UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM 8-K

CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): April 30, 2024

Franklin Street Properties Corp.

(Exact name of registrant as specified in its charter)

Maryland	001-32470	04-3578653
(State or other jurisdiction of incorporation)	(Commission File Number)	(IRS Employer Identification No.)

401 Edgewater Place, Suite 200, Wakefield, Massachusetts	01880
(Address of principal executive offices)	(Zip Code)

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

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

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

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

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

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

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

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


Title of each class	Trading Symbol (s)	Name of each exchange on which registered
Common Stock, $.0001 par value per share	FSP	NYSE American

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

Emerging growth company ☐

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

Item 2.02. Results of Operations and Financial Condition.

On April 30, 2024, Franklin Street Properties Corp. (the “Registrant”) announced its financial results for the three months ended March 31, 2024. The full text of the press release issued in connection with the announcement is furnished as Exhibit 99.1 to this Current Report on Form 8-K. The press release references certain supplemental operating and financial data that is now available on the Registrant’s website. A copy of the supplemental operating and financial data is attached hereto as Exhibit 99.2 and is incorporated by reference herein.

The information in this Form 8-K (including Exhibits 99.1 and 99.2) shall not be deemed "filed" for purposes of Section 18 of the Securities Exchange Act of 1934 (the "Exchange Act") or otherwise subject to the liabilities of that section, nor shall it be deemed incorporated by reference in any filing under the Securities Act of 1933 or the Exchange Act, except as expressly set forth by specific reference in such a filing.

Item 9.01. Financial Statements and Exhibits.

(d)

Exhibits


Exhibit No.		Description

99.1		Press Release issued by Franklin Street Properties Corp. on April 30, 2024.

99.2		Supplemental Operating and Financial Data for the First Quarter of 2024.

104		Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101).

SIGNATURES

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


	FRANKLIN STREET PROPERTIES CORP.

Date: April 30, 2024	By:	/s/ George J. Carter
		George J. Carter
		Chief Executive Officer

Exhibit 99.1


PRESS RELEASE	Franklin Street Properties Corp.

401 Edgewater Place ● Suite 200 ● Wakefield, Massachusetts 01880 ● (781) 557-1300 ● www.fspreit.com


Contact: Georgia Touma (877) 686-9496	For Immediate Release

Franklin Street Properties Corp. Announces

First Quarter 2024 Results

Wakefield, MA—April 30, 2024—Franklin Street Properties Corp. (the “Company”, “FSP”, “we” or “our”) (NYSE American: FSP), a real estate investment trust (REIT), announced its results for the first quarter ended March 31, 2024.

George J. Carter, Chairman and Chief Executive Officer, commented as follows:

“As the second quarter of 2024 begins, we continue to believe that the current price of our common stock does not accurately reflect the value of our underlying real estate assets. We will seek to increase shareholder value by continuing to (1) pursue the sale of select properties when we believe that short to intermediate term valuation potential has been reached and (2) strive to increase occupancy through the leasing of vacant space. We intend to use proceeds from property dispositions primarily for debt reductions.

During the first quarter of 2024, we sold an office property located in Richardson, Texas known as Collins Crossing for gross proceeds of approximately $35 million. Also, during the first quarter of 2024, we leased a total of 197,000 square feet of office space within our approximately 5.3 million square foot directly-owned property portfolio, including 136,000 square feet with existing tenant renewals and 61,000 square feet with new tenants.

On February 21, 2024, we repaid approximately $102 million of our debt and entered into amendments of our outstanding debt facilities pursuant to which all our debt now matures on April 1, 2026. As of March 31, 2024, our total indebtedness was approximately $303 million, equivalent to approximately $58 per square foot on our existing 5.3 million square foot directly-owned property portfolio. As of March 31, 2024, we had cash of approximately $37.7 million on the balance sheet.

We look forward to the remainder of 2024 and beyond with anticipation and optimism.”

Financial Highlights

●

GAAP net loss was $7.6 million or $0.07 per basic and diluted share for the three months ended March 31, 2024.

●

Funds From Operations (FFO) was $4.2 million, or $0.04 per basic and diluted share, for the three months ended March 31, 2024.

●

On February 21, 2024, we repaid approximately $102 million of debt and entered into amendments to each of our bank term loan, revolving line of credit agreement and Series A and Series B notes. The amendment to the revolving line of credit converted the revolving loan to a term loan. G&A expenses for the first quarter of 2024 were $0.3 million higher than the first quarter of 2023. However, G&A expenses for the first quarter of 2024 included approximately $0.4 million of expenses related to the debt amendments. Additional information on the amendments is available in our Quarterly Report on Form 10-Q for the three months ended March 31, 2024.

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Leasing Highlights

●

During the three months ended March 31, 2024, we leased approximately 197,000 square feet, including 61,000 square feet of new leases.

●

Our directly-owned real estate portfolio of 16 owned properties, totaling approximately 5.3 million square feet, was approximately 73.3% leased as of March 31, 2024, compared to approximately 74.0% leased as of December 31, 2023. The decrease in the leased percentage is primarily a result of one property disposition during the three months ended March 31, 2024.

●

The weighted average GAAP base rent per square foot achieved on leasing activity during the three months ended March 31, 2024, was $26.96, or 13.8% higher than average rents in the respective properties for the year ended December 31, 2023. The average lease term on leases signed during the three months ended March 31, 2024, was 6.8 years compared to 6.8 years during the year ended December 31, 2023. Overall, the portfolio weighted average rent per occupied square foot was $30.81 as of March 31, 2024, compared to $30.72 as of December 31, 2023.

●

We are currently tracking more than 700,000 square feet of new prospective tenants, including approximately 350,000 square feet of prospective tenants that have identified our properties on their respective short lists of potential locations.

●

We believe that our continuing portfolio of real estate is well located, primarily in the Sunbelt and Mountain West geographic regions, and consists of high-quality assets with upside leasing potential.

Investment Highlights

●

We have primarily used asset sale disposition proceeds for debt reduction and remain committed to seeking to sell select properties during 2024 and to continue using proceeds primarily for debt reduction.

●

Since December 2020, our dispositions have resulted in aggregate gross proceeds of approximately $1 billion and reflect an average sales price per square foot of approximately $217.

●

On January 26, 2024, we completed the sale of Collins Crossing in Richardson, Texas for approximately $35 million in gross proceeds.

Dividends

●

On April 5, 2024, we announced that our Board of Directors declared a quarterly cash dividend for the three months ended March 31, 2024, of $0.01 per share of common stock that will be paid on May 9, 2024, to stockholders of record on April 19, 2024.

Consolidation of Sponsored REIT

As of January 1, 2023, we consolidated the operations of our Monument Circle sponsored REIT into our financial statements. On October 29, 2021, we agreed to amend and restate our existing loan to Monument Circle that is secured by a mortgage on real estate owned by Monument Circle, which we refer to as the Sponsored REIT Loan. The amended and restated Sponsored REIT Loan extended the maturity date from December 6, 2022 to June 30, 2023 (and was further extended to September 30, 2023 on June 26, 2023), increased the aggregate principal amount of the loan from $21 million to $24 million, and included certain other modifications. On September 26, 2023, the maturity date was further extended to September 30, 2024. In consideration of our agreement to amend and restate the Sponsored REIT Loan, we obtained from the stockholders of Monument Circle the right to vote their shares in favor of any sale of the property owned by Monument Circle any time on or after January 1, 2023. As a result of our obtaining this right to vote shares, GAAP variable interest entity (VIE) rules required us to consolidate Monument Circle as of January 1, 2023. A gain on consolidation of approximately $0.4 million was recognized in the three months ended March 31, 2023.

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Additional information about the consolidation of Monument Circle can be found in Note 1, “Organization, Properties, Basis of Presentation, Financial Instruments, and Recent Accounting Standards – Variable Interest Entities (VIEs)” and Note 2, “Related Party Transactions and Investments in Non-Consolidated Entities - Management fees and interest income from loans”, in the Notes to Consolidated Financial Statements included in our Quarterly Report on Form 10-Q for the three months ended March 31, 2024.

Non-GAAP Financial Information

A reconciliation of Net income (loss) to FFO, Adjusted Funds From Operations (AFFO) and Sequential Same Store NOI and our definitions of FFO, AFFO and Sequential Same Store NOI can be found on Supplementary Schedules H and I.

2024 Net Income (Loss), FFO and Disposition Guidance

At this time, due primarily to economic conditions and uncertainty surrounding the timing and amount of proceeds received from property dispositions, we are continuing suspension of Net Income (Loss), FFO and property disposition guidance.

Real Estate Update

Supplementary schedules provide property information for the Company’s owned and consolidated properties as of March 31, 2024. The Company will also be filing an updated supplemental information package that will provide stockholders and the financial community with additional operating and financial data. The Company will file this supplemental information package with the SEC and make it available on its website at www.fspreit.com.

Today’s news release, along with other news about Franklin Street Properties Corp., is available on the Internet at www.fspreit.com. We routinely post information that may be important to investors in the Investor Relations section of our website. We encourage investors to consult that section of our website regularly for important information about us and, if they are interested in automatically receiving news and information as soon as it is posted, to sign up for E-mail Alerts.

Earnings Call

A conference call is scheduled for May 1, 2024, at 11:00 a.m. (ET) to discuss the first quarter 2024 results. To access the call, please dial 888-440-4368 and use conference ID 5398803. Internationally, the call may be accessed by dialing 646-960-0856 and using conference ID 5398803. To listen via live audio webcast, please visit the Webcasts & Presentations section in the Investor Relations section of the Company's website (www.fspreit.com) at least ten minutes prior to the start of the call and follow the posted directions. The webcast will also be available via replay from the above location starting one hour after the call is finished.

About Franklin Street Properties Corp.

Franklin Street Properties Corp., based in Wakefield, Massachusetts, is focused on infill and central business district (CBD) office properties in the U.S. Sunbelt and Mountain West, as well as select opportunistic markets. FSP seeks value-oriented investments with an eye towards long-term growth and appreciation, as well as current income. FSP is a Maryland corporation that operates in a manner intended to qualify as a real estate investment trust (REIT) for federal income tax purposes. To learn more about FSP please visit our website at www.fspreit.com.

