WHITESTONE REIT
2015 ANNUAL REPORT
CREATING COMMUNITIES IN OUR PROPERTIESTM
Quinlan Crossing, Austin, TX
The Promenade at Fulton Ranch, Chandler, AZ
Headquarters Village,
Headquarters Village, Plano, TX
Village Square at Dana Park, Mesa, AZ
“At the core of our success in 2015 is Whitestone’s portfolio of quality, service-based
retail properties located in desirable neighborhoods with an overall median household
income in excess of $75,000.”
~ Jim Mastandrea, Chairman &
2015 HIGHLIGHTS
29% Increase in Revenues
27% Increase in FFO Core
13% Increase in FFO Core per Share
$150 Million in Property Acquisitions
THREE YEAR
COMPOUND ANNUAL GROWTH
28% Growth in Revenues
29% Growth in NOI
40% Growth in FFO Core
14% Growth in FFO Core per Share
© 2016 Whitestone REIT. All rights reserved.
Dear Fellow Shareholders:
Our 2015 Annual Report to shareholders re(cid:2) ects another
year of positive (cid:3) nancial results in a series since the current
management team was charged with leading Whitestone in
2006.
At the core of our success in 2015 is Whitestone’s portfolio
of quality, service-based retail properties located in desir-
able neighborhoods with an overall annual median house-
hold income in excess of $75,000. At year-end, our portfolio
consisted of 70 properties with nearly 1,500 tenants in some
of the fastest-growing markets in the United States. These
properties have been strategically developed to capitalize
on the paradigm shifts in consumer purchasing patterns.
By acquiring and redeveloping these properties, Whitestone
has generated compound annual growth over the past three
years of 28% for Revenues, 29% for Net Operating Income
(NOI), 40% for Funds from Operations (FFO) Core, and 14%
for FFO Core per share.
We ended 2015 with a very strong (cid:3) nish, on a year-over-year
basis, both for the year and the fourth quarter. Compared
to last year’s fourth quarter, we delivered a 33% increase in
Revenues, a 33% increase in NOI, a 28% increase in FFO
Core, and a 6% increase in FFO Core per share. On a year-
over-year basis, our fourth quarter marks our:
• 21st consecutive quarter of Revenue and NOI growth,
• 22nd consecutive quarter of FFO Core growth, and
• 11th consecutive quarter of FFO Core per share growth.
Our full-year operating results were equally strong. Reve-
nues increased by 29%, NOI increased by 31%, FFO Core
increased by 27%, and FFO Core per share increased by
13%. I am pleased to report that we once again exceed-
ed our published guidance.
Our strong (cid:3) nancial results were driven largely by our for-
ward-thinking and proven business strategy and our prof-
itable, sustainable and scalable business model. I’d like
to describe each of these key components in more detail:
FORWARD-THINKING AND PROVEN
BUSINESS STRATEGY
Our strategy is centered on building communities that
provide unique shopping and service experiences and
meet the daily necessities of the local, fast-growing
communities. We believe that while the Internet has
revolutionized retail, what has not changed is people’s
daily needs. The supply of existing real estate proper-
ties in or near great neighborhood locations allows us
to create properties that meet this need while creating
value for our shareholders and our tenants.
CORE MARKETS
Our value creation begins by strategically targeting
acquisitions. We carefully evaluate a deep pipeline of
opportunities to identify markets where demographic
trends contribute to favorable purchasing power of new
millennials and baby boomers. We strategically build a
tenant mix that provides convenience and high-demand
services that cannot be purchased online.
Quinlan Crossing, Austin, TX
Aquired 2015
1
Our Core Markets are among the top growing markets in the
United States, and our prime locations within those markets
are among the fastest growing cities, including Austin, San
Antonio, Dallas-Ft. Worth, Houston and Phoenix.
The overall annual median household income within a 3-mile
radius of Whitestone’s service-based retail communities
is more than $75,000, which is among the highest in the
industry. A recently published report by a major institutional
bank ranks Whitestone’s retail holdings as 6th out of
20 comparable public retail REITs when comparing the
demographics of the locations in our respective markets.
COMPETITIVE ADVANTAGES
Our innovative redevelopment and tenanting leads to
increased cash (cid:2) ow while unlocking the intrinsic value of
a property from the time we make an acquisition through
when we optimize occupancy. We add value across the full
spectrum of property development: leasing, development,
re-development, re-positioning and operating.
Our approach to tenanting creates value for our tenants, our
shareholders, and our local end-consumers. We have exten-
sive experience in our target markets and rely on a full range
of research and data mining to (cid:3) nd internet-resistant retail
service business tenants with strong credit, who meet and
deliver the daily needs to our community-centered neigh-
borhoods. This optimal tenanting provides a diversi(cid:3) ed ten-
ant mix that remains resilient in the face of downturns in the
economic cycles and bene(cid:3) ts from uplifts with in(cid:2) ation.
Our concentration on national, regional, and local
tenants that provide services to the neighborhoods
such as dining, health and wellness, education, enter-
tainment, specialty retail, and groceries, has resulted
in properties that we believe are largely resistant to
the shift to online shopping. We blend and mix our
tenant base to meet the needs of busy families living
in thriving urban neighborhoods -- needs that cannot
be addressed by the Internet.
