WELLS REAL ESTATE
INVESTMENT TRUST II
2011 Annual Report
5 Houston Center
Houston, Texas
In 2011, we were able to secure leases for nearly 250,000 square feet
of office space at this Houston property — leases that average eight
years in length and provide a nearly 5% increase in rental rates. Two of
the renewing tenants were the building’s largest: Ernst & Young, named
by Forbes magazine as one of the 10 largest private companies in the
U.S., now has a lease through September 2022; and Jackson Walker, a
law firm that represents six of the top-10 FORTUNE 500 companies, now
has a lease through June 2020.
The “LEED® Certification Mark” is a registered trademark owned by the U.S. Green Building
Council® and is used with permission.
Dear Wells REIT II Stockholder,
Some of the hardiest ocean-going vessels in the
world are called “icebreakers.” These uniquely
designed ships boast reinforced hulls and
ad vanced technology that allow them to break
apart thick layers of ice and clear a way forward
for themselves and those that follow.
Wells REIT II is like an “icebreaker” in many ways.
We’ve fortified our portfolio through quality, diversi-
fica tion, and experienced management, and those
characteristics helped us break a path forward through
the on going challenges that the commercial real estate
market faced last year. Wells REIT II has remained
an industry leader, with what we believe to be one of
the largest and best-leased collections of office build-
ings owned by any nontraded REIT in the country.
Throughout 2011, our focus was on managing the
Wells REIT II portfolio to enhance its potential for
stable current returns in today’s economy and
its long-term value for our investors.
While we are pleased with the size and diversifi-
cation level the portfolio reached through our public
offerings, we continue to review our real estate
invest ments to ensure they are best suited to help
us fulfill our investment objectives on your behalf.
We’re pursuing further opportunities to expand the
portfolio through prestigious acquisi tions such as
Market Square in Washington, D.C., which came
to the portfolio last March. We may also sell a
few properties that are no longer strategic to the
portfolio to make additional cash available for future
investments. Finally, we’re looking for opportunities
to utilize debt — a tool we will continue to use in
modera tion as part of our portfolio strategy — to
favorably leverage the portfolio.
Our primary objective is to maintain high occupancy
and stable rental income from our properties, in
order to fund distributions. Part of the “ice” Wells
On the Cover: Market Square, Washington, D.C.
REIT II had to break through last year was manag-
ing a significant number of leases scheduled to
expire in 2011. Our real estate team successfully
renewed or replaced leases for nearly 10% of the
total portfolio last year, to keep the portfolio 94%
leased and to enable us to pay a consistent distri-
bution per share every quarter of the past year.
Looking ahead, there are signs that the commercial
real estate market may finally be beginning to thaw.
We believe the difficult decisions that helped us
move forward over the past year have prepared
us to make great strides as the market recovers.
We also believe that your Wells REIT II portfolio
remains a resolute industry leader, equipped to
continue serving its investors by genera ting rental
income and providing them with ownership in
some of the nation’s finest office properties.
Thank you for choosing to be a part of Wells
REIT II and for giving us the privilege of serving
as stewards of your investment.
Sincerely,
Leo F. Wells III
Chairman of the Board
Nelson Mills
President
Wells Real Estate Investment Trust II, Inc.
Financial Prudence
Managing with Integrity
in a Challenging Economic Environment
At Wells REIT II, we’ve always believed that a disciplined, prudent approach is best for our investors.
That’s why we’ve always maintained a low debt level — currently at 25.4%.1
That belief is also why, in the wake of the nation’s continued economic crisis last year, we chose to
reduce the per-share distribution amount to a level we felt would be sustainable going forward. That
decision has proven to be a wise one: Wells REIT II has provided the same distribution amount per
share for the five consecutive quarters since.
We also conducted the first independent valuation of the full portfolio in 2011 — performed by
industry-leading valuation firm Altus Group — to assess the market’s impact. As anticipated, we saw
a reduction in estimated property values,2 yet the properties themselves have not changed — the
portfolio continues to produce a stable income stream and to represent some of the country’s most
prestigious office addresses.
The portfolio’s quality and financial strength have been endorsed by a number of respected institu tions.
In April 2011, Wells REIT II became the first nontraded REIT to issue bonds in the investment-grade
corporate bond market, meaning that these sophisticated corporate and institutional investors believe
in the financial integrity of Wells REIT II. Wells REIT II also continues to be one of only two non traded
REITs to hold an investment-grade credit rating from Standard & Poor’s and Moody’s rating services.
HISTORICAL QUARTERLY DISTRIBUTIONS FOR WELLS REIT II
$1.6 Billion
total quarterly distributions
paid to investors3
Quarterly
Distribution
Per Share
$0.20
$0.15
$0.10
$0.05
$0.00
Q1 Q2 Q3 Q4
2004
Q1 Q2 Q3 Q4
2005
Q1 Q2 Q3 Q4
2006
Q1 Q2 Q3 Q4
2007
Q1 Q2 Q3 Q4
2008
Q1 Q2 Q3 Q4
2009
Q1 Q2 Q3 Q4
2010
Q1 Q2 Q3 Q4 Q1
2012
2011
Distributions are not guaranteed, are subject to change at the Board of Directors’ discretion, and are currently declared in arrears, as disclosed in our
filings with the SEC. Distributions may consist of capital gains, return of capital, and ordinary income. For the 12 months ended December 31, 2011,
approximately $271 million in total distributions were paid to stockholders. Total distributions paid to stockholders in 2011 and 2010 have been funded
with current-period or prior-period accumulated net cash flow from operating activities, adjusted to exclude acquisition-related costs.
1 As of December 31, 2011.
2 See the enclosed Form 10-K for details of the most recent estimated share valuation for Wells REIT II.
3 December 31, 2003 to March 31, 2012.
2
International
Financial Tower
Jersey City, N.J.
Prudent investment now
may often improve return
potential down the road.
In 2011, Wells completed a $2 mil-
lion renovation to the exterior and
entrance of this 19-story building in
Northern New Jersey, to help main-
tain its standing as a world-class
office asset.
The energy-efficient building is
98% leased to long-term tenants
such as QTS — one of the nation’s
largest data center providers,
which recently signed a 15-year,
128,000-square-foot lease exten-
sion at the property. The building’s
largest tenant is Pershing, a sub-
sidiary of FORTUNE 500 company
The Bank of New York Mellon.
HISTORICAL LEVERAGE FOR WELLS REIT II*
Only
25.4%
Portfolio Leverage
2004
2005
2006
2007
2008
2009
2010
2011
100%
80%
60%
40%
20%
0%
* This ratio is calculated as of December 31, 2011. For purposes of this report, “leverage” is the
same as the debt-to-real-estate-asset ratio used in our SEC filings and is defined as total third-
party borrowings divided by the sum of gross real estate assets, plus gross intangible lease assets
(liabilities), as reflected on the balance sheets included in our 10-K and 10-Q filings.
Wells Real Estate Investment Trust II 2011 Annual Report
3
Market Square
Washington, D.C.
In March 2011, Wells REIT II welcomed one of the world’s premier
office properties, Market Square, to the portfolio. This striking two-
building property contains nearly 700,000 square feet and stands on
Pennsylvania Avenue in Washington, D.C., facing the National Archives.
More than a dozen FORTUNE 500 and Global 500 corporations have
offices there, including the New York Stock Exchange, Bayer, Capital One,
Kellogg Co., Procter & Gamble, Prudential, and United Healthcare. The
property’s largest tenants are two of America’s top-40 law firms.1
1The American Lawyer 100, 2011 – Gross Revenue.
4
Portfolio Stewardship
Pursuing Stable Income
and Future “Full-Cycle” Value
We believe Wells REIT II holds one of the highest-quality portfolios
of U.S. office real estate in existence. But that doesn’t stop us
from striving every day to make it even better.
Since we began building the Wells REIT II portfolio in 2004,
markets have changed considerably. Now more than ever,
it’s an appropriate time to carefully evaluate the port folio
for select opportunities to buy or sell properties in order to
better align the portfolio with our goals and to build greater
operational efficiency.
With each property, our goal is full and continual occupancy
by respected tenants. In 2011, overall market conditions
favored tenants rather than landlords. Yet the long-standing
relationships and reputation that Wells REIT II has built with
leading companies around the country enabled our real estate
team to successfully lease over 2 million square feet last year.
These new or renewed leases represent approximately 10% of
the entire Wells REIT II portfolio and helped to keep our overall
portfolio occupancy at 94%.1
WELLS REIT II PORTFOLIO SNAPSHOT
“Overall satisfaction
among Wells REIT II
tenants exceeds the
industry benchmark.”
— Kingsley Associates2
2 Million+
square feet of leases
negotiated in 2011
Total Investors
Total Properties/Buildings
Total Square Footage
Total Percentage Leased4
Major Industries Represented
U.S. States Represented5
2010 3
141,039
71/92
22.1 million
94.4%
41
24
20113
139,338
72/93
22.6 million
93.9%
44
24
1 As of December 31, 2011.
2 “2011 Tenant Satisfaction Survey,” a Wells-commissioned survey by Kingsley Associates. Tenants in Wells REIT II properties comprised
87% of survey respondents.
3 As of December 31 of year shown.
4 “Total” does not include the Cleveland Marriott Downtown at Key Center. Occupancy based on square footage.
5 States include the District of Columbia; Wells REIT II also owns one property in Moscow, Russia.
Wells Real Estate Investment Trust II 2011 Annual Report
5
222 East 41st Street
New York, N.Y.
This 25-story office tower in Midtown Manhattan
became part of the Wells REIT II portfolio in
2007. Located near Grand Central Terminal
and the United Nations building, the tower is
100% leased to tenants such as Jones Day,
one of the largest and most prestigious law
firms in the world.
In 2011, market conditions provided us with
the opportunity to retire the mortgages on
both this building and our nearby 80 Park
Plaza tower in Northern New Jersey in a way
we project will be financially beneficial to Wells
REIT II over the long-term.
Siemens
Quadrangle II
Orlando, Fla.
Pasadena
Corporate Park
Pasadena (Los Angeles), Calif.
The relationship between the Wells real estate
team and Siemens Corporation goes back
nearly 12 years. Siemens is an electronics
and electrical engineering leader and the U.S.
holding company for Siemens AG, a FORTUNE
Global 500 company.
This Wells REIT II property in Orlando has been
fully leased to its prestigious namesake since
Wells REIT II acquired the property in mid-2006,
but that lease was set to expire last summer.
Wells’ experience serving Siemens as a landlord
helped us retain this valued tenant by secur-
ing an extension that moves Siemen’s lease
expiration date to August 2019.
Nestled in northern Los Angeles, this complex —
which includes two office buildings — was one
of the only Wells REIT II properties to experience
a significant unanticipated vacancy during the
nation’s recent economic recession. In 2011,
we were pleased to secure a significant new
10-year lease that will restore the property to
94% occupancy. The new tenant, Green Dot,
is the leading provider of prepaid financial
services in the U.S. and plans to occupy the
space in November 2012.
SCHEDULE OF FUTURE LEASE MATURITY DATES FOR WELLS REIT II
Wells REIT II believes that long-term leases with maturity dates diversified across several years help to
minimize the risk of significant vacancies in the portfolio at any one time, supporting a more stable flow
of rental income.
Percentage of
Leases in Portfolio
Scheduled to Reach
Maturity Date
6.4
Average years remaining
on tenant lease term
6%
5%
4%
4%
13%
16%
9%
8%
4%
11%
6%
14%
VACANT
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022+
Data as of December 31, 2011. Percentage calculated by property value.
Wells Real Estate Investment Trust II 2011 Annual Report
7
Enhanced Efficiency
Delivering More Cost-Efficient
and Profitable Operations
Everyone talks about “going green” these days, but for Wells
REIT II, efficient operations have always been an important part
of caring for our tenants and serving our investors. Over the past
12 months alone, the Wells Real Estate team has been able
to increase energy efficiency across its portfolios under manage-
ment by 6.4%, which saved our properties approximately
$4.4 million in energy costs.1 With these efforts, nearly 90%
of the Wells REIT II buildings whose energy performance is
tracked through ENERGY STAR® exceed the national average for
energy efficiency.2
Efficient “green” buildings provide direct operational savings for
our tenants, which offers an added advantage to Wells REIT II
when negotiating lease renewals and rental rates. Therefore, we
believe our commitment to efficient operations not only benefits
the environment, but also supports higher occupancy levels and
stronger potential value for our properties.
The Wells Real Estate Funds
portfolios, which are primarily
made up of Wells REIT II prop-
erties, have been recognized
for three consecutive years
as a “Leader in the Light”
by the National Association
of Real Estate Investment
Trusts. Wells was also named
an ENERGY STAR® Partner of
the Year in 2011.1
One SanTan Corporate Center
Chandler (Phoenix), Ariz.
Toyota Motor Credit, the financing arm of one of the world’s leading automakers, has occupied this
award-winning building near Phoenix, since Wells REIT II acquired it in 2006. The company’s lease was
scheduled to expire in late 2011, at a time when market conditions made lease negotiations highly
competitive and challenging. However, thanks to a strong long-term relationship, we were able to secure
a lease extension that will keep the building fully leased to this valued tenant through March 2017.
1 Data as of December 31, 2011. Wells REIT II properties make up approximately 85% of the total real estate portfolios under management by Wells Real
Estate Funds, based on square footage.
2 As of December 31, 2011, the energy performance of 66 Wells REIT II buildings is tracked using the U.S. Environmental Protection Agency’s ENERGY STAR
Portfolio Manager.
8
One and Three
Glenlake
Atlanta, Ga.
Wells REIT II is pleased to
house the U.S. headquarters
of Newell Rubbermaid
— manufacturer of such brands as
Sharpie®, Graco®, Calphalon®, Goody®,
and Paper Mate® — at Three Glenlake.
Last year, Newell Rubbermaid expanded
its lease into Wells REIT II’s adjacent
One Glenlake building. As part of that
transaction, the tenant completed a new
on-site day care, a valuable amenity that
is now also available to other tenants at
One Glenlake, and supports the property’s
potential value.
Both buildings are “green” leaders in
the REIT II portfolio. Three Glenlake was
designed and constructed to a standard
of the Green Building Initiative’s Green
Globes rating system. Also, despite a
15% increase in energy prices, Wells
was still able to reduce energy costs at
One Glenlake by 3% last year.
47
Certified ENERGY STAR®
Properties
18
Buildings certified by the LEED®
Green Building Certification Program
LEED® and the related logo is a trademark owned by the
U.S. Green Building Council and is used with permission.
Wells Real Estate Investment Trust II 2011 Annual Report
9
Enduring Vision
Remaining Focused While Responding
to a Changing Market
In the story of Wells REIT II, the current chapter is about maintaining a stable stream of rental income
while also preparing the portfolio to provide future value potential for our investors. That’s why our
focus has always been on high-quality buildings leased long-term to respected corporations,
diversified across location, industry, and lease terms. We believe that all of these factors support
consistent rental payments — which are the foundation of continued distributions to our investors
— and long-term potential property value.
Commercial real estate continued to face challenging market conditions in 2011, but as we look
ahead to 2012 and beyond, we anticipate several developments that may strengthen occupancy and
rental rates going forward.
In general, office property values are still significantly lower than they were at the market’s peak
in 2008, even for top-tier real estate such as in the Wells REIT II portfolio.1 However, this “buyer’s
market” may provide an ideal time to continue expanding the Wells REIT II portfolio.
More than $360 billion of the world’s commercial real estate debt will reach maturity in 2012.2
Many property owners that lack the financial strength of Wells REIT II may be compelled to sell their
properties to satisfy their outstanding debts. If this occurs, Wells REIT II is well-prepared to take
advantage of any opportunities that may arise to acquire high-quality, income-producing properties at
attractive pricing.
Cranberry
Woods
Cranberry Township
(Pittsburgh), Pa.
Corridors III
Downers Grove
(Chicago), Ill.
1055 Lenox
Park
Atlanta, Ga.
1 CoStar Commercial Repeat-Sale Indices, September 2011 Release.
2 2012 U.S. Banking Sector Outlook Report, Trepp, December 2011.
10
11200 West
Parkland Ave.
Milwaukee, Wis.
Key
Center
Cleveland, Ohio
4200 Wildwood
Parkway
Atlanta, Ga.
Alongside this, the demand for office space is slowly starting to revive in many cities due to
solid growth in jobs that use office space, such as those in professional and business services and
technology. At the same time, very few new office buildings have been built in the past three years.
The simple law of supply and demand should encourage tenants to renew their leases at healthy
rental rates.3
A stable foundation has helped Wells REIT II to weather the market’s challenges so far and has
prepared us to take advantage of the unique opportunities that the current market may offer.
Looking ahead, we believe that Wells REIT II’s quality, diversification, strength, and experience have
positioned us well to grow with each new phase of the nation’s economic recovery.
Professional and Personal Answers to Your Questions
Wells REIT II is proud to provide another asset for you —
our dedicated Client Services Specialists. We’re here to
serve you with any questions or service needs you may
have related to your Wells REIT II investment. Best of all,
we pride ourselves on ensuring your call is answered by a
professional representative — not an automated system —
at our headquarters, with little to no wait time.
To speak with a Client Services Specialist, call us
weekdays from 8:15 a.m. until 6:30 p.m. (ET)
(5:30 p.m. on Fridays) at 800-557-4830, or send
an email to client.services@wellsref.com.
Michael W., serving Wells REIT II
investors for over five years.
1 CoStar Commercial Repeat-Sale Indices, September 2011 Release.
2 2012 U.S. Banking Sector Outlook Report, Trepp, December 2011.
3 “Less Building Now, Higher Office Rents Later,” Eliot Brown, The Wall Street Journal, February 6, 2012.
Wells Real Estate Investment Trust II 2011 Annual Report
11
Financial Highlights
A year-by-year comparison demonstrating
how Wells REIT II has grown
CASH FLOWS FROM OPERATIONS*
(in millions)
$258.9
$248.5
$270.1 $279.2
$197.2
$151.1
$76.4
TOTAL BUILDINGS
71
56
45
83
85
92
93
2005
2006
2007
2008
2009
2010
2011
2005
2006
2007
2008
2009
2010
2011
TOTAL SQUARE FEET
(in millions)
20.1
20.6
22.1
22.6
17.0
14.5
11.3
REVENUE
(in millions)
$327.7
$164.5
$569.8 $568.0
$619.3
$535.4
$433.2
2005
2006
2007
2008
2009
2010
2011
2005
2006
2007
2008
2009
2010
2011
TOTAL EQUITY RAISED SINCE INCEPTION
(in millions)
$5,816.1
$5,324.2
$4,657.8
$5,902.9
$3,828.5
All data as of December 31.
$2,856.3
$1,991.0
2005
2006
2007
2008
2009
2010
2011
12
The year-to-year increases shown in these graphs are primarily from
raising investor funds through the first half of 2010 and acquiring
more properties. Past performance is not indicative of future results.
Wells REIT II’s inception date is November 26, 2003.
* In 2009, a change in accounting standards required costs incurred in
connection with acquiring real estate to be expensed and, therefore,
to reduce cash flow from operations. This accounting change was
effective for 2009 and future years; in all prior years, such costs were
capitalized and, therefore, did not reduce cash flow from operations.
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
__________________________________
FORM 10-K
__________________________________
(Mark One)
Annual report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
for the fiscal year ended December 31, 2011
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 000-51262
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
(Exact name of registrant as specified in its charter)
Maryland
(State or other jurisdiction of incorporation or organization)
20-0068852
(I.R.S. Employer Identification Number)
6200 The Corners Parkway
Norcross, Georgia 30092
(Address of principal executive offices) (Zip Code)
(770) 449-7800
(Registrant’s telephone number, including area code)
__________________________________
Securities registered pursuant to Section 12 (b) of the Act:
Title of each class
NONE
Name of exchange on which registered
NONE
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.
Yes
No
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Exchange Act.
Yes
No
Securities registered pursuant to Section 12 (g) of the Act:
Common Stock
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 and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted
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 and post such
files).
Yes
No
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant's
knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of "large
accelerated filer", "accelerated filer" and "smaller reporting company" in Rule 12b-2 of the Exchange Act.
Non-accelerated filer
Smaller reporting company
Large accelerated filer
Accelerated filer
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act).
Yes
Aggregate market value of the voting stock held by non-affiliates: _________________
No
While there is no established market for the registrant's shares of common stock, the registrant has made offerings of its shares of common stock pursuant to a Form S-11. In all offerings,
the Registrant sold its shares for $10.00 per share, with discounts available for certain categories of purchasers. The registrant terminated its recent offering of shares of common stock
on August 25, 2010 and is currently offering shares of its common stock to existing stockholders pursuant to its dividend reinvestment plan at a purchase price of $7.13 per share pursuant
to a Form S-3D. The number of shares held by non-affiliates as of June 30, 2011 was approximately 543,107,123.
Registrant incorporates by reference portions of the Wells Real Estate Investment Trust II, Inc. Definitive Proxy Statement for the 2012 Annual Meeting of Stockholders (Items 10,
11, 12, 13, and 14 of Part III) to be filed on or about April 30, 2012.
Number of shares outstanding of the registrant's
only class of common stock, as of January 31, 2012: 544,739,989 shares
FORM 10-K
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
TABLE OF CONTENTS
PART I.
Item 1.
Business ..................................................................................................................................................
Item 1A.
Risk Factors.............................................................................................................................................
Item 1B.
Unresolved Staff Comments ...................................................................................................................
Item 2.
Item 3.
Item 4.
PART II.
Item 5.
Item 6.
Item 7.
Properties ................................................................................................................................................
Legal Proceedings ...................................................................................................................................
Mine Safety Disclosures .........................................................................................................................
Market for Registrant's Common Equity, Related Stockholder Matters, and Issuer Purchases of
Equity Securities .....................................................................................................................................
Selected Financial Data...........................................................................................................................
Management's Discussion and Analysis of Financial Condition and Results of Operations..................
Item 7A.
Quantitative and Qualitative Disclosures About Supplementary Data ...................................................
Item 8.
Item 9.
Financial Statements and Supplementary Data.......................................................................................
Changes in and Disagreements with Accountants on Accounting and Financial Disclosure .................
Item 9A.
Controls and Procedures .........................................................................................................................
Item 9B.
Other Information ...................................................................................................................................
PART III.
Item 10.
Directors, Executive Officers, and Corporate Governance.....................................................................
Item 11.
Executive Compensation.........................................................................................................................
Item 12.
Security Ownership of Certain Beneficial Owners and Management and Related Shareholder
Matters ....................................................................................................................................................
Item 13.
Certain Relationships and Related Transactions, and Director Independence........................................
Item 14.
Principal Accountant Fees and Services .................................................................................................
PART IV.
Item 15.
Exhibits and Financial Statement Schedules ..........................................................................................
Signatures
. ...........................................................................................................................................................................................................................................................................
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CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS
Certain statements contained in this Form 10-K of Wells Real Estate Investment Trust II, Inc. ("Wells REIT II," "we,"
"our" or "us") other than historical facts may be considered forward-looking statements within the meaning of
Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934. We intend for all
such forward-looking statements to be covered by the applicable safe harbor provisions for forward-looking statements
contained in those acts. Such statements include, in particular, statements about our plans, strategies, and prospects
and are subject to certain risks and uncertainties, including known and unknown risks, which could cause actual results
to differ materially from those projected or anticipated. Such forward-looking statements can generally be identified
by our use of forward-looking terminology such as "may," "will," "expect," "intend," "anticipate," "estimate," "believe,"
"continue," or other similar words. Readers are cautioned not to place undue reliance on these forward-looking
statements, which speak only as of the date this report is filed with the U. S. Securities and Exchange Commission
("SEC"). We do not intend to publicly update or revise any forward-looking statements, whether as a result of new
information, future events, or otherwise. See Item 1A herein for a discussion of some of the risks and uncertainties,
although not all risks and uncertainties, that could cause actual results to differ materially from those presented in our
forward-looking statements.
1
ITEM 1.
BUSINESS
General
PART I
Wells Real Estate Investment Trust II, Inc. ("Wells REIT II") is a Maryland corporation that has elected to be taxed as a real estate
investment trust ("REIT") for federal income tax purposes. Wells REIT II engages in the acquisition and ownership of commercial
real estate properties, including properties that are under construction, are newly constructed, or have operating histories. Wells
REIT II was incorporated on July 3, 2003, and commenced operations on January 22, 2004. Wells REIT II conducts business
primarily through Wells Operating Partnership II, L.P. ("Wells OP II"), a Delaware limited partnership. Wells REIT II is the sole
general partner of Wells OP II, and Wells OP II LP, LLC, a wholly owned subsidiary of Wells REIT II, is the sole limited partner
of Wells OP II. Therefore, Wells REIT II owns 100% of the equity interests in, and possesses full legal control and authority over,
the operations of Wells OP II. Wells OP II acquires, develops, owns, leases, and operates real properties directly, through wholly
owned subsidiaries, or through joint ventures. References to Wells REIT II, "we," "us," or "our" herein shall include Wells REIT II
and all subsidiaries of Wells REIT II, direct and indirect, and consolidated joint ventures.
We typically invest in high-quality, income-generating office properties leased to creditworthy companies and governmental
entities. As of December 31, 2011, we owned interests in 71 office properties and one hotel, which include 93 operational buildings,
comprising approximately 22.6 million square feet of commercial space located in 23 states; the District of Columbia; and Moscow,
Russia. Of these office properties, 68 are wholly owned and three are owned through consolidated joint ventures. As of December 31,
2011, the office properties were approximately 93.9% leased.
Our stock is not listed on a public securities exchange. However, our charter requires that in the event our stock is not listed on a
national securities exchange by October 2015, we must either seek stockholder approval to extend or amend this listing deadline
or stockholder approval to begin liquidating investments and distributing the resulting proceeds to our stockholders. If we seek
stockholder approval to extend or amend this listing date and do not obtain it, we will then be required to seek stockholder approval
to liquidate. In this circumstance, if we seek and do not obtain approval to liquidate, we will not be required to list or liquidate
and could continue to operate indefinitely as an unlisted company.
Real Estate Investment Objectives
Our primary investment objectives are to support cash distributions to our investors; to preserve, protect, and return our investors'
capital contributions; and to seek long-term capital appreciation from our investments.
Our investment philosophy emphasizes diversification of our portfolio for geographic locations, tenants, industry group of tenants,
and timing of lease expirations. Prior to acquisition we perform an assessment to ensure that our portfolio is diversified with regard
to these criteria to minimize the impact on our portfolio of significant factors affecting a single geographic area, type of property,
tenant, or industry group of tenants. Additionally, we analyze annual lease expirations in an attempt to minimize the impact on the
cash flows from operations of the portfolio as a whole for properties that may be vacant until re-leased.
We have developed specific standards for determining creditworthiness of tenants of buildings being considered for acquisition
or at the time of signing a new lease at an existing building. Creditworthy tenants of the type we target are highly valued in the
marketplace and, accordingly, competition for acquiring properties with these creditworthy tenants is intense. We remain committed
to investing in quality properties with creditworthy tenants.
Generally, we are responsible for the repair or replacement of specific structural components of a property such as the roof of the
building or the parking lot. However, the majority of our leases include reimbursement provisions that require the tenant to pay,
as additional rent, all or a portion of real estate taxes; sales and use taxes; special assessments; utilities, insurance, and building
repairs; and other building operation and management costs. Such reimbursement provisions mitigate the risks related to rising
costs. Upon the expiration of leases at our properties, our objective is to negotiate leases that contain similar reimbursement
provisions; however, the conditions in each of our markets could dictate different outcomes and may result in less favorable
reimbursement provisions.
Financing Objectives
Our real estate portfolio is financed with a combination of equity raised in public offerings, secured debt placed or assumed upon
the acquisition of certain properties, and unsecured borrowings. We anticipate using additional third-party borrowings, in
combination with net proceeds raised from the issuance of our shares through our dividend reinvestment plan ("DRP") and, if and
when applicable, proceeds from the selective sale of our properties, to make additional real estate investments.
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Our charter limits our borrowings to 50% of the aggregate cost of all assets owned by us, unless any excess borrowing is approved
by a majority of the conflicts committee of the board of directors (the "Conflicts Committee") and is disclosed to our stockholders
in our next quarterly report with an explanation from the Conflicts Committee of the justification to exceed this borrowing limit.
We currently intend to maintain amounts outstanding under long-term debt arrangements or lines of credit so that we will have
more funds available for investment in our current portfolio and in future property acquisitions. The percentage of debt used in
our capital structure will depend on various factors to be considered in the sole discretion of our board of directors, including but
not limited to, our ability to pay distributions to stockholders, the availability of properties meeting our investment criteria, the
availability of debt, changes in the cost of debt financing, and our ability to raise equity proceeds from the sale of our common
stock through our DRP.
As of December 31, 2011, we had debt outstanding under variable-rate and fixed-rate borrowing instruments. Other than our
working capital line of credit, interest rates on our variable-rate borrowing instruments have been effectively fixed through interest
rate swap agreements. Our working capital line of credit provides considerable flexibility with regard to managing our capital
resources. The extent to which we draw on our working capital line of credit is driven primarily by timing differences in our capital
transactions and between our operational payments and receipts. We closely monitor interest rates and will continue to consider
the sources and terms of our borrowing facilities to determine whether we have appropriately guarded against the risk of increasing
interest rates in future periods.
Operating Objectives
We will continue to focus on the following key operating objectives:
• To actively manage our diversified portfolio while maintaining a low-to-moderate debt-to-real-estate-asset ratio;
• To invest capital proceeds in high-quality, income-producing properties that support a market distribution;
• To ensure that we enter into leases at market rents, upon lease expiration or with regard to current or acquired vacant
space at our properties, to receive the maximum returns on our properties permitted by the market;
• To consider appropriate actions for future lease expirations to ensure that we can position properties appropriately to
retain existing tenants or negotiate lease amendments lengthening the term of the lease, thereby increasing our rental
income over the long term, as allowed by the market; and
• To control administrative operating expenses as a percentage of revenues by, in part, taking advantage of economies of
scale opportunities where available.
Conflicts Committee Review of Our Policies
The Conflicts Committee has reviewed our policies and determined that they are in the best interest of our stockholders. Set forth
below is a discussion of the basis for that determination.
Investment Policies. We focus our investment efforts on the acquisition of high-quality, income-generating office properties leased
to creditworthy tenants. Although we may acquire other types of real estate, this focus is preferred because we believe it will best
enable us to achieve our goal of preserving investor capital and generating current income. Our advisor, Wells Real Estate Advisory
Services II, LLC ("WREAS II"), and its affiliates have extensive expertise with this type of real estate.
Working Capital Reserves. We may from time to time temporarily set aside DRP proceeds, rather than pay down debt or acquire
properties, in order to provide financial flexibility. While temporarily setting aside funds will decrease the amount available to
invest in real estate in the short term and, hence, may temporarily decrease future net income, we believe that it may be prudent
under certain economic conditions to have these funds available in addition to funds available from operations and borrowings.
Borrowing Policies. Over the long term, we have a policy of keeping our debt at no more than 50% of the cost of our assets (before
depreciation) and, ideally, at significantly less than this 50% debt-to-real-estate-asset ratio. This conservative leverage goal could
reduce the amount of current income we can generate for our stockholders, but it also reduces their risk of loss. We believe that
preserving investor capital while generating stable current income is in the best interest of our stockholders. As of December 31,
2011, our debt-to-real-estate-asset ratio was approximately 25.4%.
Policies Regarding Operating Expenses. We have the responsibility of limiting total operating expenses to no more than the greater
of 2% of average invested assets or 25% of net income, as these terms are defined in our charter unless the Conflicts Committee
has determined that such excess expenses were justified based on unusual and nonrecurring factors. For the four consecutive
quarters ended December 31, 2011, total operating expenses represented 1.1% of average invested assets and 11.3% of net income.
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Offering Policies. Effective June 30, 2010, We concluded our primary public offering of shares (the "Third Offering"); however,
we have continued to offer shares to our existing stockholders through the DRP. We believe that it is in the best interest of our
stockholders to maintain our DRP offering because it provides an important source of funding for our share redemption program,
capital improvements, and future acquisitions. Our ability to continue to secure funding sources for these items enhances our
financial flexibility and promotes the stability of stockholder returns. For 2011, the ratio of the costs of raising capital to the amount
of capital raised was less than 0.1%.
Listing Policy. While we believe it is in the best interest of our stockholders for our common shares to remain unlisted on a national
exchange at this time, we have begun to explore various exit strategies and liquidity options for the REIT, which include but are
not limited to, an eventual public listing of its shares.
Employees
The employees of WREAS II; and Wells Capital, Inc. ("Wells Capital") and Wells Management Company, Inc. ("Wells
Management"), affiliates of WREAS II, perform substantially all of the services related to our asset management, accounting,
investor relations, and other administrative activities required under our agreement with WREAS II (the "Advisory Agreement").
The related expenses are allocated to us and the other programs for which Wells Capital and Wells Management provide similar
services based on time spent on each entity by personnel. We reimburse WREAS II, and through WREAS II reimburse Wells
Capital and Wells Management, for our share of personnel and other costs associated with these services, excluding the cost of
acquisition and disposition services for which we pay WREAS II a separate fee. Our allocable share of salary reimbursements
totaled approximately $15.6 million, $16.6 million, and $15.2 million during 2011, 2010, and 2009, respectively, portions of which
are reimbursable by our tenants. Salary reimbursements are included in general and administrative expenses and property operating
costs in the accompanying consolidated statements of operations.
Insurance
We believe that our properties are adequately insured.
Competition
As we acquire properties to build our portfolio, we are in competition with other potential buyers for the same properties, which
may result in an increase in the amount we must pay to purchase a property or may require us to locate another property that meets
our investment criteria. Leasing of real estate is also highly competitive in the current market, and we will experience competition
for high-quality tenants from owners and managers of competing projects. As a result, we may experience delays in re-leasing
vacant space or we may have to provide rent concessions, incur charges for tenant improvements, or offer other inducements to
enable us to timely lease vacant space, all of which may have an adverse impact on our results of operations. At the time we elect
to dispose of our properties, we will also be in competition with sellers of similar properties to locate suitable purchasers.
Economic Dependency
We have engaged WREAS II and Wells Investment Securities, Inc. ("WIS"), to provide certain services essential to us, including
asset management services, supervision of the property management and leasing of some of our properties, asset acquisition and
disposition services, the sale of shares of our common stock, as well as other administrative responsibilities, including accounting
services, stockholder communications, and investor relations. Further, WREAS II has engaged Wells Capital and Wells Management
to retain the use of their employees to carry out certain of the services listed above. As a result of these relationships, we are
dependent upon WREAS II, WIS, Wells Capital, and Wells Management.
Wells Capital, WREAS II, Wells Management, and WIS are owned and controlled by Wells Real Estate Funds, Inc. ("WREF").
Historically, the operations of Wells Capital, WREAS II, Wells Management, and WIS have represented substantially all of the
business of WREF. Accordingly, we focus on the financial condition of WREF when assessing the financial condition of WREAS II,
Wells Capital, Wells Management, and WIS. In the event that WREF were to become unable to meet its obligations as they become
due, we might be required to find alternative service providers.
Future net income generated by WREF will be largely dependent upon the amount of fees earned by WREF's subsidiaries based
on, among other things, the level of investor proceeds raised and the volume of future acquisitions and dispositions of assets by
WREF-sponsored programs, as well as distribution income earned from equity interests in another REIT previously sponsored by
Wells Capital. As of December 31, 2011, we have no reason to believe that WREF does not have access to adequate liquidity and
capital resources, including cash flow generated from operations, cash on hand, other investments, and borrowing capacity necessary
to meet its current and future obligations as they become due.
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We are also dependent upon the ability of our current tenants to pay their contractual rent amounts as they become due. The inability
of a tenant to pay future rental amounts would have a negative impact on our results of operations. We are not aware of any reason
why our current tenants will not be able to pay their contractual rental amounts as they become due in all material respects. Situations
preventing our tenants from paying contractual rents could result in a material adverse impact on our results of operations.
Assertion of Legal Action Against Related Parties
On March 12, 2007, a stockholder of Piedmont Office Realty Trust, Inc. ("Piedmont REIT") filed a putative class action and
derivative complaint, presently styled In re Wells Real Estate Investment Trust, Inc. Securities Litigation, in the United States
District Court for the District of Maryland against, among others, Piedmont REIT; Leo F. Wells, III, the Chairman of our Board
of Directors; Wells Capital; Wells Management; certain affiliates of WREF; the directors of Piedmont REIT; and certain individuals
who formerly served as officers or directors of Piedmont REIT prior to the closing of the internalization transaction on April 16,
2007.
The complaint alleged, among other things, violations of the federal proxy rules and breaches of fiduciary duty arising from the
Piedmont REIT internalization transaction and the related proxy statement filed with the SEC on February 26, 2007, as amended.
The complaint sought, among other things, unspecified monetary damages and nullification of the Piedmont REIT internalization
transaction.
On June 27, 2007, the plaintiff filed an amended complaint, which attempted to assert class action claims on behalf of those persons
who received and were entitled to vote on the Piedmont REIT proxy statement filed with the SEC on February 26, 2007, and
derivative claims on behalf of Piedmont REIT.
On March 31, 2008, the Court granted in part the defendants' motion to dismiss the amended complaint. The Court dismissed five
of the seven counts of the amended complaint in their entirety. The Court dismissed the remaining two counts with the exception
of allegations regarding the failure to disclose in the Piedmont REIT proxy statement details of certain expressions of interest in
acquiring Piedmont REIT. On April 21, 2008, the plaintiff filed a second amended complaint, which alleges violations of the
federal proxy rules based upon allegations that the proxy statement to obtain approval for the Piedmont REIT internalization
transaction omitted details of certain expressions of interest in acquiring Piedmont REIT. The second amended complaint seeks,
among other things, unspecified monetary damages, to nullify and rescind the internalization transaction, and to cancel and rescind
any stock issued to the defendants as consideration for the internalization transaction. On May 12, 2008, the defendants answered
and raised certain defenses to the second amended complaint. Since the filing of the second amended complaint, the plaintiff has
said it intends to seek monetary damages of approximately $159 million plus prejudgment interest.
On June 23, 2008, the plaintiff filed a motion for class certification. On September 16, 2009, the Court granted the plaintiff's motion
for class certification. On September 20, 2009, the defendants filed a petition for permission to appeal immediately the Court's
order granting the motion for class certification with the Eleventh Circuit Court of Appeals. The petition for permission to appeal
was denied on October 30, 2009.
On April 13, 2009, the plaintiff moved for leave to amend the second amended complaint to add additional defendants. The Court
denied the plaintiff's motion for leave to amend on June 23, 2009.
On December 4, 2009, the parties filed motions for summary judgment. On August 2, 2010, the Court entered an order denying
the defendants' motion for summary judgment and granting, in part, the plaintiff's motion for partial summary judgment. The Court
ruled that the question of whether certain expressions of interest in acquiring Piedmont REIT constituted "material" information
required to be disclosed in the proxy statement to obtain approval for the Piedmont REIT internalization transaction raises questions
of fact that must be determined at trial.
On November 17, 2011, the court issued rulings granting several of the plaintiff's motions in limine to prohibit the defendants
from introducing certain evidence, including evidence of the defendants' reliance on advice from their outside legal and financial
advisors, and limiting the defendants' ability to relate their subjective views, considerations, and observations during the trial of
the case. On February 23, 2012, the Court granted several of the defendants' motions, including a motion for reconsideration
regarding a motion the plaintiff had filed seeking exclusion of certain evidence impacting damages, and motions seeking exclusion
of certain evidence proposed to be submitted by the plaintiff. The suit has been removed from the Court's trial calendar pending
resolution of a request for interlocutory appellate review of certain legal rulings made by the Court.
Mr. Wells, Wells Capital, and Wells Management believe that the allegations contained in the complaint are without merit and
intend to vigorously defend this action. Although WREF believes that it has meritorious defenses to the claims of liability and
damages in these actions, WREF is unable at this time to predict the outcome of these actions or reasonably estimate a range of
damages, or how any liability and responsibility for damages might be allocated among the 17 defendants in the action, which
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includes 11 defendants not affiliated with Mr. Wells, Wells Capital, or Wells Management. The ultimate resolution of these matters
could have a material adverse impact on WREF's financial results, financial condition, or liquidity.
Website Address
Access to copies of each of our annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K,
proxy statements, and other documents filed with, or furnished to, the SEC, including amendments to such filings, may be
obtained free of charge from the following website, http://www.wellsreitII.com, through a link to the http://www.sec.gov website.
These filings are available promptly after we file them with, or furnish them to, the SEC.
ITEM 1A. RISK FACTORS
Below are some of the risks and uncertainties that could cause our actual results to differ materially from those presented in our
forward-looking statements. The risks and uncertainties described below are not the only ones we face but do represent those risks
and uncertainties that we believe are material to our business, operating results, prospects, and financial condition. Additional risks
and uncertainties not presently known to us or that we currently deem immaterial may also harm our business.
Risks Related to Current Economic Conditions
If we are unable to find suitable investments or pay too much for properties, we may not be able to achieve our investment objectives,
and the returns on our investments will be lower than they otherwise would be.
We are competing for real estate investments with other REITs; real estate limited partnerships, pension funds and their advisors;
bank and insurance company investment accounts; individuals; and other entities. Over the past few years, relatively few high-
quality assets have traded hands in the commercial real estate marketplace. As a result, over this period of time, many real estate
investors have built up their cash positions and are eager to invest in quality real estate assets. A significant number of entities
and resources competing for high-quality office properties support relatively high acquisition prices for such properties, which
could put pressure on our profitability and our ability to pay distributions to stockholders. We cannot be sure that we will be
successful in obtaining suitable investments on financially attractive terms or that, if we make investments, our objectives will be
achieved.
Current economic conditions may cause the creditworthiness of our tenants to deteriorate and occupancy and market rental rates
to decline.
During 2011 and 2010, economic conditions adversely affected the financial condition and liquidity of many businesses as well
as the demand for office space generally. Should such economic conditions continue for a prolonged period of time, our tenants'
ability to honor their contractual obligations may suffer. Further, it may become increasingly difficult to maintain our occupancy
rate and achieve future rental rates comparable to the rental rates of our currently in-place leases as we seek to re-lease space and/
or to renew existing leases.
Our office properties were approximately 93.9% leased at December 31, 2011, and provisions for uncollectible tenant receivables,
net of recoveries, were less than 0.1% of total revenues for the 12 months then ended. As a percentage of 2011 annualized base
rent, approximately 7% of leases expire in 2012, 5% of leases expire in 2013, and 5% of leases expire in 2014 (see Item 2). No
assurances can be given that current economic conditions will not have a material adverse effect on our ability to re-lease space
at favorable rates or on our ability to maintain our current occupancy rate and our low provisions for uncollectible tenant receivables.
The current offering price of shares under our DRP may exceed the price at which we will offer shares under our DRP in the
future.
On November 8, 2011, we announced an estimated per-share value of our common stock equal to $7.47 per share, calculated as
of September 30, 2011, and we are currently offering shares under our DRP at 95.5% of this estimated per-share value, or $7.13.
Prior to this valuation we offered shares in our DRP at $9.55. We intend to update the estimated per-share value on an annual basis.
After reporting an updated per-share estimated value, the purchase price of the shares of common stock under our DRP will be
equal to 95.5% of the per-share estimated value. If real estate market fundamentals continue to deteriorate, the current offering
price under our DRP may exceed the price at which we will offer shares after our annual update of our estimated per-share value.
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General Risks Related to Investments in Real Estate
Changes in general economic conditions and regulatory matters germane to the real estate industry may cause our operating
results to suffer and the value of our real estate properties to decline.