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Forward-Looking Statements

Statements made in this press release that state FSP’s or management’s intentions, beliefs, expectations, or predictions for the future may be forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. This press release may also contain forward-looking statements, such as those relating to expectations for future potential leasing activity, expectations for future potential property dispositions, the payment of dividends and the repayment of debt in future periods, value creation/enhancement in future periods and expectations for growth and leasing activities in future periods that are based on current judgments and current knowledge of management and are subject to certain risks, trends and uncertainties that could cause actual results to differ materially from those indicated in such forward-looking statements. Accordingly, readers are cautioned not to place undue reliance on forward-looking statements. Investors are cautioned that our forward-looking statements involve risks and uncertainty, including without limitation, adverse changes in general economic or local market conditions, including as a result of the long-term effects of the COVID-19 pandemic, wars, terrorist attacks or other acts of violence, which may negatively affect the markets in which we and our tenants operate, inflation rates, increasing interest rates, disruptions in the debt markets, economic conditions in the markets in which we own properties, risks of a lessening of demand for the types of real estate owned by us, adverse changes in energy prices, which if sustained, could negatively impact occupancy and rental rates in the markets in which we own properties, including energy-influenced markets such as Dallas, Denver and Houston, changes in government regulations and regulatory uncertainty, uncertainty about governmental fiscal policy, geopolitical events and expenditures that cannot be anticipated, such as utility rate and usage increases, delays in construction schedules, unanticipated increases in construction costs, increases in the level of general and administrative costs as a percentage of revenues as revenues decrease as a result of property dispositions, unanticipated repairs, additional staffing, insurance increases and real estate tax valuation reassessments. See the “Risk Factors” set forth in Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2023, which may be updated from time to time in subsequent filings with the United States Securities and Exchange Commission. Although we believe the expectations reflected in the forward-looking statements are reasonable, we cannot guarantee future results, levels of activity, acquisitions, dispositions, performance or achievements. We will not update any of the forward-looking statements after the date of this press release to conform them to actual results or to changes in our expectations that occur after such date, other than as required by law.

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Franklin Street Properties Corp.

Earnings Release

Supplementary Information

Table of Contents



Franklin Street Properties Corp. Financial Results	A-C
Real Estate Portfolio Summary Information	D
Portfolio and Other Supplementary Information	E
Percentage of Leased Space	F
Largest 20 Tenants – FSP Owned Portfolio	G
Reconciliation and Definitions of Funds From Operations (FFO) and Adjusted
Funds From Operations (AFFO)	H
Reconciliation and Definition of Sequential Same Store results to Property Net
Operating Income (NOI) and Net Loss	I

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Franklin Street Properties Corp. Financial Results

Supplementary Schedule A

Condensed Consolidated Statements of Operations

(Unaudited)


	For the
	Three Months Ended
	March 31,
(in thousands, except per share amounts)	2024		2023

Revenue:
Rental	$	31,225	$	37,767
Total revenue		31,225		37,767

Expenses:
Real estate operating expenses		11,019		12,690
Real estate taxes and insurance		5,936		6,973
Depreciation and amortization		11,625		14,727
General and administrative		4,159		3,817
Interest		6,846		5,806
Total expenses		39,585		44,013

Loss on extinguishment of debt		(137)		(67)
Gain on consolidation of Sponsored REIT		—		394
Gain (loss) on sale of properties and impairment of assets held for sale, net		(5)		8,392
Interest income		1,008		—
Income (loss) before taxes		(7,494)		2,473
Tax expense		58		67
Net income (loss)	$	(7,552)	$	2,406

Weighted average number of shares outstanding, basic and diluted		103,430		103,236

Net income (loss) per share, basic and diluted	$	(0.07)	$	0.02

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Franklin Street Properties Corp. Financial Results

Supplementary Schedule B

Condensed Consolidated Balance Sheets

(Unaudited)


	March 31,		December 31,
(in thousands, except share and par value amounts)	2024		2023
Assets:
Real estate assets:
Land	$	110,298	$	110,298
Buildings and improvements		1,137,496		1,133,971
Fixtures and equipment		13,002		12,904
		1,260,796		1,257,173
Less accumulated depreciation		376,063		366,349
Real estate assets, net		884,733		890,824
Acquired real estate leases, less accumulated amortization of $19,840 and $20,413, respectively		5,971		6,694
Assets held for sale		38,947		73,318
Cash, cash equivalents and restricted cash		37,779		127,880
Tenant rent receivables		2,200		2,191
Straight-line rent receivable		40,357		40,397
Prepaid expenses and other assets		4,140		4,239
Office computers and furniture, net of accumulated depreciation of $1,036 and $1,020, respectively		106		123
Deferred leasing commissions, net of accumulated amortization of $16,914 and $16,008, respectively		24,730		23,664
Total assets	$	1,038,963	$	1,169,330

Liabilities and Stockholders’ Equity:
Liabilities:
Bank note payable	$	—	$	90,000
Term loans payable, less unamortized financing costs of $4,202 and $293, respectively		149,169		114,707
Series A & Series B Senior Notes, less unamortized financing costs of $2,290 and $329, respectively		147,340		199,670
Accounts payable and accrued expenses		30,099		41,879
Accrued compensation		1,196		3,644
Tenant security deposits		6,268		6,204
Lease liability		953		334
Acquired unfavorable real estate leases, less accumulated amortization of $407 and $396, respectively		74		87
Total liabilities		335,099		456,525

Commitments and contingencies

Stockholders’ Equity:
Preferred stock, $.0001 par value, 20,000,000 shares authorized, none issued or outstanding		—		—
Common stock, $.0001 par value, 180,000,000 shares authorized, 103,430,353 and 103,430,353 shares issued and outstanding, respectively		10		10
Additional paid-in capital		1,335,091		1,335,091
Accumulated other comprehensive income		—		355
Accumulated distributions in excess of accumulated earnings		(631,237)		(622,651)
Total stockholders’ equity		703,864		712,805
Total liabilities and stockholders’ equity	$	1,038,963	$	1,169,330

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Franklin Street Properties Corp. Financial Results

Supplementary Schedule C

Condensed Consolidated Statements of Cash Flows

(Unaudited)


	For the
	Three Months Ended
	March 31,
(in thousands)	2024		2023
Cash flows from operating activities:
Net income (loss)	$	(7,552)	$	2,406
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization expense		12,305		15,316
Amortization of above and below market leases		(6)		(18)
Amortization of other comprehensive income into interest expense		(355)		(662)
Loss on extinguishment of debt		137		67
Gain on consolidation of Sponsored REIT		—		(394)
(Gain) loss on sale of properties and impairment of assets held for sale, net		5		(8,392)
Changes in operating assets and liabilities:
Tenant rent receivables		(9)		(1,105)
Straight-line rents		206		(332)
Lease acquisition costs		(122)		(818)
Prepaid expenses and other assets		(400)		(513)
Accounts payable and accrued expenses		(6,677)		(3,317)
Accrued compensation		(2,448)		(2,455)
Tenant security deposits		64		30
Payment of deferred leasing commissions		(2,236)		(908)
Net cash used in operating activities		(7,088)		(1,095)
Cash flows from investing activities:
Property improvements, fixtures and equipment		(8,759)		(11,420)
Consolidation of Sponsored REIT		—		3,048
Proceeds received from sales of properties		34,329		28,098
Net cash provided by investing activities		25,570		19,726
Cash flows from financing activities:
Distributions to stockholders		(1,034)		(1,033)
Proceeds received from termination of interest rate swap		—		4,206
Borrowings under Bank note payable		—		57,000
Repayments of Bank note payable		(22,667)		(30,000)
Repayments of Term loans payable		(28,963)		(40,000)
Repayments of Series A&B Senior Notes		(50,370)		—
Deferred financing costs		(5,549)		(2,326)
Net cash used in financing activities		(108,583)		(12,153)
Net increase (decrease) in cash, cash equivalents and restricted cash		(90,101)		6,478
Cash, cash equivalents and restricted cash, beginning of year		127,880		6,632
Cash, cash equivalents and restricted cash, end of period	$	37,779	$	13,110

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Franklin Street Properties Corp. Earnings Release

Supplementary Schedule D

Real Estate Portfolio Summary Information

(Unaudited & Approximated)


Commercial portfolio lease expirations (1)
	Total	% of
Year	Square Feet	Portfolio
2024	306,956	5.6%
2025	437,707	8.0%
2026	552,224	10.1%
2027	289,852	5.3%
2028	230,432	4.2%
Thereafter (2)	3,661,005	66.8%
	5,478,176	100.0%

(1)	Percentages are determined based upon total square footage.

(2)	Includes 1,610,263 square feet of vacancies at our owned and consolidated properties as of March 31, 2024.


(dollars & square feet in 000's)	As of March 31, 2024
				% of	Square	% of
State	Properties	Investment		Portfolio	Feet	Portfolio

Colorado	4	$	448,063	50.7%	2,140	39.1%
Texas	7		263,757	29.8%	1,909	34.8%
Georgia (a)	1		-	0.0%	160	2.9%
Minnesota	3		116,101	13.1%	757	13.8%
Virginia	1		37,543	4.2%	298	5.5%
Indiana	1		19,269	2.2%	214	3.9%
Total	17	$	884,733	100.0%	5,478	100.0%

(a) Includes one property that was classified as an asset held for sale as of March 31, 2024.

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Franklin Street Properties Corp. Earnings Release

Supplementary Schedule E

Portfolio and Other Supplementary Information

(Unaudited & Approximated)

Recurring Capital Expenditures



(in thousands)	For the Three Months Ended
	31-Mar-24
Tenant improvements	$	2,619
Deferred leasing costs		2,237
Non-investment capex		1,019
	$	5,875


(in thousands)	For the Three Months Ended								Year Ended
	31-Mar-23		30-Jun-23		30-Sep-23		31-Dec-23		31-Dec-23
Tenant improvements	$	3,047	$	4,381	$	3,653	$	5,295	$	16,376
Deferred leasing costs		908		3,230		1,114		1,649		6,901
Non-investment capex		2,967		2,042		1,775		5,230		12,014
	$	6,922	$	9,653	$	6,542	$	12,174	$	35,291


Square foot & leased percentages	March 31,	December 31,
	2024	2023
Owned Properties:
Number of properties (a)	16	17
Square feet	5,264,416	5,565,782
Leased percentage	73.3%	74.0%

Consolidated Property - Single Asset REIT (SAR):
Number of properties	1	1
Square feet	213,760	213,760
Leased percentage	4.1%	4.1%

Total Owned and Consolidated Properties:
Number of properties	17	18
Square feet	5,478,176	5,779,542
Leased percentage	70.6%	71.5%

(a) Includes one and two properties that were classified as an asset held for sale as of March 31, 2024 and December 31, 2023, respectively.

