572 4,646 7,218
1065-1105 L'Avenida Mountain View 46,832 109,275 65 46,832 109,340 156,172
1750 Automation Parkway San Jose 4,789 11,174 315 4,789 11,489 16,278
1756 Automation Parkway San Jose 4,378 10,216 15 4,378 10,231 14,609
1762 Automation Parkway San Jose 4,804 12,224 4,804 12,224 17,028
1768 Automation Parkway San Jose 8,195 19,121 8,195 19,121 27,316
255 Caspian Drive Sunnyvale 3,491 8,146 3,491 8,146 11,637
2251 Lawson Lane Santa Clara 1,952 9,498 1,952 9,498 11,450
1230 East Arques Sunnyvale 540 2,628 540 2,628 3,168
1250 East Arques Sunnyvale 1,335 6,499 1,335 6,499 7,834
3120 Scott Blvd Santa Clara 2,044 9,948 2,044 9,948 11,992
20400 Mariani Avenue Cupertino 1,756 1,670 8,125 1,670 8,125 9,795
10500 De Anza Blvd Cupertino B 7,666 37,304 7,666 37,304 44,970
20605-20705 Valley Green Cupertino 3,490 16,984 3,490 16,984 20,474
10300 Bubb Road Cupertino B 635 3,090 635 3,090 3,725
10440 Bubb Road Cupertino 377 434 2,112 434 2,112 2,546
10460 Bubb Road Cupertino 423 994 4,838 1,158 994 5,996 6,991
1135 Kern Avenue Sunnyvale 407 1,982 407 1,982 2,389
405 Tasman Drive Sunnyvale 550 2,676 550 2,676 3,226
450 National Avenue Mountain View B 611 2,973 611 2,973 3,584
3301 Olcott Street Santa Clara 1,846 8,984 1,846 8,984 10,830
2800 Bayview Avenue Fremont 1,070 5,205 1,070 5,205 6,275
6850 Santa Teresa Blvd San Jose 377 1,836 780 377 2,616 2,993
6810 Santa Teresa Blvd San Jose 2,567 5,991 12 2,567 6,003 8,570
140-160 Great Oaks Blvd San Jose 1,402 6,822 158 1,402 6,980 8,382
6541 Via del Oro/6385 San San Jose 1,039 5,057 1,039 5,057 6,096
Ignacio
6311-6351 San Ignacio San Jose B 6,246 30,396 94 6,246 30,490 36,736
Avenue
6320-6360 San Ignacio San Jose 2,616 12,732 197 2,616 12,929 15,545
Avenue
75 E. Trimble Road/2610 N. San Jose 3,477 16,919 82 3,477 17,001 20,478
First St
2033-2243 Samaritan Drive San Jose 50,886 F 5,046 24,556 5,046 24,556 29,602
1170 Morse Avenue Sunnyvale B 658 3,201 658 3,201 3,859
3236 Scott Blvd Santa Clara B 1,234 6,005 1,234 6,005 7,239
1212 Bordeaux Lane Sunnyvale 2,250 10,948 2,250 10,948 13,198
1325-1810 McCandless Drive Milpitas F 13,994 66,213 225 13,994 66,438 80,432
1600 Memorex Drive Santa Clara 1,221 5,940 1,221 5,940 7,161
1688 Richard Avenue Santa Clara 1,248 2,913 6 1,248 2,919 4,167
1700 Richard Avenue Santa Clara 1,727 4,030 1,727 4,030 5,757
Accumulated Date of Depreciable
Property Name City Depreciation Acquisition Life
---------------------------------------- ------------ ----------- ------------
5300-5350 Hellyer Avenue San Jose $ 179 5/00 40 Years
10401-10411 Bubb Road Cupertino 194 7/98 40 Years
2001 Logic Drive San Jose 697 7/98 40 Years
45365 Northport Loop Fremont 36 10/00 40 Years
47000 Northport Loop Fremont 362 7/98 40 Years
45738 Northport Loop Fremont 274 7/98 40 Years
4050 Starboard Drive Fremont 407 7/98 40 Years
3501 W. Warren Ave/Fremont Fremont 570 7/98 40 Years
Blvd
48800 Milmont Blvd Fremont 310 7/98 40 Years
4750 Patrick Henry Drive Santa Clara 495 7/98 40 Years
4949 Hellyer Avenue San Jose 1,098 7/98 40 Years
3520 Bassett Street Santa Clara 337 7/98 40 Years
3530 Bassett Street Santa Clara 260 7/98 40 Years
5850-5870 Hellyer Avenue San Jose 355 11/98 40 Years
800 Branham Lane East San Jose 268 3/00 40 Years
5400 Hellyer Avenue San Jose 67 7/00 40 Years
5729 Fontanoso Way San Jose 145 10/99 40 Years
1065-1105 L'Avenida Mountain View 4,782 4/99 40 Years
1750 Automation Parkway San Jose 431 7/99 40 Years
1756 Automation Parkway San Jose 256 1/00 40 Years
1762 Automation Parkway San Jose 229 4/00 40 Years
1768 Automation Parkway San Jose 40 12/00 40 Years
255 Caspian Drive Sunnyvale 153 4/00 40 Years
2251 Lawson Lane Santa Clara 595 7/98 40 Years
1230 East Arques Sunnyvale 167 7/98 40 Years
1250 East Arques Sunnyvale 407 7/98 40 Years
3120 Scott Blvd Santa Clara 624 7/98 40 Years
20400 Mariani Avenue Cupertino 510 7/98 40 Years
10500 De Anza Blvd Cupertino 2,335 7/98 40 Years
20605-20705 Valley Green Cupertino 1,065 7/98 40 Years
10300 Bubb Road Cupertino 195 7/98 40 Years
10440 Bubb Road Cupertino 134 7/98 40 Years
10460 Bubb Road Cupertino 335 7/98 40 Years
1135 Kern Avenue Sunnyvale 127 7/98 40 Years
405 Tasman Drive Sunnyvale 169 7/98 40 Years
450 National Avenue Mountain View 187 7/98 40 Years
3301 Olcott Street Santa Clara 564 7/98 40 Years
2800 Bayview Avenue Fremont 327 7/98 40 Years
6850 Santa Teresa Blvd San Jose 136 7/98 40 Years
6810 Santa Teresa Blvd San Jose 276 3/99 40 Years
140-160 Great Oaks Blvd San Jose 432 7/98 40 Years
6541 Via del Oro/6385 San San Jose 317 7/98 40 Years
Ignacio
6311-6351 San Ignacio San Jose 1,904 7/98 40 Years
Avenue
6320-6360 San Ignacio San Jose 802 7/98 40 Years
Avenue
75 E. Trimble Road/2610 N. San Jose 1,061 7/98 40 Years
First St