Our operating results will be subject to risks generally incident to the ownership of real estate, including:
•
•
•
•
•
changes in general or local economic conditions;
changes in supply of or demand for similar or competing properties in an area;
changes in interest rates and availability of permanent mortgage funds, which may render the sale of a property difficult
or unattractive;
changes in tax, real estate, environmental, and zoning laws; and
periods of high interest rates and tight money supply.
These and other reasons may prevent us from being profitable or from realizing growth or maintaining the value of our real estate
properties.
Properties that have significant vacancies could be difficult to sell, which could diminish our return on those properties.
Our properties' market values depend principally upon the value of the properties' leases. A property may incur vacancies either
by the default of tenants under their leases or the expiration of tenant leases. If vacancies occur and continue for a prolonged
period of time, it may become difficult to locate suitable buyers, and property resale values may suffer, which could result in lower
returns for our stockholders.
We depend on tenants for our revenue, and lease defaults or terminations could reduce our net income and limit our ability to
make distributions to our stockholders.
The success of our investments materially depends on the financial stability of our tenants. A default or termination by a significant
tenant on its lease payments to us would cause us to lose the revenue associated with such lease and require us to find an alternative
source of revenue to meet mortgage payments and prevent a foreclosure if the property is subject to a mortgage. In the event of a
tenant default or bankruptcy, we may experience delays in enforcing our rights as landlord and may incur substantial costs in
protecting our investment and re-letting our property. If a tenant defaults on or terminates a significant lease, we may be unable
to lease the property for the rent previously received or sell the property without incurring a loss. These events could cause us to
reduce the amount of distributions to stockholders.
Our inability to sell a property when we plan to do so could limit our ability to pay cash distributions to our stockholders.
General economic conditions, availability of financing, interest rates, and other factors, including supply and demand, all of which
are beyond our control, affect the real estate market. We may be unable to sell a property for the price, on the terms, or within the
time frame that we want. That inability could reduce our cash flow and cause our results of operations to suffer, limiting our ability
to make distributions to our stockholders.
Uninsured losses relating to real property or excessively expensive premiums for insurance coverage could reduce our net income.
There are types of losses, generally catastrophic in nature, such as losses due to wars, acts of terrorism, earthquakes, floods,
hurricanes, pollution, or environmental matters, that are uninsurable or not economically insurable, or may be insured subject to
limitations, such as large deductibles or co-payments. Insurance risks associated with potential terrorist acts could sharply increase
the premiums we pay for coverage against property and casualty claims. Additionally, mortgage lenders in some cases have begun
to insist that commercial property owners purchase coverage against terrorism as a condition of providing mortgage loans. Such
insurance policies may not be available at a reasonable cost, if at all, which could inhibit our ability to finance or refinance our
properties. In such instances, we may be required to provide other financial support, either through financial assurances or self-
insurance, to cover potential losses. We may not have adequate coverage for such losses. If any of our properties incur a casualty
loss that is not fully insured, the value of that asset will be reduced by such uninsured loss. In addition, other than any working
capital reserves or other reserves that we may establish, or our existing line of credit, we do not have sources of funding specifically
designated for funding repairs or reconstruction of any uninsured damaged property. Also, to the extent we must pay unexpectedly
large amounts for insurance, we could suffer reduced earnings that would result in lower distributions to stockholders.
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Our operating results may suffer because of potential development and construction delays and resultant increased costs and risks.
We may acquire and develop properties, including unimproved real properties, upon which we will construct improvements. We
will be subject to uncertainties associated with rezoning for development, environmental concerns of governmental entities and/
or community groups, and our builders' ability to build in conformity with plans, specifications, budgeted costs, and timetables.
If a builder fails to perform, we may resort to legal action to rescind the purchase or the construction contract or to compel
performance. A builder's performance may also be affected or delayed by conditions beyond the builder's control. Delays in
completing construction could also give tenants the right to terminate preconstruction leases. We may incur additional risks when
we make periodic progress payments or other advances to builders before they complete construction. These and other factors
can result in increased costs of a project or loss of our investment. In addition, we will be subject to normal lease-up risks relating
to newly constructed projects. We also must rely on rental income and expense projections and estimates of the fair market value
of property upon completion of construction when agreeing upon a purchase price at the time we acquire the property. If our
projections are inaccurate, we may pay too much for a property, and our return on our investment could suffer.
Actions of our joint venture partners could reduce the returns on our joint venture investments.
As of December 31, 2011, we owned interests in three of our properties through a joint venture arrangement in which we hold the
controlling interest. Such joint venture arrangements, including any future joint venture investments, may involve risks not
otherwise present with other methods of investment in real estate, including, for example:
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the possibility of disputes with our joint venture partners;
reduced control over our assets, such as an inability to sell an asset when doing so would have been in our best interest;
and
that such co-venturer may be in a position to take action contrary to our instructions or requests or contrary to our policies
or objectives.
Any of the above might subject a property to liabilities in excess of those contemplated and thus reduce the returns to our investors.
Costs of complying with governmental laws and regulations may reduce our net income and the cash available for distributions
to our stockholders.
All real property and the operations conducted on real property are subject to federal, state, and local laws and regulations relating
to environmental protection and human health and safety. Some of these laws and regulations may impose joint and several liability
on tenants, owners, or operators for the costs to investigate or remediate contaminated properties, regardless of fault or whether
the acts causing the contamination were legal. In addition, the presence of hazardous substances, or the failure to properly remediate
these substances, may hinder our ability to sell, rent, or pledge such property as collateral for future borrowings.
Compliance with new laws or regulations, or stricter interpretation of existing laws may require us to incur material expenditures.
Future laws, ordinances, or regulations may impose material environmental liability. Additionally, our tenants' operations, the
existing condition of land when we buy it, operations in the vicinity of our properties, such as the presence of underground storage
tanks, or activities of unrelated third parties may affect our properties. In addition, there are various local, state, and federal fire,
health, life-safety, and similar regulations with which we may be required to comply, and which may subject us to liability in the
form of fines or damages for noncompliance. Any material expenditures, fines, or damages we must pay will reduce our ability
to make distributions.
Discovery of previously undetected environmentally hazardous conditions may decrease our revenues and limit our ability to make
distributions.
Under various federal, state, and local environmental laws, ordinances, and regulations, a current or previous real property owner
or operator may be liable for the cost to remove or remediate hazardous or toxic substances on, under, or in such property. These
costs could be substantial. Such laws often impose liability whether or not the owner or operator knew of, or was responsible for,
the presence of such hazardous or toxic substances. Environmental laws also may impose restrictions on the manner in which
property may be used or businesses may be operated, and these restrictions may require substantial expenditures or prevent us
from entering into leases with prospective tenants that may be impacted by such laws. Environmental laws provide for sanctions
for noncompliance and may be enforced by governmental agencies or, in certain circumstances, by private parties. Certain
environmental laws and common law principles could be used to impose liability for release of and exposure to hazardous substances,
including asbestos-containing materials. Third parties may seek recovery from real property owners or operators for personal injury
or property damage associated with exposure to released hazardous substances. The cost of defending against claims of liability,
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of complying with environmental regulatory requirements, of remediating any contaminated property, or of paying personal injury
claims could reduce the amounts available for distribution to our stockholders.
If we sell properties and provide financing to purchasers, defaults by the purchasers would decrease our cash flows and limit our
ability to make distributions.
In some instances we may sell our properties by providing financing to purchasers. When we provide financing to purchasers, we
will bear the risk that the purchaser may default, which could negatively impact our cash distributions to stockholders. Even in
the absence of a purchaser default, the distribution of the proceeds of sales to our stockholders, or the reinvestment of proceeds
in other assets, will be delayed until the promissory notes or other property we may accept upon a sale are actually paid, sold,
refinanced, or otherwise disposed.
Risks Related to an Investment in Us
There is no public trading market for our shares; therefore, it will be difficult for our stockholders to sell their shares.
There is no current public market for our shares, and we currently have no immediate plans to list our shares on a national securities
exchange. Stockholders may not sell their shares unless the purchaser meets the applicable suitability and minimum purchase
requirements. Our charter also prohibits the ownership of more than 9.8% of our stock, unless exempted by our board of directors,
which may inhibit large-scale investors from desiring to purchase our shares. Our board of directors has adopted a share redemption
program (the "SRP"). We suspended Ordinary Redemptions (i.e., redemptions sought in cases other than in connection with a
"qualifying disability" or within two years of a stockholder's death) from September 2009 to September 2010. Effective
December 12, 2011, the price for Ordinary Redemptions was $6.25, which is significantly below the most recently stated estimated
per-share value. The SRP includes numerous restrictions that limit a stockholder's ability to sell his or her shares to us, and our
board of directors may amend, suspend, or terminate our share redemption program upon 30 days' notice. Therefore, it will be
difficult for our stockholders to sell their shares promptly or at all. If a stockholder is able to sell his or her shares, it may be at a
substantial discount to the most recently published estimated share value. It is also likely that our shares would not be accepted
as the primary collateral for a loan. Investors should purchase our shares only as a long-term investment because of the illiquid
nature of our shares.
We may be unable to pay or maintain cash distributions or increase distributions over time, which could reduce the funds we have
available for investment and the return to our investors.
There are many factors that can affect the availability and timing of distributions to stockholders. We expect to continue to fund
distributions principally from cash flow from operations; however, from time to time, we may elect to fund a portion of our
distributions from borrowings or from net equity proceeds raised under our DRP. If we fund distributions from financings or the
net equity proceeds pursuant to our DRP, we will have fewer funds available for the investment in, and acquisition of, properties;
thus, the overall return to our investors may be reduced. Further, to the extent distributions exceed cash flow from operations, a
stockholder's basis in our stock will be reduced and, to the extent distributions exceed a stockholder's basis, the stockholder may
recognize capital gain. We can give no assurance that we will be able to pay or maintain cash distributions or increase distributions
over time.
Our charter limits the number of shares a person may own, which may discourage a takeover that could otherwise result in a
premium price to our stockholders.
Our charter, with certain exceptions, authorizes our directors to take such actions as are necessary and desirable to preserve our
qualification as a REIT. Unless exempted by our board of directors, no person may own more than 9.8% of our outstanding common
stock. This restriction may have the effect of delaying, deferring, or preventing a change in control, including an extraordinary
transaction (such as a merger, tender offer, or sale of all or substantially all of our assets) that might provide a premium price for
holders of our common stock.
9
Our charter permits our board of directors to issue stock with terms that may subordinate the rights of our common stockholders
or discourage a third party from acquiring us in a manner that could result in a premium price to our stockholders.
Our board of directors may classify or reclassify any unissued common stock or preferred stock and establish the preferences;
conversion; or other rights, voting powers, restrictions, or limitations as to distributions, qualifications, and terms or conditions
of redemption of any such stock. Thus, our board of directors could authorize the issuance of preferred stock with terms and
conditions that could have priority as to distributions and amounts payable upon liquidation over the rights of the holders of our
common stock. Such preferred stock could also have the effect of delaying, deferring, or preventing a change in control of us,
including an extraordinary transaction (such as a merger, tender offer, or sale of all or substantially all of our assets) that might
provide a premium price to holders of our common stock.
Our stockholders have limited control over changes in our policies and operations, which increases the uncertainty and risks they
face.
Our board of directors determines our major policies, including our policies regarding financing, growth, debt capitalization, REIT
qualification, and distributions. Our board of directors may amend or revise these and other policies without a vote of the
stockholders. Under Maryland General Corporation Law and our charter, our stockholders have a right to vote only on limited
matters. Our board's broad discretion in setting policies and our stockholders' inability to exert control over those policies increases
the uncertainty and risks stockholders face.
Risks Related to Our Corporate Structure
Our loss of or inability to obtain key personnel could delay or hinder implementation of our investment strategies, which could
limit our ability to make distributions.
Our success depends to a significant degree upon the contributions of our officers, E. Nelson Mills, Douglas P. Williams, and
Randall D. Fretz; and the chairman of our board of directors, Leo F. Wells, III, each of whom would be difficult to replace. We do
not have employment agreements with Messrs. Mills, Williams, or Fretz, nor do WREAS II or its manager, Wells Capital or its
affiliates, and we cannot guarantee that such persons will remain affiliated with us, Wells Capital, or its affiliates. If any of these
key personnel were to cease their affiliation with us, Wells Capital, or its affiliates, we may be unable to find suitable replacement
personnel, and our operating results could suffer as a result. We do not intend to maintain key person life insurance on any person.
We believe that our future success depends, in large part, upon our advisor's ability to hire and retain highly skilled managerial,
operational, and marketing personnel. Competition for such personnel is intense, and our advisor may be unsuccessful in attracting
and retaining such skilled personnel. Further, we have established and intend to establish strategic relationships with firms that
have special expertise in certain services or as to real properties in certain geographic regions. Maintaining such relationships will
be important for us to effectively compete with other investors for properties in such regions. We may be unsuccessful in attracting
and retaining such relationships. If we lose or are unable to obtain the services of highly skilled personnel or do not establish or
maintain appropriate strategic relationships, our ability to implement our investment strategies could be delayed or hindered.
Our operating performance could suffer if Wells Capital or its affiliates incur significant losses, including those losses that may
result from being the general partner of other entities or the guarantor of debt held by other entities.
Our advisor, WREAS II, has five employees and, as such, will continue to rely upon the employees of its manager, Wells Capital,
to perform many of the services required under the Advisory Agreement. We are dependent on our advisor to select investments
and conduct our operations. Thus, adverse changes to our relationship with or the financial health of Wells Capital and its affiliates,
including changes arising from litigation or as a result of having to perform under guarantees, could hinder their ability to successfully
manage our operations and our portfolio of investments.
In addition, as a general partner to many Wells-sponsored programs, Wells Capital may have contingent liability for the obligations
of such partnerships. Enforcement of such obligations against Wells Capital could result in a substantial reduction of its net worth.
If such liabilities affected the level of services that Wells Capital or its affiliates could provide, our operations and financial
performance could suffer.
Payment of compensation to Wells Capital and its affiliates will reduce cash available for investment and distribution, and increases
the risk that you will not be able to recover the amount of your investment in our shares.
Our advisor and sponsor will perform services for us in connection with the shares offered under our DRP, the selection and
acquisition of our investments, the management and leasing of our properties, and the administration of our other investments. We
will pay them substantial up-front fees for some of these services, which will result in immediate dilution to the value of your
investment and will reduce the amount of cash available for investment in properties or distribution to stockholders.
10
We will also pay significant fees during our operational stage. Those fees include obligations to reimburse WREAS II, Wells
Capital, and its affiliates for expenses they incur in connection with their providing services to us, including certain personnel
services.
We may also pay significant fees during our listing/liquidation stage. Although most of the fees payable during our listing/liquidation
stage are contingent on our investors first enjoying agreed-upon investment returns, affiliates of Wells Capital could also receive
significant payments even without our reaching the investment return thresholds should we seek to become self-managed. Due to
the apparent preference of the public market for self-managed companies, a decision to list our shares on a national securities
exchange might well be preceded by a decision to become self-managed. And given our advisor's familiarity with our assets and
operations, we might prefer to become self-managed by acquiring entities affiliated with our advisor. Such an internalization
transaction could result in significant payments to affiliates of our advisor, irrespective of whether investors enjoyed the returns
on which we have conditioned other back-end compensation.
These fees and other potential payments increase the risk that the amount available for distribution to common stockholders upon
a liquidation of our portfolio would be less than the purchase price of the shares in our public offerings of common stock. Substantial
consideration paid to our advisor and its affiliates also increases the risk that investors will not be able to resell their shares at a
profit, even if our shares are listed on a national securities exchange.
If we are unable to fund the future capital needs of our properties, cash distributions to our stockholders and the value of our
investments could decline.
When tenants do not renew their leases or otherwise vacate their space, we will often need to expend substantial funds for tenant
improvements to the vacated space in order to attract replacement tenants. In addition, although we expect that our leases with
tenants will require tenants to pay routine property maintenance costs, we will likely be responsible for any major structural repairs,
such as repairs to the foundation, exterior walls, and rooftops.
If we need significant capital in the future to improve or maintain our properties or for any other reason, we will have to obtain
financing from sources such as cash flow from operations, borrowings, property sales, or future equity offerings. These sources
of funding may not be available on attractive terms or at all. If we cannot procure the necessary funding for capital improvements,
our investments may generate lower cash flows or decline in value, or both, which would limit our ability to make distributions
to our stockholders.
Federal Income Tax Risks
Failure to qualify as a REIT would reduce our net income and cash available for distributions.
Our qualification as a REIT depends upon our ability to meet requirements regarding our organization and ownership, distributions
of our income, the nature and diversification of our income and assets, and other tests imposed by the Internal Revenue Code
(the "Code"). If we fail to qualify as a REIT for any taxable year, we will be subject to federal income tax on our taxable income
at corporate rates and/or penalties. In addition, we would generally be disqualified from treatment as a REIT for the four taxable
years following the year of losing our REIT status. Losing our REIT status would reduce our net earnings available for investment
or distribution to stockholders because of the additional tax liability. In addition, distributions to stockholders would no longer
qualify for the dividends-paid deduction, and we would no longer be required to make distributions. If this occurs, we might be
required to borrow funds or liquidate some investments in order to pay the applicable tax.
Recharacterization of sale-leaseback transactions may cause us to lose our REIT status, which would reduce the return to our
stockholders.
We may purchase properties and lease them back to the sellers of such properties. While we will use our best efforts to structure
any such sale-leaseback transaction such that the lease will be characterized as a "true lease," thereby allowing us to be treated as
the owner of the property for federal income tax purposes, we can give no assurance that the Internal Revenue Service will not
challenge such characterization. In the event that any such sale-leaseback transaction is challenged and recharacterized as a financing
transaction or loan for federal income tax purposes, deductions for depreciation and cost recovery relating to such property would
be disallowed. If a sale-leaseback transaction was so recharacterized, we might fail to satisfy the REIT qualification asset tests or
income tests and, consequently, lose our REIT status. Alternatively, the amount of our REIT taxable income could be recalculated,
which might also cause us to fail to meet the distribution requirement for a taxable year.
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Stockholders may have current tax liability on distributions they elect to reinvest in our common stock.
Participants in our dividend reinvestment plan will be deemed to have received, and for income tax purposes will be taxed on, the
amount reinvested in shares of our common stock to the extent the amount reinvested was not a tax-free return of capital. In
addition, participants will be treated for tax purposes as having received an additional distribution to the extent the shares are
purchased at a discount to fair market value, if any. As a result, and except with respect to tax-exempt entities, participants in our
dividend reinvestment plan may have to use funds from other sources to pay the tax liability on the value of the shares of common
stock they receive.
Even if we qualify as a REIT for federal income tax purposes, we may be subject to other tax liabilities that reduce our cash flow
and our ability to make distributions to our stockholders.
Even if we remain qualified as a REIT for federal income tax purposes, we may be subject to some federal, state, and local taxes
on our income or property. For example:
•
In order to qualify as a REIT, we must distribute annually at least 90% of our REIT taxable income to our stockholders
(which is determined without regard to the dividends-paid deduction or net capital gain). To the extent that we satisfy
the distribution requirement but distribute less than 100% of our REIT taxable income, we will be subject to federal
corporate income tax on the undistributed income.
• We will be subject to a 4% nondeductible excise tax on the amount, if any, by which distributions we pay in any calendar
year are less than the sum of 85% of our ordinary income, 95% of our capital gains net income, and 100% of our
undistributed income from prior years.
•
•
If we have net income from the sale of foreclosure property that we hold primarily for sale to customers in the ordinary
course of business or other nonqualifying income from foreclosure property, we must pay a tax on that income at the
highest corporate income tax rate.
If we sell a property, other than foreclosure property, that we hold primarily for sale to customers in the ordinary course
of business, our gain would be subject to the 100% "prohibited transaction" tax.
• We may perform additional, noncustomary services for tenants of our buildings through our taxable REIT subsidiary,
including real estate or non-real-estate-related services; however, any earnings related to such services are subject to
federal and state income taxes.
To maintain our REIT status, we may be forced to borrow funds during unfavorable market conditions to make distributions to
our stockholders, which could increase our operating costs and decrease the value of an investment in us.
To qualify as a REIT, we must distribute to our stockholders each year 90% of our REIT taxable income (which is determined
without regard to the dividends-paid deduction or net capital gains). At times, we may not have sufficient funds to satisfy these
distribution requirements and may need to borrow funds to maintain our REIT status and avoid the payment of income and excise
taxes. These borrowing needs could result from (i) differences in timing between the actual receipt of cash and inclusion of income
for federal income tax purposes; (ii) the effect of nondeductible capital expenditures; (iii) the creation of reserves; or (iv) required
debt or amortization payments. We may need to borrow funds at times when market conditions are unfavorable. Such borrowings
could increase our costs and reduce the value of our common stock.
To maintain our REIT status, we may be forced to forego otherwise attractive opportunities, which could delay or hinder our ability
to meet our investment objectives and lower the return to our stockholders.
To qualify as a REIT, we must satisfy tests on an ongoing basis concerning, among other things, the sources of our income, the
nature of our assets, and the amounts we distribute to our stockholders. We may be required to make distributions to stockholders
at times when it would be more advantageous to reinvest cash in our business or when we do not have funds readily available for
distribution. Compliance with the REIT requirements may hinder our ability to operate solely on the basis of maximizing profits.
Because of the ownership structure of our hotel property, we face potential adverse effects from changes to the applicable tax laws.
We own one hotel property. However, under the Code, REITs are not allowed to operate hotels directly or indirectly. Accordingly,
we lease our hotel property to our taxable REIT subsidiary, or TRS. As lessor, we are entitled to a percentage of the gross receipts
from the operation of the hotel property. Marriott Hotel Services, Inc. manages the hotel under the Marriott® name pursuant to a
management contract with the TRS as lessee. While the TRS structure allows the economic benefits of ownership to flow to us,
the TRS is subject to tax on its income from the operations of the hotel at the federal and state levels. In addition, the TRS is subject
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to detailed tax regulations that affect how it may be capitalized and operated. If the tax laws applicable to our TRS are changed,
we may be forced to modify the structure for owning our hotel property or sell our hotel property, which may adversely affect our
cash flows. In addition, the Internal Revenue Service, the United States Treasury Department, and Congress frequently review
federal income tax legislation, and we cannot predict whether, when, or to what extent new federal tax laws, regulations,
interpretations, or rulings will be adopted. Any of such actions may prospectively or retroactively modify the tax treatment of the
TRS and, therefore, may adversely affect our after-tax returns from our hotel property.
Foreign currency gains may threaten our REIT status, and foreign currency losses may reduce the income received from our foreign
investments.
Foreign currency gains that we derive from certain of our investments will be treated as qualifying income for purposes of the
REIT income tests if such gains are derived with respect to underlying income that itself qualifies for purposes of the REIT income
tests, such as interest on loans that are secured by mortgages on real property. Other foreign currency gains, however, will be
treated as income that does not qualify under the 95% or 75% gross income tests, unless certain technical requirements are met.
No assurance can be given that these technical requirements will be met in the case of any foreign currency gains that we recognize
directly or through pass-through subsidiaries, or that those technical requirements will not adversely affect our ability to satisfy
the REIT qualification requirements. Although we may hedge our foreign currency risk subject to the REIT income qualification
tests, we may not be able to do so successfully and may incur losses on these investments as a result of exchange rate fluctuations.
Foreign taxes we incur will not be creditable to or otherwise pass through to our stockholders.
Taxes that we pay in foreign jurisdictions may not be passed through to, or be used by our stockholders as a foreign tax credit or
otherwise.
Legislative or regulatory action could adversely affect investors.
In recent years, numerous legislative, judicial, and administrative changes have been made in the provisions of federal and state
income tax laws applicable to investments similar to an investment in shares of Wells REIT II. Additional changes to tax laws are
likely to continue to occur in the future, and we cannot assure you that any such changes will not adversely affect the taxation of
our stockholders. Any such changes could have an adverse effect on an investment in shares or on the market value or the resale
potential of our properties. You are urged to consult with your own tax advisor with respect to the impact of recent legislation on
your ownership of shares and the status of legislative, regulatory, or administrative developments and proposals and their potential
effect on ownership of shares.
Risks Associated with Debt Financing
We have incurred and are likely to continue to incur mortgage and other indebtedness, which may increase our business risks.
As of February 15, 2012, our total indebtedness was approximately $1.5 billion, which includes a $375.0 million term loan,
$248.4 million of bonds, and $737.1 million of mortgage loans, all with fixed interest rates, or with interest rates that are effectively
fixed when considered in connection with an interest rate swap agreement; and $117.0 million outstanding on our variable-rate
line of credit. We are likely to incur additional indebtedness to acquire properties, to fund property improvements and other capital
expenditures, to redeem shares under our share redemption program, to pay our distributions, and for other purposes.
Significant borrowings by us increase the risks of an investment in us. If there is a shortfall between the cash flow from properties
and the cash flow needed to service our indebtedness, then the amount available for distributions to stockholders may be reduced.
In addition, incurring mortgage debt increases the risk of loss since defaults on indebtedness secured by a property may result in
lenders initiating foreclosure actions. In that case, we could lose the property securing the loan that is in default. For tax purposes,
a foreclosure of any of our properties would be treated as a sale of the property for a purchase price equal to the outstanding balance
of the debt secured by the mortgage. If the outstanding balance of the debt secured by the mortgage exceeds our tax basis in the
property, we would recognize taxable income on foreclosure, but we would not receive any cash proceeds. We may give full or
partial guarantees to lenders of mortgage debt on behalf of the entities that own our properties. When we give a guaranty on behalf
of an entity that owns one of our properties, we will be responsible to the lender for satisfaction of the debt if it is not paid by such
entity.
If any mortgages or other indebtedness contain cross-collateralization or cross-default provisions, a default on a single loan could
affect multiple properties. Our unsecured credit facility with a syndicate of lenders led by JPMorgan Chase Bank, N.A. ("JPMorgan
Chase Bank"), as administrative agent (the "JPMorgan Chase Credit Facility") includes a cross-default provision that provides
that a payment default under any recourse obligation of $10 million or more by us, Wells OP II, or any of our subsidiaries constitutes
13
a default under the line of credit. If any of our properties are foreclosed on due to a default, our ability to pay cash distributions
to our stockholders will be limited.
High mortgage interest rates may make it difficult for us to finance or refinance properties, which could reduce the number of
properties we can acquire, our net income, and the amount of cash distributions we can make.
If mortgage debt is unavailable at reasonable interest rates, we may not be able to finance the purchase of properties. If we place
mortgage debt on properties, we run the risk of being unable to refinance the properties when the loans become due, or of being
unable to refinance on favorable terms. If interest rates are higher when we refinance the properties, our income could be reduced.
If any of these events occur, our cash flow would be reduced. This, in turn, would reduce cash available for distribution to our
stockholders and may hinder our ability to raise more capital by issuing more stock or by borrowing more money.
Lenders may require us to enter into restrictive covenants relating to our operations, which could limit our ability to make
distributions to our stockholders.
When providing financing, a lender may impose restrictions on us that affect our distribution and operating policies and our ability
to incur additional debt. Loan documents we enter into may contain covenants that limit our ability to further mortgage the property,
discontinue insurance coverage, or replace our advisor, WREAS II. These or other limitations may limit our flexibility and our
ability to achieve our operating plans.
Increases in interest rates could increase the amount of our debt payments and limit our ability to pay distributions to our
stockholders.
We expect to incur additional indebtedness in the future, which may include mortgages, unsecured bonds, term loans, or borrowings
under a credit facility. Increases in interest rates will increase interest costs on our variable-interest debt instruments, which would
reduce our cash flows and our ability to pay distributions. In addition, if we need to repay existing debt during periods of higher
interest rates, we might sell one or more of our investments in order to repay the debt, which sale at that time might not permit
realization of the maximum return on such investments. For additional information, please refer to Item 7A., Quantitative and
Qualitative Disclosures About Market Risk, for additional information regarding interest rate risk.
We have broad authority to incur debt, and high debt levels could hinder our ability to make distributions and could decrease the
value of an investment in us.
Our policies do not limit us from incurring additional debt until debt would exceed 100% of our net assets, which is equivalent to
50% of the cost of our tangible assets, though we may exceed this limit under some circumstances. High debt levels would cause
us to incur higher interest charges, would result in higher debt service payments, and could be accompanied by restrictive covenants.
These factors could limit the amount of cash we have available to distribute and could result in a decline in the value of an investment
in us.
Risks Related to Conflicts of Interest
WREAS II and its affiliates will face conflicts of interest relating to the purchase and leasing of properties, and such conflicts may
not be resolved in our favor, i.e., our advisor may offer us less attractive investment opportunities or we may lease to less attractive
tenants, lowering the overall return to our stockholders.
We rely on WREAS II and its affiliates to identify suitable investment opportunities. Other WREF-sponsored programs also rely
on affiliates of WREAS II, including Wells Capital, for investment opportunities. Many investment opportunities would be suitable
for us as well as other WREF-sponsored programs. If Wells Capital directs an investment opportunity to a WREF-sponsored
program, it is to offer the investment opportunity to the program for which the opportunity, in the discretion of Wells Capital, is
most suitable. Likewise, our advisor relies on Wells Management to attract and retain creditworthy tenants for some of our properties.
Other WREF-sponsored programs rely on Wells Management for the same tasks. If Wells Management directs creditworthy
prospective tenants to a property owned by another WREF-sponsored program when it could direct such tenants to our properties,
our tenant base may have more inherent risk than might otherwise be the case. Our charter disclaims any interest in an investment
opportunity known to our advisor that our advisor has not recommended to us. Wells Capital could direct attractive investment
opportunities to other entities or even make such investments for its own account. Wells Management could direct attractive tenants
to other entities. Such events could result in our investing in properties that provide less attractive returns or leasing properties to
tenants that are more likely to default under their leases, thus reducing the level of distributions we may be able to pay.
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Wells Capital, an affiliate of WREAS II with whom WREAS II has executed a master service agreement to retain the use of Wells
Capital's employees as necessary to perform the services required under the Advisory Agreement, will face conflicts of interest
relating to joint ventures that we may form with other Wells-sponsored programs, which conflicts could result in a disproportionate
benefit to the other venture partners at our expense.
We may enter into joint venture agreements with other WREF-sponsored programs for the acquisition, development, or
improvement of properties. Wells Capital may have conflicts of interest in determining which WREF-sponsored program should
enter into any particular joint venture agreement. The co-venturer may have economic or business interests or goals that are or
may become inconsistent with our business interests or goals. In addition, Wells Capital may face a conflict in structuring the
terms of the relationship between our interests and the interests of the affiliated co-venturer and in managing the joint venture.
Since Wells Capital and its affiliates will control both the affiliated co-venturer and, to a certain extent, us, agreements and
transactions between the co-venturers, with respect to any such joint venture, will not have the benefit of arm's-length negotiation
of the type normally conducted between unrelated co-venturers. Co-venturers may thus benefit to our detriment.
Wells Capital, its affiliates, and our officers will face competing demands on their time, and this may cause our operations to
suffer.
We rely on WREAS II for the day-to-day operation of our business. Our advisor, WREAS II, currently has five employees and
will rely upon the employees of its manager, Wells Capital, to perform many of the services our advisor is required to perform for
us. Wells Capital and its affiliates, including our officers, have interests in other WREF-sponsored programs and engage in other
business activities. As a result, they will have conflicts of interest in allocating their time among us and other WREF-sponsored
programs and activities in which they are involved. During times of intense activity in other programs and ventures, they may
devote less time and fewer resources to our business than are necessary or appropriate to manage our business. Our reliance on
our advisor to locate suitable investments for us at times when the management of our advisor is simultaneously seeking to locate
suitable investments for other affiliated programs could delay the investment of the proceeds of our ongoing public offering. Delays
we encounter in the selection, acquisition, and development of income-producing properties would reduce the returns on our
investments and limit our ability to make distributions to our stockholders.
Our officers and some of our directors face conflicts of interest related to the positions they hold with Wells Capital and its affiliates,
which could hinder our ability to successfully implement our business strategy and to generate returns to our investors.
Our executive officers and some of our directors are also officers and directors of Wells Capital, and other affiliated entities. As a
result, they have loyalties to these various entities, which loyalties may affect their judgment, resulting in actions or inactions that
are detrimental to our business, which could hinder the implementation of our business strategy and our investment and leasing
opportunities. If we do not successfully implement our business strategy, we may be unable to generate the cash needed to make
distributions to our stockholders and to maintain or increase the value of our assets.
WREAS II and its affiliates, including our officers and some of our directors, will face conflicts of interest caused by compensation
arrangements with us and other programs managed by Wells capital and WREF-sponsored programs, which could result in actions
that are not in the long-term best interest of our stockholders.
Under the advisory agreement between us and WREAS II, WREAS II will receive substantial fees from us. These fees could
influence our advisor's advice to us, as well as the judgment of its manager, Wells Capital, and affiliates who serve as our officers
or directors. Among other matters, the compensation arrangements could affect their judgment with respect to:
•
•
•
•
•
the continuation, renewal, or enforcement of our agreements with Wells Capital and its affiliates, including the Advisory
Agreement, the dealer-manager agreement, and the property management, leasing and construction management
agreement;
public offerings of equity by us, which entitle WIS to dealer-manager fees and entitle Wells Capital to increased acquisition
and asset management fees;
property sales, which entitle Wells Capital to real estate commissions and possible success-based sales fees;
property acquisitions from other WREF-sponsored programs, which might entitle Wells Capital to real estate commissions
and possible success-based sale fees in connection with its services for the seller;
property acquisitions from third parties, which utilize proceeds from our public offerings, thereby increasing the likelihood
of continued equity offerings and related fee income for WIS and Wells Capital;
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• whether and when we seek to become self-managed, which decision could lead to our acquisition of entities affiliated
with Wells Capital at a substantial price;
• whether and when we seek to list our common stock on a national securities exchange, which listing could entitle WREAS II
to a success-based listing fee but could also hinder its sales efforts for other programs if the price at which our shares
trade is lower than the price at which we offered shares to the public; and
• whether and when we seek to sell the company or its assets, which could entitle WREAS II to a success-based fee but
could also hinder its sales efforts for other programs if the sales price for the company or its assets resulted in proceeds
less than the amount needed to preserve our stockholders' capital.
The acquisition fees paid and management and leasing fees paid to our advisor WREAS II, and its manger, Wells Capital and
affiliate, Wells Management, will be paid irrespective of the quality of their acquisition or property-management services during
the term of the related agreement. Moreover, Wells Capital and Wells Management will have considerable discretion with respect
to the terms and timing of acquisition, disposition, and leasing transactions. Considerations relating to their compensation from
other programs could result in decisions that are not in the best interest of our stockholders.
Our directors' and officers' loyalties to other WREF-sponsored programs could influence their judgment, resulting in actions that
are not in our stockholders' best interest or that result in a disproportionate benefit to another WREF-sponsored program at our
expense.
Some of our directors and officers are also directors or officers of other WREF-sponsored programs. Specifically, four of our
directors (including one of our independent directors) and all three of our officers are also directors or officers of other WREF-
sponsored real estate programs. The loyalties of our directors and officers serving on another board may influence the judgment
of our board when considering issues for us that also may affect other WREF-sponsored programs, such as the following:
• We could enter into transactions with other WREF-sponsored programs, such as property sales or acquisitions, joint
ventures, or financing arrangements. Decisions of the board or the Conflicts Committee regarding the terms of those
transactions may be influenced by the board's or committee's loyalties to other WREF-sponsored programs.
• A decision of the board or the Conflicts Committee regarding the timing of a debt or equity offering could be influenced
by concerns that the offering would compete with an offering of other WREF-sponsored programs.
• A decision of the board or the Conflicts Committee regarding the timing of property sales could be influenced by concerns
that the sales would compete with those of other WREF-sponsored programs.
International Business Risks
We are subject to additional risks from our international investments.
We purchased the Dvintsev Business Center - Tower B, located in Moscow, Russia, during 2009. We may also purchase additional
properties located outside the United States. These investments may be affected by factors particular to the laws and business
practices of the jurisdictions in which the properties are located. These laws and business practices may expose us to risks that are
different from and in addition to those commonly found in the United States. Foreign investments include the following risks:
•
the burden of complying with a wide variety of foreign laws, including:
•
•
changing governmental rules and policies, including changes in land use and zoning laws, more stringent
environmental laws or changes in such laws; and
existing or new laws relating to the foreign ownership of real property or mortgages and laws restricting the ability
of foreign persons or companies to remove profits earned from activities within the country to the person's or company's
country of origin;
•
•
•
•
the potential for expropriation;
possible currency transfer restrictions;
imposition of adverse or confiscatory taxes;
changes in real estate and other tax rates and changes in other operating expenses in particular countries;
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•
•
•
•
•
•
•
possible challenges to the anticipated tax treatment of the structures that allow us to acquire and hold investments;
adverse market conditions caused by terrorism, civil unrest, and changes in national or local governmental or economic
conditions;
the willingness of domestic or foreign lenders to make mortgage loans in certain countries and changes in the availability,
cost, and terms of mortgage funds resulting from varying national economic policies;
general political and economic instability in certain regions;
the potential difficulty of enforcing obligations in other countries;
our willingness, or inability as a result of the United States Foreign Corrupt Practices Act, to comply with local business
customs in certain regions; and
our advisor's limited experience and expertise in foreign countries relative to its experience and expertise in the United
States.
Investments in properties outside the United States may subject us to foreign currency risks, which may adversely affect distributions.
Investments outside the United States may be subject to foreign currency risk due to potential fluctuations in exchange rates
between foreign currencies and the U.S. dollar. As a result, changes in exchange rates of any such foreign currency to U.S. dollars
may affect our revenues, operating margins, and distributions and may also affect the book value of our assets and the amount of
stockholders' equity. Our ability to hedge such currency risk may be limited or cost-prohibitive in certain countries.
Certain foreign currency gains may threaten our REIT status, and foreign currency losses may reduce the income received from
our foreign investments. Further, bank accounts held in a foreign currency, which are not considered cash or cash equivalents, may
threaten our status as a REIT.
Risks Related to Investments by Tax-Exempt Entities and Benefit Plans Subject to ERISA
If you fail to meet the fiduciary and other standards under ERISA or the Internal Revenue Code as a result of an investment in our
stock, you could be subject to criminal and civil penalties.
There are special considerations that apply to employee benefit plans subject to ERISA (such as profit-sharing, Section 401(k), or
pension plans) and other retirement plans or accounts subject to Section 4975 of the Internal Revenue Code (such as an individual
retirement account, or "IRA") that are investing in our shares. If you are investing the assets of such a plan or account in our
common stock, you should satisfy yourself that:
•
•
•
•
•
•
•
your investment is consistent with your fiduciary and other obligations under ERISA and the Internal Revenue Code;
your investment is made in accordance with the documents and instruments governing your plan or IRA, including your
plan's or account's investment policy;
your investment satisfies the prudence and diversification requirements of Sections 404(a)(1)(B) and 404(a)(1)(C) of
ERISA and other applicable provisions of ERISA and the Internal Revenue Code;
your investment in our shares, for which no trading market may exist, is consistent with the liquidity needs of the plan
or IRA;
your investment will not produce an unacceptable amount of "unrelated business taxable income" for the plan or IRA;
you will be able to comply with the requirements under ERISA and the Internal Revenue Code to value the assets of the
plan or IRA annually; and
your investment will not constitute a prohibited transaction under Section 406 of ERISA or Section 4975 of the Internal
Revenue Code.
Failure to satisfy the fiduciary standards of conduct and other applicable requirements of ERISA and the Internal Revenue Code
may result in the imposition of civil and criminal penalties and could subject the fiduciary to claims for damages or for equitable
remedies. In addition, if an investment in our shares constitutes a prohibited transaction under ERISA or the Internal Revenue
Code, the fiduciary or IRA owner who authorized or directed the investment may be subject to the imposition of excise taxes with
17
respect to the amount invested. In the case of a prohibited transaction involving an IRA owner, the IRA may be disqualified and
all of the assets of the IRA may be deemed distributed and subjected to tax. ERISA plan fiduciaries and IRA custodians should
consult with counsel before making an investment in our common shares.
With respect to the annual valuation requirements described above, we have disclosed an estimated value per share of our common
stock of $7.47. This estimated per-share value was calculated by aggregating the value of our real estate and other assets, subtracting
the fair value of our liabilities, and dividing the total by the number of our common shares outstanding, all as of September 30,
2011. Therefore, our estimated share value is the same as our net asset value, as it does not reflect "enterprise value," or include
a premium reflective of (i) the large size of our portfolio; (ii) our rights under our advisory agreement and our potential ability to
secure the services of a management team on a long-term basis; or (iii) the potential increase in our share value if we were to list
our shares on a national securities exchange.
As with any valuation methodology, our methodology is based upon a number of estimates and assumptions that may not be
accurate or complete. Different parties with different assumptions and estimates could derive a different estimated per-share value.
Accordingly, with respect to our estimated per-share value, we can provide no assurance that (i) a stockholder would be able to
realize this estimated value per share upon attempting to resell his or her shares; (ii) we would be able to achieve, for our stockholders,
the estimated value per share, upon a listing of our shares of common stock on a national securities exchange, selling our real
estate portfolio, or merging with another company; or (iii) the estimated share value, or the methodologies relied upon to estimate
the share value, will be found by any regulatory authority to comply with FINRA, ERISA, or any other regulatory requirements.
Furthermore, the estimated value of our shares was calculated as of a particular point in time. The value of our shares will fluctuate
over time in response to, among other things, changes in real estate market fundamentals, capital markets activities, and attributes
specific to the properties and leases within our portfolio (for additional information, see Part II., Item 5. Market for Registrant's
Common Equity, Related Stockholder Matters, and Issuer Purchases of Equity Securities).
ITEM 1B. UNRESOLVED STAFF COMMENTS
Not applicable.
ITEM 2.
PROPERTIES
Overview
As of December 31, 2011, we owned interests in 71 office properties and one hotel located in 23 states, the District of Columbia,
and Moscow, Russia. Of these office properties, 68 are wholly owned and three are owned through consolidated joint ventures.
As of December 31, 2011, the office properties were approximately 93.9% leased.
Property Statistics
The tables below include statistics for properties that we own directly as well as through our consolidated joint ventures. The
following table shows lease expirations of our office properties as of December 31, 2011, and during each of the next 10 years
and thereafter. This table assumes no exercise of renewal options or termination rights.
18
Year of Lease Expiration:
2011 Annualized
Base Rent(1)
(in thousands)
Rentable
Square Feet
(in thousands)
Percentage of
2011 Annualized
Base Rent
Vacant
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
Thereafter
$
—
31,048
21,218
25,311
41,470
66,948
84,731
32,090
17,449
43,756
26,143
58,500
1,373
1,340
1,072
1,114
2,088
2,325
3,845
1,450
1,071
2,481
927
3,250
—%
7%
5%
5%
9%
15%
19%
7%
4%
10%
6%
13%
(1)
2011 Annualized Base Rent is calculated as monthly contractual base rent, excluding lease abatements provided in leases effective as
of December 31, 2011, multiplied by 12. For leases where rent has not yet commenced, the first monthly base rent receivable within
the next 12 months is used to determine 2011 Annualized Base Rent.
$
448,664
22,336
100%
The following table shows the geographic diversification of our office properties as of December 31, 2011.
Location
Atlanta
Northern New Jersey
Washington, D.C.
Cleveland
Baltimore
Houston
New York City
Chicago
Boston
Pittsburgh
San Francisco
Other(2)
2011 Annualized
Base Rent(1)
(in thousands)
Rentable
Square Feet
(in thousands)
Percentage of
2011 Annualized
Base Rent
$
$
68,233
44,002
40,042
31,194
27,519
25,881
23,233
21,502
19,807
17,315
16,420
113,516
448,664
3,521
2,360
855
1,258
1,205
1,131
372
1,313
1,199
1,028
349
6,372
20,963
15%
10%
9%
7%
6%
6%
5%
5%
4%
4%
4%
25%
100%
(1)
2011 Annualized Base Rent is calculated as monthly contractual base rent, excluding lease abatements provided in leases effective as
of December 31, 2011, multiplied by 12. For leases where rent has not yet commenced, the first monthly base rent receivable within
the next 12 months is used to determine 2011 Annualized Base Rent.