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Franklin Street Properties Corp. Earnings Release

Supplementary Schedule F

Percentage of Leased Space

(Unaudited & Estimated)


					Fourth		First
				% Leased (1)	Quarter	% Leased (1)	Quarter
				as of	Average %	as of	Average %
	Property Name	Location	Square Feet	31-Dec-23	Leased (2)	31-Mar-24	Leased (2)

1	PARK TEN	Houston, TX	157,609	83.8%	83.8%	83.8%	83.8%
2	PARK TEN PHASE II	Houston, TX	156,746	95.0%	95.0%	95.0%	95.0%
3	GREENWOOD PLAZA	Englewood, CO	196,236	66.3%	66.3%	66.3%	66.3%
4	ADDISON	Addison, TX	289,333	83.0%	83.0%	79.4%	79.4%
	COLLINS CROSSING (3)	Richardson, TX	—	85.5%	85.5%	(3)	(3)
5	INNSBROOK	Glen Allen, VA	298,183	90.5%	87.4%	90.5%	90.5%
6	LIBERTY PLAZA	Addison, TX	217,841	80.2%	80.8%	77.2%	78.2%
7	ELDRIDGE GREEN	Houston, TX	248,399	100.0%	100.0%	100.0%	100.0%
8	121 SOUTH EIGHTH ST	Minneapolis, MN	297,541	80.5%	79.9%	77.6%	77.5%
9	801 MARQUETTE AVE	Minneapolis, MN	129,691	91.8%	91.8%	91.8%	91.8%
10	LEGACY TENNYSON CTR	Plano, TX	209,562	56.6%	57.2%	53.1%	55.3%
11	WESTCHASE I & II	Houston, TX	629,025	62.7%	62.4%	65.0%	64.2%
12	1999 BROADWAY	Denver, CO	682,639	51.7%	52.9%	51.5%	51.7%
13	1001 17TH STREET	Denver, CO	649,235	71.1%	71.1%	76.5%	74.7%
14	PLAZA SEVEN	Minneapolis, MN	330,096	62.3%	61.3%	61.6%	62.1%
15	PERSHING PLAZA (4)	Atlanta, GA	160,145	79.8%	79.8%	79.8%	79.8%
16	600 17TH STREET	Denver, CO	612,135	81.7%	81.4%	78.8%	78.4%
	OWNED PORTFOLIO		5,264,416	74.0%	74.5%	73.3%	73.1%

17	MONUMENT CIRCLE (5)	Indianapolis, IN	213,760	4.1%	4.1%	4.1%	4.1%

	OWNED & CONSOLIDATED PORTFOLIO		5,478,176	71.5%	72.0%	70.6%	70.4%

(1)	% Leased as of month's end includes all leases that expire on the last day of the quarter.

(2)	Average quarterly percentage is the average of the end of the month leased percentage for each of the three months during the quarter.

(3)	Property was sold on January 26, 2024.

(4)	Property was classified as an asset held for sale as of March 31, 2024.

(5)	Consolidated property as of January 1, 2023, which was previously a managed property.

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Franklin Street Properties Corp. Earnings Release

Supplementary Schedule G

Largest 20 Tenants – FSP Owned and Consolidated Portfolio

(Unaudited & Estimated)

The following table includes the largest 20 tenants in FSP’s owned and consolidated portfolio based on total square feet:

As of March 31, 2024


			% of
	Tenant	Sq Ft	Portfolio
1	CITGO Petroleum Corporation	248,399	4.5%
2	EOG Resources, Inc.	169,167	3.1%
3	US Government	168,573	3.1%
4	Commonwealth of Virginia	127,500	2.3%
5	Kaiser Foundation Health Plan, Inc.	120,979	2.2%
6	Swift, Currie, McGhee & Hiers, LLP	101,296	1.9%
7	Deluxe Corporation	98,922	1.8%
8	Ping Identity Corp.	89,856	1.7%
9	Permian Resources Operating, LLC	67,856	1.2%
10	PwC US Group	66,304	1.2%
11	Hall and Evans LLC	65,878	1.2%
12	Cyxtera Management, Inc.	61,826	1.1%
13	Precision Drilling (US) Corporation	59,569	1.1%
14	Olin Corporation	54,080	1.0%
15	ChemTreat Inc.	49,548	0.9%
16	Coresite, LLC	49,518	0.9%
17	GE Vernova International LLC	47,559	0.9%
18	Schwegman, Lundberg & Woessner, P.A.	46,269	0.8%
19	Hargrove and Associates, Inc.	44,139	0.8%
20	Invenergy, LLC.	42,505	0.8%
	Total	1,779,743	32.5%

-13-

Franklin Street Properties Corp. Earnings Release

Supplementary Schedule H

Reconciliation and Definitions of Funds From Operations (“FFO”) and

Adjusted Funds From Operations (“AFFO”)

A reconciliation of Net income (loss) to FFO and AFFO is shown below and a definition of FFO and AFFO is provided on Supplementary Schedule I. Management believes FFO and AFFO are used broadly throughout the real estate investment trust (REIT) industry as measurements of performance. The Company has included the National Association of Real Estate Investment Trusts (NAREIT) FFO definition as of May 17, 2016 in the table and notes that other REITs may not define FFO in accordance with the current NAREIT definition or may interpret the current NAREIT definition differently. The Company’s computation of FFO and AFFO may not be comparable to FFO or AFFO reported by other REITs or real estate companies that define FFO or AFFO differently.


Reconciliation of Net Loss to FFO and AFFO:	Three Months Ended
	March 31,
(In thousands, except per share amounts)	2024		2023

Net income (loss)	$	(7,552)	$	2,406
Gain on consolidation of Sponsored REIT		—		(394)
(Gain) loss on sale of property		5		(8,392)
Depreciation & amortization		11,619		14,709
NAREIT FFO		4,072		8,329
Lease Acquisition costs		121		78
Funds From Operations (FFO)	$	4,193	$	8,407

Funds From Operations (FFO)	$	4,193	$	8,407
Loss on extinguishment of debt		137		67
Amortization of deferred financing costs		680		589
Straight-line rent		206		(331)
Tenant improvements		(2,619)		(3,047)
Leasing commissions		(2,237)		(908)
Non-investment capex		(1,019)		(2,967)
Adjusted Funds From Operations (AFFO)	$	(659)	$	1,810

Per Share Data
EPS	$	(0.07)	$	0.02
FFO	$	0.04	$	0.08
AFFO	$	(0.01)	$	0.02

Weighted average shares (basic and diluted)		103,430		103,236

-14-

Funds From Operations (“FFO”)

The Company evaluates performance based on Funds From Operations, which we refer to as FFO, as management believes that FFO represents the most accurate measure of activity and is the basis for distributions paid to equity holders. The Company defines FFO as net income or loss (computed in accordance with GAAP), excluding gains (or losses) from sales of property, hedge ineffectiveness, acquisition costs of newly acquired properties that are not capitalized and lease acquisition costs that are not capitalized plus depreciation and amortization, including amortization of acquired above and below market lease intangibles and impairment charges on mortgage loans, properties or investments in non-consolidated REITs, and after adjustments to exclude equity in income or losses from, and, to include the proportionate share of FFO from, non-consolidated REITs.

FFO should not be considered as an alternative to net income or loss (determined in accordance with GAAP), nor as an indicator of the Company’s financial performance, nor as an alternative to cash flows from operating activities (determined in accordance with GAAP), nor as a measure of the Company’s liquidity, nor is it necessarily indicative of sufficient cash flow to fund all of the Company’s needs.

Other real estate companies and the National Association of Real Estate Investment Trusts, or NAREIT, may define this term in a different manner. We have included the NAREIT FFO as of May 17, 2016 in the table and note that other REITs may not define FFO in accordance with the current NAREIT definition or may interpret the current NAREIT definition differently than we do.

We believe that in order to facilitate a clear understanding of the results of the Company, FFO should be examined in connection with net income or loss and cash flows from operating, investing and financing activities in the consolidated financial statements.

Adjusted Funds From Operations (“AFFO”)

The Company also evaluates performance based on Adjusted Funds From Operations, which we refer to as AFFO. The Company defines AFFO as (1) FFO, (2) excluding loss on extinguishment of debt that is non-cash, (3) excluding our proportionate share of FFO and including distributions received, from non-consolidated REITs, (4) excluding the effect of straight-line rent, (5) plus the amortization of deferred financing costs, (6) plus the value of shares issued as compensation and (7) less recurring capital expenditures that are generally for maintenance of properties, which we call non-investment capex or are second generation capital expenditures. Second generation costs include re-tenanting space after a tenant vacates, which include tenant improvements and leasing commissions.

We exclude development/redevelopment activities, capital expenditures planned at acquisition and costs to reposition a property. We also exclude first generation leasing costs, which are generally to fill vacant space in properties we acquire or were planned for at acquisition.

AFFO should not be considered as an alternative to net income or loss (determined in accordance with GAAP), nor as an indicator of the Company’s financial performance, nor as an alternative to cash flows from operating activities (determined in accordance with GAAP), nor as a measure of the Company’s liquidity, nor is it necessarily indicative of sufficient cash flow to fund all of the Company’s needs. Other real estate companies may define this term in a different manner. We believe that in order to facilitate a clear understanding of the results of the Company, AFFO should be examined in connection with net income or loss and cash flows from operating, investing and financing activities in the consolidated financial statements.