Our knowledge and experience in taking a balanced
and strategic approach in creating a property-by-
property tenant mix has proven to be effective in
maximizing our NOI in an expanding market cycle
and minimizing our downside risk in a contracting
cycle.
PROFITABLE, SUSTAINABLE AND
SCALABLE BUSINESS MODEL
We create value by purchasing existing real estate in
densely populated, high-growth areas at discounted
prices. We then redevelop and re-tenant the proper-
ties, largely focusing on multiple smaller tenants with
fewer big boxes. We re-design our retail centers to
be inviting for neighborhood visitors and serve as a
center of the community. We develop and train our
property managers to provide hands-on service to
our tenants in addition to vendor and property man-
agement. We also acquire residual land and out par-
cels contiguous to retail centers that we purchase
and attain valuable zoning and use entitlements,
thereby increasing the intrinsic value of our proper-
ties and the tangible value related to future property
expansions.
The Shops at Starwood, Frisco, TX
2
Market Street at DC Ranch, Scottsdale, AZ
Our 2015 progress included the following highlights:
REDUCING RISK
• Occupancy of our retail properties grew to 89.6%,
• Our tenant base grew 9.2% to 1,471 from 1,347,
• Undepreciated real estate assets grew by $162 million, or
24%, from acquisitions and development activities,
• Our geographic footprint expanded in the key Austin/San An-
tonio and Dallas/Ft. Worth markets,
• We launched two new developments in Dallas and Scottsdale
and began pre-leasing,
• We listed four non-core properties for sale, with one of them
sold in March 2016, and continue our transition to becoming a
pure play owner of neighborhood retail centers, and plan to re-
invest the proceeds into properties that (cid:3) t our business model,
and
• Finally, we issued Operating Partnership Units (OPU) valued
at $19/unit, as partial consideration for one of our 2015 acqui-
sitions. We expect to continue to use our OPUs to purchase
additional properties.
During 2015, we were able to generate strong (cid:3) nancial
results, despite the anticipation of rising interest rates and
rapidly declining oil prices. We have reduced risk through-
out the company and reduced exposure to interest rate in-
creases by reducing our (cid:2) oating rate debt exposure, (cid:3) xing
rates, on a weighted average basis, below 4% on 74% of
our debt, and laddering maturities to expire between (cid:3) ve
and ten years. On a leveraged basis, our debt is approxi-
mately $80/sf. We accomplished this by relying on our
long-term banking relationships and our bank group that
includes best-in-class banks with strong balance sheets.
Their extensive due diligence supported a $500,000,000
unsecured line of credit with a $200,000,000 accordion
feature, and we negotiated terms to protect our asset
base with manageable loan covenants to provide us with
(cid:3) nancial (cid:2) exibility.
We have also sought to mitigate our exposure to steep
economic declines by creating a relatively inelastic tenant
mix composed of national brands, complemented by fast-
growing regional and unique local operators that we pre-
qualify with a rigorous credit analysis to ensure they have
strong balance sheets, and a thorough review to con(cid:3) rm
they have signi(cid:3) cant experience in their respective busi-
nesses. We limit lender subordinations and restrictive cov-
enants in our leases, retaining signi(cid:3) cant rights and, ulti-
mately, value in our properties. Our diversi(cid:3) ed tenant base
has proved to minimize downside, while we have reduced
our exposure and risk from tenants that sell soft and hard
goods. Furthermore, as of December 31, 2015, no single
tenant contributes more than 2.6% of our annualized base
rental revenues.
3
While we believe our share price has been affected by con-
cerns about exposure to the Houston market amid a down-
turn in oil prices, we have seen little impact on our NOI
and occupancy related to the oil industry. This is due to
our geographic diversi(cid:3) cation, with Houston accounting for
only 28% of total NOI, while Austin-San Antonio accounts
for 19%, Dallas-Ft Worth 12%, and Phoenix 41%. This is also
due to the fact that we have very little exposure to oil indus-
try operators as our tenants tend to be primarily necessity-
based service providers. Our retail concentration (90% of
our invested capital) focuses on daily necessities and ser-
vices, with minimal revenues coming from midstream and
downstream operators. Additionally, we have seen that the
downstream companies in Houston are largely immune to
low prices, while the upstream companies have been se-
verely impacted.
LOOKING AHEAD IN 2016
We expect 2016 to be one of continued growth in assets, oc-
cupancy and pro(cid:3) tability. We began selling non-core legacy
properties to transition to a pure play operator of neighbor-
hood retail centers and, to date, we have sold (cid:3) ve non-core
assets and currently have three others listed and marketed
for sale. Whitestone’s portfolio of properties comprises
90% retail, and only 10% warehouse, (cid:2) ex space, and of(cid:3) ce.
We are working to complete the transition and exclusively
focus on operating retail centers in the near term.
We also plan to continue telling our story to investors.
We have a great story and a track record of producing
solid (cid:3) nancial results. Our unique model develops “Bricks
and Mortar” properties to serve as destinations for the
community, anchored by high household income neigh-
borhoods. This strategy has yielded properties that are
relatively “Internet resistant” and less affected by the
trend toward online shopping. We have overcome the
challenges that most traditional owners of retail space are
facing and believe we have created a foundation to drive
a pro(cid:3) table, sustainable, and scalable business.