(2) No more than 3% is attributable to any individual geographic location.
19
The following table shows the tenant industry diversification of our office properties as of December 31, 2011.
Industry
Legal Services
Communications
Depository Institutions
Electric, Gas & Sanitary Services
Industrial Machinery & Equipment
Business Services
Engineering & Management
Security & Commodity Brokers
Insurance Carriers
Electronic & Other Electric Equipment
Nondepository Institutions
Transportation Equipment
Other(2)
2011 Annualized
Base Rent(1)
(in thousands)
Rentable
Square Feet
(in thousands)
Percentage of
2011 Annualized
Base Rent
$
65,635
60,763
49,192
29,401
28,694
25,343
22,601
18,731
15,040
14,065
13,335
12,707
93,157
$
448,664
1,650
3,396
2,011
2,155
1,557
1,043
1,023
738
1,109
763
891
448
4,179
20,963
15%
14%
11%
6%
6%
6%
5%
4%
3%
3%
3%
3%
21%
100%
(1)
2011 Annualized Base Rent is calculated as monthly contractual base rent, excluding lease abatements provided in leases effective as
of December 31, 2011, multiplied by 12. For leases where rent has not yet commenced, the first monthly base rent receivable within
the next 12 months is used to determine 2011 Annualized Base Rent.
(2) No more than 3% is attributable to any individual industry.
The following table shows the tenant diversification of our office properties as of December 31, 2011.
Tenant
AT&T
Jones Day
Key Bank
IBM
Westinghouse
Pershing
Wells Fargo
CH2M Hill
Other(2)
2011 Annualized
Base Rent(1)
(in thousands)
Percentage of
2011 Annualized
Base Rent
$
$
45,184
19,491
17,165
17,121
15,293
14,253
10,667
10,623
298,867
448,664
10%
4%
4%
4%
4%
3%
2%
2%
67%
100%
(1)
2011 Annualized Base Rent is calculated as monthly contractual base rent, excluding lease abatements provided in leases effective as
of December 31, 2011, multiplied by 12. For leases where rent has not yet commenced, the first monthly base rent receivable within
the next 12 months is used to determine 2011 Annualized Base Rent.
(2) No more than 2% is attributable to any individual tenant.
20
The following table shows certain information related to significant properties as of December 31, 2011.
Property
Location
Market
Square
Buildings
Washington,
DC
Rentable
Square Feet
(in thousands)
Total Real
Estate, Net
(in thousands)
% of Total
Assets
2011 Annualized
Base Rent(1)
(in thousands)
Average
Annualized
Base Rent per
Square Foot
(in thousands)
Occupancy
680
$
593,329
12.9%
$
32,106
$
47.21
94.1%
(1)
2011 Annualized Base Rent is calculated as monthly contractual base rent, excluding lease abatements provided in leases effective as
of December 31, 2011, multiplied by 12. For leases where rent has not yet commenced, the first monthly base rent receivable within
the next 12 months is used to determine 2011 Annualized Base Rent.
Other Property-Specific Information
Certain of our properties are subject to ground leases and held as collateral for debt. Refer to Schedule III listed in the index of
Item 15(a) of this report, which details such properties as of December 31, 2011.
ITEM 3.
LEGAL PROCEEDINGS
From time to time, we are party to legal proceedings, which arise in the ordinary course of our business. We are not currently
involved in any legal proceedings of which the outcome is reasonably likely to have a material adverse effect on our results of
operations or financial condition, nor are we aware of any such legal proceedings contemplated by governmental authorities.
ITEM 4. MINE SAFETY DISCLOSURES
Not applicable.
21
ITEM 5. MARKET FOR REGISTRANT'S COMMON EQUITY, RELATED STOCKHOLDER MATTERS, AND
ISSUER PURCHASES OF EQUITY SECURITIES
PART II
Market Information
As of January 31, 2012, we had approximately 544.8 million shares of common stock outstanding held of record by a total of
130,664 stockholders. The number of stockholders is based on the records of DST Systems Inc., who serves as our registrar and
transfer agent. There is no established public trading market for our common stock. Under our charter, certain restrictions are
imposed on the ownership and transfer of shares.
To assist Financial Industry Regulatory Authority ("FINRA") members who participated in our public offerings of common stock,
we disclose in each annual report distributed to stockholders a per-share estimated value of our common stock, the method by
which it was developed, and the date of the data used to develop the estimated value. In addition, our advisor prepares annual
statements of estimated share values to assist both fiduciaries of retirement plans subject to the annual reporting requirements of
ERISA and custodians of IRAs in the preparation of their reports relating to an investment in our shares. For these purposes, our
advisor's estimated value of a share of our common stock was $7.47 per share as of September 30, 2011.
Estimated Per-Share Valuation Methodology
Summary:
In arriving at this estimate, which was determined as of September 30, 2011, we first engaged Altus Group U.S., Inc., a third-party
commercial real estate valuation firm ("Altus"), to appraise our assets, both real estate and other assets, to estimate the fair value
of our liabilities, and to use those estimates to calculate an estimated fair value of our shares. The engagement of Altus was approved
by the asset management committee of our board of directors, which committee is composed only of directors who are not affiliated
with our advisor. Altus's analyses, opinions, and conclusions were developed in conformity with the Code of Professional Ethics
and the Standards of Professional Appraisal Practice of the Appraisal Institute and in conformity with the Uniform Standards of
Professional Appraisal Practice. Altus appraised each of our real estate assets individually, and the asset management committee
of our board and our advisor reviewed these analyses and conclusions.
Altus worked with our advisor and the asset management committee of our board of directors to gather information regarding our
assets and liabilities. On November 3, 2011, Altus delivered a final report to our advisor, who shared the report with the asset
management committee of our board of directors. At a subsequent meeting of our board of directors, our advisor presented the
report and recommended an estimated per-share value. Our board of directors considered all information provided in light of its
own extensive familiarity with our assets and, upon the recommendation of our asset management committee, unanimously agreed
upon an estimated value of $7.47 per share, which is consistent with both the advisor's recommendation and Altus's estimate.
Our estimated per-share value was calculated by aggregating the value of our real estate and other assets, subtracting the fair value
of our liabilities, and dividing the total by the number of our common shares outstanding, all as of September 30, 2011. The potential
dilutive effect of our common stock equivalents does not impact our estimated per-share value. Our estimated share value is the
same as our net asset value. It does not reflect "enterprise value," or include a premium reflective of:
•
•
•
the large size of our portfolio, although it may be true that some buyers are willing to pay more for a large portfolio than
they are willing to pay for each property in the portfolio separately;
our rights under our advisory agreement and our potential ability to secure the services of a management team on a long-
term basis; or
the potential increase in our share value if we were to list our shares on a national securities exchange.
Our key objectives are to arrive at an estimated per-share value that is supported by methodologies and assumptions that are
appropriate based on our current circumstances and calculated using processes and procedures that may be repeated in future
periods. Wells REIT II believes that this approach reflects the conservative investment principles that guided the assembly of our
portfolio over the past eight years, and comports with industry-standard valuation methodologies used for nontraded real estate
companies.
22
Details:
As of September 30, 2011, our estimated per-share value was calculated as follows:
Real estate assets
Debt
Other
Estimated net asset value per-share
Estimated enterprise value premium
Total estimated per-share value
$
$
$
(1)
(2)
(3)
10.13
(2.65)
(0.01)
7.47
None assumed
7.47
(1) Our real estate assets were appraised using valuation methods that we believe are typically used by investors for properties that are
similar to ours, including capitalization of the net property operating income, 10-year discounted cash flow models, and comparison
with sales of similar properties. Primary emphasis was placed on the discounted cash flow analysis, with the other approaches used
to confirm the reasonableness of the value conclusion. Using this methodology, the appraised value of our real estate assets reflects
an overall decline from original purchase price, exclusive of acquisition costs, plus post-acquisition capital investments, of 8.1%. We
believe that the assumptions employed in the valuation are within the ranges used for properties that are similar to ours and held by
investors with similar expectations to our investors.
The following are the key assumptions (shown on a weighted-average basis) that are used in the discounted cash flow models to
estimate the value of our real estate assets:
Exit capitalization rate
Discount rate/internal rate of return ("IRR")
Annual market rent growth rate
Annual holding period
7.19%
8.19%
3.31%
10.3 years
While we believe our assumptions are reasonable, a change in these assumptions would impact the calculation of the value of our real
estate assets. For example, assuming all other factors remain unchanged, a change in the weighted-average annual discount rate/IRR
of 0.25% would yield a change in our total real estate asset value of 1.83%.
(2) The fair value of our debt instruments was estimated using discounted cash flow models, which incorporate assumptions that we believe
reflect the terms currently available on similar borrowing arrangements to borrowers with credit profiles similar to ours.
(3) The fair value of our non-real estate assets and liabilities is estimated to materially reflect book value given their typically short-term
(less than 1 year) settlement periods.
Our estimated per-share value as of September 30, 2011 ($7.47) has been adversely affected by volatility in real estate markets
and the current tepid outlook on office sector rents and pricing expectations. Nevertheless, our portfolio is leased largely to
creditworthy tenants with long-term leases, and we do not foresee any short-term impact on our distribution rate caused by current
pricing weakness in this economy. Throughout the economic downturn experienced over the last three years, our portfolio occupancy
has remained high (above 90%) and leverage has remained low (approximately 25% or less).
We plan to update the estimated per-share value on an annual basis.
Limitations and Risks:
As with any valuation methodology, our methodology is based upon a number of estimates and assumptions that may not be
accurate or complete (see footnotes in above Valuation Methodology section). Different parties with different assumptions and
estimates could derive a different estimated per-share value. Accordingly, with respect to our estimated per-share value, we can
provide no assurance that:
a stockholder would be able to realize this estimated value per share upon attempting to resell his or her shares;
we would be able to achieve, for our stockholders, the estimated value per share, upon a listing of our shares of common
stock on a national securities exchange, selling our real estate portfolio, or merging with another company; or
23
the estimated share value, or the methodologies relied upon to estimate the share value, will be found by any regulatory
authority to comply with FINRA, ERISA, or any other regulatory requirements.
Furthermore, the estimated value of our shares was calculated as of a particular point in time. The value of our shares will fluctuate
over time in response to, among other things, changes in real estate market fundamentals, capital markets activities, and attributes
specific to the properties and leases within our portfolio.
Distributions
We intend to make distributions each taxable year (not including a return of capital for federal income tax purposes) equal to at
least 90% of our taxable income. One of our primary goals is to pay regular quarterly distributions to our stockholders. The amount
of distributions paid and the taxable portion in prior periods are not necessarily indicative of amounts anticipated in future periods.
When evaluating the amount of cash available to fund distributions to stockholders, we consider net cash provided by operating
activities (as defined by Generally Accepted Accounting Principles ("GAAP") and presented in the accompanying GAAP-basis
consolidated statements of cash flows), adjusted to exclude certain costs that were incurred for the purpose of generating future
earnings and appreciation in value over the long term, including acquisition-related costs. Total distributions paid to stockholders
in 2011 and 2010 have been funded with current-period or prior-period accumulated net cash flow from operating activities,
adjusted to exclude acquisition-related costs.
Quarterly distributions paid to the stockholders during 2011 and 2010 were as follows (in thousands, except per-share amounts):
Total Cash Distributed
Per-Share Investment Income
Per-Share Return of Capital
Total Per-Share Distribution
Total Cash Distributed
Per-Share Investment Income
Per-Share Return of Capital
Total Per-Share Distribution
$
$
$
$
$
$
$
$
2011
First Quarter
67,485
0.049
Second Quarter
67,615
$
0.049
$
Third Quarter
67,771
$
0.049
$
Fourth Quarter
67,849
$
0.049
$
0.076
0.125
$
$
0.076
0.125
$
$
0.076
0.125
$
$
0.076
0.125
2010
First Quarter
Second Quarter
Third Quarter
Fourth Quarter
75,465
0.067
0.082
0.149
$
$
$
$
77,459
0.068
0.083
0.151
$
$
$
$
80,291
0.068
0.083
0.151
$
$
$
$
80,600
0.067
0.082
0.149
Total
270,720
0.196
0.304
0.500
(1)
(2)
Total
313,815
(1)
(2)
0.270
0.330
0.600
$
$
$
$
$
$
$
$
(1) Approximately 39% and 45% of the distributions paid during 2011 and 2010, respectively, were taxable to the investor as ordinary
income.
(2) Approximately 61% and 55% of the distributions paid during 2011 and 2010, respectively, were characterized as a tax-deferred return
of capital.
Beginning in the first quarter of 2011, our board of directors elected to reduce the quarterly stockholder distribution rate from
$0.15 per share to $0.125 per share. Our board of directors opted to maintain that rate throughout 2011 and for the first quarter of
2012. On February 28, 2012, distributions were declared for the first quarter of 2012 at a rate of $0.125 per share to common
stockholders of record as of March 15, 2012. Such distributions will be paid in March 2012. While our operational cash flows
from properties remain strong, economic downturns in our markets, or in the particular industries in which our tenants operate,
and capital funding requirements for our real estate portfolio, or for future strategic acquisitions, could exert negative pressure on
funds available for future stockholder distributions. We are continuing to carefully monitor our cash flows and market conditions
and to assess their impact on our future earnings and future distribution projections.
Redemptions of Common Stock
We maintain a share redemption program that allows stockholders who acquired their shares directly from Wells REIT II to redeem
their shares, subject to certain conditions and limitations (the "SRP"). We treat redemptions that occur within two years of death
or "qualifying disability" or that occur in connection with a stockholder's (or a stockholder's spouse) qualifying for federal assistance
for confinement to a "long-term care facility" as defined by the SRP differently from all other redemptions ("Ordinary
Redemptions").
24
Ordinary Redemptions are placed in a pool and honored on a pro rata basis. During 2011 we received eligible redemption requests
for 9.4 million shares, all of which were redeemed. Redemption requests were funded with DRP proceeds.
We limit the dollar value and number of shares that may be redeemed under the SRP as follows:
•
•
First, we will limit requests for Ordinary Redemptions and those upon the qualifying disability of a stockholder on a pro
rata basis so that the aggregate of such redemptions during any calendar year will not exceed 5.0% of the weighted-
average number of shares outstanding in the prior calendar year. Requests precluded by this test will not be considered
in the test below.
In addition, if necessary, we will limit all redemption requests, including those sought within two years of a stockholder's
death, on a pro rata basis so that the aggregate of such redemptions during any calendar year would not exceed the greater
of 100% of the net proceeds from our DRP during the calendar year or 5.0% of weighted-average number of shares
outstanding in the prior calendar year.
Effective November 8, 2011, the price paid for shares redeemed under the SRP in cases of death, "qualifying disability," or
qualification for federal assistance for confinement to a "long-term care facility" changed from 100% of the price at which we
issued the share (typically, $10.00) to 100% of the estimated per-share value ($7.47) (see Market Information section above), and
the price paid for Ordinary Redemptions changed from 60% of the price at which we issued the share to $5.50. Effective
December 12, 2011, the price paid for Ordinary Redemptions increased to $6.25 per share.
All of the shares that we redeemed pursuant to our SRP program during the quarter ended December 31, 2011 are provided below
(in thousands, except per-share amounts):
Period
October 2011
November 2011
December 2011
Total
Number
of Shares
Purchased(1)
Average Price
Paid per Share
Total Number of
Shares Purchased as
Part of Publicly
Announced Plans
or Programs(2)
1,496
485
991
$
$
$
9.27
7.07
7.03
1,496
485
991
Approximate Dollar
Value of Shares
Available That
May Yet Be
Redeemed Under
the Program
(3)
(3)
(3)
(1) All purchases of our equity securities by us in 2011 were made pursuant to our SRP.
(2) We announced the commencement of the program on December 10, 2003, and amendments to the program on April 22, 2004; March 28,
2006; May 11, 2006; August 10, 2006; August 8, 2007; November 13, 2008; March 31, 2009; August 13, 2009; February 18, 2010;
July 21, 2010; September 23, 2010; July 19, 2011; August 12, 2011; and December 12, 2011.
(3) We currently limit the dollar value of shares that may yet be redeemed under the program as described above.
Unregistered Issuance of Securities
During 2011, all equity securities sold by us were sold in an offering registered under the Securities Act of 1933 with the following
exception:
Effective June 30, 2011, we issued 20,000 shares to Wells Capital, Inc. in exchange for 20,000 units of Wells OP II. As a result
of the transaction, Wells OP II is now indirectly wholly owned by us. As part of the transaction, we also agreed to reimburse Wells
Capital an amount equal to the state and federal income tax liability (if any) that Wells Capital incurs as a result of the exchange,
with such payment to be grossed up to include any state or federal income taxes imposed upon Wells Capital as a result of its
receipt of any of the reimbursement. The exchange transaction was effected without registration under the securities laws in reliance
on the private offering exemption set forth at Section 4(2) of the Securities Act of 1933, as amended, as the purchaser is an accredited
investor and no general solicitation was involved in connection with the transaction.
25
Securities Authorized for Issuance under Equity Compensation Plans
We have reserved 750,000 shares of common stock for issuance under our Stock Option Plan and 100,000 shares of common stock
under the Independent Director Stock Option Plan. Both plans were approved by our stockholders in 2003 before we commenced
our initial public offering. The following table provides summary information about securities issuable under our equity
compensation plans.
Number of securities
to be issued upon exercise
of outstanding options,
warrants, and rights
Weighted average
exercise price of
outstanding options,
warrants, and rights
Number of securities
remaining available for
future issuance under
equity compensation
plans (1)
29,500
$
—
29,500
$
12.00
—
12.00
820,500
—
820,500
Plan category
Equity compensation plans
approved by security holders
Equity compensation plans not
approved by security holders
Total
(1)
Includes 70,500 shares reserved for issuance under the Independent Director Stock Option Plan, which has been suspended. We do
not expect to issue additional options to our independent directors until our shares of common stock are listed on a national securities
exchange.
26
ITEM 6.
SELECTED FINANCIAL DATA
The following selected financial data for 2011, 2010, 2009, 2008, and 2007 should be read in conjunction with the accompanying
consolidated financial statements and related notes in Item 8 hereof (amounts in thousands, except per-share data).
Total assets
Total stockholders' equity
Outstanding debt
Outstanding long-term debt
Obligations under capital leases
Total revenues(1)
Net income (loss) attributable to the
common stockholders of Wells Real Estate
Investment Trust II, Inc.
Net cash provided by operating activities
Net cash used in investing activities
Net cash provided by (used in) financing
activities
Distributions paid
Net proceeds raised through issuance of our
common stock(2)
Net debt proceeds (repayments)(2)
Investments in real estate(2)
Per weighted-average common share data:
Net income (loss) – basic and diluted
Distributions declared
2011
5,776,567
3,346,655
1,469,486
1,433,295
646,000
$
$
$
$
$
As of December 31,
2010
5,371,685
3,455,697
886,939
838,556
646,000
$
$
$
$
$
2009
5,374,064
2,718,087
946,936
812,030
664,000
$
$
$
$
$
2008
5,474,774
2,576,783
1,268,522
865,938
664,000
$
$
$
$
$
2007
4,102,158
2,287,920
928,297
729,634
78,000
Year Ended December 31,
2011
2010
2009
2008
2007
613,157
$
550,907
$
547,915
$
513,208
$
414,804
56,642
279,158
(666,090)
387,610
270,720
130,289
375,222
638,783
$
$
$
$
$
$
$
$
23,266
270,106
(312,708)
(20,429)
313,815
483,559
(74,742)
318,948
0.10
$
0.50
0.04
0.57(3)
$
$
$
$
$
$
$
$
$
$
40,594
248,527
(129,678)
(102,745)
279,325
657,563
(335,483)
124,149
0.09
0.60
$
$
$
$
$
$
$
$
$
$
(22,678)
$
(4,668)
258,854
(915,315)
694,933
242,367
821,609
310,633
900,269
(0.06)
0.60
$
$
$
$
$
$
$
$
$
197,160
(963,561)
767,813
194,837
964,878
146,766
925,415
(0.01)
0.60
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
Weighted-average common shares outstanding
542,721
524,848
467,922
407,051
328,615
(1) Prior-period amounts adjusted to conform with current-period presentation, including classifying revenues generated by properties
held for sale and by properties sold, as discontinued operations for all periods presented (see Note 12. Assets Held for Sale and
Discontinued Operations to the accompanying consolidating financial statements).
(2) Activity is presented on a cash basis. Please refer to our accompanying consolidated statements of cash flows.
(3) Consistent with 2007, 2008, and 2009, we paid total stockholder distributions of $0.60 per weighted-average share in 2010. The
difference between the 'distributions declared' per weighted-average common share for 2010, as compared with 'distributions declared'
for the previous periods presented, relates to a change in the timing of distribution declarations and payments made in the fourth quarter
of 2010.
27
ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF
OPERATIONS
The following discussion and analysis should be read in conjunction with the Selected Financial Data in Item 6 above and our
accompanying consolidated financial statements and notes thereto. See also Cautionary Note Regarding Forward-Looking
Statements preceding Part I.
Overview
We were formed on July 3, 2003 to acquire and operate a diversified portfolio of commercial real estate primarily consisting of
high-quality, income-producing office and industrial properties leased to creditworthy entities that are primarily located in major
metropolitan areas throughout the United States. We are externally advised and managed by WREAS II. We have elected to be
taxed as a REIT for federal income tax purposes.
During 2009 and the first half of 2010, we received investor proceeds under our public offerings and used those proceeds to acquire
properties and to repay borrowings. During 2011, we also continued to raise equity under the DRP and to use DRP proceeds,
along with additional borrowings and cash on hand, to further expand our portfolio through strategic acquisitions. These activities
have given rise to fluctuations in property operating results and interest expense. Please refer to Item 6. Selected Financial Data
for annual amounts raised through the issuance of our common stock, obtained in the form of net new borrowings and invested in
real estate.
General Economic Conditions and Real Estate Market Commentary
Management reviews a number of economic forecasts and market commentaries in order to evaluate general economic conditions
and to formulate a view of the current environment's effect on the real estate markets in which we operate.
As measured by the U.S. gross domestic product ("GDP"), the U.S. economy grew at an annual rate of 2.8% in the fourth quarter
of 2011, according to estimates. While the data suggest that the economic recovery continues, the rate of recovery has slowed. For
the full year of 2011, real GDP increased 1.7% compared with a 3.0% increase in 2010. The growth in real GDP in 2011 reflected
positive contributions from private inventory investment, personal consumption expenditures, exports, and residential and
nonresidential fixed investments. While management believes the U.S. economy is likely to continue its recovery, we believe this
recovery will maintain its gradual progression. Further, this recovery will face certain headwinds as we move through 2012, due
to factors such as the rate of employment expansion, election-year uncertainty, and the European sovereign debt crisis.
Real estate market fundamentals underlying the U.S. office markets mirrored the broader U.S. economy, with modest improvement
in the major indicators in 2011. The vacancy rate for the U.S. as a whole stood at 12.9% for the fourth quarter, compared to the
13.3% vacancy rate this same time a year ago. There was positive net absorption of 40.2 million square feet year-to-date in 2011,
up from the16.2 million square feet recorded in 2010. Additionally, 65 of 80 metropolitan statistical areas registered positive net
absorption in 2011 compared with only 43 markets that did so in 2010. Average asking rents across all office classes remained
fairly flat year over year from $22.95 in the fourth quarter 2010 to $22.81 in 2011. If the forecast for continued modest economic
recovery holds, the office market should follow suit with improving fundamentals in 2012. Given the lack of new construction in
the pipeline and the forecast for continued positive net absorption, which will lower vacancy levels, we believe positive rent growth
should return to the broader market next year.
The upward trend in transaction volume continued for office properties in 2011, with sales of office properties totaling $63.5 billion,
a 37% increase over 2010. Although gateway markets such as New York City; Washington, D.C.; and Chicago once again recorded
the strongest transaction volume in 2011, investor attention also shifted to secondary markets and Class-A suburban offices in the
major metros, something not seen in 2010. Capitalization rates (first-year income returns) continued to decline across the board,
with central business district capitalization rates declining to 50-75 basis points of the previous cyclical low levels. Average central
business district capitalization rates finished the year at 6.2%, while suburban rates remained relatively unchanged at 7.6%.
With 2012 GDP growth forecasted to be in the 2.0% to 2.5% range, the sluggish recovery experienced in 2011 will likely carry
forward into the coming year. However, the outlook is for stronger, not weaker, leasing activity in 2012. During the 2011 mild
office recovery, a noteworthy tenant-driven trend emerged that has been labeled "flight to quality," meaning that better quality
properties in superior locations are outperforming the broader office market. While equilibrium in the office market on a national
level is not expected until 2013, Class-A properties in desirable markets are expected to outperform as they did in 2011 due to this
trend. Properties that are in top-tier markets such as New York City; Washington, D.C.; and Chicago, with credit tenants and lack
of near-term lease rollover continue to command higher prices and lower capitalization rates than properties without these qualities.
28
Impact of Economic Conditions on our Portfolio
We believe that the strength of our portfolio positions us favorably compared to many real estate owners during these challenging
market conditions. As of December 31, 2011, our portfolio had a debt-to-real-estate-asset ratio of approximately 25.4%, which is
lower than average for our industry. We believe that low leverage, coupled with ample borrowing capacity under our unsecured
revolving credit facility ($383.0 million available as of February 15, 2012), provides considerable financial flexibility, which
enables us to respond quickly to unanticipated funding needs and opportunities. Further, the majority of our borrowings are in the
form of effectively fixed-rate financings, which helps to insulate the portfolio from interest rate risk. Diversifying our portfolio
by tenant, tenant industry, geography, and lease expiration date also reduces our exposure to any one market determinant. As of
December 31, 2011, our portfolio was 93.9% leased in two countries, 23 states, plus Washington, D.C., and 33 metropolitan
statistical areas. Although we believe that our portfolio is well-positioned to weather current market conditions, we are not immune
to the effects of another downturn in the economy, weak real estate fundamentals, or disruption in the credit markets. If these
conditions return, they would likely affect the value of our portfolio, our results of operations, and our liquidity.
Liquidity and Capital Resources
Overview
During 2011, we continued to actively manage our assets and, at the same time, began to explore a variety of strategic opportunities
focused on enhancing the composition of our portfolio and the total return potential for the REIT. In 2011, these exploration
efforts focused on strategic acquisition and disposition opportunities, managing the composition and maturities of the borrowings
within our capital structure, and evaluating additional sources of future capital. To date, these efforts have culminated in the
following notable events:
• On March 7, 2011, we acquired the Market Square Buildings, which are located in the Capitol Hill district of
Washington, D.C., for approximately $603.4 million;
• On April 4, 2011, we issued $250.0 million of our seven-year, investment-grade, unsecured senior bonds at 99.295% of
their face value. The coupon interest rate of the bonds is 5.875% per annum, which is subject to adjustment in certain
circumstances. We used the bond proceeds to repay amounts drawn on a $300.0 million senior unsecured bridge facility
with JPMorgan Chase Bank (the "JPMorgan Chase Bridge Loan") that was used to fund a portion of the purchase price
of the Market Square Buildings;
• On June 30, 2011, we closed on a $325.0 million mortgage secured by the Market Square Buildings, the net proceeds
from which were used to pay down borrowings on the JPMorgan Chase Credit Facility that were used to fund substantially
all of the remaining purchase price of the Market Square Buildings;
• On September 6, 2011, we disposed of the Manhattan Towers property, an office building located in Manhattan Beach,
California, by transferring the property to an affiliate of its mortgagee through a deed in lieu of foreclosure transaction
to settle the Manhattan Towers Building mortgage note. As a result of this transaction, we recognized a property impairment
loss of $5.8 million and a gain on early extinguishment of debt of $13.5 million.
• On July 8, 2011, we closed on an amendment to the JPMorgan Chase Credit Facility to extend the maturity date of the
line until May 2015 at more favorable terms;
• On December 29, 2011, we settled the 222 East 41st Street mortgage note, the 80 Park Place mortgage note and their
related swaps for $250.0 million, which resulted in a gain on early extinguishment of debt of $53.0 million, partially
offset by a loss on interest rate swap of $15.1 million.
•
In January 2012, we sold Emerald Point, a four-story property in Dublin, California, for $37.3 million, and 5995 Opus
Parkway, a five-story property in Minnetonka, Minnesota, for $22.8 million; and
• On February 3, 2012, we closed on a $375.0 million, four-year unsecured term loan (the "$375.0 Million Term Loan"),
the proceeds from which were used to pay down temporary borrowings on our credit facility that were used to repay
mortgages in the third and fourth quarters of 2011. When considered with the contemporaneously executed interest rate
swap contract, the $375.0 Million Term Loan bears interest at a fixed rate of 2.64% per annum. The $375.0 Million Term
Loan contains the same restrictions and financial covenants as those included in our Credit Facility led by JPMorgan
Chase Bank, N.A., which is further described in the Long-Term Liquidity and Capital Resources section below.
29
In determining how and when to allocate cash resources, we initially consider the source of the cash. We use substantially all net
operating cash flows to fund distributions to stockholders. The amount of distributions that we pay to our common stockholders
is determined by our board of directors and is dependent upon a number of factors, including the funds available for distribution
to common stockholders, our financial condition, our capital expenditure requirements, our expectations of future sources of
liquidity, and the annual distribution requirements necessary to maintain our status as a REIT under the Code. When evaluating
funds available for stockholder distributions, we consider net cash provided by operating activities, as presented in the
accompanying GAAP-basis consolidated statements of cash flows, adjusted to exclude certain costs that were incurred for the
purpose of generating future earnings and appreciation in value over the long term, including acquisition fees and expenses. We
use DRP proceeds to fund share redemptions (subject to the limitations of our share redemption program), and make residual DRP
proceeds available to fund capital improvements for our existing portfolio, additional real estate investments, and other cash needs.
Short-term Liquidity and Capital Resources
During 2011, we generated net cash flows from operating activities of $279.2 million, which consists primarily of receipts from
tenants for rent and reimbursements, reduced by payments for operating costs, administrative expenses, and interest expense. Such
net cash flows from operating activities are also reduced for acquisition-related costs of $11.3 million. During the same period,
we paid total distributions to stockholders, including $130.3 million reinvested in our common stock pursuant to our DRP, of
$270.7 million. We expect to use the majority of our future net cash flow from operating activities to fund distributions to
stockholders.
In 2011, we acquired the Market Square Buildings for approximately $603.4 million using primarily short-term borrowings, the
majority of which were subsequently repaid with long-term, fixed-rate borrowings, including approximately $250.0 million from
seven-year, unsecured bonds, and approximately $325.0 million from a 12-year mortgage secured by the Market Square Buildings.
During 2011, we also generated proceeds from the sale of common stock under our DRP, net of acquisition fees and share
redemptions, of $36.2 million, which was used primarily to fund capital expenditures and leasing costs for our properties.
On July 8, 2011, we amended our $500.0 million unsecured revolving credit facility with a syndicate of lenders led by JPMorgan
Chase Bank, N.A., as administrative agent (the "JPMorgan Chase Credit Facility") to, among other things: (i) extend the due date
of the facility to May 7, 2015; (ii) enable us to increase the JPMorgan Chase Credit Facility amount by an aggregate of up to
$150.0 million to a total facility amount not to exceed $650.0 million on two occasions on or before December 7, 2014, upon
meeting certain criteria; and (iii) reduce the interest rate and the facility fee as described below. As of December 31, 2011,
$484.0 million was outstanding under the JPMorgan Chase Credit Facility. Except as noted below and described above, the terms
of the JPMorgan Chase Credit Facility remain materially unchanged. Letters of credit that may be issued under the JPMorgan
Chase Credit Facility continue to be limited to an aggregate amount of $25.0 million.
The JPMorgan Chase Credit Facility Amendment provides for interest to be incurred based on, at our option, the London Interbank
Offered Rate ("LIBOR") for one-, two-, three- or six-month periods, plus an applicable margin ranging from 1.25% to 2.05% (the
"LIBOR Rate"), or at an alternate base rate, plus an applicable margin ranging from 0.25% to 1.05% (the "Base Rate"). The Base
Rate for any day is the greatest of the rate of interest publicly announced by JPMorgan Chase Bank, as its prime rate in effect in
its principal office in New York City for such day, the federal funds rate for such day plus 0.50%, and the one-month LIBOR Rate
for such day plus 1.00%. The margin component of the LIBOR Rate and the Base Rate is determined based on Wells REIT II's
corporate credit rating (as defined in the facility agreement). Additionally, we must pay a per annum facility fee on the aggregate
commitment (used or unused) ranging from 0.25% to 0.45% based on our applicable credit rating. Under the JPMorgan Chase
Credit Facility, interest on LIBOR Rate loans is payable in arrears on the last day of each interest period; interest on Base Rate
loans is payable in arrears on the first day of each month. We are required to repay all outstanding principal balances and accrued
interest by May 7, 2015.
30
Our charter prohibits us from incurring debt that would cause our borrowings to exceed 50% of our assets (valued at cost before
depreciation and other noncash reserves) unless a majority of the members of the Conflicts Committee of our board of directors
approves the borrowing. Our charter also requires that we disclose the justification of any borrowings in excess of the 50% debt-
to-real-estate-asset guideline. In addition, our portfolio debt instruments, the JPMorgan Chase Credit Facility and the unsecured
senior notes, contain certain covenants and restrictions that require us to meet certain financial ratios, including the following key
financial covenants and respective covenant levels as of December 31, 2011:
JPMorgan Chase Credit Facility:
Total debt to total asset value ratio
Secured debt to total asset value ratio
Fixed charge coverage ratio
Unencumbered interest coverage ratio
Unencumbered asset coverage ratio
Unsecured Senior Notes due 2018:
Aggregate debt test
Debt service test
Secured debt test
Maintenance of total unencumbered assets
Covenant Level
Actual Performance
December 31, 2011
Less than 50%
Less than 40%
Greater than 1.75x
Greater than 2.0x
Greater than 2.0x
Less than 60%
Greater than 1.5x
Less than 40%
Greater than 150%
30%
15%
4.44x
7.37x
2.69x
25%
4.42x
12%
617%
We are in compliance with all of our debt covenants as of December 31, 2011, and expect to continue to meet the requirements
of our debt covenants over the short and long term. We also believe that we have adequate liquidity and capital resources to meet
our current obligations as they come due. As of February 15, 2012, we had access to the borrowing capacity under the JPMorgan
Chase Credit Facility of $383.0 million.
Long-term Liquidity and Capital Resources
Over the long term, we expect that our primary sources of capital will include operating cash flows, proceeds from our DRP,
proceeds from secured or unsecured borrowings from third-party lenders, and, if and when deemed appropriate, proceeds from
strategic property sales. We expect that our primary uses of capital will continue to include stockholder distributions; redemptions
of shares of our common stock under our share redemption program; capital expenditures, such as building improvements, tenant
improvements, and leasing costs; repaying or refinancing debt; and selective property acquisitions, either directly or through
investments in joint ventures.
We have a policy of maintaining our debt level at no more than 50% of the cost of our assets (before depreciation) and, ideally,
at significantly less than this 50% debt-to-real-estate-asset ratio. This conservative leverage goal could reduce the amount of
current income we can generate for our stockholders, but it also reduces their risk of loss. We believe that preserving investor
capital while generating stable current income is in the best interest of our stockholders. Our debt-to-real-estate-asset ratio is
calculated using the outstanding debt balance and real estate at cost. As of December 31, 2011, our debt-to-real-estate-asset ratio
was approximately 25.4%.
Our board of directors elected to maintain the quarterly stockholder distribution rate at $0.125 per share throughout 2011. While
our operational cash flows from properties remain strong, economic downturns in our markets, or in the particular industries in
which our tenants operate, and capital funding requirements for our real estate portfolio, or for future strategic acquisitions, could
exert negative pressure on funds available for future stockholder distributions. We are continuing to carefully monitor our cash
flows and market conditions and to assess their impact on our future earnings and future distribution projections.
31
Contractual Commitments and Contingencies
As of December 31, 2011, our contractual obligations will become payable in the following periods (in thousands):
Contractual Obligations
Debt obligations
Interest obligations on debt(1)
Capital lease obligations(2)
Operating lease obligations
Total
Total
$ 1,471,453
2012
2013-2014
2015-2016
$
36,191
$
130,188
$
528,759
Thereafter
776,315
$
403,264
646,000
227,233
72,506
60,000
2,604
107,398
466,000
5,260
89,335
—
5,260
134,025
120,000
214,109
$ 2,747,950
$
171,301
$
708,846
$
623,354
$ 1,244,449
(1)
Interest obligations on variable-rate debt are measured at the rate at which they are effectively fixed with interest rate swap agreements
(where applicable), a portion of which is reflected as Loss on interest rate swaps in our consolidated statements of operations. Interest
obligations on all other debt are measured at the contractual rate. See Item 7A. Quantitative and Qualitative Disclosure About Market
Risk for more information regarding our interest rate swaps.
(2) Amounts include principal obligations only. We made interest payments on these obligations of $40.0 million during 2011, all of which
was funded with interest income earned on the corresponding investments in development authority bonds.
Results of Operations
Overview
As of December 31, 2011, we owned controlling interests in 71 office properties, which were approximately 93.9% leased, and
one hotel. Our real estate operating results have increased in 2011, as compared with 2010, primarily due to acquiring properties
in 2010 and in the first quarter of 2011. In the near term, we expect future real estate operating income to continue to increase as
compared with prior-year levels as a result of the acquisition of the Market Square Buildings for approximately $603.4 million in
March of 2011.
Comparison of the year ended December 31, 2010 versus the year ended December 31, 2011
Continuing Operations
Rental income increased from $434.0 million for 2010 to $476.9 million for 2011, primarily due to properties acquired or placed
in service during 2010 and the first three months of 2011. Future rental income is expected to increase as a result of owning the
Market Square Buildings for a full period, and otherwise fluctuate based on future acquisitions, dispositions, and leasing activities.
Tenant reimbursements and property operating costs increased from $95.6 million and $162.9 million, respectively, for 2010 to
$104.2 million and $178.0 million, respectively, for 2011, primarily due to properties acquired or placed in service during 2010
and 2011. Future tenant reimbursements and property operating costs are expected to increase as a result of owning the Market
Square Buildings for a full period, and otherwise fluctuate based on future acquisitions, dispositions, and leasing activities.
Hotel income, net of hotel operating costs, increased from approximately $2.8 million for 2010 to $3.2 million for 2011, primarily
due to an increase in the average occupancy rate during 2011. Hotel income and hotel operating costs are primarily driven by the
local economic conditions and, as a result, are expected to fluctuate in the future, primarily based on changes in the supply of, and
demand for, hotel and banquet space in Cleveland, Ohio, similar to that offered by the Cleveland Marriott Downtown at Key
Center.
Other property income increased from $1.4 million for 2010 to $11.4 million for 2011, primarily due to fees earned in connection
with lease terminations at 4100-4300 Wildwood Parkway, Bannockburn Lake II, and other properties. Fluctuations in other property
income in the future are expected to primarily relate to future lease terminations and restructuring activities.
Asset and property management fees increased from $37.2 million for 2010 to $39.9 million for 2011, primarily due to properties
acquired and placed into service during 2010 and 2011. Future asset and property management fees may fluctuate in response to
property dispositions or leasing activities. Pursuant to the limitations outlined in the Advisory Agreement, monthly asset
management fees were capped at $2.7 million (or $32.5 million annualized) from April 2011 through December 2011 due to the
acquisition of the Market Square Buildings for $603.4 million (see Note 10. Related-Party Transactions and Agreements).
32
Depreciation increased from $99.6 million for 2010 to $117.8 million for 2011, primarily due to growth in the portfolio in 2010
and the first three months of 2011. Depreciation is expected to increase as a result of owning the Market Square Buildings for a
full period, and otherwise fluctuate based on future acquisition, disposition, and leasing activities.
Amortization increased from $113.7 million for 2010 to $119.8 million for 2011, primarily due to growth in the portfolio in 2010
and the first three months of 2011. Amortization is expected to increase as a result of owning the Market Square Buildings for a
full period, and otherwise fluctuate based on acquisition, disposition, and leasing activities.
General and administrative expenses remained relatively consistent at $23.4 million for 2010 and $23.9 million for 2011. Future
general and administrative expenses are expected to remain at a level comparable to current general and administrative expenses
over the near term.
Acquisition fees and expenses increased from $10.8 million for 2010 to $11.3 million for 2011, primarily due to the acquisition
of the Market Square Buildings in March 2011, partially offset by the impact of closing our third public offering effective June 30,
2010. Through July 31, 2011, acquisition fees were incurred at 2.0% of gross offering proceeds, subject to certain limitations;
effective August 1, 2011, acquisition fees are incurred at 1.0% of the property purchase price (excluding acquisition expenses).
We expect future acquisition fees and expenses to fluctuate primarily based on future acquisition activity.
Interest expense increased from $84.5 million for 2010 to $108.7 million for 2011, primarily due to debt used to fund the acquisition
of the Market Square Buildings, including incremental short-term borrowings, a $250.0 million unsecured bond offering, and a
$325.0 million mortgage note secured by the Market Square Buildings. Future interest expense will depend largely upon changes
in market interest rates, our ability to secure financings or refinancings, and future acquisition and disposition activities.
Interest and other income remained relatively consistent at $43.1 million for 2010 and $42.4 million for 2011. Interest income is
expected to remain relatively consistent in future periods given that the majority of this activity consists of interest income earned
on investments in development authority bonds, which had a weighted-average remaining term of approximately 5.6 years as of
December 31, 2011. Interest income earned on investments in development authority bonds is entirely offset by interest expense
incurred on the corresponding capital leases.
Loss on interest rate swaps increased from $19.1 million for 2010 to $38.4 million for 2011, primarily due to writing off $15.1 million
of cumulative unrealized market value adjustments on the interest rate swap on the 80 Park Plaza Building mortgage note upon
settling of this swap contract in December 2011 prior to maturity. We anticipate that future gains and losses on interest rate swaps
that do not qualify for hedge accounting treatment will fluctuate, primarily due to changes in the estimated fair values of our interest
rate swaps relative to then-current market conditions.
We recognized a gain on early extinguishment of debt of $53.0 million for 2011 in connection with settling the 222 East 41st Street
Building mortgage note and the 80 Park Place Building mortgage note and their related swaps in December 2011, which is partially
offset by the $15.1 million write-off of cumulative unrealized losses on the 80 Park Plaza interest rate swap described above.
We recognized net income attributable to Wells REIT II of $23.3 million ($0.04 per share) for 2010, as compared with a net income
of $56.6 million ($0.10 per share) for 2011. The increase is primarily attributable to gains recognized on negotiated settlements
of debt and related interest rate swap agreements in 2011. Growth in our portfolio in 2010 and 2011 generated additional real
estate operating income, which is offset by additional interest expense resulting from increasing the percentage of borrowings used
in our capital structure during 2011. We expect future net income to decline due to the non-recurring gains recognized on debt
settlements in the current year. Should the decline in the U.S. economy or U.S. real estate markets continue for a prolonged period
of time, the creditworthiness of our tenants and our ability to achieve market rents comparable to the leases currently in place at
our properties may suffer and could lead to a further decline in net income over the long term.
Discontinued Operations
Income (loss) from discontinued operations was ($2.6 million) for 2010 as compared with $2.9 million for 2011. As further
explained in Note 12. Assets Held for Sale and Discontinued Operations to the accompanying consolidated financial statements,
properties meeting certain criterion for disposal are classified as "Discontinued Operations" in the accompanying consolidated
statements of operations for all periods presented. For 2010 and 2011, discontinued operations includes the Manhattan Towers
property (transferred to an affiliate of its lender in connection with settling a $75.0 million mortgage note through a deed in lieu
of foreclosure transaction in September 2011), 5995 Opus Parkway and Emerald Point (both of which were under contract at
December 31, 2011, and sold in January 2012), and New Manchester One (sold for a loss of $0.2 million in September 2010).
