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DEA Easterly Government Properties

Filed: 4 May 21, 4:01pm

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

FORM 10-Q

 

QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended March 31, 2021

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 number 001-36834

 

EASTERLY GOVERNMENT PROPERTIES, INC.

(Exact Name of Registrant as Specified in Its Charter)

 

 

Maryland

 

47-2047728

(State of Incorporation)

 

(IRS Employer Identification No.)

 

 

 

2001 K Street NW, Suite 775 North, Washington, D.C.

 

20006

(Address of Principal Executive Offices)

 

(Zip Code)

(202) 595-9500

(Registrant’s telephone number, including area code)

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

DEA

New York Stock Exchange

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      No  

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).    Yes      No  

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

 

Large Accelerated Filer

 

Accelerated Filer

Non-Accelerated Filer

Smaller Reporting Company

 

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.    

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act).    Yes      No  

As of April 23, 2021, the registrant had 83,870,953 shares of common stock, $0.01 par value per share, outstanding.

 

 

 

 


 

 

INDEX TO FINANCIAL STATEMENTS

 

 

Page

Part I: Financial Information

 

 

 

   Item 1: Financial Statements:

 

Consolidated Financial Statements

 

 

 

Consolidated Balance Sheets as of March 31, 2021 and December 31, 2020 (unaudited)

1

 

 

Consolidated Statements of Operations for the Three Months Ended March 31, 2021 and 2020 (unaudited)

2

 

 

Consolidated Statements of Comprehensive Income for the Three Months Ended March 31, 2021 and 2020 (unaudited)

3

 

 

Consolidated Statements of Cash Flows for the Three Months Ended March 31, 2021 and 2020 (unaudited)

4

 

 

Notes to the Consolidated Financial Statements

6

 

 

   Item 2: Management’s Discussion and Analysis of Financial Condition and Results of Operations

18

 

 

   Item 3: Quantitative and Qualitative Disclosures About Market Risk

30

 

 

   Item 4: Controls and Procedures

30

 

 

Part II: Other Information

 

 

 

   Item 1: Legal Proceedings

31

 

 

   Item 1A: Risk Factors

31

 

 

   Item 2: Unregistered Sales of Equity Securities and Use of Proceeds

31

 

 

   Item 3: Defaults Upon Senior Securities

31

 

 

   Item 4: Mine Safety Disclosures

31

 

 

   Item 5: Other Information

31

 

 

   Item 6: Exhibits

32

 

 

Signatures

 

 

 

 

 

 

 

 

 

 

 

 


 

 

Easterly Government Properties, Inc.

Consolidated Balance Sheets (unaudited)

(Amounts in thousands, except share amounts)

 

 

 

March 31, 2021

 

 

December 31, 2020

 

Assets

 

 

 

 

 

 

 

 

Real estate properties, net

 

$

2,255,241

 

 

$

2,208,661

 

Cash and cash equivalents

 

 

6,323

 

 

 

8,465

 

Restricted cash

 

 

6,816

 

 

 

6,204

 

Tenant accounts receivable

 

 

45,746

 

 

 

45,077

 

Intangible assets, net

 

 

162,351

 

 

 

163,387

 

Prepaid expenses and other assets

 

 

31,126

 

 

 

25,746

 

Total assets

 

$

2,507,603

 

 

$

2,457,540

 

 

 

 

 

 

 

 

 

 

Liabilities

 

 

 

 

 

 

 

 

Revolving credit facility

 

 

109,000

 

 

 

79,250

 

Term loan facilities, net

 

 

249,057

 

 

 

248,966

 

Notes payable, net

 

 

447,234

 

 

 

447,171

 

Mortgage notes payable, net

 

 

201,963

 

 

 

202,871

 

Intangible liabilities, net

 

 

23,738

 

 

 

25,406

 

Deferred revenue

 

 

92,118

 

 

 

92,576

 

Interest rate swaps

 

 

10,943

 

 

 

12,781

 

Accounts payable, accrued expenses and other liabilities

 

 

46,756

 

 

 

48,549

 

Total liabilities

 

 

1,180,809

 

 

 

1,157,570

 

 

 

 

 

 

 

 

 

 

Equity

 

 

 

 

 

 

 

 

Common stock, par value $0.01, 200,000,000 shares authorized,

  83,856,953 and 82,106,256 shares issued and outstanding at

   March 31, 2021 and December 31, 2020, respectively

 

 

839

 

 

 

821

 

Additional paid-in capital

 

 

1,464,014

 

 

 

1,424,787

 

Retained earnings

 

 

38,956

 

 

 

31,965

 

Cumulative dividends

 

 

(313,007

)

 

 

(291,652

)

Accumulated other comprehensive loss

 

 

(9,741

)

 

 

(11,351

)

Total stockholders’ equity

 

 

1,181,061

 

 

 

1,154,570

 

Non-controlling interest in Operating Partnership

 

 

145,733

 

 

 

145,400

 

Total equity

 

 

1,326,794

 

 

 

1,299,970

 

Total liabilities and equity

 

$

2,507,603

 

 

$

2,457,540

 

 

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

1

 


 

Easterly Government Properties, Inc.

Consolidated Statements of Operations (unaudited)

(Amounts in thousands, except share and per share amounts)

 

 

 

For the three months ended March 31,

 

 

 

2021

 

 

2020

 

Revenues

 

 

 

 

 

 

 

 

Rental income

 

$

64,179

 

 

$

56,583

 

Tenant reimbursements

 

 

320

 

 

 

1,152

 

Other income

 

 

502

 

 

 

483

 

Total revenues

 

 

65,001

 

 

 

58,218

 

Expenses

 

 

 

 

 

 

 

 

Property operating

 

 

12,094

 

 

 

11,258

 

Real estate taxes

 

 

7,286

 

 

 

6,562

 

Depreciation and amortization

 

 

22,325

 

 

 

23,556

 

Acquisition costs

 

 

487

 

 

 

538

 

Corporate general and administrative

 

 

5,808

 

 

 

5,483

 

Total expenses

 

 

48,000

 

 

 

47,397

 

Other expense

 

 

 

 

 

 

 

 

Interest expense, net

 

 

(9,121

)

 

 

(8,903

)

Net income

 

 

7,880

 

 

 

1,918

 

Non-controlling interest in Operating Partnership

 

 

(889

)

 

 

(221

)

Net income available to Easterly Government

   Properties, Inc.

 

$

6,991

 

 

$

1,697

 

Net income available to Easterly Government

   Properties, Inc. per share:

 

 

 

 

 

 

 

 

Basic

 

$

0.08

 

 

$

0.02

 

Diluted

 

$

0.08

 

 

$

0.02

 

Weighted-average common shares outstanding

 

 

 

 

 

 

 

 

Basic

 

 

82,120,353

 

 

 

74,892,711

 

Diluted

 

 

82,596,597

 

 

 

75,616,233

 

Dividends declared per common share

 

$

0.26

 

 

$

0.26

 

 

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

2

 


 

Easterly Government Properties, Inc.

Consolidated Statements of Comprehensive Income (unaudited)

(Amounts in thousands)

 

 

 

For the three months ended March 31,

 

 

 

2021

 

 

2020

 

Net income

 

$

7,880

 

 

$

1,918

 

Other comprehensive income (loss):

 

 

 

 

 

 

 

 

Unrealized gain (loss) on interest rate swaps, net

 

 

1,838

 

 

 

(9,846

)

Other comprehensive income (loss)

 

 

1,838

 

 

 

(9,846

)

Comprehensive income (loss)

 

 

9,718

 

 

 

(7,928

)

Non-controlling interest in Operating Partnership

 

 

(889

)

 

 

(221

)

Other comprehensive (income) loss attributable to

   non-controlling interest

 

 

(228

)

 

 

1,260

 

Comprehensive income (loss) attributable to

   Easterly Government Properties, Inc.

 

$

8,601

 

 

$

(6,889

)

 

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

 

3

 


 

 

Easterly Government Properties, Inc.

Consolidated Statements of Cash Flows (unaudited)

(Amounts in thousands)

 

 

 

For the three months ended March 31,

 

 

 

2021

 

 

2020

 

Cash flows from operating activities

 

 

 

 

 

 

 

 

Net income

 

$

7,880

 

 

$

1,918

 

Adjustments to reconcile net income to net cash provided by operating activities

 

 

 

 

 

 

 

 

Depreciation and amortization

 

 

22,325

 

 

 

23,556

 

Straight line rent

 

 

(1,413

)

 

 

(709

)

Amortization of above- / below-market leases

 

 

(1,286

)

 

 

(1,521

)

Amortization of unearned revenue

 

 

(1,421

)

 

 

(697

)

Amortization of loan premium / discount

 

 

(19

)

 

 

(20

)

Amortization of deferred financing costs

 

 

382

 

 

 

378

 

Amortization of lease inducements

 

 

214

 

 

 

207

 

Non-cash compensation

 

 

1,334

 

 

 

1,000

 

Other

 

 

10

 

 

 

 

Net change in:

 

 

 

 

 

 

 

 

Tenant accounts receivable

 

 

736

 

 

 

2,325

 

Prepaid expenses and other assets

 

 

(6,931

)

 

 

(17,340

)

Deferred revenue associated with operating leases

 

 

963

 

 

 

20,646

 

Accounts payable, accrued expenses and other liabilities

 

 

3,238

 

 

 

8,802

 

Net cash provided by operating activities

 

 

26,012

 

 

 

38,545

 

Cash flows from investing activities

 

 

 

 

 

 

 

 

Real estate acquisitions and deposits

 

 

(63,045

)

 

 

(30,305

)

Additions to operating properties

 

 

(5,628

)

 

 

(4,570

)

Additions to development properties

 

 

(3,423

)

 

 

(18,417

)

Net cash used in investing activities

 

 

(72,096

)

 

 

(53,292

)

Cash flows from financing activities

 

 

 

 

 

 

 

 

Issuance of common shares

 

 

40,403

 

 

 

4,883

 

Credit facility draws

 

 

80,000

 

 

 

56,500

 

Credit facility repayments

 

 

(50,250

)

 

 

(20,500

)

Repayments of mortgage notes payable

 

 

(940

)

 

 

(870

)

Dividends and distributions paid

 

 

(24,186

)

 

 

(22,086

)

Payment of offering costs

 

 

(473

)

 

 

(122

)

Net cash provided by financing activities

 

 

44,554

 

 

 

17,805

 

Net increase (decrease) in Cash and cash equivalents and Restricted cash

 

 

(1,530

)

 

 

3,058

 

Cash and cash equivalents and Restricted cash, beginning of period

 

 

14,669

 

 

 

15,549

 

Cash and cash equivalents and Restricted cash, end of period

 

$

13,139

 

 

$

18,607

 

 

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

 

4

 


 

 

Easterly Government Properties, Inc.

Consolidated Statements of Cash Flows (unaudited)

(Amounts in thousands)

 

Supplemental disclosure of cash flow information is as follows:

 

 

 

For the three months ended March 31,

 

 

 

2021

 

 

2020

 

Cash paid for interest, net of capitalized interest

 

$

9,597

 

 

$

9,358

 

Supplemental disclosure of non-cash information

 

 

 

 

 

 

 

 

Additions to operating properties accrued, not paid

 

$

1,269

 

 

$

1,784

 

Additions to development properties accrued, not paid

 

 

1,654

 

 

 

8,411

 

Offering costs accrued, not paid

 

 

6

 

 

 

1

 

Deferred asset acquisition costs accrued, not paid

 

 

65

 

 

 

151

 

Contingent consideration accrued, not paid

 

 

336

 

 

 

336

 

Unrealized gain (loss) on interest rate swaps, net

 

 

1,838

 

 

 

(9,846

)

Properties acquired for Common Units

 

 

 

 

 

21,550

 

Exchange of Common Units for Shares of Common Stock

 

 

 

 

 

 

 

 

Non-controlling interest in Operating Partnership

 

$

(2,664

)

 

$

(597

)

Common stock

 

 

2

 

 

 

1

 

Additional paid-in capital

 

 

2,662

 

 

 

596

 

Total

 

$

 

 

$

 

 

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

5

 


 

Easterly Government Properties, Inc.

Notes to the Consolidated Financial Statements (unaudited)

1. Organization and Basis of Presentation

The information contained in the following notes to the consolidated financial statements is condensed from that which would appear in the annual consolidated financial statements; accordingly, the consolidated financial statements included herein should be reviewed in conjunction with the consolidated financial statements for the fiscal year ended December 31, 2020, and related notes thereto, included in the Annual Report on Form 10-K of Easterly Government Properties, Inc. (the “Company”) for the year ended  December 31, 2020 filed with the U.S. Securities and Exchange Commission (the “SEC”) on February 24, 2021.

The Company is a Maryland corporation that has elected to be taxed as a real estate investment trust (“REIT”) under the Internal Revenue Code of 1986, as amended (the “Code”), commencing with its taxable year ended December 31, 2015. The operations of the Company are carried on primarily through Easterly Government Properties LP (the “Operating Partnership”) and the wholly owned subsidiaries of the Operating Partnership. As used herein, the “Company,” “we,” “us,” or “our” refer to Easterly Government Properties, Inc. and its consolidated subsidiaries and partnerships, including the Operating Partnership, except where context otherwise requires.

We are an internally managed REIT, focused primarily on the acquisition, development, and management of Class A commercial properties that are leased to U.S. Government agencies that serve essential functions. We generate substantially all of our revenue by leasing our properties to such agencies, either directly or through the U.S. General Services Administration (“GSA”). Our objective is to generate attractive risk-adjusted returns for our stockholders over the long term through dividends and capital appreciation.