-15-

Franklin Street Properties Corp. Earnings Release

Supplementary Schedule I

Reconciliation and Definition of Sequential Same Store results to property Net Operating Income (NOI) and Net Income

Net Operating Income (“NOI”)

The Company provides property performance based on Net Operating Income, which we refer to as NOI. Management believes that investors are interested in this information. NOI is a non-GAAP financial measure that the Company defines as net income or loss (the most directly comparable GAAP financial measure) plus general and administrative expenses, depreciation and amortization, including amortization of acquired above and below market lease intangibles and impairment charges, interest expense, less equity in earnings of nonconsolidated REITs, interest income, management fee income, hedge ineffectiveness, gains or losses on extinguishment of debt, gains or losses on the sale of assets and excludes non-property specific income and expenses. The information presented includes footnotes and the data is shown by region with properties owned in the periods presented, which we call Sequential Same Store. The comparative Sequential Same Store results include properties held for all periods presented. We exclude properties that have been placed in service, but that do not have operating activity for all periods presented, dispositions and significant nonrecurring income such as bankruptcy settlements and lease termination fees. NOI, as defined by the Company, may not be comparable to NOI reported by other REITs that define NOI differently. NOI should not be considered an alternative to net income or loss as an indication of our performance or to cash flows as a measure of the Company’s liquidity or its ability to make distributions. The calculations of NOI and Sequential Same Store are shown in the following table:


	Rentable
	Square Feet	Three Months Ended		Three Months Ended		Inc		%
(in thousands)	or RSF	31-Mar-24		31-Dec-23		(Dec)		Change
Region
East	298	$	709	$	285	$	424	148.8	%
MidWest	757		1,640		1,656		(16)	(1.0)	%
South	2,069		5,266		5,482		(216)	(3.9)	%
West	2,140		6,204		5,994		210	3.5	%
Property NOI* from Owned Properties	5,264		13,819		13,417		402	3.0	%
Disposition and Acquisition Properties (a)	214		89		1,662		(1,573)	(10.8)	%
NOI*	5,478	$	13,908	$	15,079	$	(1,171)	(7.8)	%

Sequential Same Store		$	13,819	$	13,417	$	402	3.0	%

Less Nonrecurring
Items in NOI* (b)			246		217		29	(0.2)	%

Comparative
Sequential Same Store		$	13,573	$	13,200	$	373	2.8	%

-16-


Reconciliation to	Three Months Ended		Three Months Ended
Net income (loss)	31-Mar-24		31-Dec-23
Net income (loss)	$	(7,552)	$	3,575
Add (deduct):
Loss on extinguishment of debt		137		—
Gain on sale of properties, net		5		(8,701)
Management fee income		(462)		(446)
Depreciation and amortization		11,625		11,957
Amortization of above/below market leases		(6)		(6)
General and administrative		4,159		3,171
Interest expense		6,846		6,219
Interest income		(1,008)		(567)
Non-property specific items, net		164		(123)


NOI*	$	13,908	$	15,079

(a)	We define Disposition and Acquisition Properties as properties that were sold or acquired or consolidated and do not have operating activity for all periods presented.

(b)	Nonrecurring Items in NOI include proceeds from bankruptcies, lease termination fees or other significant nonrecurring income or expenses, which may affect comparability.

*Excludes NOI from investments in and interest income from secured loans to non-consolidated REITs.

Exhibit 99.2

Franklin Street Properties Corp.

Supplemental Operating & Financial Data

401 Edgewater Place ~Wakefield, MA 01880

781.557.1300.~ www.fspreit.com


	First Quarter 2024 Table of Contents


	Page			Page

Company Information	3	Tenant Analysis and Leasing Activity
		Tenants by Industry		17
Key Financial Data		20 Largest Tenants with Annualized Rent and Remaining Term		18-19
Financial Highlights	4	Leasing Activity		20
Income Statements	5	Lease Expirations by Square Feet		21
Balance Sheets	6	Lease Expirations with Annualized Rent per Square Foot		22
Cash Flow Statements	7	Capital Expenditures		23
Property Net Operating Income (NOI)	8

Reconciliation		Disposition Activity		24
FFO & AFFO	9
EBITDA	10	Loan Portfolio of Secured Real Estate		25
Property NOI	11
		Net Asset Value Components		26
Debt Summary	12
		Appendix: Non-GAAP Financial Measures Definitions
Capital Analysis	13	FFO		27
		EBITDA and NOI		28
Owned and Consolidated Portfolio Overview	14-16	AFFO		29

All financial information contained in this supplemental information package is unaudited. In addition, certain statements contained in this supplemental information package may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although FSP believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. Factors that could cause actual results to differ materially from FSP’s current expectations include adverse changes in general economic or local market conditions, including as a result of geopolitical events, the long-term effects of the COVID-19 pandemic and wars, terrorist attacks or other acts of violence, which may negatively affect the markets in which we and our tenants operate, inflation rates, increasing interest rates, disruptions in the debt markets, economic conditions in the markets in which we own properties, risks of a lessening of demand for the types of real estate owned by us, adverse changes in energy prices, which if sustained, could negatively impact occupancy and rental rates in the markets in which we own properties, including energy-influenced markets such as Dallas, Denver and Houston, changes in government regulations and regulatory uncertainty, uncertainty about governmental fiscal policy and expenditures that cannot be anticipated such as utility rate and usage increases, delays in construction schedules, unanticipated increases in construction costs, unanticipated repairs, additional staffing, insurance increases and real estate tax valuation reassessments. FSP assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events.

			45 South Seventh Street Minneapolis, MN

March 31, 2024| Page 2


	Company Information

Overview		Snapshot (as of March 31, 2024)
Franklin Street Properties Corp., based in Wakefield, Massachusetts, is focused on infill and central business district (CBD) office properties in the U.S. Sunbelt and Mountain West, as well as select opportunistic markets. FSP seeks value-oriented investments with an eye towards long-term growth and appreciation, as well as current income. FSP is a Maryland corporation that operates in a manner intended to qualify as a real estate investment trust (REIT) for federal income tax purposes. FSP’s real estate operations include property acquisitions and dispositions, short-term financing, leasing, development and asset management.		Corporate Headquarters	Wakefield, MA
				Fiscal Year-End	31-Dec
				Owned & Consolidated Properties	17
				Total Square Feet	5.5 Million
				Trading Symbol	FSP
				Exchange	NYSE American
				Common Shares Outstanding	103,430,353

Our Business		Total Market Capitalization	$0.5 Billion (1)
As of March 31, 2024, the Company owned a portfolio of real estate consisting of 16 owned properties and one consolidated Sponsored REIT. The Company may also pursue, on a selective basis, the sale of its properties in order to take advantage of the value creation and demand for its properties, for geographic, property specific reasons or for other general corporate purposes.		Insider Holdings	6.60%



Management Team

George J. Carter	Jeffrey B. Carter
Chief Executive Officer and	President and Chief Investment
Chairman of the Board	Officer

John G. Demeritt	Scott H. Carter
Executive Vice President, Chief	Executive Vice President, General
Financial Officer and Treasurer	Counsel and Secretary

John F. Donahue	Eriel Anchondo
Executive Vice President	Executive Vice President and Chief Operating Officer	1420 Peachtree Street NE Atlanta, GA

Inquiries
Inquiries should be directed to: Georgia Touma
877.686.9496 or InvestorRelations@fspreit.com (1) Total Market Capitalization is the closing share price multiplied by the number of shares outstanding plus total debt outstanding.

March 31, 2024| Page 3


	Summary of Financial Highlights


(in thousands except per share amounts, SF & number of properties)
	31-Mar-24		31-Dec-23		30-Sep-23		30-Jun-23		31-Mar-23
Income Items:
Rental revenue	$	31,225	$	34,519	$	36,903	$	36,257	$	37,767
Total revenue		31,225		34,771		36,903		36,266		37,767
Net income (loss)		(7,552)		3,575		(45,671)		(8,420)		2,406
Adjusted EBITDA*		11,113		13,112		13,718		13,178		14,269
FFO*		4,193		6,938		7,509		7,110		8,407
AFFO*		(659)		(4,462)		1,777		(903)		1,810

Per Share Data:
Earnings (loss) per share	$	(0.07)	$	0.03	$	(0.44)	$	(0.08)	$	0.02
FFO*	$	0.04	$	0.07	$	0.07	$	0.07	$	0.08
AFFO*	$	(0.01)	$	(0.04)	$	0.02	$	(0.01)	$	0.02
Weighted Average Shares (diluted)		103,430		103,430		103,430		103,330		103,236
Closing share price	$	2.27	$	2.56	$	1.85	$	1.45	$	1.57
Dividend declared	$	0.01	$	0.01	$	0.01	$	0.01	$	0.01

Balance Sheet Items:
Real estate, net	$	884,733	$	890,824	$	921,581	$	1,081,959	$	1,095,915
Other assets, net		154,230		278,506		230,192		117,350		117,767
Total assets, net		1,038,963		1,169,330		1,151,773		1,199,309		1,213,682
Total liabilities, net		335,099		456,525		440,447		440,215		444,387
Shareholders equity		703,864		712,805		711,326		759,094		769,295

Market Capitalization and Debt:
Total Market Capitalization (a)	$	537,787	$	669,782	$	586,346	$	549,974	$	562,080
Total debt outstanding (excluding unamortized financing costs)	$	303,000	$	405,000	$	395,000	$	400,000	$	400,000
Debt to Total Market Capitalization		56.3%		60.5%		67.4%		72.7%		71.2%
Net Debt to Adjusted EBITDA ratio*		6.0		5.3		7.0		7.5		6.8

Owned Properties Leasing Statistics (b):
Owned properties assets		16		17		19		20		20
Owned properties total SF		5,264,416		5,565,782		5,992,700		6,056,898		6,049,466
Owned properties % leased		73.3%		74.0%		74.8%		75.7%		73.9%

(a)	Total Market Capitalization is the closing share price multiplied by the number of shares outstanding plus total debt outstanding on that date.

(b)	Excludes one property known as Monument Circle that was consolidated in our financial statements effective January 1, 2023. Please see the note: Consolidation of Sponsored REIT on page 25 for more information.

*	See pages 9 & 10 for reconciliations of Net income or loss to FFO, AFFO and Adjusted EBITDA, respectively, and the Appendix for Non-GAAP Financial Measures Definitions beginning on page 27.