2033-2243 Samaritan Drive San Jose 1,538 7/98 40 Years
1170 Morse Avenue Sunnyvale 202 7/98 40 Years
3236 Scott Blvd Santa Clara 377 7/98 40 Years
1212 Bordeaux Lane Sunnyvale 687 7/98 40 Years
1325-1810 McCandless Drive Milpitas 4,169 7/98 40 Years
1600 Memorex Drive Santa Clara 348 7/98 40 Years
1688 Richard Avenue Santa Clara 181 9/98 40 Years
1700 Richard Avenue Santa Clara 143 8/99 40 Years
- 64 -
Initial Cost Total Cost
------------------------ Cost -----------------------
December 31, Buildings Subsequent to Buildings
2000 and Construction/ And
Property Name City Encumbrances Land Improvements Acquisition Land Improvements Total
---------------------------------------- ------------ ----------- ------------ ------------- ---------- ------------ ------------
3506-3510 Bassett Street Santa Clara C 943 4,591 99 943 4,690 5,633
3540-3544 Bassett Street Santa Clara C B 1,565 7,615 189 1,565 7,804 9,368
3550 Bassett Street Santa Clara C B 1,079 5,251 33 1,079 5,284 6,363
3560 Bassett Street Santa Clara C B 1,075 5,233 8 1,075 5,241 6,316
3570-3580 Bassett Street Santa Clara C B 1,075 5,233 1,075 5,233 6,308
Prudential Capital Group Loan 126,764 B
------------ ----------- ------------ ------------- ---------- ------------ ------------
$ 194,584 $ 187,219 $ 650,529 $ 3,730 $187,219 $ 654,259 $ 841,478
============ =========== ============ ============= ========== ============ ============
Accumulated Date of Depreciable
Property Name City Depreciation Acquisition Life
---------------------------------------- ------------ ----------- ------------
3506-3510 Bassett Street Santa Clara 291 7/98 40 Years
3540-3544 Bassett Street Santa Clara 483 7/98 40 Years
3550 Bassett Street Santa Clara 331 7/98 40 Years
3560 Bassett Street Santa Clara 329 7/98 40 Years
3570-3580 Bassett Street Santa Clara 329 7/98 40 Years
Prudential Capital Group Loan
------------
$ 34,022
============
(A) 16.67% of this property's ownership is held by unaffiliated parties outside
the operating partnerships of 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 of the Company.
(E) 50% of this property's ownership is held by unaffiliated parties outside
the operating partnerships of 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.
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MISSION WEST PROPERTIES, INC.
NOTE TO SCHEDULE III
December 31, 2001 and 2000
(dollars in thousands)
1. Reconciliation of real estate and accumulated depreciation:
2001 2000
------------------------ ------------------------
Real estate investments:
Balance at beginning of year $ 841,478 $ 716,182
Additions 97,422 125,296
Dispositions (28,357) -
------------------------ ------------------------
Balance at end of year $ 910,543 $ 841,478
======================== ========================
Accumulated depreciation:
Balance at beginning of year $ 34,022 $ 18,566
Additions 16,917 15,456
Dispositions (1,331) -
------------------------ ------------------------
Balance at end of year $ 49,608 $ 34,022
======================== ========================
- 66 -
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
FINANCIAL DISCLOSURE
Not applicable.
- 67 -
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.
- 68 -
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, sated 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
- 69 -
10.27 Revolving Credit - $100,000,000 Secured Promissory Note
10.28 Deed of Trust Securing Revolving Promissory Note
21.1++ Subsidiaries of the Registrant
23.1 Consent of Independent Public Accountants
24.1 Powers of Attorney (included on the signature page hereto)
* 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.
- 70 -
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 27, 2002 By: /s/ CARL E. BERG
-------------------------------
Carl E. Berg
Chief Executive Officer
Date: March 27, 2002 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 27, 2002
Executive Officer and Director
/s/ RAYMOND V. MARINO
-------------------------
Raymond V. Marino President, Chief Operating Officer March 27, 2002
and Director
/s/ JOHN C. BOLGER
-------------------------
John C. Bolger Director March 27, 2002
/s/ WILLIAM A. HASLER
-------------------------
William A. Hasler Director March 27, 2002
/s/ LAWRENCE B. HELZEL
-------------------------
Lawrence B. Helzel Director March 27, 2002
- 71 -
Exhibit 23.1
CONSENT OF INDEPENDENT PUBLIC ACCOUNTANTS
We hereby consent to the incorporation by reference in the Registration
Statement on Form S-8 No. 333-80369 of Mission West Properties, Inc. of our
reports dated January 21, 2002 relating to the financial statements and
financial statement schedules, which appear in this Form 10-K.
PricewaterhouseCoopers LLP
San Francisco, California
March 28, 2002