We focus on acquiring, developing and managing U.S. Government leased properties that are essential to supporting the mission of the tenant agency and strive to be a partner of choice for the U.S. Government, working closely with the tenant agency to meet its needs and objectives. As of March 31, 2021, we wholly owned 82 operating properties in the United States, encompassing approximately 7.5 million leased square feet in the aggregate, including 80 operating properties that were leased primarily to U.S. Government tenant agencies and 2 operating properties that were entirely leased to private tenants. As of March 31, 2021, our operating properties were 99% leased. For purposes of calculating percentage leased, we exclude from the denominator total square feet that was unleased and to which we attributed no value at the time of acquisition. In addition, we wholly owned 1 property under development that we expect will encompass approximately 0.2 million leased square feet upon completion.

The Operating Partnership holds substantially all of our assets and conducts substantially all of our business. We are the sole general partner of the Operating Partnership. We owned approximately 89.0% of the aggregate limited partnership interests in the Operating Partnership (“common units”) at March 31, 2021. We believe that we have operated and have been organized in conformity with the requirements for qualification and taxation as a REIT for U.S. federal income tax purposes commencing with our taxable year ended December 31, 2015.

Principles of Consolidation

The accompanying consolidated financial statements are presented on the accrual basis of accounting in accordance with accounting principles generally accepted in the United States of America (“GAAP”) and include the accounts of the Company, Easterly Government Properties TRS, LLC, Easterly Government Services, LLC, the Operating Partnership and its other subsidiaries. All significant intercompany balances and transactions have been eliminated in consolidation.

Basis of Presentation

The condensed consolidated financial statements included herein are unaudited; however, they include all adjustments (consisting only of normal recurring adjustments) which, in the opinion of management, are necessary to state fairly the consolidated financial position of the Company at March 31, 2021 and December 31, 2020, and the consolidated results of operations for the three months ended March 31, 2021 and 2020, and the consolidated cash flows for the three months ended March 31, 2021 and 2020. The year-end condensed consolidated balance sheet data was derived from audited financial statements but does not include all disclosures required by GAAP. The results of operations for the interim periods presented are not necessarily indicative of the results to be expected for the full year.

The preparation of the consolidated financial statements requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosures of contingent assets and liabilities at the date of the balance sheet and the reported amounts of revenues and expenses during the reporting period. We base our estimates on historical experience and on various other assumptions that are believed to be reasonable under the circumstances, including the impact of extraordinary events such as the

6

 


 

novel coronavirus (COVID-19) pandemic, the results of which form the basis for making judgements about carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions.

 

 

2. Summary of Significant Accounting Policies

The significant accounting policies used in the preparation of the Company’s condensed consolidated financial statements are disclosed in the Company’s Annual Report on Form 10-K for the year ended December 31, 2020.

Reclassifications

Certain prior year amounts have been reclassified to conform to the current year presentation.

3. Real Estate and Intangibles 

Acquisitions

During the three months ended March 31, 2021, we acquired 3 operating properties in asset acquisitions, consisting of FBI – Knoxville, ICE – Louisville, and USAO – Louisville for an aggregate purchase price of $64.1 million. We allocated the aggregate purchase price of these acquisitions based on the estimated fair values of the acquired assets and assumed liabilities as follows (amounts in thousands):

 

 

Total

 

Real estate

 

 

 

 

Land

 

$

4,860

 

Building

 

 

49,807

 

Acquired tenant improvements

 

 

3,326

 

Total real estate

 

 

57,993

 

Intangible assets

 

 

 

 

In-place leases

 

 

4,490

 

Acquired leasing commissions

 

 

1,293

 

Above-market leases

 

 

301

 

Total intangible assets

 

 

6,084

 

Intangible liabilities

 

 

 

 

Below-market leases

 

 

(1

)

Total intangible liabilities

 

 

(1

)

Purchase price

 

$

64,076

 

 

We did not assume any debt upon acquisition of these properties. The intangible assets and liabilities of operating properties acquired during the three months ended March 31, 2021 have a weighted average amortization period of 7.40 years as of March 31, 2021. During the three months ended March 31, 2021, we included $0.3 million of revenues and less than $0.1 million of net income in our Consolidated Statements of Operations related to the operating properties acquired.

During the three months ended March 31, 2021, we incurred $0.5 million of acquisition-related expenses mainly consisting of internal costs associated with property acquisitions.

7

 


 

Consolidated Real Estate and Intangibles

Real estate and intangibles consisted of the following as of March 31, 2021 (amounts in thousands):

 

 

Total

 

Real estate properties, net

 

 

 

 

Land

 

$

219,933

 

Building and improvements

 

 

2,157,087

 

Acquired tenant improvements

 

 

80,051

 

Construction in progress

 

 

26,811

 

Accumulated depreciation

 

 

(228,641

)

Total Real estate properties, net

 

 

2,255,241

 

Intangible assets, net

 

 

 

 

In-place leases

 

 

259,223

 

Acquired leasing commissions

 

 

62,643

 

Above market leases

 

 

17,889

 

Accumulated amortization

 

 

(177,404

)

Total Intangible assets, net

 

 

162,351

 

Intangible liabilities, net

 

 

 

 

Below market leases

 

 

(73,602

)

Accumulated amortization

 

 

49,864

 

Total Intangible liabilities, net

 

$

(23,738

)

 

The following table summarizes the scheduled amortization of the Company’s acquired above- and below-market lease intangibles for each of the five succeeding years as of March 31, 2021 (amounts in thousands):

 

 

Acquired Above-Market Lease Intangibles

 

 

Acquired Below-Market Lease Intangibles

 

2021

 

$

1,152

 

 

$

(4,164

)

2022

 

 

1,452

 

 

 

(4,223

)

2023

 

 

1,428

 

 

 

(4,024

)

2024

 

 

1,341

 

 

 

(2,877

)

2025

 

 

1,286

 

 

 

(2,170

)

Above-market lease amortization reduces Rental income on our Consolidated Statements of Operations and below-market lease amortization increases Rental income on our Consolidated Statements of Operations.

 

 

8

 


 

 

4. Debt

At March 31, 2021, our consolidated borrowings consisted of the following (amounts in thousands):

 

 

Principal Outstanding

 

 

Interest

 

 

Current

 

Loan

 

March 31, 2021

 

 

Rate (1)

 

 

Maturity

 

Revolving credit facility:

 

 

 

 

 

 

 

 

 

 

 

Revolving credit facility (2)

 

$

109,000

 

 

L + 130bps

 

 

June 2022 (3)

 

Total revolving credit facility

 

 

109,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Term loan facilities:

 

 

 

 

 

 

 

 

 

 

 

2016 term loan facility

 

 

100,000

 

 

2.67% (4)

 

 

March 2024

 

2018 term loan facility

 

 

150,000

 

 

3.96% (5)

 

 

June 2023

 

Total term loan facilities

 

 

250,000

 

 

 

 

 

 

 

 

Less: Total unamortized deferred financing fees

 

 

(943

)

 

 

 

 

 

 

 

Total term loan facilities, net

 

 

249,057

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Notes payable:

 

 

 

 

 

 

 

 

 

 

 

2017 series A senior notes

 

 

95,000

 

 

4.05%

 

 

May 2027

 

2017 series B senior notes

 

 

50,000

 

 

4.15%

 

 

May 2029

 

2017 series C senior notes

 

 

30,000

 

 

4.30%

 

 

May 2032

 

2019 series A senior notes

 

 

85,000

 

 

3.73%

 

 

September 2029

 

2019 series B senior notes

 

 

100,000

 

 

3.83%

 

 

September 2031

 

2019 series C senior notes

 

 

90,000

 

 

3.98%

 

 

September 2034

 

Total notes payable

 

 

450,000

 

 

 

 

 

 

 

 

Less: Total unamortized deferred financing fees

 

 

(2,766

)

 

 

 

 

 

 

 

Total notes payable, net

 

 

447,234

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Mortgage notes payable:

 

 

 

 

 

 

 

 

 

 

 

DEA – Pleasanton

 

 

15,700

 

 

L + 150bps (6)

 

 

October 2023

 

VA – Golden

 

 

8,965

 

 

5.00% (6)

 

 

April 2024

 

MEPCOM – Jacksonville

 

 

7,640

 

 

4.41% (6)

 

 

October 2025

 

USFS II – Albuquerque

 

 

15,826

 

 

4.46% (6)

 

 

July 2026

 

ICE – Charleston

 

 

15,824

 

 

4.21% (6)

 

 

January 2027

 

VA – Loma Linda

 

 

127,500

 

 

3.59% (6)

 

 

July 2027

 

CBP – Savannah

 

 

11,796

 

 

3.40% (6)

 

 

July 2033

 

Total mortgage notes payable

 

 

203,251

 

 

 

 

 

 

 

 

Less: Total unamortized deferred financing fees

 

 

(1,389

)

 

 

 

 

 

 

 

Less: Total unamortized premium/discount

 

 

101

 

 

 

 

 

 

 

 

Total mortgage notes payable, net

 

 

201,963

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total debt

 

$

1,007,254

 

 

 

 

 

 

 

 

 

(1)

At March 31, 2021, the one-month LIBOR (“L”) was 0.11%. The current interest rate is not adjusted to include the amortization of deferred financing fees or debt issuance costs incurred in obtaining debt or any unamortized fair market value premiums. The spread over the applicable rate for each of the $450.0 million senior unsecured revolving credit facility (our “revolving credit facility”), the $150.0 million senior unsecured term loan facility (our “2018 term loan facility”) and the $100.0 million senior unsecured term loan facility (our “2016 term loan facility”) is based on the Company’s consolidated leverage ratio, as defined in the respective loan agreements.

 

(2)

Our revolving credit facility had available capacity of $341.0 million at March 31, 2021 with an accordion feature that permits us to request additional lender commitments for up to $250.0 million of additional capacity, subject to the satisfaction of customary terms and conditions.

 

(3)

Our revolving credit facility has two six-month as-of-right extension options subject to certain conditions and the payment of an extension fee.

 

(4)

Entered into 2 interest rate swaps with an effective date of March 29, 2017 with an aggregate notional value of $100.0 million to effectively fix the interest rate at 2.67% annually, based on our consolidated leverage ratio, as defined in our 2016 term loan facility agreement.

9

 


 

 

(5)

Entered into 4 interest rate swaps with an effective date of December 13, 2018 with an aggregate notional value of $150.0 million to effectively fix the interest rate at 3.96% annually, based on our consolidated leverage ratio, as defined in our 2018 term loan facility agreement.

 

(6)

Effective interest rates are as follows: DEA – Pleasanton 1.80%, VA – Golden 5.03%, MEPCOM – Jacksonville 3.89%, USFS II Albuquerque 3.92%, ICE – Charleston 3.93%, VA – Loma Linda 3.78%, CBP – Savannah 4.12%.

Financial Covenant Considerations

As of March 31, 2021, we were in compliance with all financial and other covenants related to our revolving credit facility, 2016 term loan facility, 2018 term loan facility, notes payable and mortgage notes payable.

Fair Value of Debt

As of March 31, 2021, the fair value of the revolving credit facility was determined by considering the short term maturity, variable interest rate and credit spreads. We deem the fair value of the senior unsecured revolving credit facility as a Level 3 measurement. At March 31, 2021, the carrying value of our revolving credit facility approximated fair value.

As of March 31, 2021, the fair value of our 2016 term loan facility was determined by considering the variable interest rate and credit spreads. We deem the fair value of our 2016 term loan facility as a Level 3 measurement. At March 31, 2021, the fair value of our 2016 term loan facility was $100.0 million.

As of March 31, 2021, the fair value of our 2018 term loan facility was determined by considering the variable interest rate and credit spreads. We deem the fair value of our 2018 term loan facility as a Level 3 measurement. At March 31, 2021, the fair value of our 2018 term loan facility was $150.0 million.

As of March 31, 2021, the fair value of our notes payable was determined by discounting future contractual principal and interest payments using prevailing market rates. We deem the fair value measurement of our senior unsecured notes payable instruments as a Level 3 measurement. At March 31, 2021, the fair value of our senior unsecured notes payable was $483.2 million.

As of March 31, 2021, the fair value of our mortgage notes payable was determined by discounting future contractual principal and interest payments using prevailing market rates. We deem the fair value measurement of our mortgage notes payable instruments as a Level 3 measurement. At March 31, 2021, the fair value of our mortgage notes payable was $209.6 million.

5. Derivatives and Hedging Activities  

The following table sets forth the key terms and fair values of our interest rate swap derivatives, each of which was designated as a cash flow hedge as of March 31, 2021 (amounts in thousands):

Notional Amount

 

 

Fixed Rate

 

 

Floating Rate Index

 

Effective Date

 

Expiration Date

 

Fair Value

 

$

100,000

 

 

 

1.41

%

 

One-Month LIBOR

 

March 29, 2017

 

September 29, 2023

 

$

(2,772

)

$

150,000

 

 

 

2.71

%

 

One-Month LIBOR

 

December 13, 2018

 

June 19, 2023

 

$

(8,171

)

 

The table below sets forth the fair value of our interest rate derivatives as well as their classification on our Consolidated Balance Sheet (amounts in thousands):

Balance Sheet Line Item

 

As of March 31, 2021

 

Interest rate swaps - Asset

 

$

 

Interest rate swaps - Liability

 

$

(10,943

)

Cash Flow Hedges of Interest Rate Risk

The gains or losses on derivatives designated and that qualify as cash flow hedges is recorded in Accumulated other comprehensive income (loss) (“AOCI”) and will be reclassified to interest expense in the period that the hedged forecasted transactions affect earnings on the Company’s variable rate debt. 

Amounts reported in AOCI related to derivatives designated as qualifying cash flow hedges will be reclassified to interest expense as interest payments are made on the Company’s variable rate debt. The Company estimates that $5.2 million will be reclassified from AOCI as an increase to interest expense over the next 12 months.