The aforementioned Manhattan Towers transaction resulted in a gain on early extinguishment of debt of $13.5 million, which is
included in gain (loss) on disposition of discontinued operations for 2011, and a property impairment loss of $5.8 million, which
is included in operating loss from discontinued operations for 2011.
33
Comparison of the year ended December 31, 2009 vs. the year ended December 31, 2010
Continuing Operations
Rental income increased from $414.3 million for 2009 to $434.0 million for 2010, primarily due to the full-year impact of properties
acquired in 2009 and the partial-year impact of properties acquired in 2010.
Tenant reimbursements decreased from $98.6 million for 2009 to $95.6 million for 2010, primarily due to decreases in utility usage
and rates, and property taxes, offset slightly by additional property operating costs and tenant reimbursements related to the assets
placed in service during 2010. Property operating costs remained consistent at $162.4 million for 2009 compared with $162.9
million for 2010.
Other property income decreased from $14.8 million for 2009 to $1.4 million for 2010, primarily due to $12.0 million earned in
2009 under a perpetual easement contract with the developer of a building that is adjacent to the 5 Houston Center building. Other
property income also includes fees earned in connection with lease restructurings.
Hotel income, net of hotel operating costs, decreased from $3.8 million for 2009 to $2.8 million for 2010 due to decreases in food,
beverage, and banquet sales, and additional operating costs related to a quality-of-service initiative.
Asset and property management fees increased slightly from $36.2 million for 2009 to $37.2 million for 2010, primarily due to
2010 acquisitions.
Acquisition fees and expenses decreased from $19.2 million for 2009 to $10.8 million for 2010, primarily due to closing our third
public offering of common stock effective June 30, 2010, offset by a 2009 write-off of $5.6 million of unapplied acquisition fees
and expenses that related to prior periods in connection with implementing a prospective accounting rule change. We incurred
acquisition fees equal to 2.0% of gross offering proceeds raised during 2009 and 2010.
Depreciation increased from $93.0 million for 2009 to $99.6 million for 2010, primarily due to the full-year impact of properties
acquired in 2009, the partial-year impact of properties acquired in 2010, and the impact of capital improvements across our portfolio.
Amortization remained relatively consistent at $115.3 million for 2009 as compared with $113.7 million for 2010.
General and administrative expenses decreased from $31.2 million for 2009 to $23.4 million for 2010, primarily due to costs
incurred in connection with a prospective acquisition that did not close in 2009 and bad debt expense incurred in connection with
reserving tenant receivables in 2009.
Interest expense remained relatively stable at $85.6 million for 2009 as compared with $84.5 million for 2010.
Interest and other income increased from $40.1 million for 2009 to $43.1 million for 2010, primarily due to recovering a transfer
tax payment made in connection with a prior-period acquisition.
We recognized a loss on interest rate swaps that do not qualify for hedge accounting treatment of $19.1 million for 2010, compared
with a gain of $14.1 million for 2009, primarily due to a market value adjustment to the interest rate swap agreements on the
222 East 41st Street Building loan and the Three Glenlake Building loan.
We recognized a loss on foreign currency exchange contract of $0.6 million for 2009. Gains (losses) on foreign currency exchange
contract are primarily impacted by fluctuations in value of the U.S. dollar compared to the Russian rouble. We settled the foreign
currency exchange contract on April 1, 2009, with a payment of $8.2 million.
Our net income attributable to common stockholders was $23.3 million, or $0.04 per share, for 2010, compared with net income
attributable to common stockholders of $40.6 million, or $0.09 per share, for 2009. The decrease is primarily due to recognizing
a $14.1 million gain on interest rate swaps for 2009, as compared to a $19.1 million loss on interest rate swaps for 2010, partially
offset by an increase in real estate operating income as a result of assets placed in service during 2010.
34
Discontinued Operations
Loss from discontinued operations increased from $1.2 million for 2009 to $2.6 million for 2010. As further explained in Note 12.
Assets Held for Sale and Discontinued Operations to the accompanying consolidated financial statements, properties meeting
certain criterion for disposal are classified as "Discontinued Operations" in the accompanying consolidated statements of operations
for all periods presented. For 2009 and 2010, discontinued operations includes activity for the Manhattan Towers property
(transferred to an affiliate of its lender in connection with settling a $75.0 million mortgage note through a deed in lieu of foreclosure
transaction in September 2011); 5995 Opus Parkway and Emerald Point (both of which were under contract at December 31, 2011,
and sold in January 2012); and New Manchester One (sold for a loss of $0.2 million in September 2010).
Funds From Operations and Adjusted Funds From Operations
Funds from Operations ("FFO"), as defined by NAREIT, is a non-GAAP financial measure considered by some equity REITs in
evaluating operating performance. FFO is computed as GAAP net income (loss), adjusted to exclude: extraordinary items, gains
(or losses) from property sales (including deemed sales and settlements of pre-existing relationships), depreciation and amortization
of real estate assets, impairment losses related to sales of real estate assets, and adjustments for earnings allocated to noncontrolling
interests in consolidated partnerships. Effective December 31, 2011, we adjusted our calculation of FFO to be consistent with
NAREIT's recent Accounting and Financial Standards Hot Topics, which clarifies that impairment losses on real estate assets
should be excluded from FFO. We believe it is useful to consider GAAP net income, adjusted to exclude the above-mentioned
items, when assessing our performance because excluding the above-described adjustments highlights the impact on our operations
from trends in occupancy rates, rental rates, operating costs, general and administrative expenses, and interest costs, which may
not be readily apparent from GAAP net income alone. We do not, however, believe that FFO is the best measure of the sustainability
of our operating performance. Changes in the GAAP accounting and reporting rules that were put into effect after the establishment
of NAREIT's definition of FFO in 1999 are resulting in the inclusion of a number of items in FFO that do not correlate with the
sustainability of our operating performance (e.g., acquisition expenses, market value adjustments to interest rate swaps, and
amortization of certain in-place lease intangible assets and liabilities, among others). Therefore, in addition to FFO, we present
Adjusted Funds from Operations ("AFFO"), a non-GAAP financial measure. AFFO is calculated by adjusting FFO to exclude the
income and expenses that we believe are not reflective of the sustainability of our ongoing operating performance, as further
explained below:
• Additional amortization of lease assets (liabilities). GAAP implicitly assumes that the value of intangible lease assets
(liabilities) diminishes predictably over time and, thus, requires these charges to be recognized ratably over the respective
lease terms. Such intangible lease assets (liabilities) arise from the allocation of acquisition price related to direct costs
associated with obtaining a new tenant, the value of opportunity costs associated with lost rentals, the value of tenant
relationships, and the value of effective rental rates of in-place leases that are above or below market rates of comparable
leases at the time of acquisition. Like real estate values, market lease rates in aggregate have historically risen or fallen
with local market conditions. As a result, management believes that, by excluding these charges, AFFO provides useful
supplemental information that is reflective of the performance of our real estate investments, which is useful in assessing
the sustainability of our operations.
•
•
Straight-line rental income. In accordance with GAAP, rental payments are recognized as income on a straight-line basis
over the terms of the respective leases. Thus, for any given period, straight-line rental income represents the difference
between the contractual rental billings for that period and the average rental billings over the lease term for the same
length of time. This application results in income recognition that can differ significantly from the current contract terms.
By adjusting for this item, we believe AFFO provides useful supplemental information reflective of the realized economic
impact of our leases, which is useful in assessing the sustainability of our operating performance.
Loss on interest rate swaps and remeasurement of loss on foreign currency. These items relate to fair value adjustments,
which are based on the impact of current market fluctuations, underlying market conditions and the performance of the
specific holding, which is not attributable to our current operating performance. By adjusting for this item, we believe
that AFFO provides useful supplemental information by focusing on the changes in our core operating fundamentals
(rather than anticipated gains or losses that may never be realized), which is useful in assessing the sustainability of our
operations.
• Noncash interest expense. This item represents amortization of financing costs paid in connection with executing our
debt instruments, and the accretion of premiums (and amortization of discounts) on certain of our debt instruments. GAAP
requires these items to be recognized over the remaining term of the respective debt instrument, which may not correlate
with the ongoing operations of our real estate portfolio. By excluding these items, management believes that AFFO
provides supplemental information that allows for better comparability of reporting periods, which is useful in assessing
the sustainability of our operations.
35
• Real estate acquisition-related costs. Acquisition expenses are incurred for investment purposes (i.e. to promote portfolio
appreciation and generation of future earnings over the long term) and, therefore, do not correlate with the ongoing
operations of our portfolio. By excluding these items, management believes that AFFO provides supplemental information
that allows for better comparability of reporting periods, which is useful in assessing the sustainability of our operations.
Reconciliations of net income to FFO and to AFFO (in thousands):
Reconciliation of Net Income to Funds From Operations and Adjusted Funds From Operations:
Net income attributable to the common stockholders of Wells Real Estate Investment Trust II, Inc.
$ 56,642
$ 23,266
$ 40,594
2011
2010
2009
Adjustments:
Depreciation of real estate assets
Amortization of lease-related costs
Impairment loss on real estate assets
Loss on sale of discontinued operations
Total Funds From Operations adjustments
Funds From Operations
Other income (expenses) included in net income, which do not correlate with our operations:
Additional amortization of lease assets (liabilities)
Straight-line rental income
Loss on interest rate swaps
Re-measurement loss on foreign currency
Noncash interest expense
Gains on early extinguishments of debt
Subtotal
Real estate acquisition-related costs
Adjusted Funds From Operations
Portfolio Information
119,772
102,558
96,406
120,384
117,569
120,866
5,817
—
—
161
—
—
245,973
220,288
302,615
243,554
217,272
257,866
2,423
6,791
9,230
(22,165)
(6,544)
(10,236)
28,635
—
9,485
686
(23,011)
37
23,967
18,703
17,253
(66,540)
(33,680)
—
—
29,121
(6,727)
11,250
10,779
27,404
$ 280,185
$ 283,454
$ 278,543
As of December 31, 2011, we owned controlling interests in 71 office properties and one hotel, which include 93 operational
buildings. These properties are composed of approximately 22.6 million square feet of commercial space located in 23 states; the
District of Columbia; and Moscow, Russia. Of these office properties, 68 are wholly owned and three are owned through a
consolidated joint venture. As of December 31, 2011, the office properties were approximately 93.9% leased.
As of December 31, 2011, our five highest geographic concentrations were as follows:
Location
Atlanta
Northern New Jersey
Washington, D.C.
Cleveland
Baltimore
2011 Annualized
Base Rent(1)
(in thousands)
Rentable
Square Feet
(in thousands)
Percentage of
2011 Annualized
Base Rent
$
$
68,233
44,002
40,042
31,194
27,519
210,990
3,521
2,360
855
1,258
1,205
9,199
15%
10%
9%
7%
6%
47%
(1)
2011 Annualized Base Rent is calculated as monthly contractual base rent, excluding lease abatements provided in leases effective as
of December 31, 2011, multiplied by 12. For leases where rent has not yet commenced, the first monthly base rent receivable within
the next 12 months is used to determine 2011 Annualized Base Rent.
36
As of December 31, 2011, our five highest tenant industry concentrations were as follows:
Industry
Legal Services
Communications
Depository Institutions
Electric, Gas & Sanitary Services
Industrial Machinery & Equipment
2011 Annualized
Base Rent(1)
(in thousands)
Rentable
Square Feet
(in thousands)
Percentage of
2011 Annualized
Base Rent
$
$
65,635
60,763
49,192
29,401
28,694
233,685
1,650
3,396
2,011
2,155
1,557
10,769
15%
14%
11%
6%
6%
52%
(1)
2011 Annualized Base Rent is calculated as monthly contractual base rent, excluding lease abatements provided in leases effective as
of December 31, 2011, multiplied by 12. For leases where rent has not yet commenced, the first monthly base rent receivable within
the next 12 months is used to determine 2011 Annualized Base Rent.
As of December 31, 2011, our five highest tenant concentrations were as follows:
Tenant
AT&T
Jones Day
Key Bank
IBM
Westinghouse
2011 Annualized
Base Rent(1)
(in thousands)
Percentage of
2011 Annualized
Base Rent
$
$
45,184
19,491
17,165
17,121
15,293
114,254
10%
4%
4%
4%
4%
26%
(1)
2011 Annualized Base Rent is calculated as monthly contractual base rent, excluding lease abatements provided in leases effective as
of December 31, 2011, multiplied by 12. For leases where rent has not yet commenced, the first monthly base rent receivable within
the next 12 months is used to determine 2011 Annualized Base Rent.
For more information on our portfolio, see Item 2. Properties.
Election as a REIT
We have elected to be taxed as a REIT under the Code, and have operated as such beginning with our taxable year ended
December 31, 2003. To qualify as a REIT, we must meet certain organizational and operational requirements, including a
requirement to distribute at least 90% of our adjusted taxable income, as defined in the Code, to our stockholders, computed
without regard to the dividends-paid deduction and by excluding our net capital gain. As a REIT, we generally will not be subject
to federal income tax on income that we distribute to our stockholders. If we fail to qualify as a REIT in any taxable year, we will
then be subject to federal income taxes on our taxable income for that year and for the four years following the year during which
qualification is lost, unless the Internal Revenue Service grants us relief under certain statutory provisions. Such an event could
materially affect our net income and net cash available for distribution to our stockholders. However, we believe that we are
organized and operate in such a manner as to qualify for treatment as a REIT for federal income tax purposes.
Wells TRS II, LLC ("Wells TRS"), Wells KCP TRS, LLC ("Wells KCP TRS"), and Wells Energy TRS, LLC ("Wells Energy TRS")
are wholly owned subsidiaries of Wells REIT II and are organized as Delaware limited liability companies and include the operations
of, among other things, a full-service hotel. We have elected to treat Wells TRS, Wells KCP TRS, and Wells Energy TRS as taxable
REIT subsidiaries. We may perform certain additional, noncustomary services for tenants of our buildings through Wells TRS,
Wells KCP TRS, or Wells Energy TRS; however, any earnings related to such services are subject to federal and state income
taxes. In addition, for us to continue to qualify as a REIT, we must limit our investments in taxable REIT subsidiaries to 25% of
the value of our total assets. Deferred tax assets and liabilities are established for temporary differences between the financial
reporting basis and the tax basis of assets and liabilities at the enacted rates expected to be in effect when the temporary differences
reverse.
37
No provision for federal income taxes has been made in our accompanying consolidated financial statements, other than the
provision relating to Wells TRS, as we made distributions in excess of taxable income for the periods presented. We are subject
to certain state and local taxes related to property operations in certain locations, which have been provided for in our accompanying
consolidated financial statements.
Inflation
We are exposed to inflation risk, as income from long-term leases is the primary source of our cash flows from operations. There
are provisions in the majority of our tenant leases that are intended to protect us from, and mitigate the risk of, the impact of
inflation. These provisions include rent steps, reimbursement billings for operating expense pass-through charges, real estate tax
and insurance reimbursements on a per-square-foot basis, or in some cases, annual reimbursement of operating expenses above a
certain per-square-foot allowance. However, due to the long-term nature of the leases, the leases may not reset frequently enough
to fully cover inflation.
Application of Critical Accounting Policies
Our accounting policies have been established to conform with GAAP. The preparation of financial statements in conformity with
GAAP requires management to use judgment in the application of accounting policies, including making estimates and assumptions.
These judgments affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the dates
of the financial statements and the reported amounts of revenue and expenses during the reporting periods. If our judgment or
interpretation of the facts and circumstances relating to various transactions had been different, it is possible that different accounting
policies would have been applied, thus resulting in a different presentation of the financial statements. Additionally, other companies
may utilize different estimates that may impact the comparability of our results of operations to those of companies in similar
businesses.
Investment in Real Estate Assets
We are required to make subjective assessments as to the useful lives of our depreciable assets. We consider the period of future
benefit of the asset to determine the appropriate useful lives. These assessments have a direct impact on net income. The estimated
useful lives of our assets by class are as follows:
Buildings
Building improvements
Site improvements
Tenant improvements
Intangible lease assets
40 years
5-25 years
15 years
Shorter of economic life or lease term
Lease term
Evaluating the Recoverability of Real Estate Assets
We continually monitor events and changes in circumstances that could indicate that the carrying amounts of the real estate
considered to be "held for use," as described in accounting guidance, and related intangible assets of both operating properties and
properties under construction, in which we have an ownership interest, either directly or through investments in joint ventures,
may not be recoverable. When indicators of potential impairment are present that suggest that the carrying amounts of real estate
assets and related intangible assets (liabilities) may not be recoverable, we assess the recoverability of these assets by determining
whether the respective carrying values will be recovered through the estimated undiscounted future operating cash flows expected
from the use of the assets and their eventual disposition. In the event that such expected undiscounted future cash flows do not
exceed the carrying values, we adjust the carrying value of the real estate assets and related intangible assets to the estimated fair
values, pursuant to the property, plant, and equipment accounting standard for the impairment or disposal of long-lived assets, and
recognize an impairment loss. Estimated fair values are calculated based on the following information, in order of preference,
depending upon availability: (i) recently quoted market prices, (ii) market prices for comparable properties, or (iii) the present
value of future cash flows, including estimated salvage value. Certain of our assets may be carried at more than an amount that
could be realized in a current disposition transaction.
During the third quarter of 2011, we evaluated the recoverability of the carrying value of the Manhattan Towers property and
determined that it was not recoverable, as defined by the accounting policy outlined above. The Manhattan Towers property is
located in Manhattan Beach, California, and includes two office buildings with total occupancy of 22%. In the third quarter of
2011, upon considering the economic impact of various property disposition scenarios not previously contemplated, including the
likelihood of achieving the projected returns associated with each scenario, we opted to transfer the Manhattan Towers property
38
to an affiliate of the lender in full settlement of a $75.0 million nonrecourse mortgage loan through a deed in lieu of foreclosure
transaction, which closed on September 6, 2011. As a result of this transaction, we reduced the carrying value of the Manhattan
Towers property to its fair value, estimated based on the present value of estimated future property cash flows, by recognizing a
property impairment loss of approximately $5.8 million, included in operating loss from discontinued operations in the
accompanying statement of operations, and recognizing a gain on early extinguishment of debt of $13.5 million, included in gain
(loss) on disposition of discontinued operations in the accompanying statement of operations.
The fair value measurements used in this evaluation of nonfinancial assets are considered to be Level 3 valuations within the fair
value hierarchy outlined in Note 2. Summary of Significant Accounting Policies of our accompanying consolidated financial
statements, as there are significant unobservable inputs. Examples of inputs that were utilized in the fair value calculations include
estimated holding periods, discount rates, market capitalization rates, expected lease rental rates, and sales prices. The table below
represents the detail of the adjustments recognized in 2011 (in thousands) using Level 3 inputs.
Property
Net Book Value
Impairment
Loss Recognized
Fair Value
Manhattan Towers
$
65,317
$
(5,817)
$
59,500
Projections of expected future operating cash flows require that we estimate future market rental income amounts subsequent to
the expiration of current lease agreements, property operating expenses, the number of months it takes to re-lease the property,
and the number of years the property is held for investment, among other factors. The subjectivity of assumptions used in the
future cash flow analysis, including discount rates, could result in an incorrect assessment of the property's fair value and could
result in the misstatement of the carrying value of our real estate assets and related intangible assets and net income (loss).
Certain of our real estate assets are considered to be "held for sale," as described in the accounting guidance. These assets are
carried at the lower of carrying value or fair value less cost to sell. As of December 31, 2011, two properties are classified as held
for sale, Emerald Point and 5995 Opus Parkway (see Note 12. Assets Held for Sale and Discontinued Operations for additional
information). It was determined that the carrying value of the assets held for sale as of December 31, 2011 exceeded the fair value
of these assets.
Allocation of Purchase Price of Acquired Assets
Upon the acquisition of real properties, we allocate the purchase price of properties to tangible assets, consisting of land and
building, site improvements, and identified intangible assets and liabilities, including the value of in-place leases, based in each
case on our estimate of their fair values.
The fair values of the tangible assets of an acquired property (which includes land and building) are determined by valuing the
property as if it were vacant, and the "as-if-vacant" value is then allocated to land and building based on our determination of the
relative fair value of these assets. We determine the as-if-vacant fair value of a property using methods similar to those used by
independent appraisers. Factors we consider in performing these analyses include an estimate of carrying costs during the expected
lease-up periods considering current market conditions and costs to execute similar leases, including leasing commissions and
other related costs. In estimating carrying costs, we include real estate taxes, insurance, and other operating expenses during the
expected lease-up periods based on current market demand.
Intangible Assets and Liabilities Arising from In-Place Leases where We are the Lessor
As further described below, in-place leases where we are the lessor may have values related to direct costs associated with obtaining
a new tenant, opportunity costs associated with lost rentals that are avoided by acquiring an in-place lease, tenant relationships,
and effective contractual rental rates that are above or below market rates:
• Direct costs associated with obtaining a new tenant, including commissions, tenant improvements, and other direct costs,
are estimated based on management's consideration of current market costs to execute a similar lease. Such direct costs
are included in intangible lease origination costs in the accompanying consolidated balance sheets and are amortized to
expense over the remaining terms of the respective leases.
• The value of opportunity costs associated with lost rentals avoided by acquiring an in-place lease is calculated based on
the contractual amounts to be paid pursuant to the in-place leases over a market absorption period for a similar lease.
Such opportunity costs are included in intangible lease assets in the accompanying consolidated balance sheets and are
amortized to expense over the remaining terms of the respective leases.
39
• The value of tenant relationships is calculated based on expected renewal of a lease or the likelihood of obtaining a
particular tenant for other locations. Values associated with tenant relationships are included in intangible lease assets in
the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective
leases.
• The value of effective rental rates of in-place leases that are above or below the market rates of comparable leases is
calculated based on the present value (using a discount rate that reflects the risks associated with the leases acquired) of
the difference between (i) the contractual amounts to be received pursuant to the in-place leases and (ii) management's
estimate of fair market lease rates for the corresponding in-place leases, measured over a period equal to the remaining
terms of the leases. The capitalized above-market and below-market lease values are recorded as intangible lease assets
or liabilities and amortized as an adjustment to rental income over the remaining terms of the respective leases.
Evaluating the Recoverability of Intangible Assets and Liabilities
The values of intangible lease assets and liabilities are determined based on assumptions made at the time of acquisition and have
defined useful lives, which correspond with the lease terms. There may be instances in which intangible lease assets and liabilities
become impaired and we are required to write off the remaining asset or liability immediately or over a shorter period of time.
Lease restructurings, including lease terminations and lease extensions, may impact the value and useful life of in-place leases.
In-place leases that are terminated, partially terminated, or modified will be evaluated for impairment if the original in-place
lease terms have been modified. In the event that the discounted cash flows of the original in-place lease stream do not exceed
the discounted modified in-place lease stream, we adjust the carrying value of the intangible lease assets to the discounted cash
flows and recognize an impairment loss. For in-place lease extensions that are executed more than one year prior to the original in-
place lease expiration date, the useful life of the in-place lease will be extended over the new lease term with the exception of
those in-place lease components, such as lease commissions and tenant allowances, which have been renegotiated for the extended
term. Renegotiated in-place lease components, such as lease commissions and tenant allowances, will be amortized over the shorter
of the useful life of the asset or the new lease term.
Intangible Assets and Liabilities Arising from In-Place Leases where We are the Lessee
In-place ground leases where we are the lessee may have value associated with effective contractual rental rates that are above or
below market rates. Such values are calculated based on the present value (using a discount rate that reflects the risks associated
with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to the in-place lease and
(ii) management's estimate of fair market lease rates for the corresponding in-place lease, measured over a period equal to the
remaining terms of the leases. The capitalized above-market and below-market in-place lease values are recorded as intangible
lease liabilities or assets and amortized as an adjustment to property operating cost over the remaining term of the respective leases.
We had gross below-market lease assets of approximately $110.7 million as of December 31, 2011 and 2010, net of accumulated
amortization of $8.9 million and $6.9 million as of December 31, 2011 and 2010, respectively. We recognized amortization of
these assets of approximately $2.1 million for each of the years, 2011, 2010, and 2009.
Related-Party Transactions and Agreements
We have entered into agreements with our advisor, WREAS II, and its affiliates, whereby we pay certain fees and reimbursements
to WREAS II or its affiliates, for acquisition fees, asset and property management fees, construction fees, reimbursement of other
offering costs, and reimbursement of operating costs. See Note 10 to our accompanying consolidated financial statements included
herein for a discussion of the various related-party transactions, agreements, and fees.
Commitments and Contingencies
We are subject to certain commitments and contingencies with regard to certain transactions. Refer to Note 6 of our accompanying
consolidated financial statements for further explanation. Examples of such commitments and contingencies include:
•
•
•
•
obligations under operating leases;
obligations under capital leases;
commitments under existing lease agreements; and
litigation.
40
Subsequent Events
We have evaluated subsequent events in connection with the preparation of our consolidated financial statements and notes thereto
included in this report on Form 10-K and noted the following items in addition to those disclosed elsewhere in this report:
Repayment of mortgage note
We repaid the Highland Landmark Building mortgage note of $33.8 million at its maturity on January 10, 2012.
Property dispositions
On January 9, 2012, we closed on the sale of Emerald Point for $37.3 million, exclusive of closing costs, which resulted in a gain
on disposition of discontinued operations of $10.6 million. On January 12, 2012, we closed on the sale of 5995 Opus Parkway for
$22.8 million, exclusive of closing costs, resulting in a gain on disposition of discontinued operations of $6.3 million.
$375.0 Million Term Loan
On February 3, 2012, we closed on a four-year, $375.0 million unsecured term loan with a syndicate of banks led by JPMorgan
Chase Bank N.A. The $375.0 Million Term Loan bears interest at LIBOR, plus an applicable base margin; however, we effectively
fixed the interest rate (assuming no change in our corporate credit rating) at 2.64% per annum with an interest rate swap executed
contemporaneously with the loan. The proceeds from the $375 Million Term Loan were used to pay down temporary borrowings
on our credit facility, which were used to repay mortgages in the third and fourth quarters of 2011. We have the ability to increase
the amount of the $375 Million Term Loan up to $450 million on two occasions during the term in minimum amounts of at least
$25 million; however, none of the current banks are obligated to participate in such increases. The $375.0 Million Term Loan will
mature on February 3, 2016, provided that certain conditions are met prior to that date. Furthermore, provided that certain additional
conditions are met prior to and at maturity, the $375 Million Term Loan shall become eligible for a one-year extension upon paying
an extension fee equal to 0.15% of the outstanding balance. The $375.0 Million Term Loan contains the same restrictions and
financial covenants as those included in our JPMorgan Chase Credit Facility, which are further described in the Long-Term Liquidity
and Capital Resources section above.
In connection with the execution of the Term Loan, we added two subsidiaries as guarantors to the $375 Million Term Loan, the
JPMorgan Chase Credit Facility, and the 2018 Bonds Payable.
Dividend Declaration
On February 28, 2012, our board of directors declared distributions to stockholders for the first quarter of 2012 in the amount of
$0.125 (12.5 cents) per share on the outstanding shares of common stock payable to stockholders of record as of March 15, 2012.
Such distributions will be paid in March 2012.
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
As a result of our debt facilities, we are exposed to interest rate changes. Our interest rate risk management objectives are to limit
the impact of interest rate changes on earnings and cash flow primarily through a low to moderate level of overall borrowings.
However, we currently have a substantial amount of debt outstanding. We manage our ratio of fixed- to floating-rate debt with the
objective of achieving a mix that we believe is appropriate in light of anticipated changes in interest rates. We closely monitor
interest rates and will continue to consider the sources and terms of our borrowing facilities to determine whether we have
appropriately guarded ourselves against the risk of increasing interest rates in future periods.
Additionally, we have entered into interest rate swaps, and may enter into other interest rate swaps, caps, or other arrangements
to mitigate our interest rate risk on a related financial instrument. We do not enter into derivative or interest rate transactions for
speculative purposes; however, certain of our derivatives may not qualify for hedge accounting treatment. All of our debt was
entered into for other-than-trading purposes. As of December 31, 2011 and 2010, the estimated fair value of our line of credit and
notes payable and bonds was $1.5 billion and $0.9 billion, respectively.
41
Our financial instruments consist of both fixed- and variable-rate debt. As of December 31, 2011, our consolidated debt consisted
of the following, in thousands:
2012
2013
2014
2015
2016
Thereafter
Total
Maturing debt:
Effectively variable-rate debt
$ —
$ —
$
—
$ 484,000
$ —
$
—
$484,000
Effectively fixed-rate debt
$ 36,190
$ 28,449
$ 101,347
$
2,796
$ 41,963
$ 774,741
$985,486
Average interest rate:
Effectively variable-rate debt
Effectively fixed-rate debt
—%
4.87%
—%
5.94%
—%
5.07%
3.14%
5.80%
—%
5.83%
—%
5.40%
3.14%
5.38%
Our financial instruments consist of both fixed-rate and variable-rate debt. Our variable-rate borrowings consist of the JPMorgan
Chase Credit Facility and the Three Glenlake Building mortgage note. However, only the JPMorgan Chase Credit Facility bears
interest at an effectively variable rate, as the variable rate on the Three Glenlake Building mortgage note has been effectively fixed
through the interest rate swap agreement described below. As of December 31, 2011, we had $484.0 million outstanding under
the JPMorgan Chase Credit Facility; $26.0 million outstanding on the Three Glenlake Building mortgage note; $248.4 million in
5.875% bonds outstanding; and $711.2 million outstanding on fixed-rate, term mortgage loans. The weighted-average interest rate
of all of our debt instruments was 4.64% as of December 31, 2011.
On March 7, 2011, we executed the JPMorgan Chase Bridge Loan to finance a portion of the purchase price of the Market Square
Buildings. Under the JPMorgan Chase Bridge Loan, interest is incurred based on, at our option, LIBOR for one-, two-, or three-
month periods, plus an applicable margin of 2.25%, or at an alternate base rate, plus an applicable margin of 1.25% (the "Bridge
Base Rate"). The Bridge Base Rate for any day is the greatest of (1) the rate of interest publicly announced by JPMorgan Chase
Bank as its prime rate in effect in its principal office in New York City for such day, (2) the federal funds rate for such day plus
0.50%, or (3) the one-month LIBOR Rate for such day plus 1.00%. The JPMorgan Bridge Loan was fully repaid on June 3, 2011.
On April 4, 2011, we sold $250.0 million aggregate principal amount of our 5.875% unsecured senior notes due in 2018 at 99.295%
of their face value in a private placement offering. Two rating agencies have assigned investment-grade ratings to these senior
notes. We received proceeds from this bond offering, net of fees, of $246.7 million, all of which were used to reduce amounts
outstanding on the JPMorgan Chase Bridge Loan.
On June 30, 2011, we entered into a loan transaction (the "Market Square Note") with Pacific Life Insurance Company, in the
principal amount of $325.0 million. Substantially all of the net proceeds advanced under the Market Square Note were used to
repay amounts outstanding under the $500.0 million credit facility with JPMorgan Chase Bank entered into on May 7, 2010
(the "JPMorgan Chase Credit Facility"). We used borrowings under the JPMorgan Chase Credit Facility to fund a portion of the
March 7, 2011 acquisition of the Market Square Buildings. The Market Square mortgage note, which requires interest-only monthly
payments, matures on July 1, 2023 and bears interest at an annual rate of 5.07%. We have the right to prepay the outstanding
amount in full provided that (i) 30 days' prior written notice of the intent to prepay is provided to the lender and (ii) a prepayment
premium is paid to the lender. If the prepayment is made before July 1, 2013, the prepayment premium is equal to the sum of (i) the
greater of (a) 1.0% of the outstanding principal or (b) the yield loss amount plus (ii) 3.0% of the outstanding principal. If the
prepayment is made on or after July 1, 2013 but before April 1, 2023, the prepayment premium is equal to the greater of (i) 1.0%
of the outstanding principal or (ii) the yield loss amount. No prepayment premium need be paid if the prepayment is made on or
after April 1, 2023.
On July 8, 2011, we entered an amendment to the JPMorgan Chase Credit Facility with JPMorgan Chase Bank to, among other
things, (i) extend the maturity date of the Facility to May 7, 2015; (ii) enable us to increase the JPMorgan Chase Credit Facility
amount by an aggregate of up to $150.0 million to a total facility amount not to exceed $650.0 million on two occasions on or
before December 7, 2014, upon meeting certain criteria; and (iii) reduce the interest rate and the facility fee as described below.
Except as noted above and described below, the terms of the Facility remain materially unchanged by the amendment.
The JPMorgan Chase Credit Facility Amendment provides for interest costs to be incurred based on, at our option, the London
Interbank Offered Rate ("LIBOR") for one-, two-, three-, or six-month periods, plus an applicable margin ranging from 1.25% to
2.05% (the "LIBOR Rate") or at the alternate base rate, plus an applicable margin ranging from 0.25% to 1.05% (the "Base Rate").
The alternate base rate for any day is the greatest of the rate of interest publicly announced by JPMorgan Chase Bank as its prime
rate in effect in its principal office in New York City for such day, the federal funds rate for such day plus 0.50%, and the one-
42
month LIBOR Rate for such day plus 1.00%. The margin component of the LIBOR Rate and the Base Rate is based on our
applicable credit rating (as defined in the Facility agreement). Additionally, we must pay a per annum facility fee on the aggregate
commitment (used or unused) ranging from 0.25% to 0.45% based on our applicable credit rating.
On September 6, 2011, we settled the Manhattan Towers Building mortgage note ($75 million) by transferring the Manhattan
Towers property, an office building located in Manhattan Beach, California, to an affiliate of its mortgagee through a deed in lieu
of foreclosure transaction. As a result of this transaction, we recognized a property impairment loss of $5.8 million and a gain on
early extinguishment of debt of $13.5 million.
On December 29, 2011, Wells REIT II entered into an agreement with Wells Fargo Bank, N.A. to settle the 80 Park Plaza Building
mortgage note ($65.1 million), the 222 East 41st Street Building mortgage note ($176.0 million), and their respective interest rate
swap agreements ($15.1 million and $49.0 million, respectively) for a total payment of $250.0 million. This transaction resulted
in a gain on early extinguishment of debt of $53.0 million, partially offset by a loss on interest rate swap of $15.1 million due to
writing off the cumulative unrealized market value adjustments to the 80 Park Plaza interest rate swap.
During 2011, we used cash on hand and proceeds from the JPMorgan Chase Credit Facility to settle the Cranberry Woods Drive
mortgage note ($63.4 million); the 800 North Frederick Building mortgage note ($46.4 million); the 222 East 41st Street Building
mortgage note ($176.0 million) and related interest rate swap ($49.0 million); and the 80 Park Place Building mortgage note
($65.1 million) and related interest rate swap ($15.1 million) without incurring prepayment penalties. During 2011 and 2010, we
also made interest payments of approximately $53.1 million and $40.2 million, respectively, including amounts capitalized of
approximately $0.5 million during 2010.
The Three Glenlake Building mortgage note was used to purchase the Three Glenlake Building. The note bears interest at one-
month LIBOR plus 90 basis points (approximately 1.12% per annum as of December 31, 2011), and matures in July 2013. The
interest rate swap agreement has an effective date of July 31, 2008 and matures July 31, 2013. Interest is due monthly; however,
under the terms of the loan agreement, a portion of the monthly debt service amounts accrues and is added to the outstanding
balance of the note over the term. The interest rate swap effectively fixes our interest rate on the Three Glenlake Building mortgage
note at 5.95% per annum.
Approximately $985.5 million of our total debt outstanding as of December 31, 2011 is subject to fixed rates, either directly or
when coupled with an interest rate swap agreement. As of December 31, 2011, these balances incurred interest expense at an
average interest rate of 5.38% and have expirations ranging from 2012 through 2023. A change in the market interest rate impacts
the net financial instrument position of our fixed-rate debt portfolio; however, it has no impact on interest incurred or cash flows.
The amounts outstanding on our variable-rate debt facilities in the future will largely depend upon the level of investor proceeds
raised under our DRP and the rate at which we are able to employ such proceeds in acquisitions of real properties.
We do not believe there is any exposure to increases in interest rates related to the capital lease obligations of $646.0 million at
December 31, 2011, as the obligations are at fixed interest rates.
Foreign Currency Risk
We are also subject to foreign exchange risk arising from our foreign operations in Russia. Foreign operations represented 1.9%
and 2.0% of total assets at December 31, 2011 and 2010, respectively, and 0.6% of total revenue during 2011 and 2010, respectively.
As compared with rates in effect at December 31, 2011, an increase or decrease in the U.S. dollar to Russian rouble exchange rate
by 10% would not materially impact the accompanying consolidated financial statements.
ITEM 8.
FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
The financial statements and supplementary data filed as part of this report are set forth beginning on page F-1 of this report.
ITEM 9.
CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL
DISCLOSURE
There were no disagreements with our independent registered public accountants during 2011, 2010, or 2009.
43
ITEM 9A. CONTROLS AND PROCEDURES
Management's Conclusions Regarding the Effectiveness of Disclosure Controls and Procedures
We carried out an evaluation, under the supervision and with the participation of management, including the Principal Executive
Officer and Principal Financial Officer, of the effectiveness of the design and operation of our disclosure controls and procedures
pursuant to Rule 13a-15(e) under the Securities Exchange Act of 1934 as of the end of the period covered by this report. Based
upon that evaluation, the Principal Executive Officer and Principal Financial Officer concluded that our disclosure controls and
procedures were effective as of the end of the period covered by this report in providing a reasonable level of assurance that
information we are required to disclose in reports that we file or submit under the Securities Exchange Act of 1934 is recorded,
processed, summarized, and reported within the time periods in SEC rules and forms, including providing a reasonable level of
assurance that information required to be disclosed by us in such reports is accumulated and communicated to our management,
including our Principal Executive Officer and our Principal Financial Officer, as appropriate, to allow timely decisions regarding
required disclosure.
Internal Control Over Financial Reporting
Our management is responsible for establishing and maintaining adequate internal control over financial reporting, as defined in
Rules 13a-15(f) and 15d-15(f) under the Securities Exchange Act of 1934, as a process designed by, or under the supervision of,
the Principal Executive Officer and Principal Financial Officer and effected by our management and other personnel to provide
reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes
in accordance with GAAP and includes those policies and procedures that:
•
•
•
pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and disposition
of our assets;
provide reasonable assurance that the transactions are recorded as necessary to permit preparation of financial statements
in accordance with GAAP, and that our receipts and expenditures are being made only in accordance with authorizations
of management and/or members of the board of directors; and
provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of
our assets that could have a material effect on the financial statements.
Because of the inherent limitations of internal control over financial reporting, including the possibility of human error and the
circumvention or overriding of controls, material misstatements may not be prevented or detected on a timely basis. In addition,
projections of any evaluation of effectiveness to future periods are subject to the risks that controls may become inadequate because
of changes and conditions or that the degree of compliance with policies or procedures may deteriorate. Accordingly, even internal
controls determined to be effective can provide only reasonable assurance that the information required to be disclosed in reports
filed under the Securities Exchange Act of 1934 is recorded, processed, summarized, and represented within the time periods
required.
Our management has assessed the effectiveness of our internal control over financial reporting at December 31, 2011. To make
this assessment, we used the criteria for effective internal control over financial reporting described in Internal Control – Integrated
Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission. Based on this assessment, our
management believes that our system of internal control over financial reporting met those criteria, and therefore our management
has concluded that we maintained effective internal control over financial reporting as of December 31, 2011.
Changes in Internal Control Over Financial Reporting
There have been no changes in our internal control over financial reporting during the quarter ended December 31, 2011 that have
materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.
ITEM 9B. OTHER INFORMATION
For the quarter ended December 31, 2011, all items required to be disclosed under Form 8-K were reported under Form 8-K.
44
PART III
We will file a definitive Proxy Statement for our 2012 Annual Meeting of Stockholders (the "2012 Proxy Statement") with the
SEC, pursuant to Regulation 14A, not later than 120 days after the end of our fiscal year. Accordingly, certain information required
by Part III has been omitted under General Instruction G(3) to Form 10-K. Only those sections of the 2012 Proxy Statement that
specifically address the items required to be set forth herein are incorporated by reference.
ITEM 10. DIRECTORS, EXECUTIVE OFFICERS, AND CORPORATE GOVERNANCE
We have adopted a Code of Ethics that applies to all of our executive officers and directors, including but not limited to, our
principal executive officer and principal financial officer. Our Code of Ethics may be found at http://www.wellsreitII.com.
The other information required by this Item is incorporated by reference from our 2012 Proxy Statement.
ITEM 11. EXECUTIVE COMPENSATION
The information required by this Item is incorporated by reference from our 2012 Proxy Statement.
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED
SHAREHOLDER MATTERS
The information required by this Item is incorporated by reference from our 2012 Proxy Statement.
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE
Certain information required by this Item is incorporated by reference from our 2012 Proxy Statement.
Transactions with Related Persons
Our charter requires our Conflicts Committee to review and approve all transactions involving our affiliates and us. Prior to entering
into a transaction with an affiliate that is not covered by the Advisory Agreement with our advisor, a majority of the Conflicts
Committee must conclude that the transaction is fair and reasonable to us and on terms and conditions not less favorable to us than
those available from unaffiliated third parties. In addition, our Code of Ethics lists examples of types of transactions with affiliates
that would create prohibited conflicts of interest. Under the Code of Ethics, our officers and directors are required to bring potential
conflicts of interest to the attention of the chairman of our Audit Committee promptly. The Conflicts Committee has reviewed the
material transactions between our affiliates and us. Set forth below is a description of such transactions and the committee's report
on their fairness.
Our Relationship with Wells Capital and WREAS II
Certain of our executive officers, E. Nelson Mills, Douglas P. Williams, and Randall D. Fretz, are also executive officers of
WellsREF, our sponsor, which is the manager of WREAS II, our advisor. The chairman of our board of directors, Leo F. Wells, III,
is the sole director of WellsREF and indirectly owns 100% of its equity. WREAS II provides our day-to-day management. Among
the services provided by our advisor under the terms of the Advisory Agreement are the following:
•
•
•
•
•
real estate acquisition services;
asset management services;
real estate disposition services;
property management oversight services; and
administrative services.
Our advisor is at all times subject to the supervision of our board of directors and has only such authority as we may delegate to
it as our agent. We renewed the Advisory Agreement (the "Renewed Advisory Agreement") with our advisor, WREAS II, in
December 2011 for the period from January 1, 2012 through March 31, 2012. The Renewed Advisory Agreement is substantially
the same as the agreement that was in effect through December 31, 2011, except that WREAS II has agreed to a limit on the
reimbursement of certain expenses by us. Specifically, WREAS II will not be reimbursed for "portfolio general and administrative
expenses" or "personnel expenses" incurred in the first quarter of 2012 to the extent they exceed $4.5 million and $2.5 million,
respectively. As defined in the Advisory Agreement, "portfolio general and administrative expenses" refer to categories of costs
set forth in a budget approved by our Board of Directors at a meeting on December 16, 2011. Generally, these are general and
45
administrative costs (excluding the asset management fee) that relate to the portfolio as a whole rather than property-specific costs.
"Personnel expenses" are defined in the Advisory Agreement to refer to all wages and other employee-related expenses of employees
of WREAS II or its affiliates to the extent the employees are engaged in the management, administration, operation, and marketing
of us but excluding personnel expenses reimbursable under another agreement, such as the property management agreement. The
term of the Advisory Agreement is subject to an unlimited number of successive renewals upon mutual consent of the parties.