Finally, this year, we believe we are on track to produce in-
dustry leading (cid:3) nancial results from our portfolio of prop-
erties located in some of the fastest-growing and af(cid:2) u-
ent markets in the most business-friendly states. We are
optimistic about our prospects for 2016 and beyond, and
we believe that as the market recognizes our accomplish-
ments, our share price will increasingly re(cid:2) ect our true en-
terprise value.
In the meantime, I would like to thank you for another
year of your continued con(cid:3) dence and support.
Very truly yours,
James C. Mastandrea
Chairman and CEO
Proverbs 16:3 Commit to the Lord whatever you do,
and he will establish your plans.
Parkside Village, Austin, TX
4
2015 ACQUISITIONS
We completed $150 million in acquisitions in Austin, San Antonio, Dallas-Fort Worth &
Phoenix in 2015. At year-end, we had a total of 70 properties, 6 million square feet and 1,471
tenants.
Market/Property Name
San Antonio
City View Village
Austin
Davenport Village
Parkside Village North
Parkside Village South
Quinlan Crossing
Dallas-Fort Worth
Keller Place
Phoenix
Gilbert Tuscany Hard Corner
Purchase Price
($ in millions)
Total Leasable
Square Feet
Occupancy at
Purchase Date
In-Place
Annual NOI
($ in millions)
$ 6.3
17,870
100%
$ 0.5
45.5
12.5
32.5
37.5
14.3
1.7
128,934
27,045
90,101
109,892
93,541
14,603
85%
100%
100%
95%
92%
0%
3.1
0.8
2.1
2.4
1.0
-
Total Additions
$ 150.3
481,986
$ 9.9
Quinlan Crossing, Austin, TX
Davenport Village, Austin, TX
Parkside Village, Austin, TX
Keller Place, Keller, TX
City View Village, San Antonio, TX
5
“We blend and mix our tenant base to meet the needs of busy families living in
thriving neighborhoods - needs that cannot be addressed by the internet.”
~Jim Mastandrea, Chairman & CEO
6
7
Davenport Village, Austin, TX
Davenport VIllage, Austin, TX
Financial and Operational Highlights (1)
(in thousands, except FFO Core per share and number of tenants data)
Revenue
Property NOI
FFO Core
3 0 . 2 %
C A G R
2011(2)
$ 34,915
$ 21,588
$ 9,937
Yr over Yr Growth
4 Year Growth
Yr over Yr Growth
4 Year Growth
Yr over Yr Growth
4 Year Growth
FFO Core Per Share
$ 0.92
Real Estate Assets, Undepreciated (3)
$ 292,000
Yr over Yr Growth
4 Year Growth
Gross Leasable Square Feet (3)
Number of Tenants
Yr over Yr Growth
4 Year Growth
Yr over Yr Growth
4 Year Growth
Yr over Yr Growth
4 Year Growth
3,597
915
2012
$ 44,994
35%
$ 28,152
30%
$ 13,742
38%
$ 0.95
3%
$ 410,000
40%
4,275
19%
1,066
17%
2013
$ 60,492
34%
$ 37,814
34%
$ 20,796
51%
C A G R
$ 1.10
16%
$ 546,000
33%
4,966
16%
1,243
17%
2014
$ 72,382
20%
$ 47,230
25%
3 7 . 7 %
$ 28,153
35%
$ 1.20
9%
$ 674,000
23%
5,486
10%
1,347
8%
Value of Leases Signed
$ 32,274
Yr over Yr Growth
4 Year Growth
$ 35,223
9%
$ 44,154
25%
$ 53,361
21%
Acquisitions
$ 81,000
$ 108,000
$ 131,000
$ 132,000
Equity Market Cap (4)
Total Dividends
Yr over Yr Growth
4 Year Growth
Yr over Yr Growth
4 Year Growth
$ 152,000
C A G R 1 0 . 1 %
$ 12,019
$ 248,000
63%
$ 301,000
21%
$ 16,328
36%
$ 20,985
29%
$ 351,000
17%
$ 26,089
24%
(1) See “Item 7 Management’s Discussion and Analysis of Financial Condition and Results of Operations - Reconciliation of Non-GAAP Financial Measures” for a
description of the Company’s reconciliation of Non-GAAP (cid:3) nancial measures.
(2) Includes amounts from discontinued operations.
(3) 2011 - 2013 includes amounts from discontinued operations.
(4) Based on the closing market price on December 31st of each year.
2015
$ 93,416
29%
168%
$ 62,081
31%
188%
$ 35,754
27%
260%
$ 1.35
13%
47%
$ 836,000
24%
186%
5,957
9%
66%
1,471
9%
61%
$ 61,769
16%
91%
$ 150,000
$ 330,000
(6%)
117%
$ 28,946
11%
141%
8
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
____________________________________
FORM 10-K
(Mark One)
(cid:2)(cid:2)(cid:3)(cid:2)(cid:2)(cid:2)ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934(cid:2)
(cid:2)(cid:2)(cid:4)(cid:2)(cid:2)TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934(cid:2)
For the fiscal year ended December 31, 2015
OR
For the transition period from ____________ to ____________
Commission File Number: 001-34855
______________________________
WHITESTONE REIT
(Exact Name of Registrant as Specified in Its Charter)
Maryland
(State or Other Jurisdiction of Incorporation or
Organization)
2600 South Gessner, Suite 500, Houston, Texas
(Address of Principal Executive Offices)
76-0594970
(I.R.S. Employer
Identification No.)