10

 


 

The table below presents the effects of our interest rate derivatives on our Consolidated Statements of Operations and Comprehensive Income (Loss) (amounts in thousands):

 

 

For the three months ended March 31,

 

 

 

2021

 

 

2020

 

Unrealized gain (loss) recognized in AOCI

 

$

547

 

 

$

(10,241

)

Loss reclassified from AOCI into interest expense

 

 

(1,291

)

 

 

(395

)

Credit-Risk-Related Contingent Features

The Company has agreements with each of its derivative counterparties that contain a provision where the Company could be declared in default on its derivative obligations if repayment of the underlying indebtedness is accelerated by the lender due to the Company’s default on such indebtedness. As of March 31, 2021, the fair value of derivatives in a liability position, which includes accrued interest but excludes any adjustment for nonperformance risk, related to these agreements was $11.3 million. As of March 31, 2021, the Company had not breached the provisions of these agreements and had not posted any collateral related to these agreements. If the Company breached any of these provisions it would be required to settle its obligations under the agreements at their termination value of $11.3 million.

 

6. Fair Value Measurements

Accounting standards define fair value as the exit price, or the amount that would be received upon sale of an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. The standards also establish a hierarchy for inputs used in measuring fair value that maximizes the use of observable inputs and minimizes the use of unobservable inputs by requiring that the most observable inputs be used when available. Observable inputs are inputs market participants would use in valuing the asset or liability developed based on market data obtained from sources independent of us. Unobservable inputs are inputs that reflect our assumptions about the factors market participants would use in valuing the asset or liability developed based upon the best information available in the circumstances. The hierarchy of these inputs is broken down into three levels: Level 1, defined as observable inputs such as quoted prices in active markets; Level 2, defined as inputs other than quoted prices in active markets that are either directly or indirectly observable; and Level 3, defined as unobservable inputs in which little or no market data exists, therefore requiring an entity to develop its own assumptions. Categorization within the valuation hierarchy is based upon the lowest level of input that is most significant to the fair value measurement.

Recurring fair value measurements

The fair values of our interest rate swaps are determined using widely accepted valuation techniques, including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves and implied volatilities in such interest rates. While the Company determined that the majority of the inputs used to value its derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with its derivatives utilize Level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by the Company and its counterparties. The Company has determined that the significance of the impact of the credit valuation adjustments made to its derivative contracts, which determination was based on the fair value of each individual contract, was not significant to the overall valuation. As a result, all of the Company’s derivatives held as of March 31, 2021 were classified as Level 2 of the fair value hierarchy.  

The carrying values of cash and cash equivalents, restricted cash, accounts receivable, other assets and accounts payable and accrued expenses are reasonable estimates of fair values because of the short maturities of these instruments. For our disclosure of debt fair values in Note 4, we estimated the fair value of our 2016 term loan facility and our 2018 term loan facility based on the variable interest rate and credit spreads (categorized within Level 3 of the fair value hierarchy) and estimated the fair value of our other debt based on the discounted estimated future cash payments to be made on such debt (categorized within Level 3 of the fair value hierarchy); the discount rates used approximate current market rates for loans, or groups of loans, with similar maturities and credit quality, and the estimated future payments included scheduled principal and interest payments. Fair value estimates are made as of a specific point in time, are subjective in nature and involve uncertainties and matters of significant judgment. Settlement at such fair value amounts may not be possible and may not be a prudent management decision.

11

 


 

The table below presents the Company’s assets and liabilities measured at fair value on a recurring basis as of March 31, 2021, aggregated by the level in the fair value hierarchy within which those measurements fall (amounts in thousands):

 

 

As of March 31, 2021

 

Balance Sheet Line Item

 

Level 1

 

 

Level 2

 

 

Level 3

 

Interest rate swaps - Asset

 

$

 

 

$

 

 

$

 

Interest rate swaps - Liability

 

$

 

 

$

(10,943

)

 

$

 

 

7. Equity

The following table summarizes the changes in the Company’s stockholders’ equity for the three months ended March 31, 2021 and 2020 (amounts in thousands, except share amounts):

 

 

Shares

 

 

Common

Stock

Par

Value

 

 

Additional

Paid-in

Capital

 

 

Retained

Earnings

 

 

Cumulative

Dividends

 

 

Accumulated

Other

Comprehensive

Income (Loss)

 

 

Non-

controlling

Interest in

Operating

Partnership

 

 

Total

Equity

 

Three months ended March 31, 2021

 

Balance at December 31, 2020

 

 

82,106,256

 

 

$

821

 

 

$

1,424,787

 

 

$

31,965

 

 

$

(291,652

)

 

$

(11,351

)

 

$

145,400

 

 

$

1,299,970

 

Stock based compensation

 

 

 

 

 

 

 

 

218

 

 

 

 

 

 

 

 

 

 

 

 

1,116

 

 

 

1,334

 

Dividends and distributions paid

   ($0.26 per share)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(21,355

)

 

 

 

 

 

(2,831

)

 

 

(24,186

)

Grant of unvested restricted stock

 

 

4,462

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Redemption of common units for

   shares of common stock

 

 

189,411

 

 

 

2

 

 

 

2,662

 

 

 

 

 

 

 

 

 

 

 

 

(2,664

)

 

 

 

Issuance of common stock

 

 

1,556,824

 

 

 

16

 

 

 

39,942

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

39,958

 

Unrealized gain on interest rate swaps,

   net

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,610

 

 

 

228

 

 

 

1,838

 

Net income

 

 

 

 

 

 

 

 

 

 

 

6,991

 

 

 

 

 

 

 

 

 

889

 

 

 

7,880

 

Allocation of non-controlling interest

   in Operating Partnership

 

 

 

 

 

 

 

 

(3,595

)

 

 

 

 

 

 

 

 

 

 

 

3,595

 

 

 

 

Balance at March 31, 2021

 

 

83,856,953

 

 

$

839

 

 

$

1,464,014

 

 

$

38,956

 

 

$

(313,007

)

 

$

(9,741

)

 

$

145,733

 

 

$

1,326,794

 

Three months ended March 31, 2020

 

Balance at December 31, 2019

 

 

74,832,292

 

 

$

748

 

 

$

1,257,319

 

 

$

20,004

 

 

$

(210,760

)

 

$

(4,690

)

 

$

137,220

 

 

$

1,199,841

 

Stock based compensation

 

 

 

 

 

 

 

 

224

 

 

 

 

 

 

 

 

 

 

 

 

776

 

 

 

1,000

 

Dividends and distributions paid

   ($0.26 per share)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(19,516

)

 

 

 

 

 

(2,570

)

 

 

(22,086

)

Grant of unvested restricted stock

 

 

2,905

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Redemption of common units for

   shares of common stock

 

 

42,000

 

 

 

1

 

 

 

596

 

 

 

 

 

 

 

 

 

 

 

 

(597

)

 

 

 

Issuance of common stock

 

 

200,000

 

 

 

2

 

 

 

4,823

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

4,825

 

Contribution of Property for

   common units

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

21,550

 

 

 

21,550

 

Unrealized loss on interest rate

    swaps, net

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(8,586

)

 

 

(1,260

)

 

 

(9,846

)

Net income

 

 

 

 

 

 

 

 

 

 

 

1,697

 

 

 

 

 

 

 

 

 

221

 

 

 

1,918

 

Allocation of non-controlling interest

   in Operating Partnership

 

 

 

 

 

 

 

 

7,796

 

 

 

 

 

 

 

 

 

 

 

 

(7,796

)

 

 

 

Balance at March 31, 2020

 

 

75,077,197

 

 

$

751

 

 

$

1,270,758

 

 

$

21,701

 

 

$

(230,276

)

 

$

(13,276

)

 

$

147,544

 

 

$

1,197,202

 

 

On January 4, 2021, the Company granted an aggregate of 164,178 performance-based long-term incentive plan units in the Operating Partnership (“LTIP units”) to members of management pursuant to the Easterly Government Properties, Inc. 2015 Equity Incentive Plan, as amended (the “2015 Equity Incentive Plan”), consisting of (i) 82,070 LTIP units that are subject to the Company achieving certain total shareholder return performance thresholds (on both an absolute and a relative basis) and (ii) 82,108 LTIP units that are subject to the Company achieving certain operational performance hurdles, in each case through a performance period ending on December 31, 2023. Earned performance-based LTIP units, if any, will vest when performance is determined following the end of the performance period on December 31, 2023. On January 4, 2021, the Company also granted an aggregate of 113,703 service-based LTIP units to members of management pursuant to the 2015 Equity Incentive Plan, which will vest on December 31, 2023, subject to the grantee’s continued employment and the other terms of the awards.

12

 


 

On March 17, 2021, the Company issued an aggregate of 4,462 shares of restricted common stock to certain employees pursuant to the 2015 Equity Incentive Plan. The shares of restricted common stock will vest upon the second anniversary of the grant date so long as the grantee remains an employee of the Company on such date.

 

A summary of the Company’s shares of restricted common stock and LTIP unit awards at March 31, 2021 is as follows:

 

 

Restricted Shares

 

 

Restricted

Shares Weighted

Average Grant

Date Fair Value

Per Share

 

 

LTIP Units (1)

 

 

LTIP Units

Weighted

Average Grant

Date Fair Value

Per Share

 

Outstanding, December 31, 2020

 

 

89,891

 

 

$

19.36

 

 

 

492,180

 

 

$

19.88

 

Vested

 

 

(20,725

)

 

 

17.12

 

 

 

(93,085

)

 

 

18.55

 

Granted

 

 

4,462

 

 

 

21.76

 

 

 

277,881

 

 

 

22.30

 

Forfeited

 

 

 

 

 

 

 

 

 

 

 

 

Outstanding, March 31, 2021

 

 

73,628

 

 

$

20.14

 

 

 

676,976

 

 

$

21.06

 

 

(1)

Reflects the number of LTIP units issued to the grantee on the grant date, which may be different from the number of LTIP units actually earned in the case of performance-based LTIP units.

The Company recognized $1.3 million in compensation expense related to its shares of restricted common stock and the LTIP unit awards for the three months ended March 31, 2021. As of March 31, 2021, unrecognized compensation expense for both sets of awards was $10.1 million, which will be amortized over the applicable vesting period.

A summary of dividends declared by the Company’s board of directors per share of common stock and per common unit at the date of record is as follows:

Quarter

 

Declaration Date

 

Record Date

 

Payment Date

 

Dividend (1)

 

Q1 2021

 

April 29, 2021

 

May 14, 2021

 

May 26, 2021

 

$

0.26

 

 

(1)

Prior to the end of the performance period as set forth in the applicable LTIP unit award, holders of performance-based LTIP units are entitled to receive dividends per LTIP unit equal to 10% of the dividend paid per common unit. After the end of the performance period, the number of LTIP units, both vested and unvested, that LTIP award recipients have earned, if any, are entitled to receive dividends in an amount per LTIP unit equal to dividends, both regular and special, payable per common unit. Holders of LTIP units that are not subject to the attainment of performance goals are entitled to receive dividends per LTIP unit equal to 100% of the dividend paid per common unit beginning on the grant date.

ATM Programs

On each of March 4, 2019 and December 20, 2019, the Company entered into separate equity distribution agreements with each of Citigroup Global Markets Inc., BMO Capital Markets Corp., BTIG, LLC, Capital One Securities, Inc., Jefferies LLC, Raymond James & Associates, Inc., RBC Capital Markets, LLC, Truist Securities, Inc. (f/k/a SunTrust Robinson Humphrey, Inc.) and Wells Fargo Securities, LLC pursuant to which it may issue and sell shares of its common stock having an aggregate offering price of up to $200.0 million and $300.0 million, respectively, from time to time (the “ATM Programs”) in negotiated transactions or transactions that are deemed to be “at the market” offerings as defined in Rule 415 under the Securities Act of 1933, as amended (the “Securities Act”). The ATM Programs implemented on March 4, 2019 and December 20, 2019 are referred to as the “March 2019 ATM Program” and “December 2019 ATM Program” respectively.

Under each of the ATM Programs, the Company may also enter into one or more forward transactions (each, a “forward sale transaction”) under separate master forward sale confirmations and related supplemental confirmations with each of Citibank, N.A., Bank of Montreal, Jefferies LLC, Raymond James & Associates, Inc., Royal Bank of Canada and Wells Fargo Bank, National Association and, under the December 2019 ATM Program only, Truist Bank, for the sale of shares of its common stock on a forward basis.

 


13

 


 

 

The following table sets forth certain information with respect to issuances under each of the ATM Programs during the quarter ended March 31, 2021 (amounts in thousands except share amounts):

 

 

 

 

March 2019 ATM Program

 

 

December 2019 ATM Program

 

For the Three Months Ended:

 

Number of Shares Issued(1)

 

 

Net Proceeds(1)

 

 

Number of Shares Issued(1)

 

 

Net Proceeds(1)

 

March 31, 2021

 

 

 

 

$

 

 

 

1,556,824

 

 

$

39,998

 

 

(1)

Shares issued by the Company, which were all issued in settlement of forward sales transactions. Additionally, as of March 31, 2021, the Company had entered into forward sales transactions under the March 2019 ATM Program and December 2019 ATM Program for the sale of an additional 2,949,697 shares of its common stock that have not yet been settled. Subject to its right to elect net share settlement, the Company expects to physically settle the forward sales transactions by the maturity dates set forth in each applicable forward sale transaction placement notice, which dates range from April 2021 to February 2022. Assuming the forward sales transactions are physically settled in full utilizing a net weighted average initial forward sales price of $24.43 per share, the Company expects to receive net proceeds of approximately $72.1 million, after deducting offering costs, subject to adjustments in accordance with the applicable forward sale transaction. The Company accounted for the forward sale agreements as equity.