From January 1, 2011 through the most recent date practicable, which was December 31, 2011, we have compensated our advisor
as set forth below:
• Through July 31, 2011 we incurred acquisition fees payable to our advisor equal to 2.0% of gross proceeds from our
public offerings of common stock for services in connection with the selection, purchase, development, or construction
of real property. We incurred such acquisition fees upon receipt of proceeds from the sale of shares. Effective August 1,
2011, acquisition fees have been incurred at 1% of the property purchase price (excluding acquisition expenses); however,
in no event may total acquisition fees for the 2011 calendar year exceed 2% of total gross offering proceeds. Acquisition
fees from January 1, 2011 through December 31, 2011, totaled approximately $1.3 million.
• Asset management fees are incurred monthly at one-twelfth of 0.625% of the lesser of (i) gross cost, as defined, of all of
our properties (other than those that fail to meet specified occupancy thresholds) and investments in joint ventures, or
(ii) the aggregate value of our interest in the properties and joint ventures as established with the most recent asset-based
valuation, until the monthly payment equals $2.7 million (or $32.5 million annualized), as of the last day of each preceding
month. For the first three months of 2011, we generally paid monthly asset management fees equal to one-twelfth of
0.625% of the cost of all of our properties (other than those that fail to meet specified occupancy thresholds) and our
investments in joint ventures; from April 2011 through December 2011, asset management fees were capped at $2.7 million
per month (or $32.5 million annualized) following the March 2011 acquisition of the Market Square Buildings. With
respect to (ii) above, we published our first net asset-based valuation (per share) on November 8, 2011, which has not
impacted asset management fees incurred to date due to continued applicability of the $2.7 million per month ($32.5 million
per annum) cap described above. Asset management fees from January 1, 2011 through December 31, 2011 totaled
approximately $32.1 million.
• Additionally, we reimburse our advisor for all costs and expenses it incurs in fulfilling its asset management and
administrative duties, which may include wages, salaries, taxes, insurance, benefits, information technology, legal and
travel, and other out-of-pocket expenses of employees engaged in ongoing management, administration, operations, and
marketing functions on our behalf. We do not, however, reimburse our advisor for personnel costs in connection with
services for which our advisor receives acquisition fees or real estate commissions. Administrative reimbursements, net
of reimbursements from tenants, from January 1, 2011 through December 31, 2011, totaled approximately $11.6 million.
The Conflicts Committee considers our relationship with the advisor during 2011 to be fair. The Conflicts Committee evaluated
the performance of the advisor and the compensation paid to the advisor in connection with its decision to renew the Advisory
Agreement through December 31, 2011 and then again in connection with its decision to renew the Advisory Agreement through
March 31, 2012. The Conflicts Committee believes that the amounts payable to the advisor under the Advisory Agreement are
similar to those paid by other publicly offered, unlisted, externally advised REITs and that this compensation was appropriate in
order for the advisor to provide the desired level of services to us and our stockholders. The Conflicts Committee evaluates the
advisor at least annually on factors such as (a) the amount of the fees paid to the advisor in relation to the size, composition, and
performance of our portfolio; (b) the success of the advisor in generating opportunities that meet our investment objectives; (c) rates
charged to other REITs and to investors other than REITs by advisors performing the same or similar services; (d) additional
revenues realized by the advisor and its affiliates through their relationship with us, including loan administration, underwriting
or broker commissions, servicing, engineering, inspection, and other fees; (e) the quality and extent of service and advice furnished
by the advisor; (f) the performance of our portfolio, including income, conservation or appreciation of capital, frequency of problem
investments, and competence in dealing with distress situations; and (g) the quality of our portfolio relative to the investments
generated by the advisor for its own account.
Our Relationship with WIS
Mr. Wells indirectly owns 100% of our dealer-manager, WIS. In addition, Messrs. Fretz and Williams are directors of WIS. Prior
to concluding our primary public offering, our dealer-manager was entitled to receive selling commissions of 7% and a dealer-
manager fee of 2.5% of aggregate gross offering proceeds, except that no selling commissions or dealer-manager fees are paid in
connection with the sale of our shares under the dividend reinvestment plan. Our primary public equity offering closed mid-2010.
Therefore, from January 1, 2011 through December 31, 2011, we incurred no selling commissions or dealer-manager fees to WIS.
The Conflicts Committee believes that this arrangement with WIS is fair.
46
Our Relationship with Wells Management
Wells REIT II is party to a property management, leasing, and construction management agreement with WREAS II
(the "Management Agreement"), which automatically renewed on October 24, 2011 for a one-year term. Wells Management
assigned all of its rights, title, and interest in the Management Agreement to WREAS II on January 1, 2011. Wells REIT II consented
to such assignment as required by the Management Agreement. As part of this assignment, Wells Management guarantees the
performance of all of the WREAS II obligations under the Management Agreement. Mr. Wells indirectly owns 100% of Wells
Management. In consideration for supervising the management, leasing, and construction of certain of our properties, we pay the
following fees to WREAS II under the Management Agreement:
•
•
•
For each property for which WREAS II provides property management services, we pay WREAS II a market-based
property management fee based on gross monthly income of the property.
For each property for which WREAS II provides leasing agent services, WREAS II is entitled to: (i) a one-time fee in an
amount not to exceed one month's rent for the initial rent-up of a newly constructed building; (ii) a market-based
commission based on the net rent payable during the term of a new lease; (iii) a market-based commission based on the
net rent payable during the term of any renewal or extension of any tenant lease; and (iv) a market-based commission
based on the net rent payable with respect to expansion space for the remaining portion of the initial lease term.
For each property for which WREAS II provides construction management services, WREAS II is entitled to receive
from us that portion of lease concessions for tenant-directed improvements that are specified in the lease or lease renewal,
subject to a limit of 5% of such lease concessions and a management fee to be determined for other construction
management activities.
The Conflicts Committee believes that the above-described arrangements with WREAS II and Wells Management are fair and
reasonable and on terms and conditions no less favorable to us than those available from unaffiliated third parties. Property
management and construction fees incurred from January 1, 2011 through December 31, 2011 were $4.8 million.
ITEM 14. PRINCIPAL ACCOUNTANT FEES AND SERVICES
The information required by this Item is incorporated by reference from our 2012 Proxy Statement.
47
PART IV
ITEM 15. EXHIBITS AND FINANCIAL STATEMENT SCHEDULES
(a) 1. A list of the financial statements contained herein is set forth on page F-1 hereof.
(a) 2.
Schedule III – Real Estate Assets and Accumulated Depreciation
Information with respect to this item begins on page S-1 hereof. Other schedules are omitted because of the absence of
conditions under which they are required or because the required information is given in the financial statements or notes
thereto.
(a) 3.
The Exhibits filed in response to Item 601 of Regulation S-K are listed on the Exhibit Index attached hereto.
(b)
(c)
See (a) 3 above.
See (a) 2 above.
48
Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its
behalf by the undersigned thereunto duly authorized.
SIGNATURES
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
(Registrant)
Dated:
February 29, 2012
By:
/s/ DOUGLAS P. WILLIAMS
Douglas P. Williams
Executive Vice President, Treasurer and
Principal Financial Officer
Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons
on behalf of the Registrant and in the capacity as and on the date indicated.
Signature
Title
Date
/s/ Charles R. Brown
Independent Director
Charles R. Brown
/s/ Richard W. Carpenter
Independent Director
Richard W. Carpenter
/s/ Bud Carter
Bud Carter
/s/ John L. Dixon
John L. Dixon
/s/ E. Nelson Mills
E. Nelson Mills
Independent Director
Independent Director
President and Director
(Principal Executive Officer)
/s/ George W. Sands
Independent Director
George W. Sands
/s/ Neil H. Strickland
Independent Director
Neil H. Strickland
/s/ Leo F. Wells, III
Leo F. Wells, III
Director
February 29, 2012
February 29, 2012
February 29, 2012
February 29, 2012
February 29, 2012
February 29, 2012
February 29, 2012
February 29, 2012
/s/ Douglas P. Williams
Douglas P. Williams
Executive Vice President, Secretary, Treasurer, and
Director
(Principal Financial and Accounting Officer)
February 29, 2012
49
EXHIBIT INDEX
TO
2011 FORM 10-K
OF
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
Exhibit
Number
3.1
3.2
3.3
3.4
4.1
4.2
4.3
4.4+
4.5
10.1*
10.2*
10.3*
10.4*
10.5
10.6
10.7
10.8
Description
Amended and Restated Articles of Incorporation (incorporated by reference to Exhibit 3.1 to Amendment
No. 3 to the Registration Statement on Form S-11 (No. 333-107066) filed with the Commission on
November 25, 2003).
Articles of Amendment of Wells Real Estate Investment Trust II, Inc., effective as of October 1, 2008
(incorporated by reference to Exhibit 3.2 to the Company's Annual Report on Form 10-K/A for the year ended
December 31, 2008).
Amended and Restated Bylaws (incorporated by reference to Exhibit 3.2 to the Company's Quarterly Report on
Form 10-Q for the quarter ended June 30, 2007).
Amendment No. 1 to Amended and Restated Bylaws (incorporated by reference to Exhibit 3.3 to the
Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2007).
Form of Dividend Reinvestment Enrollment Form (incorporated by reference to Appendix A to the Prospectus
included in Post-Effective Amendment No. 7 to the Registration Statement on Form S-11 on Form S-3
(No. 333-144414) and filed with the Commission on August 27, 2010 (the "DRP Registration Statement")).
Statement regarding restrictions on transferability of shares of common stock (to appear on stock certificate or
to be sent upon request and without charge to stockholders issued shares without certificates) (incorporated by
reference to Exhibit 4.2 to Amendment No. 2 to the Registration Statement on Form S-11 (No. 333-144414)
filed with the Commission on September 22, 2008).
Amended and Restated Dividend Reinvestment Plan (incorporated by reference to Appendix B to the
Prospectus included in the DRP Registration Statement).
Fourth Amended and Restated Share Redemption Program
Fifth Amended and Restated Share Redemption Program (incorporated by reference to Exhibit 4.4 to the
Company's Current Report on Form 8-K filed with the Commission on December 12, 2011).
Stock Option Plan (incorporated by reference to Exhibit 10.3 to Amendment No. 1 to the Company's
Registration Statement on Form S-11 (No. 333-107066) filed with the SEC on September 23, 2003
("Amendment No. 1 to IPO Registration Statement").
Independent Director Stock Option Plan (incorporated by reference to Exhibit 10.4 to Amendment No. 1 to
IPO Registration Statement).
Advisory Agreement between the Company and Wells Real Estate Advisory Services II, LLC (the "Advisor")
dated January 1, 2011 (incorporated by reference to Exhibit 10.1 to the Company's Annual Report on Form 10-
K filed with the Commission on March 11, 2011).
Assignment and Assumption of Master Property Management Leasing and Construction Agreement by and
among Wells Management Company, Inc., the Advisor, and the Company dated January 1, 2011 (incorporated
by reference to Exhibit 10.2 to the Company's Quarterly Report on Form 10-Q filed with the Commission on
May 6, 2011).
Purchase and Sale Agreement by and between Avenue Associates Limited Partnership and the Company dated
February 22, 2011 (incorporated by reference to Exhibit 10.3 to the Company's Quarterly Report on Form 10-Q
filed with the Commission on May 6, 2011).
Bridge Note between Wells Operating Partnership II, L.P. and J.P. Morgan Chase Bank, N.A. dated March 7,
2011 (incorporated by reference to Exhibit 10.4 to the Company's Quarterly Report on Form 10-Q filed with
the Commission on May 6, 2011).
Credit Agreement by and among Wells Operating Partnership II, L.P. and J.P. Morgan Securities Inc. as lead
arranger and sole bookrunner and J.P. Morgan Chase Bank, N.A., as administrative agent dated March 7, 2011
(incorporated by reference to Exhibit 10.5 to the Company's Quarterly Report on Form 10-Q filed with the
Commission on May 6, 2011).
Indenture among Wells Operating Partnership II, L.P., Wells Real Estate Investment Trust II, Inc., certain of
each of their direct and indirect subsidiaries and U.S. Bank National Association as trustee, dated as of April 4,
2011, including the form of 5.875% Senior Notes due 2018 (incorporated by reference to Exhibit 4.1 to the
Company's Form 8-K filed with the Commission on April 4, 2011).
50
10.9
10.10
10.11
10.12
10.13*
10.14*
Registration Rights Agreement among Wells Operating Partnership II, L.P., Wells Real Estate Investment
Trust II, Inc., certain of each of their direct and indirect subsidiaries and the initial purchasers party thereto,
dated as of April 4, 2011 (incorporated by reference to Exhibit 10.1 to the Company's Form 8-K filed with the
SEC on April 4, 2011).
Amended and Restated Deed of Trust Note dated as of June 30, 2011 by Wells REIT II – Market Square East &
West, LLC, for the benefit of Pacific Life Insurance Company (incorporated by reference to Exhibit 10.8 to the
Company's Registration Statement on Form S-4 with the SEC on July 18, 2011).
Amended and Restated Deed of Trust, Financing Statement and Security Agreement (with Assignment of
Leases and Rents and Fixture Filings) dated as of June 30, 2011 by and among Wells REIT II – Market Square
East & West, LLC, Lawyers Title Realty Services, Inc., and Pacific Life Insurance Company (incorporated by
reference to Exhibit 10.9 to the Company's Registration Statement on Form S-4 with the SEC on July 18,
2011).
Amendment No. 1 to Credit Agreement by and among Wells Operating Partnership II, L.P., as borrower, J.P.
Morgan Securities LLC and PNC Capital Markets LLC, as joint lead arrangers and joint bookrunners,
JPMorgan Chase Bank, N.A., as administrative agent, and PNC Bank, National Association, as syndication
agent and Regions Bank, U.S. Bank National Association and BMO Capital Markets, as documentation agents,
and the financial institutions party thereto, dated July 8, 2011 (incorporated by reference to Exhibit 10.16 to the
Company's Registration Statement on Form S-4 filed with the SEC on July 18, 2011).
Interim Advisory Agreement by and between the Company and the Advisor effective for the month of August
2011 (incorporated by reference to Exhibit 10.2 to the Company's Quarterly Report on Form 10-Q filed with
the Commission on November 8, 2011).
Amended Advisory Agreement by and between the Company and the Advisor effective as of August 1, 2011
(incorporated by reference to Exhibit 10.3 to the Company's Quarterly Report on Form 10-Q filed with the
Commission on November 8, 2011).
10.15+*
Advisory Agreement by and between the Company and the Advisor effective as of January 1, 2012.
21.1+
23.1+
31.1+
31.2+
32.1+
Subsidiaries of the Company
Consent of Deloitte & Touche LLP
Certification of the Principal Executive Officer of the Company, pursuant to Securities Exchange Act
Rules 13a-14(a) as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
Certification of the Principal Financial Officer of the Company, pursuant to Securities Exchange Act
Rules 13a-14(a) as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
Certification of the Principal Executive Officer and Principal Financial Officer of the Company, pursuant to
18 U.S.C. Section 1350 as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
101.INS**
XBRL Instance Document.
101.SCH**
XBRL Taxonomy Extension Schema.
101.CAL**
XBRL Taxonomy Extension Calculation Linkbase.
101.DEF**
XBRL Taxonomy Extension Definition Linkbase.
101.LAB**
XBRL Taxonomy Extension Label Linkbase.
101.PRE**
XBRL Taxonomy Extension Presentation Linkbase.
+ Filed herewith.
* Represents management contract or compensatory plan or arrangement.
** Furnished with this Form 10-K.
51
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS
Financial Statements
Report of Independent Registered Public Accounting Firm...........................................................................................
Consolidated Balance Sheets as of December 31, 2011 and 2010 .................................................................................
Consolidated Statements of Operations for the Years Ended December 31, 2011, 2010, and 2009 ..............................
Consolidated Statements of Comprehensive Income for the Years Ended December 31, 2011, 2010, and 2009..........
Consolidated Statements of Equity for the Years Ended December 31, 2011, 2010, and 2009 .....................................
Consolidated Statements of Cash Flows for the Years Ended December 31, 2011, 2010, and 2009.............................
Page
F - 2
F - 3
F - 4
F - 5
F - 6
F - 9
Notes to Consolidated Financial Statements ..................................................................................................................
F - 10
F - 1
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Directors and Stockholders of
Wells Real Estate Investment Trust II, Inc.:
We have audited the accompanying consolidated balance sheets of Wells Real Estate Investment Trust II, Inc. and subsidiaries
(the "Company") as of December 31, 2011 and 2010, and the related consolidated statements of operations, comprehensive income,
equity, and cash flows for each of the three years in the period ended December 31, 2011. Our audits also included the financial
statement schedule listed in the Index at Item 15(a). These financial statements and financial statement schedule are the
responsibility of the Company's management. Our responsibility is to express an opinion on the financial statements and the
financial statement schedule based on our audits.
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).
Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements
are free of material misstatement. The Company is not required to have, nor were we engaged to perform, an audit of its internal
control over financial reporting. Our audits included consideration of internal control over financial reporting as a basis for designing
audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness
of the Company's internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes
examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting
principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, such consolidated financial statements present fairly, in all material respects, the financial position of Wells Real
Estate Investment Trust II, Inc. and subsidiaries as of December 31, 2011 and 2010, and the results of their operations and their
cash flows for each of the three years in the period ended December 31, 2011, in conformity with accounting principles generally
accepted in the United States of America. Also, in our opinion, such financial statement schedule, when considered in relation to
the basic consolidated financial statements taken as a whole, present fairly in all material respects the information set forth therein.
As discussed in Note 2 to the consolidated financial statements, on January 1, 2009, the Company prospectively changed its method
of accounting for business combinations and associated acquisition costs. Also as discussed in Note 2 to the consolidated financial
statements, on December 31, 2011, the Company adopted Accounting Standards Update ("ASU") 2011-05, Comprehensive Income
Topic (220) Presentation of Comprehensive Income. Upon the adoption of ASU 2011-05 the Company included a consolidated
statement of comprehensive income for each of the three years in the period ended December 31, 2011.
/S/ Deloitte & Touche LLP
Atlanta, Georgia
February 28, 2012
F - 2
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
CONSOLIDATED BALANCE SHEETS
(in thousands, except share and per-share amounts)
Assets:
Real estate assets, at cost:
Land
Buildings and improvements, less accumulated depreciation of $514,961 and $408,358
as of December 31, 2011 and 2010, respectively
Intangible lease assets, less accumulated amortization of $343,463 and $353,065
as of December 31, 2011 and 2010, respectively
Construction in progress
Real estate assets held for sale, less accumulated depreciation and amortization of
$9,551 and $8,440 as of December 31, 2011 and 2010, respectively
Total real estate assets
Cash and cash equivalents
Tenant receivables, net of allowance for doubtful accounts of $3,728 and $3,559
as of December 31, 2011 and 2010, respectively
Prepaid expenses and other assets
Deferred financing costs, less accumulated amortization of $5,590 and $3,975
as of December 31, 2011 and 2010, respectively
Intangible lease origination costs, less accumulated amortization of $236,679 and $217,617
as of December 31, 2011 and 2010, respectively
Deferred lease costs, less accumulated amortization of $22,390 and $15,616
as of December 31, 2011 and 2010, respectively
Investment in development authority bonds
Other assets held for sale, less accumulated amortization of $2,260 and $1,948
as of December 31, 2011 and 2010, respectively
Total assets
Liabilities:
Line of credit and notes payable
Bonds payable, net of discount of $1,574
Accounts payable, accrued expenses, and accrued capital expenditures
Due to affiliates
Deferred income
Intangible lease liabilities, less accumulated amortization of $74,326 and $62,165
as of December 31, 2011 and 2010, respectively
Obligations under capital leases
Liabilities held for sale
Total liabilities
Commitments and Contingencies (Note 6)
Redeemable Common Stock
Equity:
Common stock, $0.01 par value; 900,000,000 shares authorized; 546,197,750 and 540,906,780
shares issued and outstanding as of December 31, 2011 and 2010, respectively
Additional paid-in capital
Cumulative distributions in excess of earnings
Redeemable common stock
Other comprehensive loss
Total Wells Real Estate Investment Trust II, Inc. stockholders' equity
Nonredeemable noncontrolling interests
Total equity
Total liabilities, redeemable common stock, and equity
See accompanying notes.
December 31,
2011
2010
$
704,336
$
560,160
3,472,971
3,199,873
391,989
8,414
37,508
4,615,218
39,468
130,549
32,831
9,442
231,338
68,289
646,000
3,432
5,776,567
1,221,060
248,426
72,349
3,329
35,079
89,581
646,000
624
2,316,448
—
113,147
5,462
4,880,806
(1,426,550)
(113,147)
84
3,346,655
317
3,346,972
5,776,567
$
$
$
427,856
4,351
37,799
4,230,039
38,882
107,639
22,661
9,827
269,726
45,884
646,000
1,027
5,371,685
886,939
—
102,479
4,468
26,123
87,934
646,000
509
1,754,452
—
161,189
5,409
4,835,088
(1,212,472)
(161,189)
(11,139)
3,455,697
347
3,456,044
5,371,685
$
$
$
F - 3
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
(in thousands, except per-share amounts)
Years ended December 31,
2010
2009
2011
Revenues:
Rental income
Tenant reimbursements
Hotel income
Other property income
Expenses:
Property operating costs
Hotel operating costs
Asset and property management fees:
Related-party
Other
Depreciation
Amortization
General and administrative
Acquisition fees and expenses
Real estate operating income
Other income (expense):
Interest expense
Interest and other income
(Loss) gain on interest rate swaps
Loss on foreign currency exchange contract
Gain on early extinguishment of debt
Income before income tax benefit (expense)
Income tax benefit (expense)
Income from continuing operations
Discontinued operations:
Operating loss from discontinued operations
Gain (loss) on disposition of discontinued operations
Income (loss) from discontinued operations
Net income
Less: Net income attributable to nonredeemable noncontrolling interests
Net income attributable to the common stockholders of Wells Real Estate Investment
Trust II, Inc.
Per-share information – basic and diluted:
Income from continuing operations
Gain (loss) from discontinued operations
Net income attributable to the common stockholders of Wells Real Estate Investment
Trust II, Inc.
$
476,944
$
434,011
$
414,284
104,202
20,600
11,411
95,636
19,819
1,441
98,627
20,179
14,825
613,157
550,907
547,915
177,991
17,394
162,934
17,035
162,441
16,403
36,640
3,276
117,754
119,777
23,930
11,250
508,012
105,145
33,228
3,936
99,607
32,341
3,862
93,019
113,740
115,254
23,431
10,779
464,690
86,217
31,218
19,183
473,721
74,194
(108,653)
(84,501)
(85,597)
42,399
43,089
(38,383)
(19,061)
—
53,018
—
—
(51,619)
(60,473)
53,526
276
53,802
(10,668)
13,522
2,854
56,656
(14)
56,642
0.09
0.01
0.10
$
$
$
$
$
$
$
$
25,744
226
25,970
(2,469)
(161)
(2,630)
23,340
(74)
23,266
0.05
(0.01)
0.04
$
$
$
$
40,068
14,134
(582)
—
(31,977)
42,217
(265)
41,952
(1,205)
—
(1,205)
40,747
(153)
40,594
0.09
0.00
0.09
Weighted-average common shares outstanding – basic and diluted
542,721
524,848
467,922
See accompanying notes.
F - 4
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
(in thousands)
Net income attributable to the common stockholders of Wells Real Estate
Investment Trust II, Inc.
Market value adjustment to interest rate swap
Foreign currency translation adjustment
Comprehensive income attributable to the common stockholders of Wells
Real Estate Investment Trust II, Inc.
Comprehensive income attributable to non-controlling interests
Years ended December 31,
2011
2010
2009
$
56,642
$
23,266
$
40,594
11,223
—
67,865
14
(3,110)
—
20,156
74
6,532
251
47,377
151
Comprehensive income
$
67,879
$
20,230
$
47,528
See accompanying notes.
F - 5
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
CONSOLIDATED STATEMENTS OF EQUITY
(in thousands, except per-share amounts)
Balance, December 31, 2008
Issuance of common stock
Redemptions of common stock
Decrease in redeemable common stock
Distributions to common stockholders
($0.60 per share)
Distributions to noncontrolling interests
Commissions and discounts on stock sales and
related dealer-manager fees
Other offering costs
Components of comprehensive income:
Net income attributable to common
stockholders of Wells Real Estate
Investment Trust II, Inc.
Net income attributable to noncontrolling
interests
Foreign currency translation adjustment
Market value adjustment to interest rate swap
Comprehensive income
Balance, December 31, 2009
Stockholders’ Equity
Common Stock
Shares
Amount
Additional
Paid-In
Capital
Cumulative
Distributions
in Excess of
Earnings
Redeemable
Common
Stock
Other
Comprehensive
Loss
Total Wells Real
Estate
Investment
Trust II, Inc.
Stockholders'
Equity
Nonredeemable
Noncontrolling
Interests
Total
Equity
442,009
$
4,420
$
3,943,266
$
(694,751)
$
(661,340)
$
(14,812)
$
2,576,783
$
5,428
$
2,582,211
66,642
(8,756)
666
(87)
665,753
(82,818)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
(55,205)
(9,016)
—
—
—
—
—
—
—
—
(280,862)
—
—
—
40,594
—
—
—
—
—
—
(144,504)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
251
6,532
—
666,419
(82,905)
(144,504)
(280,862)
—
(55,205)
(9,016)
40,594
—
251
6,532
47,377
—
—
—
—
(305)
—
151
—
—
151
666,419
(82,905)
(144,504)
(280,862)
(305)
(55,205)
(9,016)
40,594
151
251
6,532
47,528
499,895
$
4,999
$
4,461,980
$
(935,019)
$
(805,844)
$
(8,029)
$
2,718,087
$
5,274
$
2,723,361
F - 6
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
CONSOLIDATED STATEMENTS OF EQUITY
(in thousands, except per-share amounts)
Balance, December 31, 2009
Issuance of common stock
Redemptions of common stock
Decrease in redeemable common stock
Distributions to common stockholders
($0.57 per share)
Distributions to noncontrolling interests
Acquisition of noncontrolling interest in
consolidated joint venture
Commissions and discounts on stock sales and
related dealer-manager fees
Other offering costs
Components of comprehensive income:
Net income attributable to common
stockholders of Wells Real Estate
Investment Trust II, Inc.
Net income attributable to noncontrolling
interests
Market value adjustment to interest rate swap
Comprehensive income
Balance, December 31, 2010
Stockholders’ Equity
Common Stock
Shares
Amount
Additional
Paid-In
Capital
Cumulative
Distributions
in Excess of
Earnings
Redeemable
Common
Stock
Other
Comprehensive
Loss
Total Wells Real
Estate
Investment
Trust II, Inc.
Stockholders'
Equity
Nonredeemable
Noncontrolling
Interests
Total
Equity
499,895
$
4,999
$
4,461,980
$
(935,019)
$
(805,844)
$
(8,029)
$
2,718,087
$
5,274
$
2,723,361
49,199
(8,187)
—
—
—
—
—
—
—
—
492
(82)
—
—
—
—
—
—
—
—
487,609
(72,689)
—
—
—
(3,341)
(34,294)
(4,177)
—
—
—
—
—
—
—
(300,719)
—
—
23,266
—
—
—
—
—
644,655
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
(3,110)
—
488,101
(72,771)
644,655
(300,719)
—
—
—
—
—
(176)
488,101
(72,771)
644,655
(300,719)
(176)
(3,341)
(4,825)
(8,166)
(34,294)
(4,177)
23,266
—
(3,110)
20,156
(34,294)
(4,177)
23,266
74
(3,110)
20,230
—
74
—
74
540,907
$
5,409
$
4,835,088
$
(1,212,472)
$
(161,189)
$
(11,139)
$
3,455,697
$
347
$
3,456,044
F - 7
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
CONSOLIDATED STATEMENTS OF EQUITY
(in thousands, except per-share amounts)
Stockholders’ Equity
Balance, December 31, 2010
Issuance of common stock
Redemptions of common stock
Decrease in redeemable common stock
Distributions to common stockholders
($0.50 per share)
Distributions to noncontrolling interests
Components of comprehensive loss:
Net income attributable to the common
stockholders of Wells Real Estate
Investment Trust II, Inc.
Net income attributable to noncontrolling
interests
Market value adjustment to interest rate
swap
Comprehensive income
Balance, December 31, 2011
Common Stock
Shares
Amount
Additional
Paid-In
Capital
Cumulative
Distributions
in Excess of
Earnings
Redeemable
Common
Stock
Other
Comprehensive
Income (Loss)
Total Wells Real
Estate Investment
Trust II, Inc.
Stockholders'
Equity
Nonredeemable
Noncontrolling
Interests
Total
Equity
540,907
$
5,409
$
4,835,088
$
(1,212,472)
$
(161,189)
$
(11,139)
$
3,455,697
$
347
$
3,456,044
14,808
(9,517)
148
(95)
130,141
(84,423)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
(270,720)
—
56,642
—
—
—
—
—
48,042
—
—
—
—
—
—
546,198
$
5,462
$
4,880,806
$
(1,426,550)
$
(113,147)
$
—
—
—
—
—
—
—
11,223
—
84
130,289
(84,518)
48,042
(270,720)
—
56,642
—
11,223
67,865
—
—
—
—
(44)
—
14
—
14
130,289
(84,518)
48,042
(270,720)
(44)
56,642
14
11,223
67,879
$
3,346,655
$
317
$
3,346,972
See accompanying notes.
F - 8
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)
Years ended December 31,
2010
2011
2009
Cash Flows from Operating Activities:
Net income
Adjustments to reconcile net income to net cash provided by operating activities:
$
56,656
$
23,340
$
40,747
Straight-line rental income
Depreciation
Amortization
Loss on interest rate swaps
Loss on sale of discontinued operations
Impairment loss on discontinued operations
Gains on early extinguishments of debt
Remeasurement gain on foreign currency
Noncash interest expense
Changes in assets and liabilities, net of acquisitions:
(Increase) decrease in tenant receivables, net
(Increase) decrease in prepaid expenses and other assets
Increase (decrease) in accounts payable and accrued expenses
Decrease in due to affiliates
Increase (decrease) in deferred income
Net cash provided by operating activities
Cash Flows from Investing Activities:
Net proceeds from the sale of real estate
Investment in real estate and earnest money paid
Deferred lease costs paid
Net cash used in investing activities
Cash Flows from Financing Activities:
Financing costs paid
Proceeds from lines of credit and notes payable
Repayments of lines of credit and notes payable
Proceeds from issuance of bonds payable
Redemption of noncontrolling interest
Distributions paid to nonredeemable noncontrolling interests
Issuance of common stock
Redemptions of common stock
Distributions paid to stockholders
Distributions paid to stockholders and reinvested in shares of our common stock
Commissions on stock sales and related dealer-manager fees paid
Other offering costs paid
Net cash provided by (used in) financing activities
Net increase (decrease) in cash and cash equivalents
Effect of foreign exchange rate on cash and cash equivalents
Cash and cash equivalents, beginning of period
Cash and cash equivalents, end of period
See accompanying notes.
(22,165)
119,772
122,807
28,635
—
5,817
(66,540)
—
23,967
(1,438)
(4,443)
8,114
(1,146)
9,122
279,158
—
(638,783)
(27,307)
(666,090)
(12,395)
1,543,500
(1,168,278)
248,237
(87)
(44)
130,289
(82,892)
(140,431)
(130,289)
—
—
387,610
678
(92)
38,882
39,468
$
$
(6,544)
102,558
124,360
9,485
161
—
—
686
18,703
(2,895)
(4,219)
2,418
(360)
2,413
270,106
15,219
(318,948)
(8,979)
(312,708)
(7,338)
88,000
(162,742)
—
—
(250)
483,559
(72,757)
(150,246)
(163,569)
(29,801)
(5,285)
(20,429)
(63,031)
(812)
102,725
38,882
(10,236)
96,406
130,096
(23,011)
—
—
—
37
17,253
2,900
8,639
(5,784)
(1,482)
(7,038)
248,527
—
(124,149)
(5,529)
(129,678)
(4,807)
357,602
(693,085)
—
—
(231)
657,563
(82,905)
(124,530)
(154,795)
(47,430)
(10,127)
(102,745)
16,104
287
86,334
$ 102,725
F - 9
WELLS REAL ESTATE INVESTMENT TRUST II, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
DECEMBER 31, 2011, 2010, AND 2009
1.
Organization
Wells Real Estate Investment Trust II, Inc. ("Wells REIT II") is a Maryland corporation that has elected to be taxed as a real estate
investment trust ("REIT") for federal income tax purposes. Wells REIT II engages in the acquisition and ownership of commercial
real estate properties, including properties that are under construction, are newly constructed, or have operating histories. Wells
REIT II was incorporated on July 3, 2003 and commenced operations on January 22, 2004. Wells REIT II conducts business
primarily through Wells Operating Partnership II, L.P. ("Wells OP II"), a Delaware limited partnership. Wells REIT II is the sole
general partner of Wells OP II, and Wells OP II LP, LLC, a wholly owned subsidiary of Wells REIT II, is the sole limited partner
of Wells OP II. Therefore, Wells REIT II owns 100% of the equity interests in, and possesses full legal control and authority over,
the operations of Wells OP II. Wells OP II acquires, develops, owns, leases, and operates real properties directly, through wholly
owned subsidiaries, or through joint ventures. References to Wells REIT II herein shall include Wells REIT II and all subsidiaries
of Wells REIT II, direct and indirect, and consolidated joint ventures. Wells Real Estate Advisory Services II, LLC ("WREAS II")
serves as the external advisor to Wells REIT II. See Note 10 for a discussion of the advisory services provided by WREAS II.
As of December 31, 2011, Wells REIT II owned controlling interests in 71 office properties and one hotel, which include
93 operational buildings. These properties are comprised of approximately 22.6 million square feet of commercial space and are
located in 23 states; the District of Columbia; and Moscow, Russia. Of these properties, 68 are wholly owned and three are owned
through consolidated joint ventures. As of December 31, 2011, the office properties were approximately 93.9% leased.
On December 1, 2003, Wells REIT II commenced its initial public offering of up to 785.0 million shares of common stock, of
which 185.0 million shares were reserved for issuance through Wells REIT II's dividend reinvestment plan ("DRP"), pursuant to
a Registration Statement filed on Form S-11 with the SEC (the "Initial Public Offering"). Except for continuing to offer shares for
sale through its DRP, Wells REIT II stopped offering shares for sale under the Initial Public Offering on November 26, 2005. Wells
REIT II raised gross offering proceeds of approximately $2.0 billion from the sale of approximately 197.1 million shares under
the Initial Public Offering, including shares sold under the DRP through March 2006. On November 10, 2005, Wells REIT II
commenced a follow-on offering of up to 300.6 million shares of common stock, of which 0.6 million shares were reserved for
issuance under Wells REIT II's DRP, pursuant to a Registration Statement filed on Form S-11 with the SEC (the "Follow-On
Offering"). On April 14, 2006, Wells REIT II amended the aforementioned registration statements to offer in a combined prospectus
300.6 million shares registered under the Follow-On Offering and 174.4 million unsold shares related to the DRP originally
registered under the Initial Public Offering. Wells REIT II raised gross offering proceeds of approximately $2.6 billion from the
sale of approximately 257.6 million shares under the Follow-On Offering, including shares sold under the DRP, through November
2008. Wells REIT II stopped offering shares for sale under the Follow-On Offering on November 10, 2008.
On November 11, 2008, Wells REIT II commenced a third offering of up to 375.0 million shares of common stock pursuant to a
Registration Statement filed on Form S-11 with the SEC (the "Third Offering"). Under the Third Offering registration statement,
as amended, Wells REIT II offered up to 300.0 million shares of common stock in a primary offering for $10 per share, with
discounts available to certain categories of purchasers, and up to 75.0 million shares pursuant to its DRP at a purchase price equal
to $9.55. Effective June 30, 2010, Wells REIT II ceased offering shares under the Third Offering. On August 27, 2010, the Third
Offering was deregistered under the Form S-11 filing and the shares issuable pursuant to the DRP were registered on Form S-3.
As of December 31, 2011, Wells REIT II had raised gross offering proceeds of approximately $1.4 billion from the sale of
approximately 141.7 million shares under the Third Offering, including shares sold under the DRP.
As of December 31, 2011, Wells REIT II had raised gross offering proceeds from the sale of common stock under its public
offerings of approximately $5.9 billion. After deductions from such gross offering proceeds for selling commissions and dealer-
manager fees of approximately $509.5 million, acquisition fees of approximately $116.8 million, other organization and offering
expenses of approximately $75.9 million, and common stock redemptions pursuant to its share redemption program of
approximately $502.3 million, Wells REIT II had received aggregate net offering proceeds of approximately $4.7 billion.
Substantially all of Wells REIT II's net offering proceeds have been invested in real estate.
F - 10
Wells REIT II's stock is not listed on a public securities exchange. However, Wells REIT II's charter requires that in the event
Wells REIT II's stock is not listed on a national securities exchange by October 2015, Wells REIT II must either seek stockholder
approval to extend or amend this listing deadline or seek stockholder approval to begin liquidating investments and distributing
the resulting proceeds to the stockholders. If Wells REIT II seeks stockholder approval to extend or amend this listing date and
does not obtain it, Wells REIT II will then be required to seek stockholder approval to liquidate. In this circumstance, if Wells
REIT II seeks and does not obtain approval to liquidate, Wells REIT II will not be required to list or liquidate and could continue
to operate indefinitely as an unlisted company.
2.
Summary of Significant Accounting Policies
Basis of Presentation
The consolidated financial statements of Wells REIT II have been prepared in accordance with U.S. generally accepted accounting
principles ("GAAP") and include the accounts of Wells REIT II, Wells OP II, and any variable interest entity ("VIE") in which
Wells REIT II or Wells OP II was deemed the primary beneficiary. With respect to entities that are not VIEs, Wells
REIT II's consolidated financial statements shall also include the accounts of any entity in which Wells REIT II, Wells OP II, or
its subsidiaries own a controlling financial interest and any limited partnership in which Wells REIT II, Wells OP II, or its
subsidiaries own a controlling general partnership interest. In determining whether Wells REIT II or Wells OP II has a controlling
interest, the following factors are considered, among other things: the ownership of voting interests, protective rights, and
participatory rights of the investors.
All intercompany balances and transactions have been eliminated in consolidation.
Recent Accounting Pronouncements
FASB Accounting Standards Codification (ASC) is a major restructuring of accounting and reporting standards designed to simplify
user access to all authoritative U.S. generally accepted accounting principles (GAAP) by providing the authoritative literature in
a topically organized structure.
In January 2010, the Financial Accounting Standards Board (the "FASB") clarified previously issued GAAP and issued new
requirements related to Accounting Standards Codifications Topic Fair Value Measurements and Disclosures ("ASU 2010-6").
The clarification component includes disclosures about inputs and valuation techniques used in determining fair value, and providing
fair value measurement information for each class of assets and liabilities. The new requirements relate to disclosures of transfers
between the levels in the fair value hierarchy, as well as the individual components in the rollforward of the lowest level (Level 3)
in the fair value hierarchy. This change in GAAP became effective for Wells REIT II beginning January 1, 2010, except for the
provision concerning the rollforward of activity of the Level 3 fair value measurement, which became effective for Wells REIT II
on January 1, 2011. The adoption of ASU 2010-6 has not had a material impact on Wells REIT II's consolidated financial statements
or disclosures.
In May 2011, the FASB issued Accounting Standards Update 2011-04, Fair Value Measurement (Topic 820): Amendments to
Achieve Common Fair Value Measurement and Disclosure Requirements in U.S. GAAP and IFRSs ("ASU 2011-04"). ASU 2011-04
converges the U.S. GAAP and IFRS definition of "fair value," the requirements for measuring amounts at fair value, and disclosures
about these measurements. The update does not require additional fair value measurements and is not intended to establish valuation
standards or affect valuation practices outside of financial reporting. The adoption of ASU 2011-04 is effective for Wells REIT II
on December 15, 2011. Wells REIT II expects that the adoption of ASU 2011-04 will not have a material impact on Wells REIT II's
consolidated financial statements or disclosures.
In June 2011, the FASB issued Accounting Standards Update 2011-05, Comprehensive Income (Topic 220): Presentation of
Comprehensive Income ("ASU 2011-05"). ASU 2011-05 gives an entity the option to present the total of comprehensive income,
the components of net income, and the components of other comprehensive income either in a single continuous statement of
comprehensive income or in two separate but consecutive statements. In both choices, an entity is required to present each component
of net income along with total net income, each component of other comprehensive income along with a total for other
comprehensive income, and a total amount for comprehensive income. ASU 2011-05 eliminates the option to present the
components of other comprehensive income as part of the statement of changes in stockholders' equity. The adoption of
ASU 2011-05 was effective for Wells REIT II on December 15, 2011, except for the specific requirement to present items that are
reclassified from other comprehensive income to net income alongside their respective components of net income and other
comprehensive income that has been deferred. Wells REIT II has adopted ASU 2011-05 effective December 31, 2011.
F - 11
Use of Estimates
The preparation of the consolidated financial statements in conformity with GAAP requires management to make estimates and
assumptions that affect the amounts reported in the accompanying consolidated financial statements and the accompanying notes.
Actual results could differ from those estimates.
Fair Value Measurements
Wells REIT II estimates the fair value of its assets and liabilities (where currently required under GAAP) consistent with the
provisions of the accounting standard for fair value measurements and disclosures. Under this standard, fair value is defined as
the price that would be received upon sale of an asset or paid upon transfer of a liability in an orderly transaction between market
participants at the measurement date. While various techniques and assumptions can be used to estimate fair value depending on
the nature of the asset or liability, the accounting standard for fair value measurements and disclosures provides the following fair
value technique parameters and hierarchy, depending upon availability:
Level 1 – Assets or liabilities for which the identical term is traded on an active exchange, such as publicly traded instruments
or futures contracts.
Level 2 – Assets and liabilities valued based on observable market data for similar instruments.
Level 3 – Assets or liabilities for which significant valuation assumptions are not readily observable in the market. Such
assets or liabilities are valued based on the best available data, some of which may be internally developed. Significant
assumptions may include risk premiums that a market participant would consider.
Real Estate Assets
Real estate assets are stated at cost, less accumulated depreciation and amortization. Amounts capitalized to real estate assets
consist of the cost of acquisition or construction, and any tenant improvements or major improvements and betterments that extend
the useful life of the related asset. All repairs and maintenance are expensed as incurred. Additionally, Wells REIT II capitalizes
interest while the development of a real estate asset is in progress. Interest of approximately $0.0 million and $0.5 million was
capitalized during 2011 and 2010, respectively. Effective January 1, 2009, as required under GAAP, Wells REIT II began to expense
costs incurred in connection with real estate acquisitions, including acquisition fees payable to their advisor, as incurred. Prior to
this date, acquisition fees were capitalized to prepaid expenses and other assets as incurred and allocated to properties upon using
investor proceeds to fund acquisitions or to repay debt used to finance property acquisitions.
Wells REIT II is required to make subjective assessments as to the useful lives of its depreciable assets. Wells REIT II considers
the period of future benefit of the asset to determine the appropriate useful lives. These assessments have a direct impact on net
income. The estimated useful lives of Wells REIT II's assets by class are as follows:
Buildings
Building improvements
Site improvements
Tenant improvements
Intangible lease assets
40 years
5-25 years
15 years
Shorter of economic life or lease term
Lease term
Evaluating the Recoverability of Real Estate Assets
Wells REIT II continually monitors events and changes in circumstances that could indicate that the carrying amounts of the real
estate considered "held for use," according to accounting guidance, and related intangible assets of both operating properties and
properties under construction, in which Wells REIT II has an ownership interest, either directly or through investments in joint
ventures, may not be recoverable. When indicators of potential impairment are present that suggest that the carrying amounts of
real estate assets and related intangible assets (liabilities) may not be recoverable, Wells REIT II assesses the recoverability of
these assets by determining whether the respective carrying values will be recovered through the estimated undiscounted future
operating cash flows expected from the use of the assets and their eventual disposition. In the event that such expected undiscounted
future cash flows do not exceed the carrying values, Wells REIT II adjusts the carrying value of the real estate assets and related
intangible assets to the estimated fair values, pursuant to the property, plant, and equipment accounting standard for the impairment
or disposal of long-lived assets, and recognizes an impairment loss. Estimated fair values are calculated based on the following
information, in order of preference, depending upon availability: (i) recently quoted market prices, (ii) market prices for comparable
F - 12
properties, or (iii) the present value of future cash flows, including estimated salvage value. Certain of Wells REIT II's assets may
be carried at more than an amount that could be realized in a current disposition transaction.