March 31, 2024| Page 4

Condensed Consolidated Income Statements

($ in thousands, except per share amounts)


		For the Three									For the
	Months Ended		For the Three Months Ended								Year Ended
	31-Mar-24		31-Mar-23		30-Jun-23		30-Sep-23		31-Dec-23		31-Dec-23

Revenue:
Rental	$	31,225	$	37,767	$	36,257	$	36,903	$	34,519	$	145,446
Other		—		—		9		—		252		261
Total revenue		31,225		37,767		36,266		36,903		34,771		145,707

Expenses:
Real estate operating expenses		11,019		12,690		12,140		12,797		13,105		50,732
Real estate taxes and insurance		5,936		6,973		7,169		7,115		5,943		27,200
Depreciation and amortization		11,625		14,727		14,645		13,408		11,958		54,738
General and administrative		4,159		3,817		3,767		3,265		3,172		14,021
Interest		6,846		5,806		6,084		6,209		6,219		24,318
Total expenses		39,585		44,013		43,805		42,794		40,397		171,009

Loss on extinguishment of debt		(137)		(67)		—		(39)		—		(106)
Gain on consolidation of Sponsored REIT		—		394		—		—		—		394
Gain (loss) on sale of properties and impairment of assets held for sale, net		(5)		8,392		(806)		(39,671)		8,701		(23,384)
Interest income		1,008		—		—		—		567		567
Income (loss) before taxes on income		(7,494)		2,473		(8,345)		(45,601)		3,642		(47,831)
Tax expense on income		58		67		75		70		67		279

Net income (loss)	$	(7,552)	$	2,406	$	(8,420)	$	(45,671)	$	3,575	$	(48,110)

Weighted average number of shares outstanding, basic and diluted		103,430		103,236		103,330		103,430		103,430		103,357

Net income (loss) per share, basic and diluted	$	(0.07)	$	0.02	$	(0.08)	$	(0.44)	$	0.03	$	(0.47)

March 31, 2024| Page 5

$ in thousands, except per share amounts)

Condensed Consolidated Balance Sheets

(in thousands)


	March 31,		March 31,		June 30,		September 30,		December 31,
	2024		2023		2023		2023		2023
Assets:
Real estate assets:
Land	$	110,298	$	130,147	$	128,588	$	114,298	$	110,298
Buildings and improvements		1,137,496		1,367,629		1,362,939		1,183,744		1,133,971
Fixtures and equipment		13,002		11,411		11,612		10,377		12,904
		1,260,796		1,509,187		1,503,139		1,308,419		1,257,173
Less accumulated depreciation		376,063		413,272		421,180		386,838		366,349
Real estate assets, net		884,733		1,095,915		1,081,959		921,581		890,824
Acquired real estate leases, net		5,971		9,620		8,828		7,447		6,694
Assets held for sale		38,947		—		8,860		132,659		73,318
Cash, cash equivalents and restricted cash		37,779		13,110		6,697		13,043		127,880
Tenant rent receivables, net		2,200		3,306		1,938		2,854		2,191
Straight-line rent receivable, net		40,357		51,703		50,267		43,253		40,397
Prepaid expenses and other assets		4,140		6,125		5,648		5,601		4,239
Office computers and furniture, net of accumulated depreciation		106		145		127		109		123
Deferred leasing commissions, net		24,730		33,758		34,985		25,226		23,664
Total assets	$	1,038,963	$	1,213,682	$	1,199,309	$	1,151,773	$	1,169,330

Liabilities and Stockholders’ Equity:
Liabilities:
Bank note payable	$	—	$	75,000	$	75,000	$	80,000	$	90,000
Term loan payable, net of unamortized financing costs		149,169		124,365		124,471		114,610		114,707
Series A & Series B Senior Notes		147,340		199,547		199,588		199,629		199,670
Accounts payable and accrued expenses		30,099		37,720		32,501		36,857		41,879
Accrued compensation		1,196		1,189		2,286		3,179		3,644
Tenant security deposits		6,268		5,740		5,666		5,631		6,204
Lease liability		953		655		550		444		334
Acquired unfavorable real estate leases, net		74		171		153		97		87
Total liabilities		335,099		444,387		440,215		440,447		456,525

Commitments and contingencies

Stockholders’ Equity:
Preferred stock		—		—		—		—		—
Common stock		10		10		10		10		10
Additional paid-in capital		1,335,091		1,334,776		1,335,091		1,335,091		1,335,091
Accumulated other comprehensive income		—		3,544		2,480		1,417		355
Accumulated distributions in excess of accumulated earnings		(631,237)		(569,035)		(578,487)		(625,192)		(622,651)
Total stockholders’ equity		703,864		769,295		759,094		711,326		712,805
Total liabilities and stockholders’ equity	$	1,038,963	$	1,213,682	$	1,199,309	$	1,151,773	$	1,169,330

March 31, 2024| Page 6

Condensed Consolidated Statements of Cash Flows

(in thousands)


		Three Months Ended March 31,
		2024		2023
Cash flows from operating activities:
Net income (loss)	$	(7,552)	$	2,406
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization expense		12,305		15,316
Amortization of above and below market leases		(6)		(18)
Amortization of other comprehensive income into interest expense		(355)		(662)
Loss on extinguishment of debt		137		67
Gain on consolidation of Sponsored REIT		—		(394)
(Gain) loss on sale of properties and impairment of assets held for sale, net		5		(8,392)
Changes in operating assets and liabilities:
Tenant rent receivables		(9)		(1,105)
Straight-line rents		206		(332)
Lease acquisition costs		(122)		(818)
Prepaid expenses and other assets		(400)		(513)
Accounts payable and accrued expenses		(6,677)		(3,317)
Accrued compensation		(2,448)		(2,455)
Tenant security deposits		64		30
Payment of deferred leasing commissions		(2,236)		(908)
Net cash used in operating activities		(7,088)		(1,095)

Cash flows from investing activities:
Property improvements, fixtures and equipment		(8,759)		(11,420)
Consolidation of Sponsored REIT		—		3,048
Proceeds received from sales of properties		34,329		28,098
Net cash provided by investing activities		25,570		19,726

Cash flows from financing activities:
Distributions to stockholders		(1,034)		(1,033)
Proceeds received from termination of interest rate swap		—		4,206
Borrowings under Bank note payable		—		57,000
Repayments of Bank note payable		(22,667)		(30,000)
Repayments of Term loans payable		(28,963)		(40,000)
Repayments of Series A&B Senior Notes		(50,370)		—
Deferred financing costs		(5,549)		(2,326)
Net cash used in financing activities		(108,583)		(12,153)
Net increase (decrease) in cash, cash equivalents and restricted cash		(90,101)		6,478
Cash, cash equivalents and restricted cash, beginning of period		127,880		6,632
Cash, cash equivalents and restricted cash, end of period	$	37,779	$	13,110

March 31, 2024| Page 7

Property Net Operating Income (NOI)* with

Same Store Comparison (in thousands)



	Rentable
	Square Feet	Three Months Ended		Three Months Ended								Year Ended		Inc		%
(in thousands)	or RSF	31-Mar-24		31-Mar-23		30-Jun-23		30-Sep-23		31-Dec-23		31-Dec-23		(Dec)		Change
Region
East	298	$	709	$	276	$	343	$	239		285	$	1,143	$	433	156.9	%
MidWest	757		1,640		2,239		1,718		1,396		1,656		7,009		(599)	(26.8)	%
South	2,069		5,266		5,129		5,251		5,359		5,482		21,221		137	2.7	%
West	2,140		6,204		6,423		6,412		6,505		5,994		25,334		(219)	(3.4)	%
Property NOI* from Owned Properties	5,264		13,819		14,067		13,724		13,499		13,417		54,707		(248)	(1.8)	%
Disposition and Acquisition Properties (a)	214		89		3,673		2,847		3,105		1,662		11,287		(3,584)	(19.8)	%
Property NOI*	5,478	$	13,908	$	17,740	$	16,571	$	16,604	$	15,079	$	65,994	$	(3,832)	(21.6)	%

Same Store		$	13,819	$	14,067	$	13,724	$	13,499	$	13,417	$	54,707	$	(248)	(1.8)	%

Less Nonrecurring
Items in NOI* (b)			246		1,292		301		485		217		2,295		(1,046)	8.0	%

Comparative
Same Store		$	13,573	$	12,775	$	13,423	$	13,014	$	13,200	$	52,412	$	798	6.2	%

(a)	We define Disposition and Acquisition Properties as properties that were sold or acquired or consolidated and do not have operating activity for all periods presented.

(b)	Nonrecurring items in NOI include proceeds from bankruptcies, lease termination fees or other significant nonrecurring income or expenses, which may affect comparability.

*	See Appendix for Non-GAAP Financial Measures Definitions beginning on page 27.

March 31, 2024| Page 8

FFO* & AFFO* Reconciliation

(in thousands, except per share amounts)


											Year
	Three Months Ended		Three Months Ended								Ended
	31-Mar-24		31-Mar-23		30-Jun-23		30-Sep-23		31-Dec-23		31-Dec-23

Net income (loss)	$	(7,552)	$	2,406	$	(8,420)	$	(45,671)	$	3,575	$	(48,110)
(Gain) on consolidation of Sponsored REIT		—		(394)		—		—		—		(394)
(Gain) on sale of properties and impairment of assets held for sale, net		5		(8,392)		806		39,671		(8,701)		23,384
Depreciation & amortization		11,619		14,709		14,633		13,400		11,952		54,694
NAREIT FFO*		4,072		8,329		7,019		7,400		6,826		29,574
Lease Acquisition costs		121		78		91		109		112		390
Funds From Operations (FFO)*	$	4,193	$	8,407	$	7,110	$	7,509	$	6,938	$	29,964


Adjusted Funds From Operations (AFFO)*
Funds From Operations (FFO)*	$	4,193	$	8,407	$	7,110	$	7,509	$	6,938	$	29,964
Loss on extinguishment of debt		137		67		—		39		—		106
Amortization of deferred financing costs		680		589		672		665		576		2,502
Shares issued as compensation		—		—		315		—		—		315
Straight-line rent		206		(331)		653		106		198		626
Tenant improvements		(2,619)		(3,047)		(4,381)		(3,653)		(5,295)		(16,376)
Leasing commissions		(2,237)		(908)		(3,230)		(1,114)		(1,649)		(6,901)
Non-investment capex		(1,019)		(2,967)		(2,042)		(1,775)		(5,230)		(12,014)
Adjusted Funds From Operations (AFFO)*	$	(659)	$	1,810	$	(903)	$	1,777	$	(4,462)	$	(1,778)

Per Share Data:
Earnings (loss) per share	$	(0.07)	$	0.02	$	(0.08)	$	(0.44)	$	0.03	$	(0.47)
FFO*		0.04		0.08		0.07		0.07		0.07		0.29
AFFO*		(0.01)		0.02		(0.01)		0.02		(0.04)		(0.02)

Weighted Average Shares (basic and diluted)		103,430		103,236		103,330		103,430		103,430		103,357

*	See Appendix for Non-GAAP Financial Measures Definitions beginning on page 27.