 

The Company used the net proceeds received from such sales for general corporate purposes. As of March 31, 2021, the Company had approximately $123.7 million of gross sales of its common stock available under the December 2019 ATM Program and 0 remaining availability under the March 2019 ATM Program.

 

8. Earnings Per Share

Basic earnings or loss per share of common stock (“EPS”) is calculated by dividing net income attributable to common stockholders by the weighted average shares of common stock outstanding for the periods presented. Diluted EPS is computed after adjusting the basic EPS computation for the effect of dilutive common equivalent shares outstanding during the periods presented. Unvested restricted shares of common stock and unvested LTIP units are considered participating securities, which require the use of the two-class method for the computation of basic and diluted earnings per share.

The following table sets forth the computation of the Company’s basic and diluted earnings per share of common stock for the three months ended March 31, 2021 and 2020 (amounts in thousands, except per share amounts):

 

 

 

For the three months ended March 31,

 

 

 

2021

 

 

2020

 

Numerator

 

 

 

 

 

 

 

 

Net income

 

$

7,880

 

 

$

1,918

 

Less: Non-controlling interest in Operating

   Partnership

 

 

(889

)

 

 

(221

)

Net income available to Easterly Government

   Properties, Inc.

 

 

6,991

 

 

 

1,697

 

Less: Dividends on participating securities

 

 

(114

)

 

 

(57

)

Net income available to common stockholders

 

$

6,877

 

 

$

1,640

 

Denominator for basic EPS

 

 

82,120,353

 

 

 

74,892,711

 

Dilutive effect of share-based compensation awards

 

 

55,822

 

 

 

58,048

 

Dilutive effect of LTIP units (1)

 

 

411,434

 

 

 

471,346

 

Dilutive effect of shares issuable under forward sales agreements (2)

 

 

8,988

 

 

 

194,128

 

Denominator for diluted EPS

 

 

82,596,597

 

 

 

75,616,233

 

Basic EPS

 

$

0.08

 

 

$

0.02

 

Diluted EPS

 

$

0.08

 

 

$

0.02

 

14

 


 

 

 

(1)

During the three months ended March 31, 2021 and 2020, there were approximately 122,397 and 43,424 unvested performance-based LTIP units, respectively, that were not included in the computation of diluted earnings per share because to do so would have been antidilutive for the period.

 

(2)

During the three months ended March 31, 2021 and 2020, there were approximately 2,549,697 and 523,397 shares, respectively, of underlying unsettled forward sales transactions that were not included in the computation of diluted earnings per share because to do so would have been antidilutive for the period.

9. Leases

Lessor

The Company leases commercial space to the U.S. Government through the GSA or other federal agencies or nongovernmental tenants. These leases may contain extension options that are predominately at the sole discretion of the tenant. Certain of our leases contain a “soft-term” period of the lease, meaning that the U.S. Government tenant agency has the right to terminate the lease prior to its stated lease end date. While certain of our leases are contractually subject to early termination, we do not believe that our tenant agencies are likely to terminate these leases early given the build-to-suit features at the properties subject to the leases, the weighted average age of these properties based on the date the property was built or renovated-to-suit, where applicable (approximately 15.5 years as of March 31, 2021), the mission-critical focus of the properties subject to the leases and the current level of operations at such properties. Certain lease agreements include variable lease payments that, in the future, will vary based on changes in inflationary measures, real estate tax rates, usage, or share of expenditures of the leased premises.

The following table summarizes the maturity of fixed lease payments under the Company’s leases as of March 31, 2021 (amounts in thousands):

 

 

Payments due by period

 

 

 

Total

 

 

2021

 

 

2022

 

 

2023

 

 

2024

 

 

2025

 

 

Thereafter

 

Fixed lease payments

 

$

1,786,411

 

 

 

157,933

 

 

 

190,149

 

 

 

178,205

 

 

 

161,123

 

 

 

149,843

 

 

 

949,158

 

Lessee

In August 2020, we entered into a lease agreement for office space in Washington, D.C. to replace our previous sublease that commenced March 2016 and was terminated in March 2021. This new lease commenced in March 2021 and expires in August 2026. We also lease office space in San Diego, CA under an operating lease that commenced in February 2015 and expires in April 2022.

The commenced leases include variable lease payments that, in the future, will vary based on changes in real estate tax rates, usage, or share of expenditures of the leased premises. The Company has elected not to separate lease and nonlease components for its corporate office leases.

As of March 31, 2021, the unamortized balances associated with the Company’s right-of-use operating lease asset and operating lease liability were $1.7 million and $1.9 million, respectively. As of December 31, 2020, the unamortized balance associated with the Company’s right-of-use operating lease asset and operating lease liability for the Company’s 2 commenced office leases was $0.4 million. The Company used its incremental borrowing rate, which was arrived at utilizing prevailing market rates and the spread on our revolving credit facility, in order to determine the net present value of the minimum lease payments.

The following table provides quantitative information for the Company’s commenced operating leases for the three months ended March 31, 2021 and 2020 (amounts in thousands):

 

 

For the three months ended March 31,

 

 

 

2021

 

 

2020

 

Operating leases costs

 

$

149

 

 

$

115

 

In addition, the maturity of fixed lease payments under the Company’s commenced corporate office leases as of March 31, 2021 is summarized in the table below (amounts in thousands):

 

 

Payments due by period

 

 

 

Total

 

 

2021

 

 

2022

 

 

2023

 

 

2024

 

 

2025

 

 

Thereafter

 

Fixed lease payments

 

$

2,017

 

 

 

251

 

 

 

278

 

 

 

277

 

 

 

446

 

 

 

456

 

 

 

309

 

 

15

 


 

 

10. Revenue  

The table below sets forth revenue from tenant construction projects and the associated project management income disaggregated by tenant agency for the three months ended March 31, 2021 and 2020 (amounts in thousands):

 

 

For the three months ended March 31,

 

Tenant

 

2021

 

 

2020

 

 

 

 

 

 

 

 

 

 

Department of Veteran Affairs (“VA”)

 

$

111

 

 

$

661

 

Environmental Protection Agency (“EPA”)

 

 

89

 

 

 

 

Department of Transportation (“DOT”)

 

 

40

 

 

 

 

General Services Administration - Other

 

 

25

 

 

 

 

Food and Drug Administration (“FDA”)

 

 

18

 

 

 

 

Military Entrance Processing Command (“MEPCOM”)

 

 

18

 

 

 

21

 

U.S. Citizenship and Immigration Services (“USCIS”)

 

 

17

 

 

 

 

Federal Emergency Management Agency (“FEMA”)

 

 

15

 

 

 

 

Internal Revenue Service (“IRS”)

 

 

11

 

 

 

3

 

Federal Bureau of Investigation (“FBI”)

 

 

5

 

 

 

534

 

Bureau of the Fiscal Service (“BFS”)

 

 

4

 

 

 

6

 

Health Resources and Services Administration (“HRSA”)

 

 

3

 

 

 

 

U.S. Joint Staff Command (“JSC”)

 

 

1

 

 

 

 

U.S. Immigration and Customs Enforcement (“ICE”)

 

 

 

 

 

20

 

Social Security Administration (“SSA”)

 

 

 

 

 

19

 

The Judiciary of the U.S. Government (“JUD”)

 

 

 

 

 

1

 

 

 

$

357

 

 

$

1,265

 

 

The balance in Accounts receivable related to tenant construction projects and the associated project management income was $1.7 million as of March 31, 2021 and $3.0 million as of December 31, 2020.

The duration of the majority of tenant construction project reimbursement arrangements are less than a year and payment is typically due once a project is complete and work has been accepted by the tenant. There were no projects on going as of March 31, 2021 with a duration of greater than one year.

During the three months ended March 31, 2021 and 2020, the Company recognized $0.1 million and $0.3 million, respectively, in parking garage income generated from the operations of parking garages situated on the Various GSA – Buffalo property and on the Various GSA – Portland property. The monthly and transient daily parking revenue falls within the scope of Revenue from Contracts with Customers (“ASC 606”) and is accounted for at the point in time when control of the goods or services transfers to the customer and the Company’s performance obligation is satisfied. The balance in Accounts receivable related to parking garage income was less than $0.1 million as of March 31, 2021, and less than $0.1 million as of December 31, 2020.

During the three months ended March 31, 2021, the Company recognized $0.3 million in income for providing COVID-19 related cleaning services to certain tenants. The income falls within the scope of ASC 606 and is recognized over time as the performance obligation is satisfied. The balance in Accounts receivable related to these services was $0.2 million as of March 31, 2021, and $0.3 million as of December 31, 2020.

There were 0contract assets or liabilities as of March 31, 2021 or December 31, 2020.

11. Concentrations Risk

Concentrations of credit risk arise for the Company when multiple tenants of the Company are engaged in similar business activities, are located in the same geographic region or have similar economic features that impact in a similar manner their ability to meet contractual obligations, including those to the Company. The Company regularly monitors its tenant base to assess potential concentrations of credit risk.

16

 


 

As stated in Note 1 above, the Company leases commercial space to the U.S. Government or non-governmental tenants. At March 31, 2021, the U.S. Government accounted for approximately 98.6% of our total annualized lease income and non-governmental tenants accounted for the remaining approximately 1.4%.

NaN of our 82 operating properties are located in California, accounting for approximately 17.9% of our total leased square feet and approximately 23.9% of our total annualized lease income as of March 31, 2021. To the extent that weak economic or real estate conditions or natural disasters affect California more severely than other areas of the country, our business, financial condition and results of operations could be significantly impacted.

12. Subsequent Events

For its consolidated financial statements as of March 31, 2021, the Company evaluated subsequent events and noted the following significant events.

On April 22, 2021, the Company acquired a 43,600 square foot U.S. Attorney’s Office (“USAO”) in Springfield, Illinois. The building is a build-to-suit property completed in 2002. The facility is leased to the GSA for beneficial use of the USAO with a lease expiration of March 2038.

 

17

 


 

 

Item 2.

Management’s Discussion and Analysis of Financial Condition and Results of Operations

Forward-Looking Statements

This Quarterly Report on Form 10-Q contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933, as amended (the “Securities Act”) and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We caution investors that forward-looking statements are based on management’s beliefs and on assumptions made by, and information currently available to, management. When used, the words “anticipate”, “believe”, “estimate”, “expect”, “intend”, “may”, “might”, “plan”, “potential”, “project”, “result”, “seek”, “should”, “target”, “will”, and similar expressions which do not relate solely to historical matters are intended to identify forward-looking statements. These statements are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, estimated, or projected. We expressly disclaim any responsibility to update our forward-looking statements, whether as a result of new information, future events, or otherwise. Accordingly, investors should use caution in relying on forward-looking statements, which are based on results and trends at the time they are made, to anticipate future results or trends.

Some of the risks and uncertainties that may cause our actual results, performance, or achievements to differ materially from those expressed or implied by forward-looking statements include, among others, the following:

 

the factors included under the heading “Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2020 and the factors included under the heading “Risk Factors” in the Company’s other public filings;

 

risks associated with our dependence on the U.S. Government and its agencies for substantially all of our revenues, including credit risk and risk that the U.S. Government reduces its spending on real estate or that it changes its preference away from leased properties;

 

risks associated with ownership and development of real estate;

 

the risk of decreased rental rates or increased vacancy rates;

 

loss of key personnel;

 

the continuing adverse impact of the novel coronavirus (COVID-19) on the U.S., regional and global economies and our financial condition and results of operations;

 

general volatility of the capital and credit markets and the market price of our common stock;

 

the risk we may lose one or more major tenants;

 

difficulties in completing and successfully integrating acquisitions;

 

failure of acquisitions or development projects to occur at anticipated levels or yield anticipated results;

 

risks associated with actual or threatened terrorist attacks;

 

intense competition in the real estate market that may limit our ability to attract or retain tenants or re-lease space;

 

insufficient amounts of insurance or exposure to events that are either uninsured or underinsured;

 

uncertainties and risks related to adverse weather conditions, natural disasters and climate change;

 

exposure to liability relating to environmental and health and safety matters;

 

limited ability to dispose of assets because of the relative illiquidity of real estate investments and the nature of our assets;

 

exposure to litigation or other claims;

 

risks associated with breaches of our data security;

 

risks associated with our indebtedness, including failure to refinance current or future indebtedness on favorable terms, or at all; failure to meet the restrictive covenants and requirements in our existing and new debt agreements; fluctuations in interest rates and increased costs to refinance or issue new debt;

 

risks associated with derivatives or hedging activity; and

 

risks associated with mortgage debt or unsecured financing or the unavailability thereof, which could make it difficult to finance or refinance properties and could subject us to foreclosure.

18

 


 

For a further discussion of these and other factors, see the section entitled “Item 1A. Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2020, as may be supplemented or amended from time to time.

Overview

References to “we,” “our,” “us” and “the Company” refer to Easterly Government Properties, Inc., a Maryland corporation, together with our consolidated subsidiaries including Easterly Government Properties LP, a Delaware limited partnership, which we refer to herein as the Operating Partnership.

We are an internally managed real estate investment trust, or REIT, focused primarily on the acquisition, development and management of Class A commercial properties that are leased to U.S. Government agencies that serve essential functions. We generate substantially all of our revenue by leasing our properties to such agencies, either directly or through the U.S. General Services Administration, or GSA. Our objective is to generate attractive risk-adjusted returns for our stockholders over the long term through dividends and capital appreciation.