During the third quarter of 2011, Wells REIT II evaluated the recoverability of the carrying value of the Manhattan Towers property
and determined that it was not recoverable, as defined by the accounting policy outlined above. The Manhattan Towers property
is located in Manhattan Beach, California and includes two office buildings with total occupancy of 22%. In the third quarter of
2011, upon considering the economic impact of various property disposition scenarios not previously contemplated, including the
likelihood of achieving the projected returns associated with each scenario, Wells REIT II opted to transfer the Manhattan Towers
property to an affiliate of the lender in full settlement of a $75.0 million nonrecourse mortgage loan through a deed in lieu of
foreclosure transaction, which closed on September 6, 2011. As a result of this transaction, Wells REIT II reduced the carrying
value of the Manhattan Towers property to its fair value, estimated based on the present value of estimated future property cash
flows, by recognizing a property impairment loss of approximately $5.8 million, included in operating loss from discontinued
operations in the accompanying statement of operations, and recognizing a gain on early extinguishment of debt of $13.5 million,
included in gain (loss) on disposition of discontinued operations in the accompanying statement of operations.
The fair value measurements used in this evaluation of nonfinancial assets are considered to be Level 3 valuations within the fair
value hierarchy outlined above, as there are significant unobservable inputs. Examples of inputs that were utilized in the fair value
calculations include estimated holding periods, discount rates, market capitalization rates, expected lease rental rates, and sales
prices. The table below represents the detail of the adjustments recognized year to date as of December 31, 2011 (in thousands)
using Level 3 inputs.
Property
Net Book Value
Impairment
Loss Recognized
Fair Value
Manhattan Towers
$
65,317
$
(5,817)
$
59,500
Assets Held for Sale
Wells REIT II classifies assets as held for sale according to ASC 360, Accounting for the Impairment or Disposal of Long-Lived
Assets ("ASC 360"). According to ASC 360, assets are considered held for sale when the following criteria are met:
• Management, having the authority to approve the action, commits to a plan to sell the property.
• The property is available for immediate sale in its present condition subject only to terms that are usual and customary
for sales of such property.
• An active program to locate a buyer and other actions required to complete the plan to sell the property have been initiated.
• The sale of the property is probable, and transfer of the property is expected to qualify for recognition as a completed
sale, within one year.
• The property is being actively marketed for sale at a price that is reasonable in relation to its current fair value.
• Actions required to complete the plan indicate that it is unlikely that significant changes to the plan will be made or that
the plan will be withdrawn.
At such time that a property is determined to be held for sale, the carrying value is reduced to the lower of its carrying amount or
its fair value less cost to sell. No reduction in carrying value was required for the assets and liabilities held for sale as of December 31,
2011. Additionally, properties held for sale are no longer depreciated. As of December 31, 2011 two properties are classified as
held for sale, Emerald Point and 5995 Opus Parkway (see Note 12. Assets Held for Sale and Discontinued Operations for additional
information).
Allocation of Purchase Price of Acquired Assets
Upon the acquisition of real properties, Wells REIT II allocates the purchase price of properties to tangible assets, consisting of
land, building, site improvements, and identified intangible assets and liabilities, including the value of in-place leases, based in
each case on Wells REIT II's estimate of their fair values in accordance with ASC 820 (see Fair Value Measurements section above
for additional details).
The fair values of the tangible assets of an acquired property (which includes land, building, and site improvements) are determined
by valuing the property as if it were vacant, and the "as-if-vacant" value is then allocated to land, building, and site improvements
F - 13
based on management's determination of the relative fair value of these assets. Management determines the as-if-vacant fair value
of a property using methods similar to those used by independent appraisers. Factors considered by management in performing
these analyses include an estimate of carrying costs during the expected lease-up periods considering current market conditions
and costs to execute similar leases, including leasing commissions and other related costs. In estimating carrying costs, management
includes real estate taxes, insurance, and other operating expenses during the expected lease-up periods based on current market
demand.
Intangible Assets and Liabilities Arising from In-Place Leases where Wells REIT II is the Lessor
As further described below, in-place leases with Wells REIT II as the lessor may have values related to: direct costs associated
with obtaining a new tenant, opportunity costs associated with lost rentals that are avoided by acquiring an in-place lease, tenant
relationships, and effective contractual rental rates that are above or below market rates:
• Direct costs associated with obtaining a new tenant, including commissions, tenant improvements, and other direct costs,
are estimated based on management's consideration of current market costs to execute a similar lease. Such direct costs
are included in intangible lease origination costs in the accompanying consolidated balance sheets and are amortized to
expense over the remaining terms of the respective leases.
• The value of opportunity costs associated with lost rentals avoided by acquiring an in-place lease is calculated based on
contractual amounts to be paid pursuant to the in-place leases over a market absorption period for a similar lease. Such
opportunity costs ("Absorption Period Costs") are included in intangible lease assets in the accompanying consolidated
balance sheets and are amortized to expense over the remaining terms of the respective leases.
• The value of tenant relationships is calculated based on expected renewal of a lease or the likelihood of obtaining a
particular tenant for other locations. Values associated with tenant relationships are included in intangible lease assets in
the accompanying consolidated balance sheets and are amortized to expense over the remaining terms of the respective
leases.
• The value of effective rental rates of in-place leases that are above or below the market rates of comparable leases is
calculated based on the present value (using a discount rate that reflects the risks associated with the leases acquired) of
the difference between (i) the contractual amounts to be received pursuant to the in-place leases and (ii) management's
estimate of fair market lease rates for the corresponding in-place leases, measured over a period equal to the remaining
terms of the leases. The capitalized above-market and below-market lease values are recorded as intangible lease assets
or liabilities and amortized as an adjustment to rental income over the remaining terms of the respective leases.
As of December 31, 2011 and 2010, Wells REIT II had the following gross intangible in-place lease assets and liabilities held for
use (in thousands):
December 31, 2011
Gross
Accumulated Amortization
December 31, 2010
Net
Gross
Accumulated Amortization
Net
Intangible Lease Assets
Above-Market
In-Place
Lease Assets
Absorption
Period Costs
Intangible
Lease
Origination Costs
Intangible
Below-Market
In-Place
Lease Liabilities
$
$
$
$
$
$
109,457
(68,706)
40,751
138,699
(82,947)
55,752
$
$
$
$
$
$
515,322
(265,844)
249,478
531,550
(263,275)
268,275
$
$
$
$
$
$
468,017
(236,679)
231,338
487,343
(217,617)
269,726
$
$
$
$
$
$
163,907
(74,326)
89,581
150,099
(62,165)
87,934
F - 14
During 2011, 2010, and 2009 Wells REIT II recognized the following amortization of intangible lease assets and liabilities held
for use (in thousands):
For the years ending December 31,
2011
2010
2009
Intangible Lease Assets
Above-Market
In-Place
Lease Assets
Absorption
Period Costs
Intangible
Lease
Origination Costs
Intangible
Below-Market
In-Place
Lease Liabilities
$
$
$
14,244
17,445
17,388
$
$
$
62,902
60,666
62,473
$
$
$
50,006
50,433
50,265
$
$
$
17,203
14,472
14,559
The remaining net intangible assets and liabilities held for use as of December 31, 2011 will be amortized as follows (in thousands):
Intangible Lease Assets
Above-Market
In-Place
Lease Assets
Absorption
Period Costs
Intangible
Lease
Origination Costs
Intangible
Below-Market
In-Place
Lease Liabilities
For the years ending December 31:
2012
2013
2014
2015
2016
Thereafter
$
$
9,341
7,758
6,612
5,992
5,718
5,330
$
51,999
45,884
40,344
34,859
24,582
51,810
$
43,090
40,040
37,082
33,356
25,585
52,185
$
40,751
$
249,478
$
231,338
$
Weighted-Average Amortization Period
4 years
5 years
6 years
16,704
16,061
15,629
13,217
8,209
19,761
89,581
6 years
Intangible Assets and Liabilities Arising from In-Place Leases where Wells REIT II is the Lessee
In-place ground leases where Wells REIT II is the lessee may have value associated with effective contractual rental rates that are
above or below market rates. Such values are calculated based on the present value (using a discount rate that reflects the risks
associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to the in-place lease
and (ii) management's estimate of fair market lease rates for the corresponding in-place lease, measured over a period equal to the
remaining terms of the leases. The capitalized above-market and below-market in-place lease values are recorded as intangible
lease liabilities or assets and amortized as an adjustment to property operating cost over the remaining term of the respective leases.
Wells REIT II had gross below-market lease assets of approximately $110.7 million as of December 31, 2011 and 2010, net of
accumulated amortization of $8.9 million and $6.9 million as of December 31, 2011 and 2010, respectively. Wells REIT II
recognized amortization of these assets of approximately $2.1 million for each of the years, 2011, 2010, and 2009.
As of December 31, 2011, the remaining net below-market ground lease asset will be amortized as follows (in thousands):
For the year ending December 31:
2012
2013
2014
2015
2016
2017
Thereafter
Weighted-Average Amortization Period
F - 15
$
$
2,069
2,069
2,069
2,069
2,069
2,069
89,346
101,760
50 years
Cash and Cash Equivalents
Wells REIT II considers all highly liquid investments purchased with an original maturity of three months or less to be cash
equivalents. Cash equivalents may include cash and short-term investments. Short-term investments are stated at cost, which
approximates fair value as of December 31, 2011 and 2010.
Tenant Receivables, net
Tenant receivables are comprised of rental and reimbursement billings due from tenants and the cumulative amount of future
adjustments necessary to present rental income on a straight-line basis. Tenant receivables are recorded at the original amount
earned, less an allowance for any doubtful accounts, which approximates fair value. Management assesses the realizability of
tenant receivables on an ongoing basis and provides for allowances as such balances, or portions thereof, become uncollectible.
Wells REIT II adjusted the allowance for doubtful accounts by recording a provision for doubtful accounts, net of recoveries, in
general and administrative expenses of approximately $0.3 million and $0.6 million for 2011 and 2010, respectively.
Prepaid Expenses and Other Assets
Prepaid expenses and other assets are primarily comprised of earnest money and deposits paid in connection with future acquisitions
and borrowings, escrow accounts held by lenders to pay future real estate taxes, insurance and tenant improvements, notes receivable,
nontenant receivables, prepaid taxes, insurance and operating costs, hotel inventory, and deferred tax assets. Prepaid expenses and
other assets will be expensed as incurred or reclassified to other asset accounts upon being put into service in future periods.
Deferred Financing Costs
Deferred financing costs are comprised of costs incurred in connection with securing financing from third-party lenders and are
capitalized and amortized over the term of the related financing arrangements. Wells REIT II recognized amortization of deferred
financing costs for the years ended December 31, 2011, 2010, and 2009 of approximately $8.4 million, $4.1 million, and
$3.9 million, respectively, which is included in interest expense in the accompanying consolidated statements of operations.
Deferred Lease Costs
Deferred lease costs include (i) costs incurred to procure leases, which are capitalized and recognized as amortization expense on
a straight-line basis over the terms of the lease, and (ii) common area maintenance costs that are recoverable from tenants under
the terms of the existing leases; such costs are capitalized and recognized as operating expenses over the shorter of the lease term
or the recovery period provided for in the lease. Wells REIT II recognized amortization of deferred lease costs of approximately
$6.8 million, $4.7 million, and $5.0 million for 2011, 2010, and 2009, respectively, the majority of which is recorded as amortization.
Upon receiving notification of a tenant's intention to terminate a lease, unamortized deferred lease costs are amortized over the
shortened lease period.
Investments in Development Authority Bonds and Obligations Under Capital Leases
In connection with the acquisition of certain real estate assets, Wells REIT II has assumed investments in development authority
bonds and corresponding obligations under capital leases of land or buildings. The county development authority issued bonds to
developers to finance the initial development of these projects, a portion of which was then leased back to the developer under a
capital lease. This structure enabled the developer to receive property tax abatements over the concurrent terms of the development
authority bonds and capital leases. The remaining property tax abatement benefits transferred to Wells REIT II upon assumption
of the bonds and corresponding capital leases at acquisition. The development authority bonds and the obligations under the capital
leases are both recorded at their net present values, which Wells REIT II believes approximates fair value. The related amounts of
interest income and expense are recognized as earned in equal amounts and, accordingly, do not impact net income (loss). In
connection with the September 2010 sale of New Manchester One, the related development and authority bond and capital lease
obligation, both equal to $18.0 million, were transferred to the buyer. See Note 12, Discontinued Operations and Assets Held for
Sale, for additional details.
Line of Credit and Notes Payable
Certain mortgage notes included in line of credit and notes payable in the accompanying consolidated balance sheets were assumed
upon the acquisition of real properties. When debt is assumed, Wells REIT II adjusts the loan to fair value with a corresponding
adjustment to building. The fair value adjustment is amortized to interest expense over the term of the loan using the effective
interest method.
F - 16
As of December 31, 2011 and 2010, the estimated fair value of Wells REIT II's line of credit and notes payable was approximately
$1,282.6 million and $915.9 million, respectively. Wells REIT II estimated the fair values of its line of credit by obtaining estimates
for similar facilities from multiple market participants as of the respective reporting dates. The fair values of the notes payable
were estimated based on discounted cash flow analyses using the current incremental borrowing rates for similar types of borrowing
arrangements as of the respective reporting dates. The discounted cash flow method of assessing fair value results in a general
approximation of value, and such value may never actually be realized.
Bonds Payable
On April 4, 2011, Wells REIT II sold $250 million of its seven-year unsecured 5.875% senior notes at 99.295% of their face value.
The discount on bonds payable is amortized to interest expense over the term of the bonds using the effective-interest method.
The estimated fair value of Wells REIT II's 2018 Bonds Payable as of December 31, 2011 was approximately $251.1 million. The
fair value of the 2018 Bonds Payable was estimated based on discounted cash flow analyses using the current incremental borrowing
rates for similar types of borrowing as the 2018 Bonds Payable arrangements as of the respective reporting dates. The discounted
cash flow method of assessing fair value results in a general approximation of value, and such value may never actually be realized.
Noncontrolling Interests
Noncontrolling interests represent the equity interests of consolidated subsidiaries that are not owned by Wells REIT II.
Noncontrolling interests are adjusted for contributions, distributions, and earnings attributable to the noncontrolling interest holders
of the consolidated joint ventures. Pursuant to the terms of the consolidated joint venture agreements, all earnings and distributions
are allocated to joint venturers in accordance with the terms of the respective joint venture agreements. Earnings allocated to such
noncontrolling interest holder are recorded as net (income) loss attributable to noncontrolling interests in the accompanying
consolidated statements of operations.
Until June 30, 2011, Wells Capital, Inc. ("Wells Capital") held an interest in Wells OP II's limited partnership units, which was
redeemable under certain circumstances, and, therefore, the noncontrolling interest in Wells OP II was included in accounts payable,
accrued expenses, and accrued capital expenditures in the consolidated balance sheets as of December 31, 2010 ($0.1 million).
Effective June 30, 2011, Wells Capital's interest in Wells OP II partnership units was exchanged for shares of Wells REIT II common
stock.
Redeemable Common Stock
Under Wells REIT II's share redemption program ("SRP"), the decision to honor redemptions, subject to certain plan requirements
and limitations, falls outside the control of Wells REIT II. As a result, Wells REIT II records redeemable common stock in the
temporary equity section of its consolidated balance sheet. Total redemptions (including those tendered within two years of a
stockholder's death) are limited to the extent that they would cause both (i) the aggregate amount paid for all redemptions during
the then-current calendar year to exceed 100% of the net proceeds raised under the DRP during such calendar year and (ii) the
total number of shares redeemed during the then-current calendar year to exceed 5% of the weighted-average number of shares
outstanding in the prior calendar year. Therefore, Wells REIT II measures redeemable common stock at the greater of these limits
(or, for the periods presented in this report, 5% of the weighted-average number of shares outstanding in the prior calendar year,
multiplied by the maximum price at which future shares could be redeemed), less the amount incurred to redeem shares during
the current calendar year. The maximum price at which shares could be redeemed (i.e., in cases of death, disability, or qualification
for federal assistance for confinement to a long-term care facility) was measured at the gross issue price under Wells REIT II's
primary offerings (generally, $10.00 per share) as of December 31, 2010, and measured at the most recently reported net asset
value per share ($7.47) as of December 31, 2011.
Preferred Stock
Wells REIT II is authorized to issue up to 100.0 million shares of one or more classes or series of preferred stock with a par value
of $0.01 per share. Wells REIT II's board of directors may determine the relative rights, preferences, and privileges of each class
or series of preferred stock issued, which may be more beneficial than the rights, preferences, and privileges attributable to Wells
REIT II's common stock. To date, Wells REIT II has not issued any shares of preferred stock.
Common Stock
The par value of Wells REIT II's issued and outstanding shares of common stock is classified as common stock, with the remainder
allocated to additional paid-in capital.
F - 17
Distributions
In order to maintain its status as a REIT, Wells REIT II is required by the Internal Revenue Code of 1986, as amended (the "Code"),
to make distributions to stockholders each taxable year equal to at least 90% of its REIT taxable income, computed without regard
to the dividends-paid deduction and by excluding net capital gains attributable to stockholders ("REIT taxable income").
Distributions to the stockholders are determined by the board of directors of Wells REIT II and are dependent upon a number of
factors relating to Wells REIT II, including funds available for payment of distributions, financial condition, the timing of property
acquisitions, capital expenditure requirements, and annual distribution requirements in order to maintain Wells REIT II's status as
a REIT under the Code.
Interest Rate Swap Agreements
Wells REIT II enters into interest rate swap contracts to mitigate its interest rate risk on the related financial instruments. Wells
REIT II does not enter into derivative or interest rate transactions for speculative purposes; however, certain of its derivatives may
not qualify for hedge accounting treatment. Wells REIT II records the fair value of its interest rate swaps either as prepaid expenses
and other assets or as accounts payable, accrued expenses, and accrued capital expenditures. Changes in the fair value of the
effective portion of interest rate swaps that are designated as hedges are recorded as other comprehensive income (loss), while
changes in the fair value of the ineffective portion of a hedge, if any, is recognized currently in earnings. Changes in the fair value
of interest rate swaps that do not qualify for hedge accounting treatment are recorded as gain (loss) on interest rate swaps. Amounts
received or paid under interest rate swap agreements are recorded as interest expense for contracts that qualify for hedge accounting
treatment and as gain (loss) on interest rate swaps for contracts that do not qualify for hedge accounting treatment.
The following tables provide additional information related to Wells REIT II's interest rate swaps as of December 31, 2011 and
2010 (in thousands):
Instrument Type
Derivatives designated as hedging instruments:
Interest rate contracts
Derivatives not designated as hedging instruments:
Interest rate contracts
Balance Sheet Classification
Accounts payable
Accounts payable
Estimated Fair Value as of
December 31,
2011
December 31,
2010
$
$
—
$
(11,222)
(1,722)
$
(37,208)
Wells REIT II applied the provisions of the accounting standard for fair value measurements and disclosures in recording its interest
rate swaps at fair value. The fair values of the interest rate swap, classified under Level 2, were determined using a third-party
proprietary model that is based on prevailing market data for contracts with matching durations, current and anticipated London
Interbank Offered Rate ("LIBOR") information, and reasonable estimates about relevant future market conditions. The fair value
of Wells REIT II's interest rate swaps was $(1.7) million and $(48.4) million at December 31, 2011 and 2010, respectively.
Years ended December 31,
2011
2010
Market value adjustment to interest rate swap designated as a hedge instrument and
included in other comprehensive income
Loss on interest rate swaps recognized through earnings
$
$
11,223
(38,383)
$
$
(3,110)
(19,061)
During the periods presented, there was no hedge ineffectiveness required to be recognized into earnings on the interest rate swaps
that qualified for hedge accounting treatment. Wells REIT II settled the interest rate swap that qualified for hedge accounting
during 2011. For additional information about the settlement see Note 4. Line of Credit and Notes Payable. For additional
information about interest rate swap contracts that Wells REIT II has outstanding, see Fair Value Measurements discussion above.
Revenue Recognition
All leases on real estate assets held by Wells REIT II are classified as operating leases, and the related base rental income is
generally recognized on a straight-line basis over the terms of the respective leases. Tenant reimbursements are recognized as
revenue in the period that the related operating cost is incurred and are billed to tenants pursuant to the terms of the underlying
leases. Rental income and tenant reimbursements collected in advance are recorded as deferred income in the accompanying
F - 18
consolidated balance sheets. Lease termination fees are recorded as other property income and recognized once the tenant has lost
the right to lease the space and Wells REIT II has satisfied all obligations under the related lease or lease termination agreement.
In conjunction with certain acquisitions, Wells REIT II has entered into master lease agreements with various sellers, whereby the
sellers are obligated to pay rent pertaining to certain nonrevenue-producing spaces either at the time of, or subsequent to, the
property acquisition. These master leases were established at the time of acquisition to mitigate the potential negative effects of
lost rental revenues and expense reimbursement income. Wells REIT II records payments received under master lease agreements
as a reduction of the basis of the underlying property rather than rental income. There were no proceeds received from master
leases during 2011, 2010, and 2009.
Wells REIT II owns a full-service hotel. Revenues derived from the operations of the hotel include, but are not limited to, revenues
from rental of rooms, food and beverage sales, telephone usage, and other service revenues. Revenue is recognized when rooms
are occupied, when services have been performed, and when products are delivered.
Earnings Per Share
Basic earnings per share is calculated as net income attributable to the common stockholders of Wells REIT II divided by the
weighted-average number of common shares outstanding for the period. Diluted earnings per share equals basic earnings per share,
adjusted to reflect the dilution that would occur if all outstanding securities convertible into common shares or contracts to issue
common shares were converted/exercised and the related proceeds were used to repurchase common shares. As the exercise price
of Wells REIT II's director stock options exceeds the current offering price of Wells REIT II's common stock, the impact of assuming
that the outstanding director stock options have been exercised is anti-dilutive. Therefore, basic earnings per share equals diluted
earnings per share for each of the periods presented.
Income Taxes
Wells REIT II has elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended (the "Code"), and has
operated as such beginning with its taxable year ended December 31, 2003. To qualify as a REIT, Wells REIT II must meet certain
organizational and operational requirements, including a requirement to distribute at least 90% of its REIT taxable income, as
defined by the Code, to its stockholders. As a REIT, Wells REIT II generally is not subject to income tax on income it distributes
to stockholders. Wells REIT II is subject to certain state and local taxes related to the operations of properties in certain locations,
which have been provided for in the accompanying consolidated financial statements.
Wells TRS II, LLC ("Wells TRS"); Wells KCP TRS, LLC ("Wells KCP TRS"); and Wells Energy TRS, LLC ("Wells Energy TRS")
are wholly owned subsidiaries of Wells REIT II, are organized as Delaware limited liability companies, and operate, among other
things, a full-service hotel. Wells REIT II has elected to treat Wells TRS, Wells KCP TRS, and Wells Energy TRS as taxable REIT
subsidiaries. Wells REIT II may perform certain additional, noncustomary services for tenants of its buildings through Wells TRS,
Wells KCP TRS, or Wells Energy TRS; however, any earnings related to such services are subject to federal and state income
taxes. In addition, for Wells REIT II to continue to qualify as a REIT, Wells REIT II must limit its investments in taxable REIT
subsidiaries to 25% of the value of the total assets. Deferred tax assets and liabilities represent temporary differences between the
financial reporting basis and the tax basis of assets and liabilities based on the enacted rates expected to be in effect when the
temporary differences reverse. Wells REIT II records interest and penalties related to uncertain tax positions as general and
administrative expense in the accompanying consolidated statements of operations.
Foreign Currency Translation
Effective July 1, 2009, and commensurate with its first full quarter of ownership of the Dvintsev property, Wells REIT II's Russian
subsidiary changed its functional currency from the Russian rouble to the U.S. dollar and, accordingly, began to maintain its books
and records in U.S. dollars instead of in Russian roubles. Gains or losses may result from remeasuring cash or debt denominated
in currencies other than functional currency, and from transactions executed in currencies other than functional currency due to a
difference in the exchange rate in place when the transaction is initiated and the exchange rate in place when the transaction is
settled. Such remeasurement gains or losses are included in general and administrative expenses in the accompanying consolidated
statements of operations.
Prior to July 1, 2009, Wells REIT II's Russian subsidiary used the Russian rouble as its functional currency and, accordingly,
maintained its books and records in Russian roubles. During this period, Wells REIT II's Russian subsidiary translated its assets
and liabilities into U.S. dollars at the exchange rate in place as of the balance sheet date, and translated its revenues and expenses
into U.S. dollars at the average exchange rate for the periods presented. Net exchange gains or losses resulting from the translation
of these financial statements from Russian roubles to U.S. dollars were recorded in other comprehensive loss in the accompanying
consolidated statements of equity through June 30, 2009.
F - 19
Operating Segments
Wells REIT II operates in a single reporting segment, and the presentation of Wells REIT II's financial condition and performance
is consistent with the way in which Wells REIT II's operations are managed.
Reclassification
Certain prior period amounts have been reclassified to conform with the current-period financial statement presentation, including
assets held for sale and discontinued operations (see Note 12. Assets Held for Sale and Discontinued Operations).
3.
Real Estate Acquisitions
During 2010 and 2011 Wells REIT II acquired interests in the following properties (in thousands):
Property Name
City
State
Acquisition
Date
Land
Buildings
and
Improvements
Deferred
Lease
Costs
Intangible
Lease
Assets
Intangible
Lease
Origination
Below-
Market
Lease
Liability
Total
Purchase
Price
Lease
Details
Intangibles
Washington,
DC
Vernon Hills
N/A
IL
3/7/2011
$ 152,629
4/1/2011
3,006
$ 155,635
$
$
412,548
3,100
415,648
$
$
2011
Market Square
Buildings
544 Lakeview(2)
2010
Sterling Commerce
Center
550 King Street
Buildings
Cranberry Woods
Drive-Phase II
Houston Energy
Center I
SunTrust Building
Columbus
OH
3/8/2010
Boston
MA
4/1/2010
Cranberry
Houston
Orlando
PA
TX
FL
OH
6/1/2010
6/28/2010
8/25/2010
10/21/2010
1,793
8,632
8,303
4,734
1,222
5,148
Chase Center Building
Columbus
—
—
—
—
—
$
$
45,858
—
45,858
$
$
12,031
$ (19,680)
$ 603,386
—
—
6,106
12,031
$ (19,680)
$ 609,492
680
2,074
—
2,996
1,634
1,891
2,515
5,346
—
4,961
938
2,804
(877)
36,570
—
—
—
—
—
93,949
96,939
94,000
23,500
35,500
(1)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
32,459
77,897
83,871
4,765
81,309
19,706
25,657
—
—
—
$ 29,832
$
320,899
$
4,765
$
9,275
$
16,564
$
(877)
$ 380,458
(1) As of the acquisition date, the Market Square Buildings were 96.2% leased to 41 tenants, including Fulbright and Jaworski (18.8%),
Shearman and Sterling (16.6%), and Edison Electric Institute (11.3%).
(2) Wells REIT II acquired a 50% controlling interest in a consolidated joint venture that owns 100% of 544 Lakeview by paying cash of
$0.9 million and assuming (i) a mortgage note of $9.1 million, which is included on the consolidated balance sheets as of September 30,
2011, net of discount of $0.4 million, and (ii) escrow balances of approximately $3.2 million.
(3) As of the acquisition date, the Lakeview Building is vacant.
(4)
100% leased to AT&T with a lease expiration in 2020.
(5)
(6)
(7)
(8)
(9)
100% leased to International Business Machines (IBM) with a lease expiration in 2020.
100% leased to Westinghouse Electric Company with a lease expiration in 2025, with options to extend for three successive periods
up to five years for each at then-prevailing market rental rates.
100% leased to Foster Wheeler USA Corp. with a lease expiration in 2018.
100% leased to SunTrust Bank with a lease expiration in 2019.
100% leased to JPMorgan Chase with a lease expiration in 2025 and an early termination option for 42% of the space without penalty
in 2022.
Financial Information for Market Square Buildings Acquisition
Wells REIT II recognized revenues of $38.7 million and a net loss of $16.2 million from the Market Square Buildings acquisition
for the period from March 7, 2011 through December 31, 2011. The net loss includes acquisition-related expenses of $9.4 million.
Please refer to Note 2. Summary of Significant Accounting Policies for a discussion of the estimated useful life for each asset class.
The following unaudited pro forma financial information presented for 2011, 2010, and 2009 has been prepared for Wells REIT II
to give effect to the acquisition of the Market Square Buildings as if the acquisition occurred on January 1, 2011, 2010, and 2009
respectively. The unaudited pro forma financial information has been prepared for informational purposes only and is not necessarily
indicative of future results or of actual results that would have been achieved had the acquisition of the Market Square Buildings
F - 20
been consummated as of January 1, 2011, 2010 and 2009. The acquisition of 544 Lakeview is immaterial and, as a result, was not
taken into consideration when preparing the following pro forma financial information (in thousands).
Revenues
Net income attributable to common stockholders
4.
Line of Credit and Notes Payable
$
$
Years ended December 31,
2010
595,554
1,974
2011
621,897
53,567
$
$
$
$
2009
592,562
18,555
As of December 31, 2011 and 2010, Wells REIT II had the following line of credit and notes payable indebtedness outstanding
(excluding bonds payable, see Note 5. Bonds Payable, in thousands):
Facility
JPMorgan Chase Credit Facility
Market Square mortgage note
100 East Pratt Street Building mortgage note
Wildwood Buildings mortgage note
263 Shuman Boulevard Building mortgage note
One West Fourth Street Building mortgage note
SanTan Corporate Center mortgage notes
Highland Landmark Building mortgage note
Three Glenlake Building mortgage note
215 Diehl Road Building mortgage note
544 Lakeview Building mortgage note
222 E. 41st Street Building mortgage note
Manhattan Towers Building mortgage note
Cranberry Woods Drive mortgage note
80 Park Plaza Building mortgage note
Rate as of
December 31, 2011
3.14%(1)
5.07%
5.08%
5.00%
5.55%
5.80%
5.83%
Term Debt or
Interest Only
Interest Only(2)
Interest Only
7/1/2023
Interest Only
6/11/2017
Interest Only
12/1/2014
Interest Only
7/1/2017
Term Debt
12/10/2018
Interest Only
10/11/2016
4.81%
LIBOR + 90bp(3)
5.55%
Interest Only
Interest Only(4)
Interest Only
1/10/2012
7/31/2013
7/1/2017
5.54%
Interest Only
12/1/2014
LIBOR + 120bp
Interest Only
8/16/2017
5.65%
Interest Only
1/6/2017
LIBOR + 300bp
Interest Only
12/22/2012
LIBOR + 130bp
Interest Only
9/21/2016
Outstanding Balance as of
December 31,
Maturity
2011
2010
5/7/2015
$
484,000
$
72,000
325,000
105,000
90,000
49,000
39,555
39,000
33,840
25,958
21,000
8,707
—
—
—
—
—
—
105,000
90,000
49,000
41,537
39,000
33,840
25,721
21,000
—
164,151
75,000
63,396
60,894
46,400
800 North Frederick Building mortgage note
4.62%
Interest Only
11/11/2011
Total indebtedness
$ 1,221,060
$
886,939
(1) The JPMorgan Chase Bank, N.A. (the "JPMorgan Chase Bank") unsecured debt bears interest at a rate based on, at the option of Wells
REIT II, LIBOR for one-, two-, three-, or six-month periods, plus an applicable margin ranging from 1.25% to 2.05%, or the alternate
base rate for any day is the greatest of the rate of interest publicly announced by JPMorgan Chase Bank as its prime rate in effect in
its principal office in New York City for such day plus an applicable margin ranging from 1.60% to 2.40%.
(2)
Interest accrues over the term of the note; all principal and interest is payable at maturity. Interest compounds monthly.
(3) Wells REIT II is party to an interest rate swap agreement, which effectively fixes its interest rate on the Three Glenlake Building
mortgage note at 5.95% per annum and terminates on July 31, 2013. This interest rate swap agreement does not qualify for hedge
accounting treatment; therefore, changes in fair value are recorded as gain (loss) on interest rate swaps in the accompanying consolidated
statements of operations.
(4)
Interest is due monthly; however, under the terms of the loan agreement, a portion of the monthly debt service amount accrues and is
added to the outstanding balance of the note over the term.
Unsecured Line of Credit and Term Loan
On March 7, 2011, Wells REIT II executed the JPMorgan Chase Bridge Loan (the "JPMorgan Chase Bridge Loan") to finance a
portion of the purchase price of the Market Square Buildings. Under the JPMorgan Chase Bridge Loan, interest is incurred based
on, at their option, LIBOR for one-, two-, or three-month periods, plus an applicable margin of 2.25%, or at an alternate base rate,
plus an applicable margin of 1.25% (the "Bridge Base Rate"). The Bridge Base Rate for any day is the greatest of (1) the rate of
interest publicly announced by JPMorgan Chase Bank as its prime rate in effect in its principal office in New York City for such
day, (2) the federal funds rate for such day plus 0.50%, or (3) the one-month LIBOR Rate for such day plus 1.00%. The JPMorgan
Chase Bridge Loan was fully repaid on June 3, 2011.
F - 21
On June 30, 2011, Wells REIT II entered into the Market Square Buildings mortgage note secured by the Market Square Buildings
with Pacific Life Insurance Company for $325.0 million (the "Market Square Note"). Substantially all of the net proceeds from
the Market Square Note were used to repay amounts drawn on the $500.0 million credit facility with JPMorgan Chase Bank entered
into on May 7, 2010 (the "JPMorgan Chase Credit Facility"). Wells REIT II used borrowings under the JPMorgan Chase Credit
Facility to fund a portion of the March 7, 2011 acquisition of the Market Square Buildings. The Market Square Note, which requires
interest-only monthly payments, matures on July 1, 2023 and bears interest at an annual rate of 5.07%. Wells REIT II has the
right to prepay the outstanding amount in full provided that (i) 30 days' prior written notice of the intent to prepay is provided to
the lender and (ii) a prepayment premium is paid to the lender. If the prepayment is made before July 1, 2013, the prepayment
premium is equal to the sum of (i) the greater of (a) 1.0% of the outstanding principal or (b) the yield loss amount plus (ii) 3.0%
of the outstanding principal. If the prepayment is made on or after July 1, 2013 but before April 1, 2023, the prepayment premium
is equal to the greater of (i) 1.0% of the outstanding principal or (ii) the yield loss amount. No prepayment premium need be paid
if the prepayment is made on or after April 1, 2023.
On July 8, 2011, Wells REIT II entered an amendment to the JPMorgan Chase Credit Facility (the "JPMorgan Chase Credit Facility
Amendment") with JPMorgan Chase Bank to, among other things, (i) extend the maturity date of the JPMorgan Chase Credit
Facility to May 7, 2015, (ii) enable Wells REIT II to increase the JPMorgan Chase Credit Facility amount by an aggregate of up
to $150.0 million to a total facility amount not to exceed $650.0 million on two occasions on or before December 7, 2014, upon
meeting certain criteria, and (iii) reduce the interest rate and the facility fee as described below. Except as noted above and
described below, the terms of the Facility remain materially unchanged by the Amendment.
The JPMorgan Chase Credit Facility Amendment provides for interest costs to be incurred based on, at the option of Wells REIT II,
LIBOR for one-, two-, three-, or six-month periods plus an applicable margin ranging from 1.25% to 2.05% (the "LIBOR Rate"),
or at the alternate base rate, plus an applicable margin ranging from 0.25% to 1.05% (the "Base Rate”). The alternate base rate
for any day is the greatest of the rate of interest publicly announced by JPMorgan Chase Bank as its prime rate in effect in its
principal office in New York City for such day, the federal funds rate for such day plus 0.50%, and the one-month LIBOR Rate
for such day plus 1.00%. The margin component of the LIBOR Rate and the Base Rate is based on Wells REIT II's applicable
credit rating (as defined in the Facility agreement). Additionally, Wells REIT II must pay a per annum facility fee on the aggregate
commitment (used or unused) ranging from 0.25% to 0.45% based on Wells REIT II's applicable credit rating.
Wells REIT II is subject to a $25.0 million limitation on letters of credit that may be issued under the JPMorgan Chase Credit
Facility. In addition, the JPMorgan Chase Credit Facility contains the following restrictive covenants:
•
•
•
•
•
•
•
limits the ratio of debt to total asset value, as defined, to 50% or less during the term of the facility;
limits the ratio of secured debt to total asset value, as defined, to 40% or less during the term of the facility;
requires the ratio of unencumbered asset value, as defined, to total unsecured debt to be at least 2:1 at all times;
requires maintenance of certain interest and fixed-charge coverage ratios;
limits the ratio of secured recourse debt to total asset value, as defined, to 10% or less at all times;
requires maintenance of certain minimum tangible net worth balances; and
limits investments that fall outside Wells REIT II's core investments of improved office properties located in the United
States.
As of December 31, 2011, Wells REIT II believes it was in compliance with the restrictive covenants on its outstanding debt
obligations.
The estimated fair value of Wells REIT II’s line of credit and notes payable as of December 31, 2011 and 2010 was approximately
$1,282.6 million and $915.9 million, respectively. Wells REIT II estimated the fair value of its line of credit by obtaining estimates
for similar facilities from multiple market participants as of the respective reporting dates. Therefore, the fair values determined
are considered to be based on observable market data for similar instruments (Level 2). The fair values of all other debt instruments
were estimated based on discounted cash flow analyses using the current incremental borrowing rates for similar types of borrowing
arrangements as of the respective reporting dates. The discounted cash flow method of assessing fair value results in a general
approximation of value, and such value may never actually be realized.
F - 22
Interest Paid and Extinguishment of Debt
As of December 31, 2011 and 2010 Wells REIT II's weighted-average interest rate on its line of credit and notes payable was
approximately 4.39% and 5.46%, respectively. Wells REIT II made interest payments, including amounts capitalized, of
approximately $45.9 million, $40.7 million, and $44.7 million during 2011, 2010, and 2009, respectively, of which approximately
$0.0 million, $0.5 million, and $3.0 million was capitalized during 2011, 2010, and 2009, respectively. During 2011, Wells REIT II
used cash on hand and proceeds from the JPMorgan Chase Credit Facility to fully repay the Cranberry Woods Drive mortgage
note ($63.4 million) and the 800 North Frederick Building mortgage note ($46.4 million).
On September 6, 2011, Wells REIT II settled the Manhattan Towers Building mortgage note by transferring the Manhattan Towers
property, an office building located in Manhattan Beach, California, to an affiliate of its mortgagee through a deed in lieu of
foreclosure transaction. As a result of this transaction, Wells REIT II recognized a property impairment loss of $5.8 million, which
is included in operating loss from discontinued operations, and a gain on early extinguishment of debt of $13.5 million, which is
included in gain (loss) on disposition of discontinued operations in the statement of operations.
On December 29, 2011, Wells REIT II entered into an agreement with Wells Fargo Bank, N.A. to settle the 80 Park Plaza Building
mortgage note, the 222 East 41st Street Building mortgage note, and their respective interest rate swap agreements for a total
payment of $250.0 million. This transaction resulted in a gain on early extinguishment of debt of $53.0 million, partially offset
by a loss on interest rate swap of $15.1 million due to writing off the cumulative unrealized market value adjustments to the 80 Park
Plaza interest rate swap.
Debt Maturities
The following table summarizes the aggregate maturities of Wells REIT II's line of credit and notes payable as of December 31,
2011 (in thousands):
2012
2013
2014
2015
2016
Thereafter
Total
5.
Bonds Payable
$
36,191
28,449
101,347
486,796
41,963
526,314
$ 1,221,060
On April 4, 2011, Wells REIT II sold $250.0 million of its seven-year unsecured 5.875% senior notes at 99.295% of their face
value. These notes and the equivalent notes issued in exchange therefor (as described below), are referred to as the 2018 Bonds
Payable (the "2018 Bonds Payable").Wells REIT II received proceeds from the 2018 Bonds Payable, net of fees, of $246.7 million.
The 2018 Bonds Payable require semi-annual interest payments each in April and October based on a contractual annual interest
rate of 5.875%, which is subject to adjustment in certain circumstances. Wells REIT II made interest payments of $7.2 million in
2011. In the accompanying consolidated balance sheets, the 2018 Bonds Payable are shown net of the initial issuance discount of
approximately $1.8 million, which is amortized to interest expense over the term of the 2018 Bonds Payable using the effective
interest method. The principal amount of the 2018 Bonds Payable is due and payable on the maturity date. No interest payments
were made on the 2018 Bonds Payable during the year ended December 31, 2011.
The restrictive covenants on the 2018 Bonds Payable as defined pursuant to an indenture (the "Indenture") include:
•
•
•
•
limits to Wells REIT II's ability to merge or consolidate with another entity or transfer all or substantially all of Wells
REIT II's property and assets, subject to important exceptions and qualifications;
a limitation on the ratio of debt to total assets, as defined, to 60%;
limits to Wells REIT II's ability to incur debt if the consolidated income available for debt service to annual debt service
charge, as defined, for four previous consecutive fiscal quarters is less than 1.5:1 on a pro forma basis;
limits to Wells REIT II's ability to incur liens if, on an aggregate basis for Wells REIT II, the secured debt amount would
exceed 40% of the value of the total assets; and
F - 23
•
a requirement that the ratio of unencumbered asset value, as defined, to total unsecured debt be at least 150% at all times.
As of December 31, 2011, Wells REIT II believes it was in compliance with the restrictive covenants on its 2018 Bonds Payable.
The 2018 Bonds Payable were originally issued through a private offering. On September 12, 2011, Wells OP II completed its
offer to exchange the 2018 Bonds Payable for equivalent bonds issued in an offering registered under the Securities Act of 1933,
as amended.
The estimated fair value of Wells REIT II's 2018 Bonds Payable as of December 31, 2011 was approximately $251.1 million. The
fair value of the 2018 Bonds Payable was estimated based on discounted cash flow analyses using the current incremental borrowing
rates for similar types of borrowing as the 2018 Bonds Payable arrangements as of the respective reporting dates. The discounted
cash flow method of assessing fair value results in a general approximation of value, and such value may never actually be realized.
6.
Commitments and Contingencies
Obligations Under Operating Leases
Wells REIT II owns four properties that are subject to ground leases with expiration dates of October 21, 2059; December 31,
2058; February 28, 2062; and July 31, 2099. As of December 31, 2011, the remaining required payments under the terms of these
ground leases are as follows (in thousands):
2012
2013
2014
2015
2016
Thereafter
Total
$
$
2,604
2,630
2,630
2,630
2,630
214,109
227,233
Obligations Under Capital Leases
Certain properties are subject to capital leases of land and/or buildings. Each of these obligations requires payments equal to the
amounts of principal and interest receivable from related investments in development authority bonds, which mature in 2012,
2013, and 2021. The required payments under the terms of the leases are as follows as of December 31, 2011 (in thousands):
2012
2013
2014
2015
2016
Thereafter
Amounts representing interest
Total
Commitments Under Existing Lease Agreements
$
99,729
499,993
7,200
7,200
7,200
156,000
777,322
(131,322)
646,000
$
Certain lease agreements include provisions that, at the option of the tenant, may obligate Wells REIT II to expend capital to expand
an existing property or provide other expenditures for the benefit of the tenant. As of December 31, 2011, no tenants have exercised
such options that had not been materially satisfied.