77063
(Zip Code)
Registrant's telephone number, including area code: (713) 827-9595
Securities registered pursuant to Section 12(b) of the Act:
Common Shares of Beneficial Interest, par value $0.001 per share
New York Stock Exchange
Title of each class
Name of each exchange on which registered
Securities registered pursuant to Section 12(g) of the Act:
None
(Title of Class)
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes (cid:4)(cid:2)No (cid:3)
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes (cid:4)(cid:2)No (cid:3)
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 (cid:3)(cid:2)No (cid:4)
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 (cid:3)(cid:2)No (cid:4)
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§229.405) 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. (cid:4)
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. (Check one):
(cid:2)
Large accelerated filer (cid:4)(cid:2)(cid:2)
Non-accelerated filer (cid:4)(cid:2) (cid:2)
Smaller reporting company (cid:4)
Accelerated filer (cid:3)(cid:2)
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act). Yes (cid:4) No (cid:3)
(Do not check if a smaller reporting company)
The aggregate market value of the common shares held by nonaffiliates of the registrant as of June 30, 2015 (the last business day of the registrant's most
recently completed second fiscal quarter) was $344,674,385.
As of February 26, 2016, the registrant had 27,004,048 common shares of beneficial interest, $0.001 par value per share, outstanding.
DOCUMENTS INCORPORATED BY REFERENCE: We incorporate by reference in Part III of this Annual Report on Form 10-K portions of our definitive
proxy statement for our 2016 Annual Meeting of Shareholders, which proxy statement will be filed no later than 120 days after the end of our fiscal year ended
December 31, 2015.
WHITESTONE REIT
FORM 10-K
Year Ended December 31, 2015
PART I
Item 1.
Item 1A.
Item 1B.
Item 2.
Item 3.
Item 4.
Business.
Risk Factors.
Unresolved Staff Comments.
Properties.
Legal Proceedings.
Mine Safety Disclosures.
PART II
Item 5.
Item 6.
Item 7.
Item 7A.
Item 8.
Item 9.
Item 9A.
Item 9B.
PART III
Market for Registrant’s Common Equity, Related Shareholder Matters and Issuer Purchases of Equity
Securities.
Selected Financial Data.
Management’s Discussion and Analysis of Financial Condition and Results of Operations.
Quantitative and Qualitative Disclosures About Market Risk.
Financial Statements and Supplementary Data.
Changes in and Disagreements With Accountants on Accounting and Financial Disclosure.
Controls and Procedures.
Other Information.
Item 10.
Item 11.
Item 12.
Item 13.
Item 14.
Trustees, Executive Officers and Corporate Governance.
Executive Compensation.
Security Ownership of Certain Beneficial Owners and Management and Related Shareholder Matters.
Certain Relationships and Related Transactions, and Director Independence.
Principal Accountant Fees and Services.
PART IV
Item 15.
Exhibits and Financial Statement Schedules.
SIGNATURES.
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Unless the context otherwise requires, all references in this report to the “Company,” “we,” “us” or “our” are to Whitestone
REIT and its consolidated subsidiaries.
Forward-Looking Statements
The following discussion should be read in conjunction with our audited consolidated financial statements and the notes
thereto in this Annual Report on Form 10-K.
This Annual Report on Form 10-K contains forward-looking statements within the meaning of the federal securities
laws, including discussion and analysis of our financial condition, anticipated capital expenditures required to complete
projects, amounts of anticipated cash distributions to our shareholders in the future and other matters. These forward-looking
statements are not historical facts but are the intent, belief or current expectations of our management based on its knowledge
and understanding of our business and industry. Forward-looking statements are typically identified by the use of terms such as
“may,” “will,” “should,” “potential,” “predicts,” “anticipates,” “expects,” “intends,” “plans,” “believes,” “seeks,” “estimates”
or the negative of such terms and variations of these words and similar expressions, although not all forward-looking
statements include these words. These statements are not guarantees of future performance and are subject to risks,
uncertainties and other factors, some of which are beyond our control, are difficult to predict and could cause actual results to
differ materially from those expressed or forecasted in the forward-looking statements.
Forward-looking statements that were true at the time made may ultimately prove to be incorrect or false. You are
cautioned not to place undue reliance on forward-looking statements, which reflect our management’s view only as of the date
of this Annual Report on Form 10-K. We undertake no obligation to update or revise forward-looking statements to reflect
changed assumptions, the occurrence of unanticipated events or changes to future operating results. Factors that could cause
actual results to differ materially from any forward-looking statements made in this Annual Report on Form 10-K include:
•
•
•
•
•
•
•
•
•
•
•
•
the imposition of federal taxes if we fail to qualify as a real estate investment trust (“REIT”) in any taxable year or forego
an opportunity to ensure REIT status;
uncertainties related to the national economy, the real estate industry in general and in our specific markets;
legislative or regulatory changes, including changes to laws governing REITs;
adverse economic or real estate developments or conditions in Texas, Arizona or Illinois;
increases in interest rates and operating costs;
availability and terms of capital and financing, both to fund our operations and to refinance our indebtedness as it
matures;
decreases in rental rates or increases in vacancy rates;
litigation risks;
lease-up risks, including leasing risks arising from exclusivity and consent provisions in leases with significant
tenants;
our inability to renew tenants or obtain new tenants upon the expiration of existing leases;
our inability to generate sufficient cash flows due to market conditions, competition, uninsured losses, changes in tax or
other applicable laws; and
the need to fund tenant improvements or other capital expenditures out of operating cash flow.