We focus on acquiring, developing and managing U.S. Government leased properties that are essential to supporting the mission of the tenant agency and strive to be a partner of choice for the U.S. Government, working closely with the tenant agency to meet its needs and objectives. As of March 31, 2021, we wholly owned 82 operating properties in the United States, encompassing approximately 7.5 million leased square feet in the aggregate, including 80 operating properties that were leased primarily to U.S. Government tenant agencies, and 2 operating properties that were entirely leased to private tenants. As of March 31, 2021, our operating properties were 99% leased. For purposes of calculating percentage leased, we exclude from the denominator total square feet that was unleased and to which we attributed no value at the time of acquisition. In addition, we wholly owned one property under development that we expect will encompass approximately 0.2 million leased square feet upon completion.

The Operating Partnership holds substantially all of our assets and conducts substantially all of our business. We are the sole general partner of the Operating Partnership and owned approximately 89.0% of the aggregate limited partnership interests in the Operating Partnership, which we refer to herein as common units, as of March 31, 2021. We have elected to be taxed as a REIT and we believe that we have operated and have been organized in conformity with the requirements for qualification and taxation as a REIT for U.S. federal income tax purposes commencing with our taxable year ended December 31, 2015.

Impact of the COVID-19 Pandemic

The novel coronavirus, or COVID-19, pandemic has caused and continues to cause significant disruptions to the United States, regional and global economies and has contributed to significant volatility and negative pressure in financial markets.  

We continue to carefully monitor the COVID-19 pandemic and its potential impact on our business. We are following guidelines established by the Centers for Disease Control and the World Health Organization and orders issued by the state and local governments where we operate. In addition, we have taken a number of precautionary steps to safeguard our business and our employees from COVID-19, including, but not limited to, implementing non-essential travel restrictions and facilitating telecommuting arrangements for our employees. We have taken these precautionary steps while maintaining business continuity so that we can continue to deliver service to and meet the demands of our tenants, including our U.S. Government tenant agencies. Since March 13, 2020, nearly all of our employees have been working remotely, with only certain operationally critical employees working on site.

The ability of our employees, including those working remotely, to securely access our IT networks and related systems has been a critical component of our ability to maintain business continuity during the COVID-19 pandemic. During this time, we have made additional investments in our IT networks and enhanced our existing cybersecurity plan, which utilizes standards established by reference to the National Institute of Standards (“NIST”) framework. As part of our ongoing cybersecurity plan, we conduct cybersecurity awareness training at least annually for all our employees, carry out quarterly control reviews, periodic penetration tests and annual investments in our security infrastructure, perform an assessment at least annually of our cybersecurity program against the NIST framework and conduct ongoing phishing simulations to raise awareness of critical security threats. The Audit Committee of our Board of Directors oversees our risk management processes related to cybersecurity, including discussing no less than annually our cybersecurity plan with management or our internal auditor.

The operations of many of our U.S. Government tenant agencies are deemed essential. We are working closely with our tenants to follow directions from the various federal government tenant agencies with respect to building operations within our portfolio, and have issued guidance for our vendors and building engineers grounded in applicable federal, state and local guidelines. Whenever we learn of a confirmed case of COVID-19 involving an individual known to have been in one of our buildings, we immediately take

19

 


 

additional steps in collaboration with our tenants and vendors to disinfect and sanitize the affected spaces and all common areas in the building.

To date, the impact of the COVID-19 pandemic on our business and financial condition has not been significant. Substantially all of our revenue continues to be generated through the receipt of rental payments from U.S. Government tenant agencies, which accounted for 98.6% of our annualized lease income as of March 31, 2021. We expect that leases to agencies of the U.S. Government will continue to be the primary source of our revenues for the foreseeable future. Notwithstanding the recent volatility in the financial markets, we also believe that our capital structure will continue to provide us with the resources, financial flexibility and the capacity to support the continued growth of our business. Since January 1, 2021, we have issued an aggregate of 1,556,824 shares of our common stock, which were all issued in settlement of forward sales transactions, under our December 2019 ATM Program (as described below). As of April 23, 2021, there are 2,949,697 shares underlying forward sale transactions that have not yet been settled. Subject to our right to elect net share settlement, we expect to physically settle the forward sales transactions between September 2021 and April 2022. As of March 31, 2021, we also had $341.0 million available under our $450.0 million senior unsecured revolving credit facility.

The future impact of the COVID-19 pandemic on our operations and financial condition will, however, depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mitigate its impact, and the direct and indirect economic effects of the pandemic and containment measures, among others. See “Item 1A. Risk Factors” for a discussion of the potential adverse impact of the COVID-19 pandemic on our business, results of operations and financial condition.

2021 Activity

Acquisitions

On March 17, 2021, we acquired a 99,130 leased square foot Federal Bureau of Investigation (“FBI”) field office in Knoxville, Tennessee. The building is a built-to-suit property completed in 2010. The facility is leased to the GSA for beneficial use of the FBI with a lease expiration of August 2025.

On March 17, 2021, we acquired a 60,000 leased square foot U.S Attorney’s Office (“USAO”) facility in Louisville, Kentucky. The building is a built-to-suit property completed in 2011. The facility is leased to the GSA for beneficial use of the USAO with a lease expiration of December 2031.

On March 17, 2021, we acquired a 17,420 square foot U.S Immigration and Customs Enforcement (“ICE”) office in Louisville, Kentucky. The building is a built-to-suit office facility completed in 2011. The facility is leased to the GSA for beneficial use of ICE with a lease expiration of May 2021.

Operating Properties

As of March 31, 2021, our 82 operating properties were 99% leased with a weighted average annualized lease income per leased square foot of $33.79 and a weighted average age, based on the date of when the property was renovated or built-to-suit, of approximately 13.4 years. We calculate annualized lease income as annualized contractual base rent for the last month in a specified period, plus the annualized straight-line rent adjustments for the last month in such period and the annualized expense reimbursements earned by us for the last month in such period.

20

 


 

Information about our leased operating properties as of March 31, 2021 is set forth in the table below:

Property Name

 

Location

 

Property

Type (1)

 

Tenant Lease

Expiration

Year (2)

 

Leased

Square

Feet

 

 

Annualized

Lease

Income

 

 

Percentage

of Total

Annualized

Lease

Income

 

 

Annualized

Lease

Income per

Leased

Square

Foot

 

U.S. Government Leased

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

VA - Loma Linda

 

Loma Linda, CA

 

OC

 

 

2036

 

 

 

 

327,614

 

 

$

16,388,079

 

 

 

6.4

%

 

$

50.02

 

Various GSA - Buffalo (3)

 

Buffalo, NY

 

O

 

2021 - 2025

 

 

 

 

266,668

 

 

 

8,544,043

 

 

 

3.3

%

 

 

32.04

 

JSC - Suffolk

 

Suffolk, VA

 

O

 

 

2028

 

 

 

 

403,737

 

 

 

8,104,091

 

 

 

3.1

%

 

 

20.07

 

FBI - Salt Lake

 

Salt Lake City, UT

 

O

 

 

2032

 

 

 

 

169,542

 

 

 

6,796,457

 

 

 

2.7

%

 

 

40.09

 

IRS - Fresno

 

Fresno, CA

 

O

 

 

2033

 

 

 

 

180,481

 

 

 

6,706,223

 

 

 

2.7

%

 

 

37.16

 

Various GSA - Chicago (5)

 

Des Plaines, IL

 

O

 

2022 / 2023

 

 

 

 

204,020

 

 

 

6,519,508

 

 

 

2.6

%

 

 

31.96

 

Various GSA - Portland (4)

 

Portland, OR

 

O

 

2022 - 2028

 

 

 

 

212,845

 

 

 

6,477,949

 

 

 

2.6

%

 

 

30.44

 

PTO - Arlington

 

Arlington, VA

 

O

 

 

2035

 

 

 

 

190,546

 

 

 

6,244,560

 

 

 

2.5

%

 

 

32.77

 

VA - San Jose

 

San Jose, CA

 

OC

 

 

2038

 

 

 

 

90,085

 

 

 

5,852,184

 

 

 

2.3

%

 

 

64.96

 

EPA - Lenexa

 

Lenexa, KS

 

O

 

 

2027

 

 

 

 

169,585

 

 

 

5,541,749

 

 

 

2.2

%

 

 

32.68

 

FBI - San Antonio

 

San Antonio, TX

 

O

 

 

2021

 

 

 

 

148,584

 

 

 

5,187,090

 

 

 

2.1

%

 

 

34.91

 

FEMA - Tracy

 

Tracy, CA

 

W

 

 

2038

 

 

 

 

210,373

 

 

 

4,610,303

 

 

 

1.8

%

 

 

21.91

 

FDA - Alameda

 

Alameda, CA

 

L

 

 

2039

 

 

 

 

69,624

 

 

 

4,561,039

 

 

 

1.8

%

 

 

65.51

 

FBI - Omaha

 

Omaha, NE

 

O

 

 

2024

 

 

 

 

112,196

 

 

 

4,424,959

 

 

 

1.8

%

 

 

39.44

 

TREAS - Parkersburg

 

Parkersburg, WV

 

O

 

 

2041

 

 

 

 

182,500

 

 

 

4,326,189

 

 

 

1.7

%

 

 

23.71

 

EPA - Kansas City

 

Kansas City, KS

 

L

 

 

2023

 

 

 

 

71,979

 

 

 

4,210,244

 

 

 

1.7

%

 

 

58.49

 

FBI / DEA - El Paso

 

El Paso, TX

 

O

 

 

2028

 

 

 

 

203,269

 

 

 

4,046,248

 

 

 

1.6

%

 

 

19.91

 

VA - South Bend

 

Mishawaka, IN

 

OC

 

 

2032

 

 

 

 

86,363

 

 

 

3,989,015

 

 

 

1.6

%

 

 

46.19

 

FDA - Lenexa

 

Lenexa, KS

 

L

 

 

2040

 

 

 

 

59,690

 

 

 

3,889,133

 

 

 

1.5

%

 

 

65.16

 

ICE - Charleston (6)

 

North Charleston, SC

 

O

 

2021 / 2027

 

 

 

 

86,733

 

 

 

3,871,613

 

 

 

1.5

%

 

 

44.64

 

USCIS - Lincoln

 

Lincoln, NE

 

O

 

 

2025

 

 

 

 

137,671

 

 

 

3,814,965

 

 

 

1.5

%

 

 

27.71

 

DOI - Billings

 

Billings, MT

 

O/W

 

 

2033

 

 

 

 

149,110

 

 

 

3,725,092

 

 

 

1.5

%

 

 

24.98

 

VA - Mobile

 

Mobile, AL

 

OC

 

 

2033

 

 

 

 

79,212

 

 

 

3,704,106

 

 

 

1.5

%

 

 

46.76

 

FBI - Birmingham

 

Birmingham, AL

 

O

 

 

2022

 

 

 

 

96,278

 

 

 

3,683,969

 

 

 

1.5

%

 

 

38.26

 

FBI - Pittsburgh

 

Pittsburgh, PA

 

O

 

 

2027

 

 

 

 

100,054

 

 

 

3,622,548

 

 

 

1.4

%

 

 

36.21

 

FBI - New Orleans

 

New Orleans, LA

 

O

 

 

2029

 

 

 

 

137,679

 

 

 

3,578,341

 

 

 

1.4

%

 

 

25.99

 

DOT - Lakewood

 

Lakewood, CO

 

O

 

 

2024

 

 

 

 

122,225

 

 

 

3,489,124

 

 

 

1.4

%

 

 

28.55

 

FBI - Knoxville

 

Knoxville, TN

 

O

 

 

2025

 

 

 

 

99,130

 

 

 

3,471,198

 

 

 

1.4

%

 

 

35.02

 

VA - Chico

 

Chico, CA

 

OC

 

 

2034

 

 

 

 

51,647

 

 

 

3,213,442

 

 

 

1.3

%

 

 

62.22

 

USFS II - Albuquerque

 

Albuquerque, NM

 

O

 

 

2026

 

 

 

 

98,720

 

 

 

3,063,160

 

 

 

1.2

%

 

 

31.03

 

FBI - Richmond

 

Richmond, VA

 

O

 

 

2041

 

 

 

 

96,607

 

 

 

3,056,400

 

 

 

1.2

%

 

 

31.64

 

FDA - College Park

 

College Park, MD

 

L

 

 

2029

 

 

 

 

80,677

 

 

 

3,017,567

 

 

 

1.2

%

 

 

37.40

 

OSHA - Sandy

 

Sandy, UT

 

L

 

 

2024

 

 

 

 

75,000

 

 

 

3,013,567

 

 

 

1.2

%

 

 

40.18

 

USCIS - Tustin

 

Tustin, CA

 

O

 

 

2034

 

 

 

 

66,818

 

 

 

3,005,995

 

 

 

1.2

%

 

 

44.99

 

USFS I - Albuquerque

 

Albuquerque, NM

 

O

 

 

2026

 

 

 

 

92,455

 

 

 

2,924,234

 

 

 

1.2

%

 

 

31.63

 

DEA - Vista

 

Vista, CA

 

L

 

 

2021

 

 

 

 

54,119

 

 

 

2,811,893

 

 

 

1.1

%

 

 

51.96

 

ICE - Albuquerque

 

Albuquerque, NM

 

O

 

 

2027

 

 

 

 

71,100

 

 

 

2,752,678

 

 

 

1.1

%

 

 

38.72

 

JUD - Del Rio

 

Del Rio, TX

 

C/O

 

 

2024

 

 

 

 

89,880

 

 

 

2,718,709

 

 

 

1.1

%

 

 

30.25

 

VA - Orange (7)

 

Orange, CT

 

OC

 

 

2034

 

 

 

 

56,330

 

 

 

2,687,006

 

 

 

1.1

%

 

 

47.70

 

DEA - Pleasanton

 

Pleasanton, CA

 

L

 

 