March 31, 2024| Page 9

EBITDA* & Adjusted EBITDA* Reconciliation

(in thousands, except ratio amounts)


											Year
	Three Months Ended		Three Months Ended								Ended
	31-Mar-24		31-Mar-23		30-Jun-23		30-Sep-23		31-Dec-23		31-Dec-23

Net income (loss)	$	(7,552)	$	2,406	$	(8,420)	$	(45,671)	$	3,575	$	(48,110)
Interest expense		6,846		5,806		6,084		6,209		6,219		24,318
Depreciation and amortization		11,619		14,709		14,633		13,400		11,952		54,694
Income taxes		58		67		75		70		67		279
EBITDA*	$	10,971	$	22,988	$	12,372	$	(25,992)	$	21,813	$	31,181
Loss on extinguishment of debt		137		67		—		39		—		106
Gain on consolidation of Sponsored REIT		—		(394)		—		—		—		(394)
(Gain) loss on sale of properties and impairment of assets held for sale, net		5		(8,392)		806		39,671		(8,701)		23,384
Adjusted EBITDA*	$	11,113	$	14,269	$	13,178	$	13,718	$	13,112	$	54,277

Interest expense	$	6,846	$	5,806	$	6,084	$	6,209	$	6,219	$	24,318
Scheduled principal payments		—		—		—		—		—		—
Interest and scheduled principal payments	$	6,846	$	5,806	$	6,084	$	6,209	$	6,219	$	24,318

Interest coverage ratio		1.62		2.46		2.17		2.21		2.11		2.23

Debt service coverage ratio		1.62		2.46		2.17		2.21		2.11		2.23

Debt excluding unamortized financing costs	$	303,000	$	400,000	$	400,000	$	395,000	$	405,000
Cash, cash equivalents and restricted cash		37,779		13,110		6,697		13,043		127,880
Net Debt (Debt less Cash, cash equivalents and restricted cash)	$	265,221	$	386,890	$	393,303	$	381,957	$	277,120

Adjusted EBITDA*	$	11,113	$	14,269	$	13,178	$	13,718	$	13,112
Annualized	$	44,452	$	57,076	$	52,712	$	54,872	$	52,448

Net Debt-to-Adjusted EBITDA ratio*		6.0		6.8		7.5		7.0		5.3

*	See Appendix for Non-GAAP Financial Measures Definitions beginning on page 27.

March 31, 2024| Page 10

Reconciliation of Net Income (Loss) to Property NOI*

(in thousands)


											Year
	Three Months Ended		Three Months Ended								Ended
	31-Mar-24		31-Mar-23		30-Jun-23		30-Sep-23		31-Dec-23		31-Dec-23
Net income (loss)	$	(7,552)	$	2,406	$	(8,420)	$	(45,671)	$	3,575	$	(48,110)
Add (deduct):
Loss on extinguishment of debt		137		67		—		39		—		106
Gain on consolidation of Sponsored REIT		—		(394)		—		—		—		(394)
(Gain) loss on sale of properties and impairment of assets held for sale, net		5		(8,392)		806		39,671		(8,701)		23,384
Management fee income		(462)		(374)		(427)		(460)		(446)		(1,707)
Depreciation and amortization		11,625		14,727		14,645		13,409		11,957		54,738
Amortization of above/below market leases		(6)		(18)		(12)		(9)		(6)		(45)
General and administrative		4,159		3,817		3,768		3,265		3,171		14,021
Interest expense		6,846		5,806		6,084		6,209		6,219		24,318
Interest income		(1,008)		—		—		—		(567)		(567)
Non-property specific items, net		164		95		127		151		(123)		250
Property NOI*	$	13,908	$	17,740	$	16,571	$	16,604	$	15,079	$	65,994

*	See Appendix for Non-GAAP Financial Measures Definitions beginning on page 27.

March 31, 2024| Page 11

Debt Summary

(in thousands)

Outstanding

Interest

Maturity

Balance at:

Rate (a)

Rate at

Date

31-Mar-24

Components

31-Mar-24

BofA Term Loan

1-Apr-26

67,333

SOFR

3.00%

8.44%

BMO Term Loan Tranche B

1-Apr-26

86,037

SOFR

3.00%

8.44%

Series A Senior Notes

1-Apr-26

86,785

8.00%

Series B Senior Notes

1-Apr-26

62,845

8.00%

303,000

8.22%

●

The table above is a summary of our debt as of March 31, 2024. Additional information on our debt can be found in our Quarterly Report on Form 10-Q for the three month period ended March 31, 2024, which may be updated in our future Quarterly Reports on Form 10-Q, on file with the U.S. Securities and Exchange Commission.

●

On February 8, 2023, we terminated all remaining interest rate swaps applicable to the BMO Term Loan and, on February 10, 2023, we received an aggregate of approximately $4.3 million as a result of such terminations.

●

On February 21, 2024, we entered into an amendment to the credit agreement evidencing our BMO Term Loan Tranche B. On February 21, 2024, as part of the amendment to the credit agreement, we repaid a $29.0 million portion of the BMO Term Loan, so that $86.0 million of the principal amount remains outstanding. The amendment, among other items, extended the maturity date from October 1, 2024 to April 1, 2026.

●

On February 21, 2024, we entered into an amendment to the credit agreement evidencing our BofA Revolver. On February 21, 2024, as part of the amendment to the revolving line of credit agreement, we repaid a $22.7 million portion of the $90 million then outstanding, so that $67.3 million of the principal amount remains outstanding. The amendment, among other items, extended the maturity date from October 1, 2024 to April 1, 2026 and converted the revolving loan to a term loan.

●

On February 21, 2024, we entered into an amendment to the note purchase agreement evidencing our $200 million of Senior Notes. On February 21, 2024, as part of the amendment to the note purchase agreement, we repaid a $29.2 million portion of the Series A Notes, so that $86.8 million of the principal amount remains outstanding. On February 21, 2024, as part of the amendment to note purchase agreement, we repaid a $21.2 million portion of the Series B Notes, so that $62.8 million of the principal amount remains outstanding. The amendment, among other items, changed the maturity date applicable to the Series A Notes from December 20, 2024 to April 1, 2026, and changed the maturity date applicable to the Series B Notes from December 20, 2027 to April 1, 2026.

●

We incurred financing costs, some of which are deferred and amortized into interest expense during the terms of the loans we execute. We estimate the future annualized amount of the amortization included in interest expense will be approximately $3.3 million.

(a)

Interest rates exclude amortization of deferred financing costs.

March 31, 2024| Page 12

Capital Analysis

(in thousands, except per share amounts)


	31-Mar-24		31-Mar-23		30-Jun-23		30-Sep-23		31-Dec-23
Market Data:
Shares Outstanding		103,430		103,236		103,430		103,430		103,430
Closing market price per share	$	2.27	$	1.57	$	1.45	$	1.85	$	2.56
Market capitalization	$	234,787	$	162,080	$	149,974	$	191,346	$	264,782
Total debt outstanding excluding unamortized financing costs		303,000		400,000		400,000		395,000		405,000
Total Market Capitalization	$	537,787	$	562,080	$	549,974	$	586,346	$	669,782

Dividend Data:
Total dividends declared for the quarter	$	1,034	$	1,033	$	1,032	$	1,034	$	1,034
Common dividend declared per share	$	0.01	$	0.01	$	0.01	$	0.01	$	0.01
Declared dividend as a % of Net income (loss) per share		(14)%		43%		(12)%		(2)%		29%
Declared dividend as a % of AFFO* per share		(157)%		57%		(114)%		58%		(23)%

Liquidity:
Cash, cash equivalents and restricted cash	$	37,779	$	13,110	$	6,697	$	13,043	$	127,880
Revolver (converted to Term Loan 2/21/24):
Gross potential available under the BofA Revolver		—		150,000		150,000		150,000		125,000
Less:
Outstanding balance		—		(75,000)		(75,000)		(80,000)		(90,000)
Total Liquidity	$	37,779	$	88,110	$	81,697	$	83,043	$	162,880

*See page 9 for a reconciliation of Net Income (Loss) to AFFO and the Appendix for Non-GAAP Financial Measures Definitions beginning on page 27.

March 31, 2024| Page 13


	Owned & Consolidated Portfolio Overview


	As of the Quarter Ended
	31-Mar-24	31-Dec-23	30-Sep-23	30-Jun-23	31-Mar-23
Total Owned Properties:
Number of properties (a)	16	17	19	20	20
Square feet	5,264,416	5,565,782	5,992,700	6,056,898	6,049,466
Leased percentage	73.3%	74.0%	74.8%	75.7%	73.9%

Consolidated Property - Single Asset REIT (SAR):
Number of properties	1	1	1	1	1
Square feet	213,760	213,760	213,760	213,760	213,760
Leased percentage	4.1%	4.1%	4.1%	4.1%	4.1%

Total Owned and Consolidated Properties:
Number of properties	17	18	20	21	21
Square feet	5,478,176	5,779,542	6,206,460	6,270,658	6,263,226
Leased percentage	70.6%	71.5%	72.4%	73.3%	71.5%

(a)

Includes one property that remains classified as an asset held for sale as of March 31, 2024.