The forward-looking statements should be read in light of these factors and the factors identified in the “Risk Factors”
section of this Annual Report on Form 10-K.
[This page intentionally left blank]
PART I
Item 1. Business.
General
We are a Maryland Real Estate Investment Trust (“REIT”) engaged in owning and operating commercial properties in
culturally diverse markets in major metropolitan areas. Founded in 1998, we changed our state of organization from Texas to
Maryland in December 2003. We have elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended
(the “Code”).
We are internally managed and, as of December 31, 2015, we owned a real estate portfolio of 70 properties containing
approximately 6.0 million square feet of gross leasable area (“GLA”), located in Texas, Arizona and Illinois. Our property
portfolio has a gross book value of approximately $836 million and book equity, including noncontrolling interests, of
approximately $247 million as of December 31, 2015.
Our common shares of beneficial interest, par value $0.001 per share, are traded on the New York Stock Exchange
(the “NYSE”) under the ticker symbol “WSR.” Our offices are located at 2600 South Gessner, Suite 500, Houston, Texas
77063. Our telephone number is (713) 827-9595 and we maintain a website at www.whitestonereit.com. The contents of our
website are not incorporated into this filing.
Our Strategy
In October 2006, our current management team joined the Company and adopted a strategic plan to acquire,
redevelop, own and operate Community Centered Properties™. We define Community Centered Properties™ as visibly located
properties in established or developing culturally diverse neighborhoods in our target markets. We market, lease and manage
our centers to match tenants with the shared needs of the surrounding neighborhood. Those needs may include specialty retail,
grocery, restaurants and medical, educational and financial services. Our goal is for each property to become a Whitestone-
branded business center or retail community that serves a neighboring five-mile radius around our property. We employ and
develop a diverse group of associates who understand the needs of our multicultural communities and tenants.
Our primary business objective is to increase shareholder value by acquiring, owning and operating Community
Centered Properties™. The key elements of our strategy include:
•
Strategically Acquiring Properties.
◦
Seeking High Growth Markets. We seek to strategically acquire commercial properties in high-growth
markets. Our acquisition targets are located in densely populated, culturally diverse neighborhoods,
primarily in and around Austin, Chicago, Dallas-Forth Worth, Houston, Phoenix and San Antonio.
◦ Diversifying Geographically. Our current portfolio is concentrated in Houston and Phoenix. We believe that
continued geographic diversification in markets where we have substantial knowledge and experience will
help offset the economic risk from a single market concentration. We intend to continue to focus our
expansion efforts on the Austin, Chicago, Dallas-Fort Worth, Houston, Phoenix and San Antonio markets.
We believe our management infrastructure and capacity can accommodate substantial growth in those
markets. We may also pursue opportunities in other regions that are consistent with our Community Centered
Property™ strategy. Markets in which we have developed some knowledge and contacts include Orlando,
Florida and Denver, Colorado, both of which have economic, demographic and cultural profiles similar to our
Arizona and Texas markets.
◦ Capitalizing on Availability of Reasonably Priced Acquisition Opportunities. We believe that currently and
during the next several years there will continue to be excellent opportunities in our target markets to acquire
quality properties at historically attractive prices. We intend to acquire assets in off-market transactions
negotiated directly with owners or financial institutions holding foreclosed real estate and debt instruments
that are either in default or on bank watch lists. Many of these assets may benefit from our Community
Centered Property™ strategy and our management team’s experience in turning around distressed properties,
portfolios and companies. We have extensive relationships with community banks, attorneys, title companies
and others in the real estate industry with whom we regularly work to identify properties for potential
acquisition.
1
• Redeveloping and Re-tenanting Existing Properties. We have substantial experience in repositioning
underperforming properties and seek to add value through renovating and re-tenanting our properties to create
Whitestone-branded Community Centered Properties™. We seek to accomplish this by (1) stabilizing occupancy,
with per property occupancy goals of 90% or higher; (2) adding leasable square footage to existing structures; (3)
developing and building new leasable square footage on excess land; (4) upgrading and renovating existing structures;
and (5) investing significant effort in recruiting tenants whose goods and services meet the needs of the surrounding
neighborhood.
• Recycling Capital for Greater Returns. We seek to continually upgrade our portfolio by opportunistically selling
properties that do not have the potential to meet our Community Centered Property™ strategy and redeploying the
sale proceeds into properties that better fit our strategy. Some of our properties that we owned at the time our current
management team assumed the management of the Company (the “Legacy Portfolio”) may not fit our Community
Centered Property™ strategy, and we may look for opportunities to dispose of these properties as we continue to
execute our strategy. For example, in December 2014, we sold three suburban office properties in Clear Lake, Texas
that were part of the Legacy Portfolio.