2035

 

 

 

 

42,480

 

 

 

2,683,459

 

 

 

1.1

%

 

 

63.17

 

JUD - El Centro

 

El Centro, CA

 

C/O

 

 

2034

 

 

 

 

43,345

 

 

 

2,663,767

 

 

 

1.1

%

 

 

61.46

 

FBI - Mobile

 

Mobile, AL

 

O

 

 

2029

 

 

 

 

76,112

 

 

 

2,632,777

 

 

 

1.0

%

 

 

34.59

 

SSA - Charleston

 

Charleston, WV

 

O

 

 

2024

 

 

 

 

110,000

 

 

 

2,604,011

 

 

 

1.0

%

 

 

23.67

 

DEA - Sterling

 

Sterling, VA

 

L

 

 

2036

 

 

 

 

49,692

 

 

 

2,574,759

 

 

 

1.0

%

 

 

51.81

 

FBI - Albany

 

Albany, NY

 

O

 

 

2036

 

 

 

 

98,184

 

 

 

2,532,429

 

 

 

1.0

%

 

 

25.79

 

USAO - Louisville

 

Louisville, KY

 

O

 

 

2031

 

 

 

 

60,000

 

 

 

2,453,055

 

 

 

1.0

%

 

 

40.88

 

TREAS - Birmingham

 

Birmingham, AL

 

O

 

 

2029

 

 

 

 

83,676

 

 

 

2,450,278

 

 

 

1.0

%

 

 

29.28

 

DEA - Dallas Lab

 

Dallas, TX

 

L

 

 

2021

 

 

 

 

49,723

 

 

 

2,414,199

 

 

 

1.0

%

 

 

48.55

 

JUD - Charleston

 

Charleston, SC

 

C/O

 

 

2040

 

 

 

 

52,339

 

 

 

2,333,282

 

 

 

0.9

%

 

 

44.58

 

DHA - Aurora

 

Aurora, CO

 

O

 

 

2034

 

 

 

 

101,285

 

 

 

2,307,796

 

 

 

0.9

%

 

 

22.79

 

DEA - Upper Marlboro

 

Upper Marlboro, MD

 

L

 

 

2022

 

 

 

 

50,978

 

 

 

2,294,520

 

 

 

0.9

%

 

 

45.01

 

FBI - Little Rock

 

Little Rock, AR

 

O

 

 

2021

 

 

 

 

101,977

 

 

 

2,271,725

 

 

 

0.9

%

 

 

22.28

 

DEA - Dallas

 

Dallas, TX

 

O

 

 

2041

 

 

 

 

71,827

 

 

 

2,235,828

 

 

 

0.9

%

 

 

31.13

 

MEPCOM - Jacksonville

 

Jacksonville, FL

 

O

 

 

2025

 

 

 

 

30,000

 

 

 

2,204,537

 

 

 

0.9

%

 

 

73.48

 

CBP - Savannah

 

Savannah, GA

 

L

 

 

2033

 

 

 

 

35,000

 

 

 

2,164,610

 

 

 

0.9

%

 

 

61.85

 

21

 


 

 

 

Property Name

 

Location

 

Property

Type (1)

 

Tenant Lease

Expiration

Year (2)

 

Leased

Square

Feet

 

 

Annualized

Lease

Income

 

 

Percentage

of Total

Annualized

Lease

Income

 

 

Annualized

Lease

Income per

Leased

Square

Foot

 

U.S. Government Leased (Cont.)

 

DOE - Lakewood

 

Lakewood, CO

 

O

 

 

2029

 

 

 

 

115,650

 

 

 

2,093,583

 

 

 

0.8

%

 

 

18.10

 

JUD - Jackson

 

Jackson, TN

 

C/O

 

 

2023

 

 

 

 

73,397

 

 

 

2,051,666

 

 

 

0.8

%

 

 

27.95

 

DEA - Santa Ana

 

Santa Ana, CA

 

O

 

 

2024

 

 

 

 

39,905

 

 

 

1,878,451

 

 

 

0.7

%

 

 

47.07

 

ICE - Otay

 

San Diego, CA

 

O

 

2022 / 2026

 

 

 

 

49,457

 

 

 

1,771,268

 

 

 

0.7

%

 

 

35.81

 

NPS - Omaha

 

Omaha, NE

 

O

 

 

2024

 

 

 

 

62,772

 

 

 

1,766,700

 

 

 

0.7

%

 

 

28.14

 

VA - Golden

 

Golden, CO

 

O/W

 

 

2026

 

 

 

 

56,753

 

 

 

1,753,834

 

 

 

0.7

%

 

 

30.90

 

CBP - Sunburst

 

Sunburst, MT

 

O

 

 

2028

 

 

 

 

33,000

 

 

 

1,619,940

 

 

 

0.6

%

 

 

49.09

 

USCG - Martinsburg

 

Martinsburg, WV

 

O

 

 

2027

 

 

 

 

59,547

 

 

 

1,610,513

 

 

 

0.6

%

 

 

27.05

 

DEA - Birmingham (8)

 

Birmingham, AL

 

O

 

 

2021

 

 

 

 

35,616

 

 

 

1,535,154

 

 

 

0.6

%

 

 

43.10

 

JUD - Aberdeen

 

Aberdeen, MS

 

C/O

 

 

2025

 

 

 

 

46,979

 

 

 

1,488,184

 

 

 

0.6

%

 

 

31.68

 

GSA - Clarksburg

 

Clarksburg, WV

 

O

 

 

2024

 

 

 

 

63,750

 

 

 

1,473,177

 

 

 

0.6

%

 

 

23.11

 

DEA - North Highlands

 

Sacramento, CA

 

O

 

 

2033

 

 

 

 

37,975

 

 

 

1,446,712

 

 

 

0.6

%

 

 

38.10

 

VA - Charleston

 

North Charleston, SC

 

W

 

 

2040

 

 

 

 

97,718

 

 

 

1,383,687

 

 

 

0.5

%

 

 

14.16

 

DEA - Albany

 

Albany, NY

 

O

 

 

2025

 

 

 

 

31,976

 

 

 

1,360,964

 

 

 

0.5

%

 

 

42.56

 

DEA - Riverside

 

Riverside, CA

 

O

 

 

2032

 

 

 

 

34,354

 

 

 

1,256,006

 

 

 

0.5

%

 

 

36.56

 

SSA - Dallas

 

Dallas, TX

 

O

 

 

2035

 

 

 

 

27,200

 

 

 

977,296

 

 

 

0.4

%

 

 

35.93

 

HRSA - Baton Rouge

 

Baton Rouge, LA

 

O

 

 

2040

 

 

 

 

27,569

 

 

 

838,276

 

 

 

0.3

%

 

 

30.41

 

JUD - South Bend

 

South Bend, IN

 

C/O

 

 

2027

 

 

 

 

30,119

 

 

 

801,819

 

 

 

0.3

%

 

 

26.62

 

ICE - Pittsburgh (9)

 

Pittsburgh, PA

 

O

 

2023 / 2032

 

 

 

 

25,245

 

 

 

799,618

 

 

 

0.3

%

 

 

31.67

 

VA - Baton Rouge

 

Baton Rouge, LA

 

OC

 

 

2024

 

 

 

 

30,000

 

 

 

793,356

 

 

 

0.3

%

 

 

26.45

 

ICE - Louisville

 

Louisville, KY

 

O

 

 

2021

 

 

 

 

17,420

 

 

 

707,886

 

 

 

0.3

%

 

 

40.64

 

DEA - San Diego

 

San Diego, CA

 

W

 

 

2032

 

 

 

 

16,100

 

 

 

537,937

 

 

 

0.2

%

 

 

33.41

 

SSA - Mission Viejo

 

Mission Viejo, CA

 

O

 

 

2022

 

 

 

 

11,590

 

 

 

475,505

 

 

 

0.2

%

 

 

41.03

 

SSA - San Diego

 

San Diego, CA

 

O

 

 

2032

 

 

 

 

10,059

 

 

 

423,446

 

 

 

0.2

%

 

 

42.10

 

DEA - Bakersfield

 

Bakersfield, CA

 

O

 

 

2038

 

 

 

 

9,800

 

 

 

370,497

 

 

 

0.1

%

 

 

37.81

 

Subtotal

 

 

 

 

 

 

 

 

 

 

 

7,301,715

 

 

$

251,681,177

 

 

 

99.6

%

 

$

34.47

 

Privately Leased

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

5998 Osceola Court -

   United Technologies

 

Midland, GA

 

W/M

 

 

2023

 

 

 

 

105,641

 

 

 

543,818

 

 

 

0.2

%

 

 

5.15

 

501 East Hunter Street -

   Lummus Corporation

 

Lubbock, TX

 

W/D

 

 

2028

 

 

 

 

70,078

 

 

 

410,157

 

 

 

0.2

%

 

 

5.85

 

Subtotal

 

 

 

 

 

 

 

 

 

 

 

175,719

 

 

$

953,975

 

 

 

0.4

%

 

$

5.43

 

Total / Weighted Average

 

 

 

 

 

 

 

 

 

 

 

7,477,434

 

 

$

252,635,152

 

 

 

100.0

%

 

$

33.79

 

 

(1)

OC=Outpatient Clinic; O=Office; C=Courthouse; L=Laboratory; W=Warehouse; D=Distribution; M=Manufacturing.

 

(2)

The year of lease expiration does not include renewal options.

 

(3)

Private tenants occupy 14,274 leased square feet.

 

(4)

Private tenants occupy 42,025 leased square feet.

 

(5)

Private tenants occupy 1,835 leased square feet.

 

(6)

A private tenant occupies 21,609 leased square feet.

 

(7)

Previously named VA - Northeast.

 

(8)

The ATF occupies 8,680 leased square feet.

 

(9)

A private tenant occupies 3,854 leased square feet.

Certain of our leases are currently in the “soft-term” period of the lease, meaning that the U.S. Government tenant agency has the right to terminate the lease prior to its stated lease end date. We believe that, from the U.S. Government’s perspective, leases with such provisions are helpful for budgetary purposes. While some of our leases are contractually subject to early termination, we do not believe that our tenant agencies are likely to terminate these leases early given the build-to-suit features at the properties subject to the leases, the weighted average age of these properties based on the date the property was built or renovated-to-suit, where applicable (approximately 15.5 years as of March 31, 2021), the mission-critical focus of the properties subject to the leases and the current level of operations at such properties.

22

 


 

The following table sets forth a schedule of lease expirations for leases in place as of March 31, 2021:

Year of Lease Expiration (1)

 

Number of

Leases

Expiring

 

 

Leased Square

Footage

Expiring

 

 

Percentage of

Portfolio Leased Square

Footage Expiring

 

 

Annualized

Lease Income

Expiring

 

 

Percentage

of Total

Annualized

Lease Income

Expiring

 

 

Annualized

Lease Income

per Leased

Square Foot

Expiring

 

2021

 

 

11

 

 

 

548,709

 

 

 

7.3

%

 

$

19,358,742

 

 

 

7.7

%

 

$

35.28

 

2022

 

 

9

 

 

 

303,204

 

 

 

4.1

%

 

 

11,291,153

 

 

 

4.5

%

 

 

37.24

 

2023

 

 

12

 

 

 

502,538

 

 

 

6.7

%

 

 

14,822,876

 

 

 

5.9

%

 

 

29.50

 

2024

 

 

10

 

 

 

727,374

 

 

 

9.7

%

 

 

22,798,087

 

 

 

9.0

%

 

 

31.34

 

2025

 

 

13

 

 

 

470,957

 

 

 

6.3

%

 

 

16,169,569

 

 

 

6.4

%

 

 

34.33

 

2026

 

 

4

 

 

 

249,466

 

 

 

3.3

%

 

 

7,797,873

 

 

 

3.1

%

 

 

31.26

 

2027

 

 

6

 

 

 

495,529

 

 

 

6.6

%

 

 

17,573,353

 

 

 

7.0

%

 

 

35.46

 

2028

 

 

8

 

 

 

783,003

 

 

 

10.5

%

 

 

16,398,272

 

 

 

6.5

%

 

 

20.94

 

2029

 

 

5

 

 

 

493,794

 

 

 

6.6

%

 

 

13,772,546

 

 

 

5.5

%

 

 

27.89

 

2030

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Thereafter

 

 

34

 

 

 

2,902,860

 

 

 

38.9

%

 

 

112,652,681

 

 

 

44.4

%

 

 

38.81

 

Total / Weighted Average

 

 

112

 

 

 

7,477,434

 

 

 

100.0

%

 

$

252,635,152

 

 

 

100.0

%

 

$

33.79

 

 

 

(1)

The year of lease expirations is pursuant to current contract terms. Some tenants have the right to vacate their space during a specified period, or “soft term,” before the stated terms of their leases expire. As of March 31, 2021, 17 tenants occupying approximately 4.3% of our leased square feet and contributing approximately 4.0% of our annualized lease income have exercisable rights to terminate their lease before the stated term of their respective lease expires.

Information about our development property as of March 31, 2021 is set forth in the table below:

Property Name

 

Location

 

Tenant

 

Property

Type (1)

 

Lease Term

 

Estimated Leased

Square

Feet

 

FDA - Atlanta

 

Atlanta, GA

 

Food and Drug Administration

 

L

 

20-year

 

 

 

162,000

 

 

(1)

L=Laboratory.

Results of Operations

Comparison of Results of Operations for the three months ended March 31, 2021 and 2020

The financial information presented below summarizes our results of operations for the three months ended March 31, 2021 and 2020 (amounts in thousands).