Litigation
Wells REIT II is subject to various legal proceedings, claims, and administrative proceedings arising in the ordinary course of
business, some of which are expected to be covered by liability insurance. Management makes assumptions and estimates
concerning the likelihood and amount of any potential loss relating to these matters using the latest information available. Wells
F - 24
REIT II records a liability for litigation if an unfavorable outcome is probable and the amount of loss or range of loss can be
reasonably estimated. If an unfavorable outcome is probable and a reasonable estimate of the loss is a range, Wells REIT II accrues
the best estimate within the range. If no amount within the range is a better estimate than any other amount, Wells REIT II accrues
the minimum amount within the range. If an unfavorable outcome is probable but the amount of the loss cannot be reasonably
estimated, Wells REIT II discloses the nature of the litigation and indicates that an estimate of the loss or range of loss cannot be
made. If an unfavorable outcome is reasonably possible and the estimated loss is material, Wells REIT II discloses the nature and
estimate of the possible loss of the litigation. Wells REIT II does not disclose information with respect to litigation where an
unfavorable outcome is considered to be remote. Based on current expectations, such matters, both individually and in the aggregate,
are not expected to have a material effect on the liquidity, results of operations, business, or financial condition of Wells REIT II.
Wells REIT II is not currently involved in any legal proceedings of which management would consider the outcome to be reasonably
likely to have a material effect on the results of operations or financial condition of Wells REIT II.
7.
Stockholders' Equity
Stock Option Plan
Wells REIT II maintains a stock option plan that provides for grants of "nonqualified" stock options to be made to selected employees
of WREAS II, Wells Capital, and Wells Management (the "Stock Option Plan"). A total of 750,000 shares have been authorized
and reserved for issuance under the Stock Option Plan. As of December 31, 2011, no stock options have been granted under the
plan.
Under the Stock Option Plan, the exercise price per share for the options must be the greater of (1) $11.00 or (2) the fair market
value (as defined in the Stock Option Plan) on the date the option is granted. The Conflicts Committee of Wells REIT II's board
of directors, upon recommendation and consultation with Wells Capital, may grant options under the plan. The Conflicts Committee
has the authority to set the term and vesting period of the stock options as long as no option has a term greater than five years from
the date the stock option is granted. In the event of a corporate transaction or other recapitalization event, the Conflicts Committee
will adjust the number of shares, class of shares, exercise price, or other terms of the Stock Option Plan to prevent dilution or
enlargement of the benefits or potential benefits intended to be made available under the Stock Option Plan or with respect to any
option as necessary. No stock option may be exercised if such exercise would jeopardize Wells REIT II's status as a REIT under
the Code, and no stock option may be granted if the grant, when combined with those issuable upon exercise of outstanding options
or warrants granted to Wells REIT II's advisor, directors, officers, or any of their affiliates, would exceed 10% of Wells REIT II's
outstanding shares. No option may be sold, pledged, assigned, or transferred by an option holder in any manner other than by will
or the laws of descent or distribution.
Independent Director Stock Option Plan
Wells REIT II maintains an independent director stock option plan that provides for grants of stock to be made to independent
directors of Wells REIT II (the "Director Plan"). On April 24, 2008, the Conflicts Committee of the Board of Directors suspended
the Independent Director Stock Option Plan. Wells REIT II does not expect to issue additional options to independent directors
until its shares of common stock are listed on a national securities exchange. A total of 100,000 shares have been authorized and
reserved for issuance under the Director Plan.
Under the Director Plan, options to purchase 2,500 shares of common stock at $12.00 per share were granted upon initially becoming
an independent director of Wells REIT II. Of these options, 20% are exercisable immediately on the date of grant. An additional
20% of these options become exercisable on each anniversary for four years following the date of grant. Additionally, effective
on the date of each annual stockholder meeting, beginning in 2004, each independent director was granted options to purchase
1,000 additional shares of common stock at the greater of (1) $12.00 per share or (2) the fair market value (as defined in the Director
Plan) on the last business day preceding the date of the annual stockholder meeting. These options are 100% exercisable two years
after the date of grant. All options granted under the Director Plan expire no later than the tenth anniversary of the date of grant
and may expire sooner if the independent director dies, is disabled, or ceases to serve as a director. In the event of a corporate
transaction or other recapitalization event, the Conflicts Committee will adjust the number of shares, class of shares, exercise price,
or other terms of the Director Plan to prevent dilution or enlargement of the benefits or potential benefits intended to be made
available under the Director Plan or with respect to any option as necessary. No stock option may be exercised if such exercise
would jeopardize Wells REIT II's status as a REIT under the Code, and no stock option may be granted if the grant, when combined
with those issuable upon exercise of outstanding options or warrants granted to Wells REIT II's advisor, directors, officers, or any
of their affiliates, would exceed 10% of Wells REIT II's outstanding shares. No option may be sold, pledged, assigned, or transferred
by an independent director in any manner other than by will or the laws of descent or distribution.
F - 25
A summary of stock option activity under Wells REIT II's Director Plan during 2011, 2010, and 2009, follows:
Outstanding as of December 31, 2008
Granted
Terminated
Number
Exercise
Price
29,500
$12
Exercisable
23,000
—
—
Outstanding as of December 31, 2009
29,500
$12
28,500
Granted
Terminated
—
—
Outstanding as of December 31, 2010
29,500
$12
29,000
Granted
Terminated
—
—
Outstanding as of December 31, 2011
29,500
$12
29,500
Wells REIT II has evaluated the fair values of options granted under the Wells REIT II Director Plan using the Black-Scholes-
Merton model and concluded that such values are insignificant as of the end of the period presented. The weighted-average
contractual remaining life for options that were exercisable as of December 31, 2011 was approximately 3.5 years.
Dividend Reinvestment Plan
Wells REIT II maintains a dividend reinvestment plan that allows common stockholders to elect to reinvest an amount equal to
the distributions declared on their common shares in additional shares of Wells REIT II's common stock in lieu of receiving all of
cash distributions. Under the DRP, shares may be purchased by participating stockholders at 95.5% of the estimated per-share
value ($7.13). Participants in the DRP may purchase fractional shares so that 100% of the distributions will be used to acquire
shares of Wells REIT II's stock. The board of directors, by majority vote, may amend or terminate the DRP for any reason, provided
that any amendment that adversely affects the rights or obligations of a participant (as determined in the sole discretion of the
board of directors) will only take effect upon 10 days' written notice to participants.
Share Redemption Program
Wells REIT II maintains a share redemption program that allows stockholders who acquired their shares directly from Wells REIT II
to redeem their shares, subject to certain conditions and limitations (the "SRP"). Redemptions that occur within two years of death
or "qualifying disability" or that occur in connection with a stockholder's (or a stockholder's spouse) qualifying for federal assistance
for confinement to a "long-term care facility," as defined by the SRP, are treated differently than all other redemptions ("Ordinary
Redemptions"). Ordinary Redemptions are placed in a pool and honored on a pro rata basis. Total shares of approximately
9.4 million and 8.2 million were redeemed under the SRP during 2011 and 2010, respectively.
Wells REIT II limits the dollar value and number of shares that may be redeemed under the SRP as follows:
•
•
First, Wells REIT II will limit requests for Ordinary Redemptions and those upon the qualifying disability of a stockholder
on a pro rata basis so that the aggregate of such redemptions during any calendar year will not exceed 5.0% of the weighted-
average number of shares outstanding in the prior calendar year. Requests precluded by this test will not be considered
in the test below.
In addition, if necessary, Wells REIT II will limit all redemption requests, including those sought within two years of a
stockholder's death, on a pro rata basis so that the aggregate of such redemptions during any calendar year would not
exceed the greater of 100% of the net proceeds from its DRP during the calendar year or 5.0% of weighted-average
number of shares outstanding in the prior calendar year.
Effective November 8, 2011, the price paid for shares redeemed under the SRP in cases of death, "qualifying disability," or
qualification for federal assistance for confinement to a "long-term care facility," changed from 100% of the price at which Wells
REIT II issued the share (typically, $10.00) to 100% of the estimated per-share value ($7.47), and the price paid for all Ordinary
Redemptions changed from 60% of the price at which Wells REIT II issued the share to $5.50. Effective December 12, 2011, the
price paid for Ordinary Redemptions increased to $6.25 per share.
F - 26
8.
Operating Leases
Wells REIT II's real estate assets are leased to tenants under operating leases for which the terms vary, including certain provisions
to extend the lease agreement, options for early terminations subject to specified penalties, and other terms and conditions as
negotiated. Wells REIT II retains substantially all of the risks and benefits of ownership of the real estate assets leased to tenants.
Amounts required as security deposits vary depending upon the terms of the respective leases and the creditworthiness of the
tenant; however, such deposits generally are not significant. Therefore, exposure to credit risk exists to the extent that the receivables
exceed this amount. Security deposits related to tenant leases are included in accounts payable, accrued expenses, and accrued
capital expenditures in the accompanying consolidated balance sheets.
Based on 2011 annualized gross base rent, AT&T comprised approximately 10% of Wells REIT II's portfolio as of December 31,
2011. Other than AT&T, Wells REIT II does not have any significant concentrations of credit risk from any particular tenant.
Tenants in the legal, communications, and banking industries each comprise 15%, 14%, and 11%, respectively, of Wells REIT II's
2011 annualized base rent. Wells REIT II's properties are located in 23 states; the District of Columbia; and Moscow, Russia.
As of December 31, 2011, approximately 15%, 10%, and 9% of Wells REIT II's office properties are located in metropolitan
Atlanta, Northern New Jersey, and the District of Columbia, respectively.
The future minimum rental income from Wells REIT II's investment in real estate assets under noncancelable operating leases,
excluding properties under development, as of December 31, 2011, is as follows (in thousands):
2012
2013
2014
2015
2016
Thereafter
Total
$
440,621
430,462
410,333
385,295
340,182
965,412
$
2,972,305
F - 27
9.
Supplemental Disclosures of Noncash Investing and Financing Activities
Outlined below are significant noncash investing and financing activities for the years ended December 31, 2011, 2010, and 2009
(in thousands):
Years ended December 31,
2010
2011
Investment in real estate funded with other assets
Other assets assumed upon acquisition of properties
Other liabilities assumed upon acquisition of properties
Notes payable assumed upon acquisition of properties
Noncash interest accruing to notes payable
Market value adjustment to interest rate swap that qualifies for hedge accounting
treatment
Accrued capital expenditures and deferred lease costs
Acquisition fees due to affiliate
Commissions on stock sales and related dealer-manager fees due to affiliate
Other offering costs due to affiliate
Distributions payable to minority interest partners
Distributions payable
Accrued deferred financing costs
Accrued redemptions of common stock
Settlement of redeemable noncontrolling interest through issuance of common stock
Discounts applied to issuance of common stock
Transfer of Manhattan Towers to lender affiliate in settlement of mortgage note
Transfer of development authority bond and corresponding capital lease in
connection with sale of New Manchester One
Nonrefundable earnest money for property sales
(Decrease) increase in redeemable common stock
10.
Related-Party Transactions and Agreements
Advisory Agreement
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
—
3,202
1,174
8,607
15,891
—
7,751
—
—
—
—
—
48
1,640
14
—
75,000
—
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
—
—
—
—
14,922
9,485
2,210
—
4
—
—
—
—
14
—
4,542
—
18,000
880
$
$ (48,042)
—
$
$ (644,655)
2009
53,663
—
—
—
13,928
6,532
8,226
195
53
1,108
74
13,096
—
—
—
8,856
—
—
—
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$ 144,504
Wells REIT II is party to an agreement with WREAS II, under which WREAS II is required to perform certain key functions on
behalf of Wells REIT II, including, among others, the investment of capital proceeds and management of day-to-day operations
(the "Advisory Agreement"). WREAS II has executed master services agreements with Wells Capital and Wells Management
Company, Inc. ("Wells Management") whereby WREAS II may retain the use of Wells Capital's and Wells Management's employees
as necessary to perform the services required under the Advisory Agreement, and in return, shall reimburse Wells Capital and
Wells Management for the associated personnel costs. Further, under the terms of the Advisory Agreement, Wells Real Estate
Funds, Inc. ("WREF") guarantees WREAS II's performance of services and any amounts payable to Wells REIT II in connection
therewith. On December 16, 2011, the Advisory Agreement was extended from December 31, 2011 to March 31, 2012 at
substantially the same terms. The caps on "portfolio general and administrative expenses" and "personnel expenses" continue at
the same rate as applied to December 2011 on a pro rata basis. The agreement may be terminated, without cause or penalty, by
either party upon providing 60 days' prior written notice to the other party. Renewal discussions are under way for April 2012
forward.
Under the terms of the Advisory Agreement, Wells REIT II incurs fees and reimbursements payable to WREAS II and its affiliates
for services as described below:
• Reimbursement of organization and offering costs paid by WREAS II and its affiliates on behalf of Wells REIT II, not
to exceed 2.0% of gross offering proceeds. For 2011, the ratio of the costs of raising capital to the amount of capital
raised was less than 0.1%.
F - 28
• Through July 31, 2011, acquisition fees were incurred at 2.0% of gross offering proceeds, subject to certain limitations.
Effective August 1, 2011, acquisition fees have been incurred at 1% of the property purchase price (excluding acquisition
expenses); however, in no event may total acquisition fees for the 2011 calendar year exceed 2% of total gross offering
proceeds. Wells REIT II also reimburses WREAS II and its affiliates for expenses it pays to third parties in connection
with acquisitions or potential acquisitions.
• Asset management fees are incurred monthly at one-twelfth of 0.625% of the lesser of (i) gross cost, as defined, of all
properties of Wells REIT II (other than those that fail to meet specified occupancy thresholds) and investments in joint
ventures, or (ii) the aggregate value of Wells REIT II's interest in the properties and joint ventures as established with the
most recent asset-based valuation, until the monthly payment equals $2.7 million (or $32.5 million annualized), as of the
last day of each preceding month. For the first three months of 2011, Wells REIT II generally paid monthly asset
management fees equal to one-twelfth of 0.625% of the cost of all of Wells REIT II's properties (other than those that fail
to meet specified occupancy thresholds) and its investments in joint ventures; from April 2011 through December 2011,
asset management fees were capped at $2.7 million per month (or $32.5 million annualized) following the March 2011
acquisition of the Market Square Buildings. With respect to (ii) above, Wells REIT II published its first net asset-based
valuation (per share) on November 8, 2011, which has not impacted asset management fees incurred to date due to
continued applicability of the $2.7 million per month ($32.5 million per annum) cap described above. Asset management
fees from January 1, 2011 through December 31, 2011 totaled approximately $32.1 million.
• Reimbursement for all costs and expenses WREAS II and its affiliates incur in fulfilling its duties as the asset portfolio
manager, including (i) wages and salaries (but excluding bonuses other than the signing bonus paid to E. Nelson Mills
upon his appointment as President of Wells REIT II) and other employee-related expenses of WREAS II and its affiliates'
employees, who perform a full range of real estate services for Wells REIT II, including management, administration,
operations, and marketing, and are billed to Wells REIT II based on the amount of time spent on Wells REIT II by such
personnel, provided that such expenses are not reimbursed if incurred in connection with services for which WREAS II
and its affiliates receive a disposition fee (described below) or an acquisition fee, and (ii) amounts paid for IRA custodial
service costs allocated to Wells REIT II accounts. The Advisory Agreement limits the amount of reimbursements to the
Advisor of "portfolio general and administrative expenses" and "personnel expenses," as defined, to the extent they would
exceed $18.7 million and $10.5 million, respectively, for the period from January 1, 2011 through December 31, 2011.
•
•
For any property sold by Wells REIT II, other than part of a "bulk sale" of assets, as defined, a disposition fee equal to
1.0% of the sales price, with the limitation that the total real estate commissions (including such disposition fee) for any
Wells REIT II property sold may not exceed the lesser of (i) 6.0% of the sales price of each property or (ii) the level of
real estate commissions customarily charged in light of the size, type, and location of the property.
Incentive fee of 10% of net sales proceeds remaining after stockholders have received distributions equal to the sum of
the stockholders' invested capital, plus an 8% per annum cumulative return of invested capital, which fee is payable only
if the shares of common stock of Wells REIT II are not listed on an exchange.
• Listing fee of 10% of the amount by which the market value of the stock plus distributions paid prior to listing exceeds
the sum of 100% of the invested capital, plus an 8% per annum cumulative return on invested capital, which fee will be
reduced by the amount of any incentive fees paid as described in the preceding bullet.
Dealer-Manager Agreement
With respect to the Third Offering, Wells REIT II was party to a dealer-manager agreement (the "Dealer-Manager Agreement")
with Wells Investment Securities, Inc. ("WIS"), whereby WIS, an affiliate of Wells Capital, performed the dealer-manager function
for Wells REIT II. For these services, WIS earned a commission of up to 7% of the gross offering proceeds from the sale of the
shares of Wells REIT II, of which substantially all was re-allowed to participating broker/dealers. Wells REIT II pays no commissions
on shares issued under its DRP, and did not incur any commissions during 2011.
Additionally, with respect to the Third Offering, Wells REIT II was required to pay WIS a dealer-manager fee of 2.5% of the gross
offering proceeds from the sale of Wells REIT II's stock at the time the shares were sold. Under the Dealer-Manager Agreement,
up to 1.5% of the gross offering proceeds were re-allowable by WIS to participating broker/dealers. Wells REIT II pays no dealer-
manager fees on shares issued under its DRP and did not incur any dealer-manager fees during 2011.
F - 29
Property Management, Leasing, and Construction Agreement
Wells REIT II and Wells Management, an affiliate of WREAS II, were party to a master property management, leasing, and
construction agreement (the "Management Agreement") during 2009, 2010, and 2011, under which Wells Management received
the following fees and reimbursements in consideration for supervising the management, leasing, and construction of certain Wells
REIT II properties:
•
Property management fees in an amount equal to a percentage negotiated for each property managed by Wells Management
of the gross monthly income collected for that property for the preceding month;
• Leasing commissions for new, renewal, or expansion leases entered into with respect to any property for which Wells
Management serves as leasing agent equal to a percentage as negotiated for that property of the total base rental and
operating expenses to be paid to Wells REIT II during the applicable term of the lease, provided, however, that no
commission shall be payable as to any portion of such term beyond 10 years;
•
•
Initial lease-up fees for newly constructed properties under the agreement, generally equal to one month's rent;
Fees equal to a specified percentage of up to 5% of all construction build-out funded by Wells REIT II, given as a leasing
concession, and overseen by Wells Management; and
• Other fees as negotiated with the addition of each specific property covered under the agreement.
Assignment of Management Agreement
Effective January 1, 2011, Wells Management assigned all of its rights, title, and interest in the Management Agreement to
WREAS II, and Wells REIT II consented to such assignment. As part of this assignment, Wells Management has guaranteed the
performance of all of WREAS II's obligations under the Management Agreement. Pursuant to its terms, the Management Agreement
was renewed on October 24, 2011 for an additional one-year term.
Related-Party Costs
Pursuant to the terms of the agreements described above, Wells REIT II incurred the following related-party costs during 2011,
2010, and 2009, respectively (in thousands):
Years ended December 31,
2010
2009
2011
Asset management fees
Administrative reimbursements, net(1)
Property management fees
Acquisition fees
Construction fees(2)
Commissions, net of discounts(3)(4)
Dealer-manager fees, net of discounts(3)
Other offering costs(3)
Total
$
32,094
$
30,552
$
11,609
4,546
1,307
211
—
—
—
13,099
3,564
9,671
185
21,909
7,843
4,177
29,806
12,369
3,776
13,154
340
34,102
12,247
9,016
$
49,767
$
91,000
$
114,810
(1) Administrative reimbursements are presented net of reimbursements from tenants of approximately $4.0 million, $3.5 million, and
$2.8 million during 2011, 2010, and 2009, respectively.
(2) Construction fees are capitalized to real estate assets as incurred.
(3) Commissions, dealer-manager fees, and other offering costs were charged against equity as incurred.
(4) Substantially all commissions were re-allowed to participating broker/dealers during 2010 and 2009.
Wells REIT II incurred no related-party incentive fees, listing fees, disposition fees, or leasing commissions during 2011, 2010,
and 2009, respectively.
F - 30
Due to Affiliates
The detail of amounts due to WREAS II and its affiliates is provided below as of December 31, 2011 and 2010 (in thousands):
Administrative reimbursements
Asset and property management fees
Commissions and dealer-manager fees
Economic Dependency
December 31,
2011
2010
$
$
217
$
3,112
—
1,551
2,924
4
3,329
$
4,479
Wells REIT II has engaged WREAS II and WIS to provide certain services that are essential to Wells REIT II, including asset
management services, supervision of the property management and leasing of some properties owned by Wells REIT II, asset
acquisition and disposition services, the sale of shares of our common stock, as well as other administrative responsibilities for
Wells REIT II, including accounting services, stockholder communications, and investor relations. Further, WREAS II has engaged
Wells Capital and Wells Management to retain the use of its employees to carry out certain of the services listed above. As a result
of these relationships, Wells REIT II is dependent upon WREAS II, Wells Capital, WIS, and Wells Management.
WREAS II, Wells Capital, Wells Management, and WIS are owned and controlled by WREF. Historically, the operations of
WREAS II, Wells Capital, Wells Management, and WIS have represented substantially all of the business of WREF. Accordingly,
Wells REIT II focuses on the financial condition of WREF when assessing the financial condition of WREAS II, Wells Capital,
Wells Management, and WIS. In the event that WREF were to become unable to meet its obligations as they become due, Wells
REIT II might be required to find alternative service providers.
Future net income generated by WREF will be largely dependent upon the amount of fees earned by WREF's subsidiaries based
on, among other things, the level of investor proceeds raised and the volume of future acquisitions and dispositions of real estate
assets by other WREF-sponsored real estate programs, as well as distribution income earned from equity interests in another REIT
previously sponsored by Wells Capital. As of December 31, 2011, Wells REIT II has no reason to believe that WREF does not
have access to adequate liquidity and capital resources, including cash flow generated from operations, cash on hand, and other
investments and borrowing capacity necessary to meet its current and future obligations as they become due.
11.
Income Taxes
Wells REIT II's income tax basis net income during 2011, 2010, and 2009 (in thousands) follows:
GAAP basis financial statement net income
Increase (decrease) in net income resulting from:
Depreciation and amortization expense for financial reporting purposes in
excess of amounts for income tax purposes
Rental income accrued for financial reporting purposes in excess of amounts
for income tax purposes
Net amortization of above/below-market lease intangibles for financial
reporting purposes (less than) in excess of amounts for income tax purposes
Loss (gain) on interest rate swaps that do not qualify for hedge accounting
treatment for financial reporting purposes in excess of amounts for income
tax purposes
Bad debt expense for financial reporting purposes (less than) in excess of
amounts for income tax purposes
Gains on sale of real property for financial reporting purposes in excess of
amounts for income tax purposes
Other expenses for financial reporting purposes in excess of amounts for
income tax purposes
Income tax basis net income, prior to dividends-paid deduction
2011
2010
2009
$
56,642
$
23,266
$
40,594
101,498
96,695
95,471
(11,203)
(1,739)
(14,252)
(2,960)
3,328
3,333
(35,487)
9,485
(22,961)
(229)
2,024
2,871
(16,282)
—
—
15,603
107,582
$
12,722
145,781
$
30,342
135,398
$
F - 31
As of December 31, 2011, the tax basis carrying value of Wells REIT II's total assets was approximately $6.2 billion. For income
tax purposes, distributions to common stockholders are characterized as ordinary income, capital gains, or as a return of a
stockholder's invested capital. Wells REIT II's distributions per common share are summarized as follows:
Ordinary income
Capital gains
Return of capital
Total
2011
2010
2009
39%
—
61%
100%
45%
—
55%
100%
47%
—
53%
100%
As of December 31, 2011, returns for the calendar years 2007 through 2011 remain subject to examination by U.S. or various state
tax jurisdictions.
The income tax (expense) benefit reported in the accompanying consolidated statements of operations relates to the operations of
Wells TRS. The portion of income tax (expense) benefit attributable to the operations of Wells TRS consists of the following (in
thousands):
Years ended December 31,
2010
2009
2011
Federal
State
Other
Total
$
$
678
$
531
$
34
—
32
—
712
$
563
$
76
5
—
81
Income taxes for financial reporting purposes differ from the amount computed by applying the statutory federal rate primarily
due to the effect of state income taxes (net of federal benefit). A reconciliation of the federal statutory income tax rate to Wells
TRS's effective tax rate for 2011, 2010, and 2009 is as follows:
Years ended December 31,
2010
2009
2011
Federal statutory income tax rate
State income taxes, net of federal benefit
Other
Effective tax rate
34.00 %
0.93 %
(2.05)%
32.88 %
34.00%
1.34%
0.28%
35.62%
34.00%
1.33%
—%
35.33%
As of December 31, 2011 and 2010, Wells REIT II had no deferred tax liabilities. As of December 31, 2011 and 2010, respectively,
Wells REIT II had a deferred tax asset of $1.3 million and $0.6 million included in prepaid expenses and other assets in the
accompanying consolidated balance sheets. The portion of the deferred income tax asset attributable to the operations of Wells
TRS consists of the following (in thousands):
Years Ended December 31,
2010
2009
2011
Federal
State
Other
Total
$
$
1,209
$
531
$
66
—
1,275
$
32
—
563
76
5
—
81
Wells REIT II has assessed its ability to realize this deferred tax asset and determined that it is more likely than not that the deferred
tax asset of $1.3 million as of December 31, 2011 is realizable.
F - 32
12.
Assets Held for Sale and Discontinued Operations
Assets Held for Sale
In accordance with GAAP, assets that meet certain criteria for disposal are required to be classified as "held for sale" in the
accompanying balance sheets. Emerald Point, a four-story office building in Dublin, California, and 5995 Opus Parkway, a five-
story office building in Minnetonka, Minnesota were under firm contracts to be sold as of December 31, 2011, thus, are classified
as "held for sale" in the accompanying consolidated balance sheets as of December 31, 2011 and 2010. The Emerald Point sale
closed on January 9, 2012 for $37.3 million, exclusive of transaction costs, and the 5995 Opus Parkway sale closed on January 12,
2012 for $22.8 million, exclusive of transaction costs.
The major classes of assets and liabilities classified as held for sale as of December 31, 2011 and 2010 follow:
Real estate assets held for sale:
Real estate assets, at cost:
Land
Buildings and improvements, less accumulated depreciation of $6,509 and $5,682
as of December 31, 2011 and 2010, respectively
Intangible lease assets, less accumulated amortization of $3,042 and $2,758 as of
December 31, 2011 and 2010, respectively
Construction in progress
Total real estate assets held for sale, net
Other assets held for sale:
Tenant receivables
Prepaid expenses and other assets
Intangible lease origination costs, less accumulated amortization of $2,018 and
$1,830 as of December 31, 2011 and 2010, respectively
Deferred lease costs, less accumulated amortization of $242 and $118 as of
December 31, 2011 and 2010, respectively
Total other assets held for sale, net
Liabilities held for sale:
Accounts payable, accrued expenses, and accrued capital expenditures
Due to affiliates
Deferred income
Total liabilities held for sale
Discontinued Operations
December 31,
2011
2010
$
11,536
$
11,536
25,972
—
—
37,508
1,747
39
—
1,646
3,432
176
2
446
624
$
$
$
$
$
25,835
284
144
37,799
418
39
188
382
1,027
218
11
280
509
$
$
$
$
$
The historical operating results and gains (losses) from the disposition of certain assets, including assets "held for sale" and operating
properties sold, are required to be reflected in a separate section ("discontinued operations") in the consolidated statements of
operations for all periods presented. On September 6, 2011, Wells REIT II transferred the Manhattan Towers property, an office
building located in Manhattan Beach, California, to an affiliate of its lender in connection with settling a $75.0 million mortgage
note through a deed in lieu of foreclosure transaction, resulting in a $13.5 million gain on extinguishment of debt. On September 15,
2010, Wells REIT II sold New Manchester One, an industrial property located in Douglasville, Georgia, for $15.3 million. As a
result, the revenues and expenses of Emerald Point, 5995 Opus Parkway, the Manhattan Towers property, and New Manchester
One are included in income (loss) from discontinued operations in the accompanying consolidated statements of operations for
all periods presented.
F - 33
The following table shows the revenues and expenses of the above-described discontinued operations (in thousands):
Years ended December 31,
2010
2009
2011
Revenues:
Rental income
Tenant reimbursements
Other property income
Expenses:
Property operating costs
Asset and property management fees
Depreciation
Amortization
Impairment losses on real estate assets
General and administrative
Total expenses
Real estate operating loss
Other income (expense):
Interest expense
Interest and other income
Loss from discontinued operations
Loss on sale of real estate assets
Gain on early extinguishment of debt
Gain (loss) from discontinued operations
$
$
4,603
1,454
42
6,099
$
13,043
4,017
—
17,060
5,108
83
2,018
607
5,817
233
13,866
(7,767)
(2,901)
—
(10,668)
—
13,522
$
2,854
$
7,070
1,099
2,951
3,829
—
167
15,116
1,944
(5,223)
810
(2,469)
(161)
—
(2,630)
$
$
16,505
5,358
—
21,863
7,714
1,487
3,387
5,612
—
517
18,717
3,146
(5,431)
1,080
(1,205)
—
—
(1,205)
F - 34
13.
Quarterly Results (unaudited)
Presented below is a summary of the unaudited quarterly financial information for the years ended December 31, 2011 and 2010
(in thousands, except per-share data):
Revenues
2011
First
Quarter
Second
Quarter
Third
Quarter
Fourth
Quarter
$ 144,531
$ 153,015
$ 157,143
$ 158,468
Net income (loss) attributable to common stockholders of Wells Real
Estate Investment Trust II, Inc.
Basic and diluted net income (loss) attributable to common stockholders
of Wells Real Estate Investment Trust II, Inc. per share
Distributions declared per share
$
$
$
2,411
—
0.125
$
$
$
(4,482)
$
5,102
(0.01)
0.125
$
$
0.01
0.125
$
$
$
53,611
0.10
0.125
Revenues
2010
First
Quarter
Second
Quarter
Third
Quarter
Fourth
Quarter
$ 131,063
$ 135,477
$ 142,821
$ 141,546
Net income (loss) attributable to common stockholders of Wells
Real Estate Investment Trust II, Inc.
Basic and diluted net income (loss) attributable to common stockholders
of Wells Real Estate Investment Trust II, Inc. per share
Distributions declared per share
$
$
$
2,509
—
0.15
$
$
$
(6,887)
$
4,702
(0.01)
0.15
$
$
0.01
0.15
$
$
$
22,942
0.04
0.15
14.
Financial Information for Parent Guarantor, Other Guarantor Subsidiaries and Non-Guarantor Subsidiaries
On April 4, 2011, Wells OP II generated net proceeds of $246.7 million from its sale of the 2018 Bonds Payable (see Note 5. Bonds
Payable).
The 2018 Bonds Payable require semi-annual interest payments each in April and October based on a contractual annual interest
rate of 5.875%. The 2018 Bonds Payable are shown net of the amortized issuance discount of approximately $1.6 million on the
accompanying consolidated balance sheets. This discount is accreted on the effective interest method, as additional interest expense
from the date of issuance through the maturity date in April 2018 of the 2018 Bonds Payable. The net proceeds from the issuance
of the 2018 Bonds Payable in the amount of $246.7 million were used to repay a portion of the JPMorgan Chase Bridge Loan,
which was used to finance a portion of the March 2011 acquisition of the Market Square Buildings.
The 2018 Bonds Payable are guaranteed by Wells REIT II and certain direct and indirect subsidiaries of each of Wells REIT II
and Wells OP II.
In accordance with SEC Rule 3-10(d), Wells REIT II includes herein condensed consolidating financial information in lieu of
separate financial statements of the subsidiary issuer (Wells OP II) and Subsidiary Guarantors, as defined in the bond indenture,
because all of the following criteria are met:
(1) The subsidiary issuer (Wells OP II) and all Subsidiary Guarantors are 100% owned by the parent company guarantor
(Wells REIT II);
(2) The guarantees are full and unconditional; and
(3) The guarantees are joint and several.
Wells REIT II uses the equity method with respect to its investment in subsidiaries included in its condensed consolidating financial
statements. Set forth below are Wells REIT II's condensed consolidating balance sheets as of December 31, 2011 and 2010
(in thousands), as well as its condensed consolidating statements of operations (in thousands) for 2011, 2010, and 2009; and its
condensed consolidating statements of cash flows (in thousands), each for 2011, 2010, and 2009.
F - 35
Condensed Consolidating Balance Sheets (in thousands)
As of December 31, 2011
Wells
REIT II
(Parent)
Wells OP II
(the Issuer)
Guarantors
Non-
Guarantors
Consolidating
Adjustments
Wells REIT II
(Consolidated)
Assets:
Real estate assets, at cost:
Land
$
Buildings and improvements
Intangible lease assets
Construction in progress
Real estate assets held for sale, net
Total real estate assets
$
—
—
—
—
—
—
—
—
—
—
—
—
$
199,825
$
504,511
$
1,385,180
2,087,791
147,796
4,068
—
244,193
4,346
37,508
1,736,869
2,878,349
Cash and cash equivalents
Investment in subsidiaries
11,291
10,597
3,275,979
2,786,248
Tenant receivables, net of allowance
Prepaid expenses and other assets
—
177,444
Deferred financing costs
Intangible lease origination costs
Deferred lease costs
Investment in development
authority bonds
Other assets held for sale, net
—
—
—
—
—
—
202,126
8,287
—
—
—
—
6,838
—
54,350
1,214
—
131,756
13,984
466,000
—
10,742
—
(6,062,227)
81,556
29,851
1,155
99,582
54,305
180,000
3,432
(5,357)
(377,804)
—
—
—
—
—
—
—
—
—
—
—
—
$
704,336
3,472,971
391,989
8,414
37,508
4,615,218
39,468
—
130,549
32,831
9,442
231,338
68,289
646,000
3,432
Total assets
$ 3,464,714
$ 3,007,258
$ 2,411,011
$ 3,338,972
$
(6,445,388)
$
5,776,567
Liabilities:
Line of credit and notes payable
$
Bonds payable
Accounts payable, accrued
expenses, and accrued capital
expenditures
Due to affiliates
Deferred income
Intangible lease liabilities
Obligations under capital leases
Liabilities held for sale
Total liabilities
—
—
1,652
—
—
—
—
—
$
484,000
$
147,730
$
966,123
$
(376,793)
$
1,221,060
248,426
—
—
—
248,426
5,696
2,779
—
—
—
—
18,690
1,143
19,970
39,094
51,668
418
15,109
50,487
466,000
180,000
—
624
(5,357)
(1,011)
—
—
—
—
72,349
3,329
35,079
89,581
646,000
624
1,652
740,901
692,627
1,264,429
(383,161)
2,316,448
Redeemable Common Stock
113,147
—
—
—
—
113,147
Equity:
Total Wells Real Estate
Investment Trust II, Inc.
stockholders' equity
Nonredeemable noncontrolling
interests
3,349,915
2,266,357
1,718,384
2,074,226
(6,062,227)
3,346,655
—
—
—
317
—
317
Total equity
3,349,915
2,266,357
1,718,384
2,074,543
(6,062,227)
3,346,972
Total liabilities, redeemable
common stock, and equity
$ 3,464,714
$ 3,007,258
$ 2,411,011
$ 3,338,972
$
(6,445,388)
$
5,776,567
F - 36
Condensed Consolidating Balance Sheets (in thousands)
As of December 31, 2010
Wells
REIT II
(Parent)
Wells OP II
(the Issuer)
Guarantors
Non-
Guarantors
Consolidating
Adjustments
Wells REIT II
(Consolidated)
Assets:
Real estate assets, at cost:
Land
$
Buildings and improvements
Intangible lease assets
Construction in progress
Real estate assets held for sale, net
Total real estate assets
$
—
—
—
—
—
—
—
—
—
—
—
—
$
199,825
$
360,335
$
1,423,546
1,776,327
181,085
246,771
2,424
—
1,927
37,799
1,806,880
2,423,159
Cash and cash equivalents
Investment in subsidiaries
Tenant receivables, net of allowance
Prepaid expenses and other assets
Deferred financing costs
Intangible lease origination costs
Deferred lease costs
Investment in development
authority bonds
Other assets held for sale, net
8,281
11,074
3,623,220
3,386,229
—
—
—
—
—
—
—
—
196,062
5,679
—
—
—
—
8,250
—
49,495
988
—
154,923
11,218
466,000
—
11,277
—
(7,009,449)
62,069
21,166
4,148
114,803
34,666
180,000
1,027
(3,925)
(195,555)
—
—
—
—
—
—
—
—
—
—
—
—
$
560,160
3,199,873
427,856
4,351
37,799
4,230,039
38,882
—
107,639
22,661
9,827
269,726
45,884
646,000
1,027
Total assets
$ 3,631,501
$ 3,599,044
$ 2,497,754
$ 2,852,315
$
(7,208,929)
$
5,371,685
Liabilities:
Line of credit and notes payable
$
—
$
72,000
$
149,361
$
861,133
$
(195,555)
$
886,939
Accounts payable, accrued
expenses, and accrued capital
expenditures
Due to affiliates
Deferred income
Intangible lease liabilities
Obligations under capital leases
Liabilities held for sale
Total liabilities
137
—
—
—
—
—
966
2,614
—
—
—
—
19,132
1,217
10,988
45,895
86,169
637
15,135
42,039
466,000
180,000
—
509
(3,925)
—
—
—
—
—
102,479
4,468
26,123
87,934
646,000
509
137
75,580
692,593
1,185,622
(199,480)
1,754,452
Redeemable Common Stock
161,189
—
—
—
—
161,189
Equity:
Total Wells Real Estate
Investment Trust II, Inc.