March 31, 2024| Page 14


	Owned & Consolidated Portfolio Overview


				Percent	Wtd Occupied	GAAP						Percent	Wtd Occupied		GAAP
MSA / Property Name	City	State	Square Feet	Leased	Percentage (a)	Rent (b)		MSA / Property Name	City	State	Square Feet	Leased	Percentage (a)		Rent (b)

East Region								Midwest Region

Richmond, VA								Minneapolis
Innsbrook	Glen Allen	VA	298,183	90.5%	81.3%	$	19.40	121 South 8th Street	Minneapolis	MN	297,541	77.6%	77.5%	$	26.50
								801 Marquette Ave	Minneapolis	MN	129,691	91.8%	91.8%		25.38
								Plaza Seven	Minneapolis	MN	330,096	61.6%	59.5%		29.06

								Indianapolis, IN
								Monument Circle (c)	Indianapolis	IN	213,760	4.1%	4.1%		32.53









East Region Total			298,183	90.5%	81.3%	$	19.40	Midwest Region Total			971,088	57.9%	57.1%	$	27.26

(a)	Weighted Occupied Percentage for the three months ended March 31, 2024.

(b)	Weighted Average GAAP Rent per Occupied Square Foot.

(c)	Consolidated as of January 1, 2023, property held by Single Asset REIT (SAR).

March 31, 2024| Page 15


	Owned & Consolidated Portfolio Overview


				Percent	Wtd Occupied	GAAP						Percent	Wtd Occupied	GAAP
MSA / Property Name	City	State	Square Feet	Leased	Percentage (a)	Rent (b)		MSA / Property Name	City	State	Square Feet	Leased	Percentage (a)	Rent (b)

South Region								West Region

Dallas-Fort Worth								Denver
Legacy Tennyson Center	Plano	TX	209,562	53.1%	50.8%	$	30.76	1999 Broadway	Denver	CO	682,639	51.5%	51.6%	$	34.94
Addison Circle	Addison	TX	289,333	79.4%	79.4%		35.14	Greenwood Plaza	Englewood	CO	196,236	66.3%	66.3%		30.42
Liberty Plaza	Addison	TX	217,841	77.2%	73.3%		25.20	1001 17th Street	Denver	CO	649,235	76.5%	71.1%		37.53
								600 17th Street	Denver	CO	612,135	78.8%	78.2%		34.91
Houston
Park Ten	Houston	TX	157,609	83.8%	83.8%		29.67	West Region Total			2,140,245	45.0%	66.4%	$	35.36
Eldridge Green	Houston	TX	248,399	100.0%	100.0%		25.49
Park Ten Phase II	Houston	TX	156,746	95.0%	95.0%		29.78	Total Owned & Consolidated Properties			5,478,176	70.6%	68.5%	$	30.81
Westchase I & II	Houston	TX	629,025	65.0%	60.7%		27.38

Atlanta
Pershing Plaza (c)	Atlanta	GA	160,145	79.8%	79.8%		39.64


South Region Total			2,068,660	76.2%	74.2%	$	29.69

(a)	Weighted Occupied Percentage for the three months ended March 31, 2024.

(b)	Weighted Average GAAP Rent per Occupied Square Foot.

(c)	Property was classified as an asset held for sale as of March 31, 2024.

March 31, 2024| Page 16

Tenants by Industry

(Owned and Consolidated Properties by Square Feet)

March 31, 2024| Page 17

20 Largest Tenants with Annualized Rent and Remaining Term

(Owned and Consolidated Properties)


			Remaining	Aggregate				% of Aggregate
	Tenant	Number of	Lease Term	Leased	% of Total	Annualized		Leased
	Name	Leases	in Months	Square Feet	Square Feet	Rent (a)		Annualized Rent

1	CITGO Petroleum Corporation	1	108	248,399	4.5%	$	7,384,902	6.1%
2	EOG Resources, Inc.	1	33	169,167	3.1%		6,392,821	5.3%
3	US Government (b)	2	22, 83	168,573	3.1%		6,468,376	5.4%
4	Commonwealth of Virginia (c)	1	124	127,500	2.3%		—	0.0%
5	Kaiser Foundation Health Plan, Inc.	1	62	120,979	2.2%		4,078,064	3.4%
6	Swift, Currie, McGhee & Hiers, LLP	1	114	101,296	1.9%		4,313,600	3.6%
7	Deluxe Corporation	1	160	98,922	1.8%		2,988,895	2.5%
8	Ping Identity Corp.	1	27	89,856	1.7%		3,786,532	3.2%
9	Permian Resources Operating, LLC	1	91	67,856	1.2%		2,970,057	2.5%
10	PwC US Group (d)	1	4, 58	66,304	1.2%		2,327,301	1.9%
11	Hall and Evans LLC	1	65	65,878	1.2%		2,574,309	2.1%
12	Cyxtera Management, Inc.	1	70	61,826	1.1%		2,435,326	2.0%
13	Precision Drilling (US) Corporation	1	50	59,569	1.1%		2,074,193	1.7%
14	Olin Corporation	1	72	54,080	1.0%		1,739,754	1.5%
15	ChemTreat Inc.	1	93	49,548	0.9%		864,612	0.7%
16	Coresite, LLC	1	140	49,518	0.9%		2,038,656	1.7%
17	GE Vernova International LLC (e)	1	1	47,559	0.9%		1,049,627	0.9%
18	Schwegman, Lundberg & Woessner, P.A.	1	46	46,269	0.8%		1,406,279	1.2%
19	Hargrove and Associates, Inc.	1	2	44,139	0.8%		1,482,062	1.2%
20	Invenergy, LLC. (f)	2	7, 139	42,505	0.8%		—	0.0%

			Total	1,779,743	32.5%	$	56,375,366	46.9%

Footnotes on next page

March 31, 2024| Page 18

20 Largest Tenants with Annualized Rent and Remaining Term

(Owned and Consolidated Properties)

Footnotes:

(a) Annualized rent represents the monthly rent charged, including tenant reimbursements, for each lease in effect at March 31, 2024 multiplied by 12. Tenant reimbursements generally include payment of real estate taxes, operating expenses and common area maintenance and utility charges.

(b) Includes 43,573 square feet expiring in 2026. The remaining 125,000 square feet expire in 2031.

(c) Lease (i) commenced for 100,010 square feet in January 2024 with rent commencing on August 1, 2024 and (ii) commences for 27,490 square feet on May 1, 2024 with rent commencing on July 1, 2025.

(d) Includes 11,970 square feet expiring in 2024. The remaining 54,334 square feet expire in 2029.

(e) Leased 44,908 square feet to ChemTreat commencing August 1, 2024 with rent commencing on January 1, 2025.

(f) Includes 7,417 square feet expiring in 2024; 28,013 square feet commencing on November 1, 2024 and 7,075 commencing in 2026 and 2027.

March 31, 2024| Page 19

Leasing Activity

(Owned and Consolidated Properties)


					Year		Year
	Three Months Ended				Ended		Ended
Leasing Activity		31-Mar-24		31-Mar-23		31-Dec-23		31-Dec-22
(in Square Feet - SF)
New leasing		61,000		48,000		228,000		275,000
Renewals and expansions		136,000		81,000		478,000		160,000
		197,000		129,000		706,000		435,000

Other information per SF
(Activity on a year-to-date basis)
GAAP Rents on leasing	$	26.96	$	32.87	$	29.71	$	33.27
Weighted average lease term		6.8 Years		6.1 Years		6.8 Years		6.4 Years

Increase over average GAAP rents in prior year (a)		13.8%		5.7%		7.4%		10.6%

Average free rent		5 Months		5 Months		6 Months		6 Months
Tenant Improvements	$	29.23	$	28.53	$	22.42	$	31.86
Leasing Costs	$	9.00	$	9.71	$	10.56	$	11.80

(a) The increase or decrease percentage is calculated by comparing average GAAP rents at properties that had leasing activity in the current year to average GAAP rents at the same properties in the prior year.

March 31, 2024| Page 20

Lease Expirations by Square Feet

(Owned and Consolidated Properties)

March 31, 2024| Page 21

Lease Expirations with Annualized Rent per Square Foot (SF)

(Owned and Consolidated Properties)


			Rentable				Annualized		Percentage
	Number of		Square				Rent		of Total
Year of	Leases		Footage		Annualized		Per Square		Annualized
Lease	Expiring		Subject to		Rent Under		Foot Under		Rent Under
Expiration	Within the		Expiring		Expiring		Expiring		Expiring	Cumulative
December 31,	Year (a)		Leases (e)		Leases (b)		Leases		Leases	Total

2024	31	(c)	306,956		$	9,700,471	$	31.60	8.1%	8.1%
2025	55		437,707			15,211,794		34.75	12.6%	20.7%
2026	40		552,224			19,983,598		36.19	16.6%	37.3%
2027	27		289,852			10,068,000		34.73	8.4%	45.7%
2028	18		230,432			7,426,647		32.23	6.2%	51.9%
2029	31		490,706			14,207,017		28.95	11.8%	63.7%
2030	11		248,946			8,234,360		33.08	6.8%	70.5%
2031	8		256,836			9,471,553		36.88	7.9%	78.4%
2032	3		107,827			1,855,732		17.21	1.5%	79.9%
2033	7		461,076			15,961,175		34.62	13.3%	93.2%
2034 and thereafter	37		485,351	(d)		8,172,017		16.84	6.8%	100.0%
Leased total	268		3,867,913		$	120,292,363	$	31.10	100.0%
Owned property vacant SF			1,405,218
Monument Circle vacant SF (e)			205,045
Total Portfolio Square Footage			5,478,176

(a)	The number of leases approximates the number of tenants. Tenants with lease maturities in different years are included in annual totals for each lease. Tenants may have multiple leases in the same year.

(b)	Annualized rent represents the monthly rent charged, including tenant reimbursements, for each lease in effect at March 31, 2024 multiplied by 12. Tenant reimbursements generally include payment of real estate taxes, operating expenses and common area maintenance and utility charges.

(c)	Includes 2 leases that are month-to-month.

(d)	Includes 53,315 square feet that are non-revenue producing building amenities.

(e)	Includes one property known as Monument Circle that was consolidated in our financial statements effective January 1, 2023. Please see the note: Consolidation of Sponsored REIT on page 25 for more information.