 

 

For the three months ended March 31,

 

 

 

2021

 

 

2020

 

 

Change

 

Revenues

 

 

 

 

 

 

 

 

 

 

 

 

Rental income

 

$

64,179

 

 

$

56,583

 

 

$

7,596

 

Tenant reimbursements

 

 

320

 

 

 

1,152

 

 

 

(832

)

Other income

 

 

502

 

 

 

483

 

 

 

19

 

Total revenues

 

 

65,001

 

 

 

58,218

 

 

 

6,783

 

Expenses

 

 

 

 

 

 

 

 

 

 

 

 

Property operating

 

 

12,094

 

 

 

11,258

 

 

 

836

 

Real estate taxes

 

 

7,286

 

 

 

6,562

 

 

 

724

 

Depreciation and amortization

 

 

22,325

 

 

 

23,556

 

 

 

(1,231

)

Acquisition costs

 

 

487

 

 

 

538

 

 

 

(51

)

Corporate general and administrative

 

 

5,808

 

 

 

5,483

 

 

 

325

 

Total expenses

 

 

48,000

 

 

 

47,397

 

 

 

603

 

Other expense

 

 

 

 

 

 

 

 

 

 

 

 

Interest expense

 

 

(9,121

)

 

 

(8,903

)

 

 

(218

)

Net income

 

$

7,880

 

 

$

1,918

 

 

$

5,962

 

23

 


 

 

Revenues

Total revenues increased $6.8 million to $65.0 million for the three months ended March 31, 2021 compared to $58.2 million for the three months ended March 31, 2020.

The $7.6 million increase in Rental income is primarily attributable to an increase in revenues from the ten operating properties acquired and one development property placed in service since March 31, 2020, as well as a full period of operations from the two operating properties acquired during the three months ended March 31, 2020.  

The $0.8 million decrease in Tenant reimbursements is primarily attributable to a decrease in tenant project reimbursements.

Expenses

Total expenses increased $0.6 million to $48.0 million for the three months ended March 31, 2021 compared to $47.4 million for the three months ended March 31, 2020.

The $0.8 million increase in property operating expenses is primarily attributable to the ten operating properties acquired and one development property placed in service since March 31, 2020, as well as a full period of operations from the two operating properties acquired during the three months ended March 31, 2020, offset by a decrease in expenses associated with tenant project reimbursements.  

The $0.7 million increase in real estate taxes is also primarily attributable to the ten operating properties acquired and one development property placed in service since March 31, 2020, as well as a full period of operations from the two operating properties acquired during the three months ended March 31, 2020.  

The $1.2 million decrease in Depreciation and amortization is primarily related to the timing of intangible amortization, offset by an increase in depreciation attributable to the ten operating properties acquired and one development property placed in service since March 31, 2020, as well as a full period of operations from the two operating properties acquired during the three months ended March 31, 2020.

Additionally, Corporate general and administrative costs increased by $0.3 million, primarily due to an increase in employee costs.

Interest Expense

Interest expense increased $0.2 million to $9.1 million for the three months ended March 31, 2021 compared to $8.9 million for the three months ended March 31, 2020. The increase is primarily due to an increase in interest owed on our revolving credit facility attributable to an increase in the weighted average borrowings for the three months ended March 31, 2021 compared to the three months ended March 31, 2020.

Liquidity and Capital Resources

We anticipate that our cash flows from the sources listed below will provide adequate capital for the next 12 months for all anticipated uses, including all scheduled principal and interest payments on our outstanding indebtedness, current and anticipated tenant improvements, stockholder distributions to maintain our qualification as a REIT and other capital obligations associated with conducting our business. At March 31, 2021, we had $6.3 million available in cash and cash equivalents and there was $341.0 million available under our revolving credit facility.

Our primary expected sources of capital are as follows:

 

cash and cash equivalents;

 

operating cash flow;

 

available borrowings under our revolving credit facility;

 

issuance of long-term debt;

 

issuance of equity, including under our ATM Programs (as described below); and

 

asset sales.

24

 


 

 

Our short-term liquidity requirements consist primarily of funds to pay for the following:

 

development and redevelopment activities, including major redevelopment, renovation or expansion programs at individual properties;

 

property acquisitions under contract;

 

tenant improvements allowances and leasing costs;

 

recurring maintenance and capital expenditures;

 

debt repayment requirements;

 

corporate and administrative costs;

 

interest payments on our outstanding indebtedness;

 

interest swap payments; and

 

distribution payments.

Our long-term liquidity needs, in addition to recurring short-term liquidity needs as discussed above, consist primarily of funds necessary to pay for acquisitions, non-recurring capital expenditures, and scheduled debt maturities. Although we may be able to anticipate and plan for certain of our liquidity needs, unexpected increases in uses of cash that are beyond our control and which affect our financial condition and results of operations may arise, or our sources of liquidity may be fewer than, and the funds available from such sources may be less than, anticipated or required. As of the date of this filing, there were no known commitments or events that would have a material impact on our liquidity.

Equity

ATM Programs

On each of March 4, 2019 and December 20, 2019, we entered into separate equity distribution agreements with each of Citigroup Global Markets Inc., BMO Capital Markets Corp., BTIG, LLC, Capital One Securities, Inc., Jefferies LLC, Raymond James & Associates, Inc., RBC Capital Markets, LLC, Truist Securities, Inc. (f/k/a SunTrust Robinson Humphrey, Inc.) and Wells Fargo Securities, LLC, pursuant to which we may issue and sell shares of our common stock having an aggregate offering price of up to $200.0 million and $300.0 million, respectively, from time to time, which we refer to herein as the ATM Programs, in negotiated transactions or transactions that are deemed to be “at the market” offerings as defined in Rule 415 under the Securities Act.  The ATM Programs implemented on March 4, 2019 and December 20, 2019 are referred to as the “March 2019 ATM Program” and “December 2019 ATM Program” respectively.

Under each of the ATM Programs, we may also enter into one or more forward transactions under separate master forward sale confirmations and related supplemental confirmations with each of Citibank, N.A., Bank of Montreal, Jefferies LLC, Raymond James & Associates, Inc., Royal Bank of Canada and Wells Fargo Bank, National Association, and, under the December 2019 ATM Program only, Truist Bank, for the sale of shares of our common stock on a forward basis.

The following table sets forth certain information with respect to issuances under each of the ATM Programs during the quarter ended March 31, 2021 (amounts in thousands, except share amounts):

 

 

March 2019 ATM Program

 

 

December 2019 ATM Program

 

For the Three Months Ended:

 

Number of Shares Issued(1)

 

 

Net Proceeds(1)

 

 

Number of Shares Issued(1)

 

 

Net Proceeds(1)

 

March 31, 2021

 

 

 

 

$

 

 

 

1,556,824

 

 

$

39,998

 

 

(1)

Shares issued by us, which were all issued in settlement of forward sales transactions. Additionally, as of March 31, 2021, we had entered into forward sales transactions under the March 2019 ATM Program and December 2019 ATM program for the sale of an additional 2,949,697 shares of our common stock that have not yet been settled. Subject to our right to elect net share settlement, we expect to physically settle the forward sales transactions by the maturity dates set forth in each applicable forward sale transaction placement notice, which dates range from April 2021 to February 2022. Assuming the forward sales transactions are physically settled in full utilizing a net weighted average initial forward sales price of $24.43 per share, we expect to receive net proceeds of approximately $72.1 million, after deducting offering costs, subject to adjustments in accordance with the applicable forward sale transaction. We accounted for the forward sale agreements as equity.

25

 


 

We have used the net proceeds received from such sales for general corporate purposes. As of March 31, 2021, we had approximately $123.7 million of gross sales of our common stock available under the December 2019 ATM Program and no remaining availability under the March 2019 ATM Program.

Debt

The following table sets forth certain information with respect to our outstanding indebtedness as of March 31, 2021 (amounts in thousands):

 

 

Principal Outstanding

 

 

Interest

 

 

Current

 

Loan

 

March 31, 2021

 

 

Rate (1)

 

 

Maturity

 

Revolving credit facility:

 

 

 

 

 

 

 

 

 

 

 

Revolving credit facility (2)

 

$

109,000

 

 

L + 130bps

 

 

June 2022 (3)

 

Total revolving credit facility

 

 

109,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Term loan facilities:

 

 

 

 

 

 

 

 

 

 

 

2016 term loan facility

 

 

100,000

 

 

2.67% (4)

 

 

March 2024

 

2018 term loan facility

 

 

150,000

 

 

3.96% (5)

 

 

June 2023

 

Total term loan facilities

 

 

250,000

 

 

��

 

 

 

 

 

Less: Total unamortized deferred financing fees

 

 

(943

)

 

 

 

 

 

 

 

Total term loan facilities, net

 

 

249,057

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Notes payable:

 

 

 

 

 

 

 

 

 

 

 

2017 series A senior notes

 

 

95,000

 

 

4.05%

 

 

May 2027

 

2017 series B senior notes

 

 

50,000

 

 

4.15%

 

 

May 2029

 

2017 series C senior notes

 

 

30,000

 

 

4.30%

 

 

May 2032

 

2019 series A senior notes

 

 

85,000

 

 

3.73%

 

 

September 2029

 

2019 series B senior notes

 

 

100,000

 

 

3.83%

 

 

September 2031

 

2019 series C senior notes

 

 

90,000

 

 

3.98%

 

 

September 2034

 

Total notes payable

 

 

450,000

 

 

 

 

 

 

 

 

Less: Total unamortized deferred financing fees

 

 

(2,766

)

 

 

 

 

 

 

 

Total notes payable, net

 

 

447,234

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Mortgage notes payable:

 

 

 

 

 

 

 

 

 

 

 

DEA – Pleasanton

 

 

15,700

 

 

L + 150bps (6)

 

 

October 2023

 

VA – Golden

 

 

8,965

 

 

5.00% (6)

 

 

April 2024

 

MEPCOM – Jacksonville

 

 

7,640

 

 

4.41% (6)

 

 

October 2025

 

USFS II – Albuquerque

 

 

15,826

 

 

4.46% (6)

 

 

July 2026

 

ICE – Charleston

 

 

15,824

 

 

4.21% (6)

 

 

January 2027

 

VA – Loma Linda

 

 

127,500

 

 

3.59% (6)

 

 

July 2027

 

CBP – Savannah

 

 

11,796

 

 

3.40% (6)

 

 

July 2033

 

Total mortgage notes payable

 

 

203,251

 

 

 

 

 

 

 

 

Less: Total unamortized deferred financing fees

 

 

(1,389

)

 

 

 

 

 

 

 

Less: Total unamortized premium/discount

 

 

101

 

 

 

 

 

 

 

 

Total mortgage notes payable, net

 

 

201,963

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total debt

 

$

1,007,254

 

 

 

 

 

 

 

 

 

(1)

At March 31, 2021, the one-month LIBOR (“L”) was 0.11%. The current interest rate is not adjusted to include the amortization of deferred financing fees or debt issuance costs incurred in obtaining debt or any unamortized fair market value premiums. The spread over the applicable rate for each of the $450.0 million senior unsecured revolving credit facility, which we refer to herein as our revolving credit facility, the $150.0 million senior unsecured term loan facility, which we refer to herein as our 2018 term loan facility, and the $100.0 million senior unsecured term loan facility, which we refer to herein as our 2016 term loan facility, is based on the Company’s consolidated leverage ratio, as defined in the respective loan agreements.

26

 


 

 

(2)

Our revolving credit facility had available capacity of $341.0 million at March 31, 2021 with an accordion feature that permits us to request additional lender commitments for up to $250.0 million of additional capacity, subject to the satisfaction of customary terms and conditions.

 

(3)

Our revolving credit facility has two six-month as-of-right extension options subject to certain conditions and the payment of an extension fee.

 

(4)

Entered into two interest rate swaps with an effective date of March 29, 2017 with an aggregate notional value of $100.0 million to effectively fix the interest rate at 2.67% annually, based on our consolidated leverage ratio, as defined in our 2016 term loan facility agreement.

 

(5)

Entered into four interest rate swaps with an effective date of December 13, 2018 with an aggregate notional value of $150.0 million to effectively fix the interest rate at 3.96% annually, based on our consolidated leverage ratio, as defined in our 2018 term loan facility agreement.

 

(6)

Effective interest rates are as follows: DEA – Pleasanton 1.80%, VA – Golden 5.03%, MEPCOM – Jacksonville 3.89%, USFS II Albuquerque 3.92%, ICE – Charleston 3.93%, VA – Loma Linda 3.78%, CBP – Savannah 4.12%.

Our revolving credit facility, term loan facilities, notes payable, and mortgage notes payable are subject to ongoing compliance with a number of financial and other covenants. As of March 31, 2021, we were in compliance with all applicable financial covenants.

The chart below details our debt capital structure as of March 31, 2021 (dollar amounts in thousands):

Debt Capital Structure

 

March 31, 2021

 

Total principal outstanding

 

$

1,012,251

 

Weighted average maturity

 

6.2 years

 

Weighted average interest rate

 

 

3.5

%

% Variable debt

 

 

12.3

%

% Fixed debt (1)

 

 

87.7

%

% Secured debt

 

 

20.3

%

 

(1)

Our 2016 term loan facility and 2018 term loan facility are swapped to be fixed and as such are included as fixed rate debt in the table above.

Dividend Policy

In order to qualify as a REIT, we are required to distribute to our stockholders, on an annual basis, at least 90% of our REIT taxable income, determined without regard to the deduction for dividends paid and excluding net capital gains. We anticipate distributing all of our taxable income. We expect to make quarterly distributions to our stockholders in a manner intended to satisfy this requirement. Prior to making any distributions for U.S. federal tax purposes or otherwise, we must first satisfy our operating and debt service obligations. It is possible that it would be necessary to utilize cash reserves, liquidate assets at unfavorable prices or incur additional indebtedness in order to make required distributions. It is also possible that our board of directors could decide to make required distributions in part by using shares of our common stock.