• Prudent Management of Capital Structure. We currently have 50 properties that are unencumbered. We may seek to
add mortgage indebtedness to existing and newly acquired unencumbered properties to provide additional capital for
acquisitions. As a general policy, we intend to maintain a ratio of total indebtedness to undepreciated book value of
real estate assets that is at or less than 60%. As of December 31, 2015, our ratio of total indebtedness to undepreciated
book value of real estate assets was 60%.
•
Investing in People. We believe that our people are the heart of our culture, philosophy and strategy. We continually
focus on developing associates who are self-disciplined and motivated and display, at all times, a high degree of
character and competence. We provide them with equity incentives to align their interests with those of our
shareholders.
Our Structure
Substantially all of our business is conducted through Whitestone REIT Operating Partnership, L.P., a Delaware
limited partnership organized in 1998 (the “Operating Partnership”). We are the sole general partner of the Operating
Partnership. As of December 31, 2015, we owned a 98.2% interest in the Operating Partnership.
As of December 31, 2015, we owned a real estate portfolio consisting of 70 properties located in three states. The
aggregate occupancy rate of our total portfolio was 87% based on gross leasable area as of both December 31, 2015 and 2014.
We are hands-on owners who directly manage the operations and leasing of our properties. Substantially all of our
revenues consist of base rents received under varying term leases. For the year ended December 31, 2015, our total revenues
were approximately $93.4 million.
Our largest property, Village Square at Dana Park (“Dana Park”), a retail community purchased on September 21,
2012 and located in the Mesa submarket of Phoenix, Arizona, accounted for 8.0% of our total revenue for the year ended
December 31, 2015. Dana Park also accounted for 6.7% of our real estate assets, net of accumulated depreciation, for the year
ended December 31, 2015. Of our 70 properties, 30 and 25 are located in the Houston, Texas and Phoenix, Arizona
metropolitan areas, respectively.
Economic Environment
The recent challenging economic conditions continue to negatively impact the volume of real estate transactions,
occupancy levels and tenants’ ability to pay rent. Moreover, low interest rates and desire for higher yielding investments with
moderate risk has resulted in lower capitalization rates and higher prices for commercial real estate acquisitions. Each of these
factors could negatively impact the value of public real estate companies, including ours. However, the majority of our retail
properties are located in densely populated metropolitan areas and are occupied by tenants that generally provide basic
necessity-type items and services which have tended to be less affected by economic changes. Furthermore, a substantial
portion of our portfolio is in metropolitan areas in Texas that have been impacted less by the economic slowdown compared to
other metropolitan areas.
2
Competition
All of our properties are located in areas that include competing properties. The amount of competition in a particular
area could impact our ability to acquire additional real estate, sell current real estate, lease space and the amount of rent we are
able to charge. We may be competing with owners, developers and operators, including, but not limited to, real estate
investors, other REITs, insurance companies and pension funds.
Should we decide to dispose of a property, we may compete with third-party sellers of similar types of commercial
properties for suitable purchasers, which may result in our receiving lower net proceeds from a sale or in our not being able to
dispose of such property at a time of our choosing due to the lack of an acceptable return. In operating and managing our
properties, we compete for tenants based upon a number of factors including, but not limited to, location, rental rates, security,
flexibility, expertise to design space to meet prospective tenants' needs and the manner in which the property is operated,
maintained and marketed. We may be required to provide rent concessions, incur charges for tenant improvements and other
inducements, or we may not be able to timely lease vacant space, all of which could adversely impact our results of operations.
Many of our competitors have greater financial and other resources than us and also may have more operating
experience. Generally, there are other neighborhood and community retail centers within relatively close proximity to each of
our properties. There is, however, no dominant competitor in the Austin, Chicago, Dallas-Fort Worth, Houston, Phoenix and
San Antonio metropolitan areas. Our retail tenants also face increasing competition from outlet malls, internet retailers, catalog
companies, direct mail and telemarketing.
Compliance with Governmental Regulations
Under various federal and state environmental laws and regulations, as an owner or operator of real estate, we may be
required to investigate and clean up certain hazardous or toxic substances, asbestos-containing materials, or petroleum product
releases at our properties. We may also be held liable to a governmental entity or to third parties for property damage and for
investigation and cleanup costs incurred by those parties in connection with any such contamination. In addition, some
environmental laws create a lien on a contaminated site in favor of the government for damages and costs the government
incurs in connection with contamination on the site. The presence of contamination or the failure to remediate contamination at
any of our properties may adversely affect our ability to sell or lease the properties or to borrow using the properties as
collateral. We could also be liable under common law to third parties for damages and injuries resulting from environmental
contamination coming from our properties.
We will not purchase any property unless we are generally satisfied with the environmental status of the property. We
typically obtain a Phase I environmental site assessment for each new acquisition, which includes a visual survey of the
building and the property in an attempt to identify areas of potential environmental concerns, visually observing neighboring
properties to assess surface conditions or activities that may have an adverse environmental impact on the property, and
contacting local governmental agency personnel and performing a regulatory agency file search in an attempt to determine any
known environmental concerns in the immediate vicinity of the property. A Phase I environmental site assessment does not
generally include any sampling or testing of soil, groundwater or building materials from the property.