March 31, 2024| Page 22

Capital Expenditures

(Owned and Consolidated Properties)


(in thousands)
	For the Three Months Ended
	31-Mar-24

Tenant improvements	$	2,619
Deferred leasing costs		2,237
Non-investment capex		1,019
Total Capital Expenditures	$	5,875


	For the Three Months Ended								Year Ended
	31-Mar-23		30-Jun-23		30-Sep-23		31-Dec-23		31-Dec-23

Tenant improvements	$	3,047	$	4,381	$	3,653	$	5,295	$	16,376
Deferred leasing costs		908		3,230		1,114		1,649		6,901
Non-investment capex		2,967		2,042		1,775		5,230		12,014
Total Capital Expenditures	$	6,922	$	9,653	$	6,542	$	12,174	$	35,291

First generation leasing and investment capital was $0.0 million for the three months ended March 31, 2024 and $1.5 million for the year ended December 31, 2023.

March 31, 2024| Page 23

Disposition Activity

(in thousands except for Square Feet)


Recent Dispositions:					Gross Sale		Gain (loss)
	City	State	Square Feet	Date Sold	Proceeds		on Sale
2024
Collins Crossing	Richardson	TX	300,887	1/26/24	$	35,000	$	(2,145)

2023
Northwest Point	Elk Grove	IL	177,095	3/10/23	$	29,125	$	8,391
Forest Park	Charlotte	NC	64,198	8/9/23		9,200		(844)
Liberty Plaza (a)	Addison	TX	n/a	8/23/23		157		53
One Legacy Circle	Plano	TX	214,110	10/26/23		48,000		10,558
Blue Lagoon Drive	Miami	FL	213,182	12/6/23		68,000		(18,872)

2022
380 Interlocken	Broomfield	CO	240,359	8/31/22	$	42,000	$	5,665
390 Interlocken	Broomfield	CO	241,512	8/31/22		60,500		18,412
909 Davis	Evanston	IL	195,098	12/28/22		27,750		3,939

2021
One Ravinia	Atlanta	GA	386,602	5/27/21	$	74,879	$	29,075
Two Ravinia	Atlanta	GA	411,047	5/27/21		71,771		29
One Overton Park	Atlanta	GA	387,267	5/27/21		72,850		(6,336)
Loudoun Tech Center	Dulles	VA	136,658	6/29/21		17,250		(2,148)
River Crossing	Indianapolis	IN	205,729	8/31/21		35,050		(1,734)
Timberlake	Chesterfield	MO	234,496	9/23/21		44,667		6,184
Timberlake East	Chesterfield	MO	117,036	9/23/21		22,333		4,111
999 Peachtree	Atlanta	GA	621,946	10/22/21		223,900		86,766
Meadow Point	Chantilly	VA	138,537	11/16/21		25,500		1,878
Stonecroft	Chantilly	VA	111,469	11/16/21		14,500		(4,768)

2020
Emperor Boulevard	Durham	NC	259,531	12/23/20	$	89,700	$	41,928

(a)

Conveyance of approximately 7,826 square feet of land as part of a road revitalization project.

March 31, 2024| Page 24

Loan Portfolio of Secured Real Estate

(in thousands)

(dollars in thousands, except footnotes)

Maximum

Amount

Interest

Maturity

Amount

Outstanding

Rate at

Sponsored REIT

Location

Date

of Loan

31-Mar-24

Mortgage loan secured by property

FSP Monument Circle LLC (1)

Indianapolis, IN

30-Sep-24

24,000

7.51%

24,000

(1)	Includes an origination fee of $164,000 and an exit fee of $38,000 when repaid by the borrower.

On September 26, 2023, the maturity date of this mortgage loan was extended to September 30, 2024. The mortgage loan is secured by the property and has been eliminated in consolidation, which is explained below.

Consolidation of Sponsored REIT

As of January 1, 2023, we consolidated Monument Circle into our financial statements. On October 29, 2021, we agreed to amend and restate our existing loan to Monument Circle that is secured by a mortgage on real estate owned by Monument Circle, which we refer to as the Sponsored REIT Loan. The amended and restated Sponsored REIT Loan extended the maturity date from December 6, 2022 to June 30, 2023 (and was further extended to September 30, 2023 on June 26, 2023), increased the aggregate principal amount of the loan from $21 million to $24 million, and included certain other modifications. On September 26, 2023, the maturity date was extended to September 30, 2024. In consideration of our agreement to amend and restate the Sponsored REIT Loan, we obtained from the stockholders of Monument Circle the right to vote their shares in favor of any sale of the property owned by Monument Circle any time on or after January 1, 2023. As a result of our obtaining this right to vote shares, GAAP variable interest entity (VIE) rules required us to consolidate Monument Circle as of January 1, 2023. A gain on consolidation of approximately $0.4 million was recognized in the three months ended March 31, 2023.

Additional information about the consolidation of Monument Circle can be found in Note 1, “Organization, Properties, Basis of Presentation, Financial Instruments, and Recent Accounting Standards – Variable Interest Entities (VIEs)” and Note 2, “Related Party Transactions and Investments in Non-Consolidated Entities - Management fees and interest income from loans”, in the Notes to Consolidated Financial Statements included in our Annual Report on Form 10-K for the year ended December 31, 2023.

March 31, 2024| Page 25


	Net Asset Value Components


(in thousands except per share data)
	As of
	31-Mar-24		Assets:			Other information:
Total Market Capitalization Values			Straight-line rent receivable	$	40,357	Leased SF to be FFO producing
Shares outstanding		103,430.4	Assets held for sale		38,947	during 2024 (in 000's)		100
Closing price	$	2.27	Cash, cash equivalents and restricted cash		37,779
Market capitalization	$	234,787	Tenant rent receivables		2,200	Straight-line rental revenue current quarter	$	(206)
Debt		303,000	Prepaid expenses		3,204
Total Market Capitalization	$	537,787	Office computers and furniture		106
			Other assets:
			Deferred financing costs, net		6,491
	3 Months		Other assets - Right-to-Use Asset		936
	Ended			$	130,020
NOI Components	31-Mar-24

Same Store NOI (1)	$	13,819
Acquisitions (1) (2)		—	Liabilities:
Property NOI (1)		13,819	Debt (excluding contra for unamortized financing costs)	$	303,000	Footnotes to the components
Full quarter adjustment (3)		—	Accounts payable & accrued expenses		31,295	(1) See pages 11 & 30 for definitions and reconciliations.
Stabilized portfolio	$	13,819	Tenant security deposits		6,268
			Other liabilities: lease liability		953	(2) Includes NOI from acquisitions not in Same Store.
				$	341,516
Financial Statement Reconciliation:						(3) Adjustment to reflect property NOI for a full quarter in the quarter acquired, if necessary.
Rental Revenue	$	31,225
Rental operating expenses		(11,019)				(4) HB3 Tax in Texas is classified as an income tax, though we treat it as a real estate tax in Property NOI.
Real estate taxes and insurance		(5,936)
NOI from dispositions & acquisition properties		(89)				(5) Management & other fees are eliminated in consolidation but included in Property NOI.
Taxes (4)		(58)
Management & other fees (5)		(304)
Property NOI (1)	$	13,819

March 31, 2024| Page 26


	Appendix: Non-GAAP Financial Measure Definitions

Definition of Funds From Operations (“FFO”)

Other real estate companies and the National Association of Real Estate Investment Trusts, or NAREIT, may define this term in a different manner. We have included the NAREIT FFO definition as of May 17, 2016 in the table on page 9 and note that other REITs may not define FFO in accordance with the current NAREIT definition or may interpret the current NAREIT definition differently than we do.

March 31, 2024| Page 27


	Appendix: Non-GAAP Financial Measure Definitions

Definition of Earnings before Interest, Taxes, Depreciation and Amortization (EBITDA)
and Adjusted EBITDA

EBITDA is defined as net income or loss plus interest expense, income tax expense and depreciation and amortization expense. Adjusted EBITDA is defined as EBITDA excluding hedge ineffectiveness, gains or losses on extinguishment of debt, gains and losses on sales of properties or shares of equity investments or provisions for losses on assets held for sale or equity investments. EBITDA and Adjusted EBITDA are not intended to represent cash flow for the period, are not presented as an alternative to operating income as an indicator of operating performance, should not be considered in isolation or as a substitute for measures of performance prepared in accordance with GAAP and are not indicative of operating income or cash provided by operating activities as determined under GAAP. EBITDA and Adjusted EBITDA are presented solely as a supplemental disclosure with respect to liquidity because the Company believes it provides useful information regarding the Company's ability to service or incur debt. Because all companies do not calculate EBITDA or Adjusted EBITDA the same way, this presentation may not be comparable to similarly titled measures of other companies. The Company believes that net income or loss is the financial measure calculated and presented in accordance with GAAP that is most directly comparable to EBITDA and Adjusted EBITDA.

Definition of Property Net Operating Income (Property NOI)

The Company provides property performance based on Net Operating Income, which we refer to as NOI. Management believes that investors are interested in this information. NOI is a non-GAAP financial measure that the Company defines as net income or loss (the most directly comparable GAAP financial measure) plus general and administrative expenses, depreciation and amortization, including amortization of acquired above and below market lease intangibles and impairment charges, interest expense, less equity in earnings of nonconsolidated REITs, interest income, management fee income, hedge ineffectiveness, gains or losses on extinguishment of debt, gains or losses on the sale of assets and excludes non-property specific income and expenses. The information presented includes footnotes and the data is shown by region with properties owned in the periods presented, which we call Same Store. The comparative Same Store results include properties held for all periods presented. We also exclude properties that have been acquired, consolidated or placed in service, but that do not have operating activity for all periods presented, dispositions and significant nonrecurring income such as bankruptcy settlements and lease termination fees. NOI, as defined by the Company, may not be comparable to NOI reported by other REITs that define NOI differently. NOI should not be considered an alternative to net income or loss as an indication of our performance or to cash flows as a measure of the Company's liquidity or its ability to make distributions.

March 31, 2024| Page 28


	Appendix: Non-GAAP Financial Measure Definitions

Definition of Adjusted Funds From Operations (AFFO)

March 31, 2024| Page 29

Investor Relations Contact

Georgia Touma ~ 877.686.9496

InvestorRelations@fspreit.com

Franklin Street Properties Corp.

Supplemental Operating & Financial Data

401 Edgewater Place ~Wakefield, MA 01880

781.557.1300 ~ www.fspreit.com

March 31, 2024| Page 30