A summary of dividends declared by the board of directors per share of common stock and per common unit at the date of record is as follows:

Quarter

 

Declaration Date

 

Record Date

 

Payment Date

 

Dividend (1)

 

Q1 2021

 

April 29, 2021

 

May 14, 2021

 

May 26, 2021

 

$

0.26

 

 

(1)

Prior to the end of the performance period as set forth in the applicable LTIP unit award, holders of performance-based LTIP units are entitled to receive dividends per LTIP unit equal to 10% of the dividend paid per common unit. After the end of the performance period, the number of LTIP units, both vested and unvested, that LTIP award recipients have earned, if any, are entitled to receive dividends in an amount per LTIP unit equal to dividends, both regular and special, payable per common unit. Holders of LTIP units that are not subject to the attainment of performance goals are entitled to receive dividends per LTIP unit equal to 100% of the dividend paid per common unit beginning on the grant date.

Off-balance Sheet Arrangements

We had no material off-balance sheet arrangements as of March 31, 2021.

27

 


 

Inflation

Substantially all of our leases provide for operating expense escalations. We believe inflationary increases in expenses may be at least partially offset by the operating expenses that are passed through to our tenants and by contractual rent increases. We do not believe inflation has had a material impact on our historical financial position or results of operations.

Cash Flows

The following table sets forth a summary of cash flows for the three months ended March 31, 2021 and 2020 (amounts in thousands):

 

 

For the three months ended March 31,

 

 

 

2021

 

 

2020

 

Net cash (used in) provided by:

 

 

 

 

 

 

 

 

Operating activities

 

$

26,012

 

 

$

38,545

 

Investing activities

 

 

(72,096

)

 

 

(53,292

)

Financing activities

 

 

44,554

 

 

 

17,805

 

Operating Activities

The Company generated $26.0 million and $38.5 million of cash from operating activities during the three months ended March 31, 2021 and 2020, respectively. Net cash provided by operating activities for the three months ended March 31, 2021 includes $28.0 million in net cash from rental activities net of expenses offset by $2.0 million related to the change in tenant accounts receivable, prepaid expenses and other assets, deferred revenue associated with operating leases, and accounts payable, accrued expenses and other liabilities. Net cash provided by operating activities for the three months ended March 31, 2020 includes a $24.1 million increase in net cash from rental activities net of expenses and $14.4 million related to the change in tenant accounts receivable, prepaid expenses and other assets, deferred revenue associated with operating leases, and accounts payable, accrued expenses and other liabilities.

Investing Activities

The Company used $72.1 million and $53.3 million in cash for investing activities during the three months ended March 31, 2021 and 2020, respectively. Net cash used in investing activities for the three months ended March 31, 2021 includes $63.0 million in real estate acquisitions, $3.4 million in additions to development properties and $5.6 million in additions to operating properties. Net cash used in investing activities for the three months ended March 31, 2020 includes $30.3 million in real estate acquisitions and deposits, $18.4 million in additions to development properties and $4.6 million in additions to operating properties.

Financing Activities

The Company generated $44.6 million and $17.8 million in cash from financing activities during the three months ended March 31, 2021 and 2020, respectively. Net cash generated by financing activities for the three months ended March 31, 2021 includes $80.0 million in draws under our revolving credit facility and $40.4 million in gross proceeds from issuances of shares of our common stock, offset by $50.3 million in net pay downs under our revolving credit facility, $24.2 million in dividend payments, $0.9 million in mortgage notes payable repayment and $0.5 million in payment of offering costs. Net cash generated by financing activities for the three months ended March 31, 2020 includes $56.5 million in draws under our revolving credit facility and $4.9 million in gross proceeds from issuances of shares of our common stock, offset by $22.1 million in dividend payments, $20.5 million in net pay downs under our revolving credit facility, $0.9 million in mortgage notes payable repayment and $0.1 million in payment of offering costs.

Non-GAAP Financial Measures

We use and present Funds From Operations, or FFO, and FFO, as Adjusted as supplemental measures of our performance. The summary below describes our use of FFO and FFO, as Adjusted, provides information regarding why we believe these measures are meaningful supplemental measures of our performance and reconciles these measures from net income, presented in accordance with GAAP.

Funds From Operations and Funds From Operations, as Adjusted

FFO is a supplemental measure of our performance. We present FFO calculated in accordance with the current National Association of Real Estate Investment Trusts, or Nareit, definition set forth in the Nareit FFO White Paper – Restatement 2018. In

28

 


 

addition, we present FFO, as Adjusted for certain other adjustments that we believe enhance the comparability of our FFO across periods and to the FFO reported by other publicly traded REITs. FFO is a supplemental performance measure that is commonly used in the real estate industry to assist investors and analysts in comparing results of REITs.

FFO is defined by Nareit as net income, (calculated in accordance with GAAP), excluding:

 

Depreciation and amortization related to real estate.

 

Gains and losses from the sale of certain real estate assets.

 

Gains and losses from change in control.

 

Impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.

We present FFO because we consider it an important supplemental measure of our operating performance, and we believe it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO when reporting results.

We adjust FFO to present FFO, as Adjusted as an alternative measure of our operating performance, which, when applicable, excludes the impact of acquisition costs, straight-line rent, amortization of above-/below-market leases, amortization of deferred revenue (which results from landlord assets funded by tenants), non-cash interest expense, non-cash compensation, depreciation of non-real estate assets and other non-cash items. By excluding these income and expense items from FFO, as Adjusted, we believe we provide useful information as these items have no cash impact. In addition, by excluding acquisition related costs we believe FFO, as Adjusted provides useful information that is comparable across periods and more accurately reflects the operating performance of our properties. Certain prior year amounts have been updated to conform to the current year FFO, as Adjusted definition.

FFO and FFO, as Adjusted are presented as supplemental financial measures and do not fully represent our operating performance. Other REITs may use different methodologies for calculating FFO and FFO, as Adjusted or use other definitions of FFO and FFO, as Adjusted and, accordingly, our presentation of these measures may not be comparable to other REITs. Neither FFO nor FFO, as Adjusted is intended to be a measure of cash flow or liquidity. Please refer to our financial statements, prepared in accordance with GAAP, for purposes of evaluating our financial condition, results of operations and cash flows.

The following table sets forth a reconciliation of our net income to FFO and FFO, as Adjusted for the three months ended March 31, 2021 and 2020 (amounts in thousands):

 

 

For the three months ended March 31,

 

 

 

2021

 

 

2020

 

Net income

 

$

7,880

 

 

$

1,918

 

Depreciation of real estate assets

 

 

22,318

 

 

 

23,556

 

FFO

 

 

30,198

 

 

 

25,474

 

Adjustments to FFO:

 

 

 

 

 

 

 

 

Acquisition costs

 

 

487

 

 

 

538

 

Straight-line rent and other non-cash

   adjustments

 

 

(1,413

)

 

 

(709

)

Amortization of above-/below-market

   leases

 

 

(1,286

)

 

 

(1,521

)

Amortization of deferred revenue

 

 

(1,421

)

 

 

(697

)

Non-cash interest expense

 

 

363

 

 

 

358

 

Non-cash compensation

 

 

1,334

 

 

 

1,000

 

Depreciation of non-real estate assets

 

 

7

 

 

 

 

FFO, as Adjusted

 

$

28,269

 

 

$

24,443

 

 


29

 


 

 

 

Item 3.

Quantitative and Qualitative Disclosures About Market Risk

Market risk is the risk of loss from adverse changes in market prices and interest rates. Our future earnings, cash flows and fair values relevant to financial instruments are dependent upon prevailing market interest rates. Our primary market risk results from our indebtedness, which bears interest at both fixed and variable rates. We manage and may continue to manage our market risk on variable rate debt by entering into swap arrangements to, in effect, fix the rate on all or a portion of the debt for varying periods up to maturity. This in turn, reduces the risks of variability of cash flows created by variable rate debt and mitigates the risk of increases in interest rates. Our objective when undertaking such arrangements is to reduce our floating rate exposure and we do not intend to enter into hedging arrangements for speculative purposes.

As of March 31, 2021, $887.6 million, or 87.7% of our debt, excluding unamortized premiums and discounts, had fixed interest rates and $124.7 million, or 12.3% had variable interest rates. If market rates of interest on our variable rate debt fluctuate by 25 basis points, interest expense would increase or decrease, depending on rate movement, future earnings and cash flows, by $0.3 million annually.

In July 2017, the Financial Conduct Authority (the “FCA”), the authority that regulates LIBOR, announced that it intends to stop compelling banks to submit rates for the calculation of LIBOR after 2021 and, on March 5, 2021, the FCA announced that USD-LIBOR will no longer be published after June 30, 2023. The Alternative Reference Rates Committee, or the ARRC, has proposed that the Secured Overnight Financing Rate, or SOFR, is the rate that best represents the alternative to USD-LIBOR for use in derivatives and other financial contracts that are currently indexed to USD-LIBOR. The ARRC has proposed a paced market transition plan to SOFR from USD-LIBOR and organizations are currently working on industry wide and company specific transition plans as it relates to derivatives and cash markets exposed to USD-LIBOR.  We intend to monitor the developments with respect to the scheduled phasing out of LIBOR in 2023 and work with its lenders to ensure such transition away from LIBOR will have minimal impact on its financial condition, but can provide no assurances regarding the impact of the discontinuation of LIBOR.

 

 

Item 4.

Controls and Procedures

Evaluation of Disclosure Controls and Procedures

We carried out an evaluation required by the Exchange Act, under the supervision and with the participation of our principal executive officer and principal financial officer, of the effectiveness of the design and operation of our disclosure controls and procedures, as defined in Rule 13a -15(e) and Rule 15d-15 of the Exchange Act, as of March 31, 2021. Based on this evaluation, our principal executive officer and principal financial officer concluded that, as of March 31, 2021, our disclosure controls and procedures were effective to provide reasonable assurance that information required to be disclosed by us in the reports that we file or submit under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms and to provide reasonable assurance that such information is accumulated and communicated to our management, including our principal executive officer and principal financial officer, as appropriate, to allow timely decisions regarding required disclosures.

Changes in Internal Control over Financial Reporting

There were no changes in our internal control over financial reporting during the quarter ended March 31, 2021 that have materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

30

 


 

Part II

Item 1.

We are not currently involved in any material litigation nor, to our knowledge, is any material litigation currently threatened against us.

Item 1A.

Risk Factors

There have been no material changes to the risk factors included in our Annual Report on Form 10-K for the year ended December 31, 2020.

Item 2.

Unregistered Sales of Equity Securities and Use of Proceeds

None.

Item 3.

Defaults Upon Senior Securities

Not applicable.

Item 4.

Mine Safety Disclosures

Not applicable.

Item 5.

Other Information

None.

31

 


 

Item 6.

Exhibits

The following exhibits are included, or incorporated by reference, in this Quarterly Report on Form 10-Q:

 

Exhibit 

 

Exhibit Description 

 

 

 

    3.1

 

Amended and Restated Articles of Amendment and Restatement of Easterly Government Properties, Inc. (previously filed as Exhibit 3.1 to Amendment No. 2 to the Company’s Registration Statement on Form S-11 on January 30, 2015 and incorporated herein by reference)

 

 

 

    3.2

 

Amended and Restated Bylaws of Easterly Government Properties, Inc. (previously filed as Exhibit 3.2 to Amendment No. 2 to the Company’s Registration Statement on Form S-11 on January 30, 2015 and incorporated herein by reference)

 

 

 

    3.3

 

First Amendment to Amended and Restated Bylaws of Easterly Government Properties, Inc. (previously filed as Exhibit 3.1 to the Company’s Current Report on Form 8-K on February 27, 2019 and incorporated herein by reference)

 

 

 

    4.1

 

Specimen Certificate of Common Stock of Easterly Government Properties, Inc. (previously filed as Exhibit 4.1 to Amendment No. 2 to the Company’s Registration Statement on Form S-11 on January 30, 2015 and incorporated herein by reference)

  31.1*

 

Certification of Chief Executive Officer Required by Rule 13a-14(a) of the Securities Exchange Act of 1934, as amended

 

 

 

  31.2*

 

Certification of Chief Financial Officer Required by Rule 13a-14(a) of the Securities Exchange Act of 1934, as amended

 

 

 

  32.1**

 

Certification of Chief Executive Officer and Chief Financial Officer Required by Rule 13a-14(b) of the Securities Exchange Act of 1934, as amended

 

 

 

101.SCH*

  

Inline XBRL Taxonomy Extension Schema Document

 

 

 

101.CAL*

  

Inline XBRL Taxonomy Extension Calculation Linkbase Document

 

 

 

101.DEF*

  

Inline XBRL Taxonomy Extension Definition Linkbase Document

 

 

 

101.LAB*

  

Inline XBRL Taxonomy Extension Label Linkbase Document

 

 

 

101.PRE*

  

Inline XBRL Taxonomy Extension Presentation Linkbase Document

 

 

 

104*

 

Cover Page Interactive Data File (formatted as inline XBRL with applicable taxonomy extension information contained in Exhibits 101.*)

 

 

 

 

*

Filed herewith

**

Furnished herewith

 

 

 

32

 


 

 

SIGNATURE

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

 

 

 

Easterly Government Properties, Inc.

 

 

 

Date: May 4, 2021

 

/s/ William C. Trimble, III 

 

 

William C. Trimble, III

 

 

Chief Executive Officer and President

(Principal Executive Officer)

 

 

 

Date: May 4, 2021

 

/s/ Meghan G. Baivier 

 

 

Meghan G. Baivier

 

 

Executive Vice President, Chief Financial Officer and Chief Operating Officer

(Principal Financial Officer)