We believe that our properties are in compliance in all material respects with all applicable federal, state and local
laws and regulations regarding the handling, discharge and emission of hazardous or toxic substances. Because release of
chlorinated solvents can occur as a result of dry cleaning operations, we participate in the Texas Commission on Environmental
Quality Dry Cleaner Remediation Program (“DCRP”) with respect to four of our properties that currently or previously had a
dry cleaning facility as a tenant. The DCRP administers the Dry Cleaning Remediation fund to assist with remediation of
contamination caused by dry cleaning solvents.
We have not been notified by any governmental authority, and are not otherwise aware of any material noncompliance,
liability or claim relating to hazardous or toxic substances in connection with any of our present or former properties.
Nevertheless, it is possible that the environmental assessments conducted thus far and currently available to us do not reveal all
potential environmental liabilities. It is also possible that subsequent investigations will identify material contamination or
other adverse conditions, that adverse environmental conditions have arisen subsequent to the performance of the
environmental assessments, or that there are material environmental liabilities of which management is unaware.
3
Under the Americans with Disabilities Act (“ADA”), all places of public accommodation are required to meet certain
federal requirements related to access and use by disabled persons. Our properties must comply with the ADA to the extent
that they are considered “public accommodations” as defined by the ADA. The ADA may require removal of structural barriers
to access by persons with disabilities in public areas of our properties where such removal is readily achievable. We believe
that our properties are in substantial compliance with the ADA and that we will not be required to make substantial capital
expenditures to address the requirements of the ADA. In addition, we will continue to assess our compliance with the ADA and
to make alterations to our properties as required.
Employees
As of December 31, 2015, we had 95 employees.
Materials Available on Our Website
Copies of our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K and
amendments to those reports, proxy statements with respect to meetings of our shareholders, as well as Reports on Forms 3, 4
and 5 regarding our officers, trustees or 10% beneficial owners, filed or furnished pursuant to Section 13(a), 15(d) or 16(a) of
the Securities Exchange Act of 1934, as amended (the “Exchange Act”), are available free of charge through our website
(www.whitestonereit.com) as soon as reasonably practicable after we electronically file the material with, or furnish it to, the
Securities and Exchange Commission (“SEC”). We have also made available on our website copies of our Audit Committee
Charter, Compensation Committee Charter, Nominating and Governance Committee Charter, Corporate Governance
Guidelines, Insider Trading Compliance Policy, and Code of Business Conduct and Ethics Policy. In the event of any changes
to these documents, revised copies will also be made available on our website. You may also read and copy any materials we
file with the SEC at the SEC’s Public Reference Room at 100 F Street, NE, Washington, D.C. 20549. Information on the
operation of the Public Reference Room may be obtained by calling the SEC at 1-800-SEC-0330. The SEC also maintains an
internet site that contains reports, proxy and information statements, and other information regarding issuers that file
electronically with the SEC as we do. The website address is http://www.sec.gov. Materials on our website are not part of our
Annual Report on Form 10-K. The contents of these websites are not incorporated into this filing.
Financial Information
Additional financial information related to the Company is included in Item 8 “Financial Statements and
Supplementary Data.”
4
Item 1A. Risk Factors.
In addition to the other information contained in this Annual Report on Form 10-K, the following risk factors should
be considered carefully in evaluating our business. Our business, financial condition, results of operations or the trading price
of our common shares could be materially adversely affected by any of these risks. Please note that additional risks not
presently known to us or which we currently consider immaterial may also impair our business and operations.
Risks Associated with Real Estate
Market disruptions may significantly and adversely affect our financial condition and results of operations.
World financial markets have, from time to time, experienced significant disruption. While many U.S. real estate
markets have generally stabilized since the pervasive and fundamental disruptions associated with the last recession, which
resulted in increased unemployment, weakening of tenant financial condition, large-scale business failures and tight credit
markets, the financial markets have been volatile recently, and oil prices have declined dramatically over the past year. Our
results of operations may be sensitive to changes in overall economic conditions that impact tenants of our properties or tenant
leasing practices. Adverse economic conditions affecting tenant income, such as employment levels, business conditions,
interest rates, tax rates, fuel and energy costs and other matters, could reduce overall tenant leasing or cause tenants to shift
their leasing practices. In addition, periods of economic slowdown or recession, rising interest rates or declining demand for
real estate, or the public perception that any of these events may occur, could result in a general decline in rents or an increased
incidence of defaults under existing leases. Although the U.S. economy generally appears to have emerged from the worst
aspects of the last recession, high levels of unemployment have persisted, and rental rates and valuations for retail space have
not fully recovered to pre-recession levels and may not for a number of years. In addition, financial markets may again
experience significant and prolonged disruption, including as a result of unanticipated events, which could adversely affect our
tenants and our business in general. For example, a general reduction in consumer spending and the level of tenant leasing
could adversely affect our ability to maintain our current tenants and gain new tenants, affecting our growth and profitability.
Accordingly, if financial and macroeconomic conditions deteriorate, or if financial markets experience significant disruption, it
could have a significant adverse effect on our cash flows, profitability, results of operations and the trading price of our
common shares.