stockholders' equity
Nonredeemable noncontrolling
interests
3,470,175
3,523,464
1,805,161
1,666,346
(7,009,449)
3,455,697
—
—
—
347
—
347
Total equity
3,470,175
3,523,464
1,805,161
1,666,693
(7,009,449)
3,456,044
Total liabilities, redeemable
common stock, and equity
$ 3,631,501
$ 3,599,044
$ 2,497,754
$ 2,852,315
$
(7,208,929)
$
5,371,685
F - 37
Consolidating Statements of Operations (in thousands)
For the year ended December 31, 2011
Wells
REIT II
(Parent)
Wells OP II
(the Issuer)
Guarantors
Non-
Guarantors
Consolidating
Adjustments
Wells REIT II
(Consolidated)
Revenues:
Rental income
Tenant reimbursements
Hotel income
Other property income
$
Expenses:
Property operating costs
Hotel operating costs
Asset and property management
fees:
Related-party
Other
Depreciation
Amortization
General and administrative
Acquisition fees and expenses
$
—
—
—
—
—
—
—
31,402
—
—
—
43
1,307
32,752
—
—
—
145
145
—
—
—
—
—
—
18,124
—
18,124
$
$ 207,478
35,142
—
905
243,525
$ 274,364
69,060
20,600
11,042
375,066
63,266
—
115,261
22,292
1,249
1,982
46,189
49,055
2,034
—
163,775
4,134
1,294
71,565
70,722
3,729
9,943
298,940
Real estate operating income (loss)
(32,752)
(17,979)
79,750
76,126
$
(4,898)
—
—
(681)
(5,579)
(536)
(4,898)
(145)
—
—
—
—
—
(5,579)
—
Other income (expense):
Interest expense
Interest and other income
Loss on interest rate swap
Income from equity investment
Gain on early extinguishment of
debt
Income (loss) before income tax
(expense) benefit
Income tax (expense) benefit
Income (loss) from continuing
operations
Discontinued operations:
Operating loss from discontinued
operations
Gain on disposition of
discontinued operations
Income from discontinued
operations
Net income (loss)
Less: Net income attributable to
noncontrolling interests
Net income (loss) attributable to
the common stockholders of
Wells REIT II
—
2,129
—
87,265
—
89,394
56,642
—
(28,329)
17,830
—
120,160
—
109,661
(40,365)
29,230
—
—
—
(11,135)
(57,570)
10,821
(38,383)
—
53,018
(32,114)
17,611
(17,611)
—
(207,425)
—
(207,425)
91,682
—
68,615
(149)
44,012
425
(207,425)
—
56,642
91,682
68,466
44,437
(207,425)
—
—
—
—
—
—
—
56,642
—
91,682
—
68,466
(10,668)
13,522
2,854
47,291
—
—
—
(207,425)
—
—
—
(14)
—
(14)
$
56,642
$
91,682
$
68,466
$
47,277
$
(207,425)
$
56,642
F - 38
476,944
104,202
20,600
11,411
613,157
177,991
17,394
36,640
3,276
117,754
119,777
23,930
11,250
508,012
105,145
(108,653)
42,399
(38,383)
—
53,018
(51,619)
53,526
276
53,802
(10,668)
13,522
2,854
56,656
Consolidating Statements of Operations (in thousands)
For the year ended December 31, 2010
Wells
REIT II
(Parent)
Wells OP II
(the Issuer)
Guarantors
Non-
Guarantors
Consolidating
Adjustments
Wells REIT II
(Consolidated)
Revenues:
Rental income
Tenant reimbursements
Hotel income
Other property income
$
Expenses:
Property operating costs
Hotel operating costs
Asset and property management
fees:
Related-party
Other
Depreciation
Amortization
General and administrative
Acquisition fees and expenses
$
—
—
—
—
—
—
—
29,037
—
—
—
75
9,670
38,782
—
—
—
184
184
—
—
—
—
—
—
20,834
—
20,834
$
$ 207,399
33,947
—
303
241,649
$ 231,487
61,689
19,819
1,772
314,767
62,201
—
101,367
21,910
925
2,233
44,767
50,401
815
206
161,548
3,450
1,703
54,840
63,339
1,707
903
249,219
Real estate operating income (loss)
(38,782)
(20,650)
80,101
65,548
$
(4,875)
—
—
(818)
(5,693)
(634)
(4,875)
(184)
—
—
—
—
—
(5,693)
—
Other income (expense):
Interest expense
Interest and other income
Loss on interest rate swap
Income from equity investment
Income (loss) before income tax
(expense) benefit
Income tax (expense) benefit
Income (loss) from continuing
operations
Discontinued operations:
Operating loss from discontinued
operations
Loss on sale of discontinued
operations
Loss from discontinued operations
Net income (loss)
Less: Net income attributable to
noncontrolling interests
Net income (loss) attributable to
the common stockholders of
Wells REIT II
—
1,116
—
60,932
62,048
23,266
—
23,266
(5,456)
15,721
—
61,112
71,377
50,727
—
50,727
(40,484)
29,236
—
—
(11,248)
68,853
(86)
68,767
(54,234)
12,689
(19,061)
—
(60,606)
4,942
312
5,254
15,673
(15,673)
—
(122,044)
(122,044)
(122,044)
—
(122,044)
—
—
—
(2,469)
—
—
—
23,266
—
—
50,727
—
—
68,767
(161)
(2,630)
2,624
—
—
(122,044)
—
(1)
—
(73)
—
(74)
$
23,266
$
50,726
$
68,767
$
2,551
$
(122,044)
$
23,266
F - 39
434,011
95,636
19,819
1,441
550,907
162,934
17,035
33,228
3,936
99,607
113,740
23,431
10,779
464,690
86,217
(84,501)
43,089
(19,061)
—
(60,473)
25,744
226
25,970
(2,469)
(161)
(2,630)
23,340
Consolidating Statements of Operations (in thousands)
For the year ended December 31, 2009
Wells
REIT II
(Parent)
Wells OP II
(the Issuer)
Guarantors
Non-
Guarantors
Consolidating
Adjustments
Wells REIT II
(Consolidated)
Revenues:
Rental income
Tenant reimbursements
Hotel income
Other property income
$
Expenses:
Property operating costs
Hotel operating costs
Asset and property management
fees:
Related-party
Other
Depreciation
Amortization
General and administrative
Acquisition fees and expenses
$
—
—
—
—
—
—
—
—
—
—
49
49
—
—
$
$ 204,928
35,705
—
363
240,996
$ 214,220
62,922
20,179
15,199
312,520
63,288
—
99,890
21,267
28,011
—
—
—
5,442
16,664
50,117
—
—
—
—
18,180
—
18,180
926
2,127
42,930
49,242
857
—
159,370
3,453
1,735
50,089
66,012
6,739
2,519
251,704
Real estate operating income (loss)
(50,117)
(18,131)
81,626
60,816
$
(4,864)
—
—
(786)
(5,650)
(737)
(4,864)
(49)
—
—
—
—
—
(5,650)
—
Other income (expense):
Interest expense
Interest and other income
Loss on interest rate swap
Income from equity investment
(Gain) loss on foreign currency
exchange contract
Income (loss) before income tax
(expense)
Income tax (expense)
Income (loss) from continuing
operations
Discontinued operations:
Operating loss from discontinued
operations
Loss on sale of discontinued
operations
Loss from discontinued operations
Net income (loss)
Less: Net income attributable to
noncontrolling interests
Net income (loss) attributable to
the common stockholders of
Wells REIT II
—
42
—
90,667
—
90,709
40,592
—
40,592
(7,854)
12,390
—
87,184
7,638
99,358
81,227
—
81,227
(40,593)
29,230
—
—
—
(11,363)
(49,521)
10,777
14,134
—
(8,220)
(32,830)
12,371
(12,371)
—
(177,851)
—
(177,851)
70,263
(64)
27,986
(201)
(177,851)
—
70,199
27,785
(177,851)
—
—
—
(1,205)
—
—
—
40,592
—
—
81,227
—
—
70,199
—
(1,205)
26,580
—
—
(177,851)
—
(2)
—
(151)
—
(153)
$
40,592
$
81,225
$
70,199
$
26,429
$
(177,851)
$
40,594
F - 40
414,284
98,627
20,179
14,825
547,915
162,441
16,403
32,341
3,862
93,019
115,254
31,218
19,183
473,721
74,194
(85,597)
40,068
14,134
—
(582)
(31,977)
42,217
(265)
41,952
(1,205)
—
(1,205)
40,747
Consolidating Statements of Cash Flows (in thousands)
Cash flows from operating activities
Cash flows from investing activities:
For year ended December 31, 2011
Wells
REIT II
(Parent)
$
508
Wells OP II
(the Issuer)
(78,219)
$
Guarantors
$ 179,787
Non-
Guarantors
$ 177,082
Wells REIT II
(Consolidated)
279,158
$
Investment in real estate and related assets
Net cash used in investing activities
(606,116)
(606,116)
—
—
(15,641)
(15,641)
(44,333)
(44,333)
(666,090)
(666,090)
Cash flows from financing activities:
Borrowings, net of fees
Repayments
Redemption of noncontrolling interest
Distributions
Intercompany transfers, net
Issuance of common stock, net of redemptions and
fees
Net cash provided by (used in) financing
activities
—
—
—
(270,720)
831,941
1,454,978
(806,500)
(87)
—
(570,649)
—
—
—
—
(165,558)
324,364
(361,778)
—
(44)
(95,734)
1,779,342
(1,168,278)
(87)
(270,764)
—
47,397
—
—
—
47,397
608,618
77,742
(165,558)
(133,192)
387,610
Net (decrease) increase in cash and cash
equivalents
Effect of foreign exchange rate on cash and cash
equivalents
3,010
(477)
(1,412)
—
—
—
(443)
(92)
Cash and cash equivalents, beginning of period
8,281
11,074
8,250
11,277
Cash and cash equivalents, end of period
$
11,291
$
10,597
$
6,838
$
10,742
$
678
(92)
38,882
39,468
F - 41
Consolidating Statements of Cash Flows (in thousands)
Cash flows from operating activities
Cash flows from investing activities:
Investment in real estate and related assets
Net proceeds from the sale of real estate
Net cash provided by (used in) investing
activities
Cash flows from financing activities:
Borrowings, net of fees
Repayments
Distributions
Intercompany transfers, net
Issuance of common stock, net of redemptions and
fees
Net cash provided by (used in) financing
activities
For the year ended December 31, 2010
Wells
REIT II
(Parent)
$
(9,745)
Wells OP II
(the Issuer)
(47,814)
$
Guarantors
Non-
Guarantors
Wells REIT II
(Consolidated)
$ 172,391
$ 155,274
$
270,106
(11,632)
15,219
(286,727)
—
(10,968)
—
(18,600)
—
(327,927)
15,219
3,587
(286,727)
(10,968)
(18,600)
(312,708)
—
—
(313,815)
(108,381)
80,662
(16,000)
—
256,712
—
—
—
(161,465)
—
(146,742)
(250)
13,134
80,662
(162,742)
(314,065)
—
375,716
—
—
—
375,716
(46,480)
321,374
(161,465)
(133,858)
(20,429)
Net (decrease) increase in cash and cash
equivalents
Effect of foreign exchange rate on cash and cash
equivalents
(52,638)
(13,167)
—
—
(42)
—
2,816
(63,031)
(812)
(812)
Cash and cash equivalents, beginning of period
60,919
24,241
8,292
9,273
Cash and cash equivalents, end of period
$
8,281
$
11,074
$
8,250
$
11,277
$
102,725
38,882
F - 42
Consolidating Statements of Cash Flows (in thousands)
Cash flows from operating activities
Cash flows from investing activities:
For the year ended December 31, 2009
Wells
REIT II
(Parent)
$ (22,106)
Wells OP II
(the Issuer)
(52,581)
$
Guarantors
Non-
Guarantors
Wells REIT II
(Consolidated)
$ 167,816
$ 155,398
$
248,527
Investment in real estate and related assets
Net cash used in investing activities
(82,258)
(82,258)
(24,698)
(24,698)
(7,985)
(7,985)
(14,737)
(14,737)
(129,678)
(129,678)
Cash flows from financing activities:
Borrowings, net of fees
Repayments
Distributions
Intercompany transfers, net
Issuance of common stock, net of redemptions and
fees
Net cash provided by (used in) financing
activities
Net increase (decrease) in cash and cash
equivalents
Effect of foreign exchange rate on cash and cash
equivalents
—
—
(279,325)
(96,695)
287,665
(691,000)
—
488,047
—
—
—
(167,938)
65,130
(2,085)
(231)
(223,414)
352,795
(693,085)
(279,556)
—
517,101
—
—
—
517,101
141,081
84,712
(167,938)
(160,600)
(102,745)
36,717
7,433
(8,107)
(19,939)
16,104
—
—
—
287
287
Cash and cash equivalents, beginning of period
24,202
16,808
16,399
28,925
86,334
Cash and cash equivalents, end of period
$
60,919
$
24,241
$
8,292
$
9,273
$
102,725
F - 43
15.
Subsequent Events
Wells REIT II has evaluated subsequent events in conjunction with the preparation of consolidated financial statements and notes
thereto included in this report on Form 10-K. In addition to the items disclosed in the preceding footnotes, Wells REIT II had the
following subsequent events to report:
Repayment of mortgage note
Wells REIT II repaid the Highland Landmark Building mortgage note ($33.8 million) at its maturity on January 10, 2012.
Property dispositions
On January 9, 2012, Wells REIT II closed on the sale of Emerald Point for $37.3 million, excluding closing costs, which resulted
in a gain on disposition of discontinued operations of $10.6 million. On January 12, 2012, Wells REIT II closed on the sale of
5995 Opus Parkway for $22.8 million, excluding closing costs, resulting in a gain on disposition of discontinued operations of
$6.3 million.
$375.0 Million Term Loan
On February 3, 2012, Wells REIT II closed on a four-year, $375.0 million unsecured term loan with a syndicate of banks led by
JPMorgan Chase Bank N.A. (the "$375.0 Million Term Loan"). The $375.0 Million Term Loan bears interest at LIBOR, plus an
applicable base margin; however, Wells REIT II effectively fixed the interest rate (assuming no change in our corporate credit
rating) at 2.64% per annum with an interest rate swap executed contemporaneously with the loan. The proceeds from the
$375 Million Term Loan were used to pay down temporary borrowings on the JPMorgan Chase Credit Facility, which were used
to repay mortgages in the third and fourth quarters of 2011. Wells REIT II has the ability to increase the amount of the $375 Million
Term Loan up to $450 million on two occasions during the term in minimum amounts of at least $25 million; however, none of
the current banks are obligated to participate in such increases. The $375.0 Million Term Loan will mature on February 3, 2016,
provided that certain conditions are met prior to that date. Furthermore, provided that certain additional conditions are met prior
to and at maturity, the $375 Million Term Loan shall become eligible for a one-year extension upon paying an extension fee equal
to 0.15% of the outstanding balance. The $375.0 Million Term Loan contains the same restrictions and financial covenants as those
included in our JPMorgan Chase Credit Facility, which are further described in the Long-Term Liquidity and Capital Resources
section above.
In connection with the execution of the Term Loan, Wells REIT II added two subsidiaries as guarantors to the $375 Million Term
Loan, the JPMorgan Chase Credit Facility, and the 2018 Bonds Payable.
Dividend Declaration
On February 28, 2012, the board of directors of Wells REIT II declared distributions to stockholders for the first quarter of 2012
in the amount of $0.125 (12.5 cents) per share on the outstanding shares of common stock payable to stockholders of record as of
March 15, 2012. Such distributions will be paid in March 2012.
F - 44
Wells Real Estate Investment Trust II, Inc.
Schedule III - Real Estate Assets and Accumulated Depreciation and Amortization
December 31, 2011
(in thousands)
Initial Costs
Gross Amount at Which Carried at
December 31, 2011
Description
Location
Ownership
Percentage
Encumbrances
Land
Buildings and
Improvements
Total
Costs
Capitalized
Subsequent
to
Acquisition
Land
Buildings and
Improvements
Total
Accumulated
Depreciation
and
Amortization
Date of
Construction
Date
Acquired
Life on
Which
Depreciation
and
Amortization
is Computed
(g)
WEATHERFORD CENTER
HOUSTON
333 & 777 REPUBLIC DRIVE
9 TECHNOLOGY DRIVE
180 PARK AVENUE
ONE GLENLAKE PARKWAY
80 M STREET
ONE WEST FOURTH STREET
3333 FINLEY ROAD
1501 OPUS PLACE
Houston, TX
Allen Park, MI
Westborough,
MA
Florham Park,
NJ
Atlanta, GA
Washington, DC
Winston-Salem,
NC
Downers Grove,
IL
Downers Grove,
IL
2500 WINDY RIDGE PARKWAY
Atlanta, GA
4100 - 4300 WILDWOOD PARKWAY
Atlanta, GA
4200 WILDWOOD PARKWAY
800 NORTH FREDERICK
THE CORRIDORS III
HIGHLAND LANDMARK III
180 PARK AVENUE 105
4241 IRWIN SIMPSON
8990 DUKE ROAD
215 DIEHL ROAD
100 EAST PRATT
COLLEGE PARK PLAZA
180 E 100 SOUTH
ONE ROBBINS ROAD (b)
FOUR ROBBINS ROAD (b)
BALDWIN POINT
Atlanta, GA
Gaithersburg,
MD
Downers Grove,
IL
Downers Grove,
IL
Florham Park,
NJ
Mason, OH
Mason, OH
Naperville, IL
Baltimore, MD
Indianapolis, IN
Salt Lake City,
UT
Westford, MA
Westford, MA
Orlando, FL
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
99%
99%
100%
None
$ 6,100
$
28,905
$
35,005
$
3,732
$ 6,241
$
32,496
$
38,737
$
15,163
None
4,400
12,716
17,116
(781)
4,502
11,833
16,335
2,503
1980
2000
2/10/2004
0 to 40 years
3/31/2004
0 to 40 years
None
5,570
38,218
43,788
5,263
5,627
43,424
49,051
17,186
1987
5/27/2004
0 to 40 years
None
60,000 (a)
10,802
5,846
None
26,248
62,595
66,681
76,269
73,397
72,527
1,914
11,050
(1,299)
5,934
102,517
(6,695)
26,806
64,261
65,294
69,016
75,311
71,228
95,822
29,902
17,962
17,664
1982
2003
2001
6/23/2004
0 to 40 years
6/25/2004
0 to 40 years
6/29/2004
0 to 40 years
39,555
2,711
69,383
72,094
(1,512)
2,721
67,861
70,582
16,170
2002
7/23/2004
0 to 40 years
None
6,925
34,575
41,500
630
7,015
35,115
42,130
7,383
1999
8/4/2004
0 to 40 years
None
32,000
25,000
33,000
3,579
7,410
13,761
8,472
17,220
60,601
31,785
44,221
20,799
68,011
45,546
52,693
328
1,671
491
523
3,625
7,485
13,898
8,546
17,502
62,197
32,139
44,670
21,127
69,682
46,037
53,216
3,710
12,758
8,471
12,641
1988
1985
1996
1998
8/4/2004
0 to 40 years
9/20/2004
0 to 40 years
9/20/2004
0 to 40 years
9/20/2004
0 to 40 years
None
22,758
43,174
65,932
582
20,195
46,319
66,514
14,184
1986
10/22/2004
0 to 40 years
None
2,524
35,016
37,540
(1,761)
2,558
33,221
35,779
7,854
2001
11/1/2004
0 to 40 years
33,840
3,028
47,454
50,482
(4,020)
3,055
43,407
46,462
10,061
2000
12/27/2004
0 to 40 years
None
None
None
21,000
4,501
1,270
520
3,452
47,957
28,688
8,681
17,456
52,458
29,958
9,201
20,908
(6,759)
719
178
2,941
4,501
1,299
522
3,472
41,198
29,378
8,857
20,377
45,699
30,677
9,379
23,849
8,933
6,005
2,084
5,882
2001
1997
2001
1988
3/14/2005
0 to 40 years
3/17/2005
0 to 40 years
3/17/2005
0 to 40 years
4/19/2005
0 to 40 years
105,000
31,234
140,217
171,451
31,791
31,777
171,465
203,242
42,874
1975/1991
5/12/2005
0 to 40 years
None
2,822
22,910
25,732
(1,431)
2,822
21,479
24,301
6,139
1998
6/21/2005
0 to 40 years
None
None
None
None
5,626
5,391
2,950
2,920
38,254
33,788
32,544
19,794
43,880
39,179
35,494
22,714
233
19
—
(1,244)
5,734
5,391
2,950
2,920
38,379
33,807
32,544
18,550
44,113
39,198
35,494
21,470
13,249
7,476
11,226
3,575
1955
1981
2001
2005
7/6/2005
0 to 40 years
8/18/2005
0 to 40 years
8/18/2005
0 to 40 years
8/26/2005
0 to 40 years
S-1
Wells Real Estate Investment Trust II, Inc.
Schedule III - Real Estate Assets and Accumulated Depreciation and Amortization
December 31, 2011
(in thousands)
Initial Costs
Gross Amount at Which Carried at
December 31, 2011
Ownership
Percentage
Encumbrances
Land
Buildings and
Improvements
Total
Costs
Capitalized
Subsequent
to
Acquisition
Land
Buildings and
Improvements
Total
Accumulated
Depreciation
and
Amortization
Date of
Construction
Date
Acquired
Life on
Which
Depreciation
and
Amortization
is Computed
(g)
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
None
8,722
107,730
116,452
(25,221)
8,803
82,428
91,231
13,954
2001
9/20/2005
0 to 40 years
None
10,040
93,716
103,756
6,731
10,134
100,353
110,487
20,101
2002
9/20/2005
0 to 40 years
None
None
None
None
None
None
None
None
None
8,731
2,680
8,186
7,269
3,473
1,381
5,150
2,150
2,488
76,842
42,269
147,653
244,424
34,458
21,855
41,372
14,930
5,483
85,573
44,949
155,839
251,693
37,931
23,236
46,522
17,080
7,971
600
(7,014)
(8,192)
11,670
8,223
(827)
(2,935)
855
9,087
8,819
2,680
8,186
7,454
3,629
1,412
5,268
2,199
2,546
77,354
35,255
139,461
255,909
42,525
20,997
38,319
15,736
14,512
86,173
37,935
147,647
263,363
46,154
22,409
43,587
17,935
17,058
18,000
4,871
24,669
29,540
(1,929)
4,948
22,663
27,611
21,000
49,000
None
None
None
None
None
None
None
3,174
7,142
3,519
1,409
2,539
31,766
29,061
8,639
8,955
21,613
41,535
38,332
28,393
13,919
24,787
48,677
41,851
29,802
16,458
(1,771)
6,890
(5,487)
682
685
3,245
7,233
3,581
1,432
2,557
19,771
48,334
32,783
29,052
14,586
23,016
55,567
36,364
30,484
17,143
109,952
141,718
6,319
32,221
115,816
148,037
141,544
170,605
11,583
29,712
152,476
182,188
43,980
58,339
52,619
67,294
221
(5,258)
8,752
9,106
44,088
52,930
52,840
62,036
13,884
5,531
45,683
58,305
10,820
4,356
6,261
3,481
3,749
4,661
2,955
12,411
4,437
6,955
5,177
34,554
33,691
15,565
9,139
2003
1998
2002
1991
1991
1993
1984
2001
2006
9/20/2005
0 to 40 years
11/15/2005
0 to 40 years
12/20/2005
0 to 40 years
12/22/2005
0 to 40 years
12/22/2005
0 to 40 years
12/27/2005
0 to 40 years
12/27/2005
0 to 40 years
12/28/2005
0 to 40 years
12/28/2005
0 to 40 years
2000
4/18/2006
0 to 40 years
2003
1986
2001
2006
1998
1979
1989
1999
1991
4/18/2006
0 to 40 years
7/20/2006
0 to 40 years
8/9/2006
0 to 40 years
9/6/2006
0 to 40 years
9/15/2006
0 to 40 years
9/21/2006
0 to 40 years
10/31/2006
0 to 40 years
12/21/2006
0 to 40 years
1/4/2007
0 to 40 years
None
1,044
—
1,044
12
1,056
—
1,056
—
N/A
1/5/2007
0 to 40 years
None
2,726
30,078
32,804
(2,042)
2,762
28,000
30,762
None
None
53,099
10,232
59,630
54,070
112,729
64,302
(4,583)
53,099
35
10,232
55,047
54,105
108,146
64,337
6,657
7,805
9,429
1990
3/27/2007
0 to 40 years
1965/2000/
2002/2003
7/11/2007
0 to 40 years
2000
7/12/2007
0 to 40 years
Description
1900 UNIVERSITY CIRCLE
1950 UNIVERSITY CIRCLE
2000 UNIVERSITY CIRCLE
MACARTHUR RIDGE
5 HOUSTON CENTER
KEY CENTER TOWER
KEY CENTER MARRIOTT
2000 PARK LANE
TAMPA COMMONS
LAKEPOINTE 5
LAKEPOINTE 3
ONE SANTAN CORPORATE
CENTER
TWO SANTAN CORPORATE
CENTER
263 SHUMAN BOULEVARD
Location
East Palo Alto,
CA
East Palo Alto,
CA
East Palo Alto,
CA
Irving, TX
Houston, TX
Cleveland, OH
Cleveland, OH
North Fayette,
PA
Tampa, FL
Charlotte, NC
Charlotte, NC
Chandler, AZ
Chandler, AZ
Naperville, IL
11950 CORPORATE BOULEVARD
Orlando, FL
EDGEWATER CORPORATE
CENTER
4300 CENTREWAY PLACE
80 PARK PLAZA
INTERNATIONAL FINANCIAL
TOWER
STERLING COMMERCE
ONE CENTURY PLACE
2000 PARK LANE LAND
120 EAGLE ROCK
Lancaster, SC
Arlington, TX
Newark, NJ
Jersey City, NJ
Irving, TX
Nashville, TN
North Fayette,
PA
East Hanover,
NJ
PASADENA CORPORATE PARK
Pasadena, CA
7031 COLUMBIA GATEWAY DRIVE
Columbia, MD
S-2
Wells Real Estate Investment Trust II, Inc.
Schedule III - Real Estate Assets and Accumulated Depreciation and Amortization
December 31, 2011
(in thousands)
Initial Costs
Gross Amount at Which Carried at
December 31, 2011
Ownership
Percentage
Encumbrances
Land
Buildings and
Improvements
Total
Costs
Capitalized
Subsequent
to
Acquisition
Land
Buildings and
Improvements
Total
Accumulated
Depreciation
and
Amortization
Date of
Construction
Date
Acquired
Life on
Which
Depreciation
and
Amortization
is Computed
(g)
Description
222 EAST 41ST STREET
BANNOCKBURN LAKE III
1200 MORRIS DRIVE
SOUTH JAMAICA STREET
15815 25TH AVENUE WEST
16201 25TH AVENUE WEST
13655 RIVERPORT DRIVE
Location
New York City,
NY
Bannockburn, IL
Wayne, PA
Englewood, CO
Lynnwood, WA
Lynnwood, WA
St. Louis, MO
11200 WEST PARKLAND AVENUE
Milwaukee, WI
100%
100%
100%
100%
100%
100%
100%
100%
None
None
None
None
None
None
None
None
—
7,635
3,723
324,520
324,520
11,002
20,597
18,637
24,320
259
(2,654)
5,351
—
7,663
3,786
324,779
324,779
8,320
25,885
15,983
29,671
45,327
901
5,096
2001
1987
1985
8/17/2007
0 to 40 years
9/10/2007
0 to 40 years
9/14/2007
0 to 40 years
13,429
109,781
123,210
3,252
13,735
112,727
126,462
19,211
3,896
2,035
6,138
3,219
17,144
9,262
19,105
15,394
21,040
11,297
25,243
18,613
462
216
8
2,556
3,965
2,071
6,138
3,219
17,537
9,442
19,113
17,950
21,502
11,513
25,251
21,169
2,457
982
2,875
3,404
2002/2003/
2007
2007
2007
1998
1990
9/26/2007
0 to 40 years
11/5/2007
0 to 40 years
11/5/2007
0 to 40 years
2/1/2008
0 to 40 years
3/3/2008
0 to 40 years
1992/1999/
2001/2002
5/8/2008
0 to 40 years
LENOX PARK BUILDINGS
Atlanta, GA
100%
216,000 (d)
28,478
225,067
253,545
4,224
28,858
228,911
257,769
26,690
100%
250,000 (c), (e)
—
262,468
262,468
3,252
—
265,720
265,720
28,514
2002
7/1/2008
0 to 40 years
LINDBERGH CENTER
THREE GLENLAKE BUILDING
1580 WEST NURSERY ROAD
DVINTSEV BUSINESS CENTER --
TOWER B
147-149 SOUTH STATE STREET
Atlanta, GA
Sandy Springs,
GA
Linthicum, MD
Moscow, Russia
Salt Lake City,
UT
STERLING COMMERCE CENTER
Columbus, OH
550 KING STREET BUILDINGS
CRANBERRY WOODS DRIVE
HOUSTON ENERGY CENTER I
SUNTRUST BUILDING
CHASE CENTER BUILDING
MARKET SQUARE BUILDINGS
544 LAKEVIEW
Boston, MA
Cranberry
Township, PA
Houston, TX
Orlando, FL
Columbus, OH
Washington, DC
Vernon Hills, IL
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
50% (h)
25,958 /
120,000 (f)
7,517
None
11,410
None (c)
None
None
None
None
None
None
None
—
525
1,793
8,632
15,512
4,734
1,222
5,148
88,784
78,988
96,301
90,398
894
8,055
1,212
11,745
89,140
79,865
97,195
91,610
10,142
10,643
2008
1992
7/31/2008
0 to 40 years
9/5/2008
0 to 40 years
66,387
66,387
1,976
—
525
31,501
74,625
33,294
83,257
173,062
188,574
79,344
20,402
24,743
84,078
21,624
29,891
188
2,894
6,512
1,210
5,037
938
2,804
9,828
—
713
1,793
8,632
68,363
68,363
12,261
2009
5/29/2009
0 to 40 years
—
713
—
N/A
8/26/2009
0 to 40 years
34,395
81,137
36,188
89,769
2,548
6,992
1990/1995/
1996/1998
3/8/2010
0 to 40 years
1984
4/1/2010
0 to 40 years
15,512
174,272
189,784
11,890
2009/2010
6/1/2010
0 to 40 years
4,734
1,222
5,148
84,381
21,340
27,547
89,115
22,562
32,695
152,629
460,585
613,214
5,021
1,319
1,590
19,885
60
2008
1959
6/28/2010
0 to 40 years
8/25/2010
0 to 40 years
1972/1982
10/21/2010
0 to 40 years
1990
1994
3/7/2011
0 to 40 years
4/1/2011
0 to 40 years
325,000
152,629
450,757
603,386
9,100
3,006
3,100
6,106
—
3,006
3,100
6,106
Total - REIT II Properties Held for Use
$699,947
$
4,661,921
$ 5,361,868
$
74,266
$704,336
$
4,731,798
$5,436,134
$
858,424
S-3
Wells Real Estate Investment Trust II, Inc.
Schedule III - Real Estate Assets and Accumulated Depreciation and Amortization
December 31, 2011
(in thousands)
Initial Costs
Gross Amount at Which Carried at
December 31, 2011
Description
Location
HELD FOR SALE AT DECEMBER 31, 2011:
Ownership
Percentage
Encumbrances
Land
Buildings and
Improvements
Total
Costs
Capitalized
Subsequent
to
Acquisition
Land
Buildings and
Improvements
Total
Accumulated
Depreciation
and
Amortization
Date of
Construction
Date
Acquired
Life on
Which
Depreciation
and
Amortization
is Computed
(g)
EMERALD POINT
5995 OPUS PARKWAY
Total - REIT II Properties Held for Sale
TOTAL REAL ESTATE ASSETS
Dublin, CA
Minnetonka,
MN
100%
100%
None
8,643
32,344
40,987
(12,250)
8,799
19,938
28,737
None
2,693
11,336
14,670
47,014
17,363
58,350
959
2,737
(11,291)
11,536
15,585
35,523
18,322
47,059
3,526
6,025
9,551
1999
10/14/2004
0 to 40 years
1988
4/5/2005
0 to 40 years
$711,283
$
4,708,935
$ 5,420,218
$
62,975
$715,872
$
4,767,321
$5,483,193
$
867,975
As a result of the acquisition of the One Glenlake Parkway Building, Wells REIT II acquired investments in bonds and certain obligations under capital leases in the amount of $60.0 million.
(a)
(b) Wells REIT II acquired an approximate 99.3% interest in the One Robbins Road and Four Robbins Road Buildings through a joint venture with an unaffiliated party. As the controlling member, Wells REIT II is deemed to have control of the joint venture
(c)
(d)
(e)
and, as such, consolidates it into the financial statements of Wells REIT II.
Property is owned subject to a long-term ground lease.
As a result of the acquisition of the Lenox Park Buildings, Wells REIT II acquired investments in bonds and certain obligations under capital leases in the amount of $216.0 million.
As a result of the acquisition of the Lindbergh Center Building, Wells REIT II acquired investments in bonds and certain obligations under capital leases in the amount of $250.0 million.
As a result of the acquisition of the Three Glenlake Building, Wells REIT II acquired investments in bonds and certain obligations under capital leases in the amount of $120.0 million.
(f)
(g) Wells REIT II assets are depreciated or amortized using the straight-line method over the useful lives of the assets by class. Generally, Tenant Improvements are amortized over the shorter of economic life or lease term, Lease Intangibles are amortized over
the respective lease term, Building Improvements are depreciated over 5-25 years, Site Improvements are depreciated over 15 years, and Buildings are depreciated over 40 years.
(h) Wells REIT II acquired a 50% controlling interest in a consolidated joint venture that owns 100% of 544 Lakeview.
S-4
Wells Real Estate Investment Trust II, Inc.
Schedule III - Real Estate Assets and Accumulated Depreciation and Amortization
(in thousands)
Real Estate:
Balance at beginning of year
Additions to/improvements of real estate
Sale/transfer of real estate
Impairment of real estate
Write-offs of building and tenant improvements
Write-offs of intangible assets (1)
Write-offs of fully depreciated assets
Balance at end of the year
Accumulated Depreciation and Amortization:
Balance at beginning of year
Depreciation and amortization expense
Sale/transfer of real estate
Write-offs of tenant improvements
Write-offs of intangible assets (1)
Write-offs of fully depreciated assets
Balance at end of the year
For the years ended December 31,
2011
2010
2009
$
4,999,902
$
4,767,664
$
4,625,137
676,230
(70,082)
(5,817)
(228)
(6,978)
(109,834)
5,483,193
769,863
225,139
(12,258)
(16)
(4,915)
(109,838)
867,975
$
$
$
297,023
(18,143)
—
—
(52)
(46,590)
4,999,902
635,080
184,155
(2,763)
25
(44)
(46,590)
769,863
$
$
$
159,654
—
—
(890)
(2,704)
(13,533)
4,767,664
467,945
183,239
—
(674)
(1,897)
(13,533)
635,080
$
$
$
(1)
Consists of write-offs of intangible lease assets related to lease restructurings, amendments and terminations.
S-5
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We consent to the incorporation by reference in this Post-Effective Amendment No. 7 to Form S-11 to Registration Statement
No. 333-144414 on Form S-3 of our report dated February 28, 2012, relating to the consolidated financial statements and
consolidated financial statement schedule of Wells Real Estate Investment Trust II, Inc. (which report expresses an unqualified
opinion and includes an explanatory paragraph related to the Company's adoption of new accounting provision for business
combinations and associated acquisition costs, and the Company's adoption of new accounting standard for the presentation of
comprehensive income) appearing in the Annual Report on Form 10-K of Wells Real Estate Investment Trust II, Inc. for the
year ended December 31, 2011, and to the reference to us under the heading “Experts” in the Prospectus, which is part of such
Registration Statement.
Exhibit 23.1
Atlanta, Georgia
February 28, 2012
/S/ Deloitte & Touche LLP
EXHIBIT 31.1
PRINCIPAL EXECUTIVE OFFICER
CERTIFICATION
PURSUANT TO
SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002
(18 U.S.C. 1350)
I, E. Nelson Mills, certify that:
1.
2.
3.
4.
5.
I have reviewed this annual report on Form 10-K of Wells Real Estate Investment Trust II, Inc. for the year
ended December 31, 2011;
Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a
material fact necessary to make the statements made, in light of the circumstances under which such
statements were made, not misleading with respect to the period covered by this report;
Based on my knowledge, the financial statements, and other financial information included in this report,
fairly present in all material respects the financial condition, results of operations and cash flows of the
registrant as of, and for, the periods presented in this report;
The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure
controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control
over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and
have:
a.
b.
c.
d.
Designed such disclosure controls and procedures, or caused such disclosure controls and
procedures to be designed under our supervision, to ensure that material information relating to the
registrant, including its consolidated subsidiaries, is made known to us by others within those
entities, particularly during the period in which this report is being prepared;
Designed such internal control over financial reporting, or caused such internal control over
financial reporting to be designed under our supervision, to provide reasonable assurance regarding
the reliability of financial reporting and the preparation of financial statements for external purposes
in accordance with generally accepted accounting principles;
Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in
this report our conclusions about the effectiveness of the disclosure controls and procedures, as of
the end of the period covered by this report based on such evaluation; and
Disclosed in this report any change in the registrant's internal control over financial reporting that
occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the
case of an annual report) that has materially affected, or is reasonably likely to materially affect, the
registrant's internal control over financial reporting; and
The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of
internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's
board of directors (or persons performing the equivalent functions):
a.
All significant deficiencies and material weaknesses in the design or operation of internal control
over financial reporting which are reasonably likely to adversely affect the registrant's ability to
record, process, summarize and report financial information; and
b.
Any fraud, whether or not material, that involves management or other employees who have a
significant role in the registrant's internal control over financial reporting.
Dated: February 29, 2012
By:
/s/ E. Nelson Mills
E. Nelson Mills
Principal Executive Officer
EXHIBIT 31.2
PRINCIPAL FINANCIAL OFFICER
CERTIFICATION
PURSUANT TO
SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002
(18 U.S.C. 1350)
I, Douglas P. Williams, certify that:
1.
2.
3.
4.
5.
I have reviewed this annual report on Form 10-K of Wells Real Estate Investment Trust II, Inc. for the year
ended December 31, 2011;
Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a
material fact necessary to make the statements made, in light of the circumstances under which such
statements were made, not misleading with respect to the period covered by this report;
Based on my knowledge, the financial statements, and other financial information included in this report,
fairly present in all material respects the financial condition, results of operations and cash flows of the
registrant as of, and for, the periods presented in this report;
The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure
controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control
over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and
have:
a.
b.
c.
d.
Designed such disclosure controls and procedures, or caused such disclosure controls and
procedures to be designed under our supervision, to ensure that material information relating to the
registrant, including its consolidated subsidiaries, is made known to us by others within those
entities, particularly during the period in which this report is being prepared;
Designed such internal control over financial reporting, or caused such internal control over
financial reporting to be designed under our supervision, to provide reasonable assurance regarding
the reliability of financial reporting and the preparation of financial statements for external purposes
in accordance with generally accepted accounting principles;
Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in
this report our conclusions about the effectiveness of the disclosure controls and procedures, as of
the end of the period covered by this report based on such evaluation; and
Disclosed in this report any change in the registrant's internal control over financial reporting that
occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the
case of an annual report) that has materially affected, or is reasonably likely to materially affect, the
registrant's internal control over financial reporting; and
The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of
internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's
board of directors (or persons performing the equivalent functions):
a.
All significant deficiencies and material weaknesses in the design or operation of internal control
over financial reporting which are reasonably likely to adversely affect the registrant's ability to
record, process, summarize and report financial information; and
b.
Any fraud, whether or not material, that involves management or other employees who have a
significant role in the registrant's internal control over financial reporting.
Dated: February 29, 2012
By:
/s/ Douglas P. Williams
Douglas P. Williams
Principal Financial Officer
EXHIBIT 32.1
CERTIFICATION OF PRINCIPAL EXECUTIVE OFFICER
AND PRINCIPAL FINANCIAL OFFICER
PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
(18 U.S.C. 1350)
In connection with the Annual Report of Wells Real Estate Investment Trust II, Inc. (the “Registrant”) on Form 10-K for the
year ended December 31, 2011, as filed with the Securities and Exchange Commission (the “Report”), the undersigned, E.
Nelson Mills, Principal Executive Officer of the Registrant, and Douglas P. Williams, Principal Financial Officer of the
Registrant, hereby certify, pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (18 U.S.C. 1350) that, to the best of our
knowledge and belief:
(1)
(2)
The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of
1934, and
The information contained in the Report fairly presents, in all material respects, the financial condition and
results of operations of the Registrant.
/s/ E. NELSON MILLS
E. Nelson Mills
Principal Executive Officer
February 29, 2012
/s/ DOUGLAS P. WILLIAMS
Douglas P. Williams
Principal Financial Officer
February 29, 2012
Dedicated Service
On Your Behalf — The Wells REIT II Board of Directors and Officers
Standing from left: George W. Sands, Randall D. Fretz,* Bud Carter, Charles R. Brown, John L. Dixon, E. Nelson Mills*
Seated from left: Neil H. Strickland, Leo F. Wells III, Douglas P. Williams,* and Richard W. Carpenter
Corporate Governance
Wells REIT II is subject to certain laws pertaining to corporate governance
of publicly registered companies. As of December 31, 2011, Wells REIT II
was fully compliant with all requirements of Sections 302 and 906 of the
Sarbanes-Oxley Act of 2002, which was enacted to increase corporate
accountability. In 2011, in addition to the certifications required by Sec-
tions 302 and 906, Wells REIT II continued to document and test controls
over its financial reporting processes in order to comply with Section 404(a)
of the Sarbanes-Oxley Act of 2002 for the year ended December 31, 2011.
The Sponsor Behind Wells REIT II
Wells REIT II is an investment product that relies on the real estate
experience of Wells Real Estate Funds. Wells is a national real estate
investment company with an established track record of providing investors
with access to commercial real estate and other real asset investment
opportunities. Since 1984, Wells has served more than 300,000 investors
nationwide, investing over $12 billion on their behalf in commercial real
estate assets.†
Notice of Annual Meeting
The Annual Meeting of the stockholders of Wells REIT II will be held at the
Atlanta Athletic Club at 1:30 p.m., ET, on July 18, 2012, in Johns Creek, Georgia.
Website Access to U.S. Securities and Exchange Commission Filings
All reports filed electronically by Wells REIT II with the U.S. Securities and
Exchange Commission, including the Annual Report on Form 10-K, Quarterly
Reports on Forms 10-Q, and current event reports on Forms 8-K, are
accessible at www.WellsREITII.com.
For Electronic Communications or Additional Information and Assistance
To sign up for electronic communications or for additional information about
Wells REIT II, please visit our investor website, www.WellsREITII.com. To
access your account information, click “Investor/e-Delivery Log-In.”
* Officers of Wells REIT II.
† Data as of December 31, 2011.
Investors also may contact a Wells Client Services Specialist for assistance
at 800-557-4830; 770-243-8198 (fax); or client.services@wellsref.com. They
are available Monday through Thursday from 8:15 a.m. until 6:30 p.m., and
Friday from 8:15 a.m. until 5:30 p.m. (ET).
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ship, and many investors throw them away after reading.
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Wells REIT II is proud to serve as landlord
to our nearly 300 valued tenants
3P Technology Staffing, LLC 701 Restaurant Acxiom Advanced Medical Technology Advanced Resources Aetna Alcatel-Lucent Alliance
Bernstein Alliance Global Services, LLC Alliant Energy Anglo Irish Bank Apex Systems, Inc. ARMO Arnold & Itkin Artiman Ventures
AstraZeneca AT&T Atlantic Trust Company Avaya BAE Systems Support Solutions Bank Leumi USA Bank of America Bank of Texas
Bastian Voice Institute Bayer Corporation Bingham Bituminous Coal Blue Point Capital Partners BlueLinx Company Bolton & Company
Booz & Company Bose Bozicevic, Field & Francis, LLP Brio Tuscan Grille Burns & Wilcox, Ltd. CADD Microsystems CAI Benefits Canyon
Solutions Capital One Cardiac Surgery Association Cardinal Health Caremark Cassidy Turley CBRE CenterPoint Energy Services, Inc.
Ceridian Corporation CH2M HILL CIGNA Citiline Deli Citizant Citrix Systems Clearwater Writing CMCA Coca-Cola Refreshments
Cogent Communications Columbia National Comcast Community Counseling Service Community Insurance Computer Associates
Comverge ConAgra Foods CorVel Council of European Union The Council of Insurance Agents & Brokers Covenant Reliance Crain, Caton &
James, P.C. Davis, Hamilton, Jackson & Associates Deloitte Dewey & LeBoeuf DG Systems Diebold Dixon Hughes DLA Piper Donaldson
Stewart P.C. Duff & Phelps Edison Electric Institute EMC Ernst & Young Express Scripts Fast Lane Ventures Finley Engineering Group
Fishman McIntyre Florida Institute of Technology Foster Wheeler, USA Franklin Templeton Frantz Ward, LLP Freeds Optical Fresenius
Freshfields Bruckhaus Fulbright & Jaworski G&K Services General Electric Georgia Plastic Surgery Gfk HealthCare, Inc. Gibbs & Cox
GNC Gordon Flesch Company, Inc. Green Dot Corporation Greenberg Traurig Grey Global Gryphon Technologies Halliburton Company
Hardin Construction HAVI Global Solutions HAVI Group Health Policy Source Heery International Hook Burger HSBC HubOne Logistics
Huntsman Gay Global Capital I.K. Hofmann USA, Inc. IBM Indesit Insight Global, Inc. Intercall, Inc isola itelligence Jackson Walker, LLP
Jindal SAW, Ltd. Jones Day Jones Lang LaSalle Jos. A. Bank Joseph B. Roberson, MD JPMorgan Chase Bank Kasey K. Li, DDS Kellogg
Company KeyBank KeyLimeTie, LLC KeyScan, Inc. Kimberly-Clark Global Sales, Inc. L-3 LANSA, Inc. Legal Services Light Lab
Lyna B. Bui, DDS M&T Bank Magnolia Partners Market Square Cleaners Marriott Matsushita Electric Works, Ltd. McClaren Partners, LLC
McKinsey & Company Merrill Lynch MetLife Micros Midventures, Inc. Mintz Levin Moria Development (Peoples Mortgage Company)
Mortensen Construction MXYPLYZYK, Inc. Navy Yard Metro Center Café New York Life Insurance New Zealand Trade Development Board
Newell Rubbermaid, Inc. Nexant NextEra Energy NGP Energy Capital Management, LLC Niko's Café Northrop Grumman Novartis
Novartis Pharmaceuticals Corporation NYSE Oak Management OfficeMax Ogletree Deakins Oracle USA, Inc. Oxbow Carbon Parson
Transportation Group Paul Bakery Peabody Energy PeiWei Asian Diner Perot Systems Corporation Pershing Pinnacle West Piper Jaffray
PL Subsidiary Planet Depos PNC Bank PricewaterhouseCoopers Primary Residential Mortgage, Inc. Principal Financial Group Procter &
Gamble Progress Energy Progressive Prudential PSE&G Services Corporation Pua QEM Management, LLC Quality Technology Services
Quantitative Analysis Services Quantum Resources Management, LLC Quantum Utility Generation, LLC Questar Corporation Re/Max
Villa Realtors Republic Airways Rio Tinto Rissman Roth Staffing Companies Roush Industries Rusty Hardin & Associates Ryan Sallie
Mae Sanofi SAP America, Inc. Saussy Burbank Science Applications International (SAIC) Security Title Agency Shearman & Sterling
Shire Pharmaceuticals, Inc. Siemens Sodexho Management, Inc. Sorenson Communication Squire Sanders Starbucks Sterling Café
Sterling Commerce Strasburger & Price, LLP Struck, Wieneke & Love Subway Real Estate Group Summit Acquisitions Group SunTrust
T. Rowe Price Tennessee Valley Authority (TVA) TASC TD Ameritrade Technology Service Corporation Tecolote Research Tetra Tech The
Daily Washington Law Reporter The Doctors' Company The Lash Group Thompson Hine, LLP TIME Customer Service Toka Salon Toyota
Motor Credit Trafigura AG Transamerica Life Insurance Transformation Systems, Inc. Travelers Indemnity Company Trihard, Inc. Turocy &
Watson, LLP TWD & Associates Tydings & Rosenberg U.S. Bank National Association U.S. Navy Memorial U.S. Dept. of Agriculture (USDA)
United Healthcare United Life Insurance United States Steel University of Southern California Vermont Energy Investment Corporation
Vomaris Waste Management Weatherford International Wells Fargo Westinghouse Westplan Investors Wilkes & McHugh Willis William
Doubleday, MD Womble Carlyle WTAS Zara Newstand Zuckerman Spaeder Zurich American
As of December 31, 2011. A Shareholder ownership interest in the tenants is not inherent in an ownership interest in Wells REIT II. Tenants in the portfolio do not
endorse or recommend Wells products or services and are not affiliated with Wells REIT II, Wells Real Estate Funds, or their affiliates. The tenants’ names, logos,
and all related product and service names and design marks are the trademarks or service marks of their respective companies.
Wells Real Estate Investment Trust II, Inc.
6200 The Corners Parkway
Norcross, GA 30092-3365
800-448-1010
www.WellsREITII.com
RT2MPREPP1112-0767
©2012 Wells Real Estate Funds