Real estate property investments are illiquid due to a variety of factors and therefore we may not be able to dispose of
properties when appropriate or on favorable terms.
Our strategy includes opportunistically selling properties that do not have the potential to meet our Community
Centered Property™ strategy. However, real estate property investments generally cannot be disposed of quickly. In addition,
the Code imposes certain restrictions on the ability of a REIT to dispose of properties that are not applicable to other types of
real estate companies. Therefore, we may not be able to vary our portfolio in response to economic or other conditions
promptly or on favorable terms, which could cause us to incur extended losses, reduce our cash flows and adversely affect
distributions to shareholders.
We cannot predict whether we will be able to sell any property for the price or on the terms set by us or whether any
price or other terms offered by a prospective purchaser would be acceptable to us. We also cannot predict the length of time
needed to find a willing purchaser and to close the sale of a property. To the extent we are unable to sell any properties for our
book value, we may be required to take a non-cash impairment charge or loss on the sale, either of which would reduce our net
income.
We may be required to expend funds and time to correct defects or to make improvements before a property can be
sold. We cannot assure you that we will have funds available to correct those defects or to make those improvements, which
may impede our ability to sell a property. Further, we may agree to transfer restrictions that materially restrict us from selling a
property for a period of time or impose other restrictions, such as a limitation on the amount of debt that can be placed or repaid
on that property. These transfer restrictions could impede our ability to sell a property even if we deem it necessary or
appropriate. These facts and any others that would further contribute to the illiquid character of real estate properties and
impede our ability to respond to adverse changes in the performance of our properties may have a material adverse effect on
our business, financial condition, results of operations, our ability to make distributions to our shareholders and the trading
price of our common shares.
5
Our business is dependent upon our tenants successfully operating their businesses, and their failure to do so could have a
material adverse effect on our ability to successfully and profitably operate our business.
We depend on our tenants to operate their businesses in a manner that generates revenues sufficient to allow them to
meet their obligations to us, including their obligations to pay rent, maintain certain insurance coverage, pay real estate taxes
and maintain the properties in a manner so as not to jeopardize their operating licenses or regulatory status. The ability of our
tenants to fulfill their obligations under our leases may depend, in part, upon the overall profitability of their operations. Cash
flow generated by the businesses of certain tenants may not be sufficient for such tenants to meet their obligations to us. Our
financial position could be weakened and our ability to fulfill our obligations under our indebtedness could be limited if a
number of our tenants were unable to meet their obligations to us or failed to renew or extend their relationships with us as their
lease terms expire, or if we were unable to lease or re-lease our properties on economically favorable terms.
Disruption in capital markets could adversely impact acquisition activities and pricing of real estate assets.
Volatility or other disruption in capital markets could adversely affect our access to or the cost of debt and equity
capital, which could adversely affect our acquisition and other investment activities. Disruptions could include price volatility
or decreased demand in equity markets, as seen in recent months, tightening of underwriting standards by lenders and credit
rating agencies and the significant inventory of unsold collateralized mortgage backed securities in the market. As a result, we
may not be able to obtain favorable equity and debt financing in the future or at all. This may impair our ability to acquire
properties at favorable returns or adversely affect our returns on investments in development and re-development projects,
which may adversely affect our results of operations and distributions to shareholders. Furthermore, any turmoil in the capital
markets could adversely impact the overall amount of capital available to invest in real estate, which may result in price or
value decreases of real estate assets.
The value of investments in our common shares will be directly affected by general economic and regulatory factors we
cannot control or predict.
Investments in real estate typically involve a high level of risk as the result of factors we cannot control or predict.
One of the risks of investing in real estate is the possibility that our properties will not generate income sufficient to meet
operating expenses or will generate income and capital appreciation, if any, at rates lower than those anticipated or available
through investments in comparable real estate or other investments. The following factors may affect income from properties
and yields from investments in properties and are generally outside of our control:
•
•
•
•
•
•
•
•
•
•
•
conditions in financial markets;
over-building in our markets;
a reduction in rental income as the result of the inability to maintain occupancy levels;
adverse changes in applicable tax, real estate, environmental or zoning laws;
changes in general economic conditions or economic conditions in our markets;
a taking of any of our properties by eminent domain;
adverse local conditions (such as changes in real estate zoning laws that may reduce the desirability of real estate in the
area);
acts of God, such as hurricanes, earthquakes or floods and other uninsured losses;
changes in supply of or demand for similar or competing properties in an area;
changes in interest rates and availability of permanent debt capital, which may render the sale of a property difficult or
unattractive; and
periods of high interest rates, inflation or tight money supply.
Some or all of these factors may affect our properties, which could adversely affect our operations and ability to make
distributions to shareholders.
6
All of our properties are subject to property taxes that may increase in the future, which could adversely affect our cash
flow.
Our properties are subject to property taxes that may increase as property tax rates change and as the properties are
assessed or reassessed by taxing authorities. As the owner of the properties we are ultimately responsible for payment of the
taxes to the government. If property taxes increase, our tenants may be unable to make the required tax payments, ultimately
requiring us to pay the taxes. In addition, we will generally be responsible for property taxes related to any vacant space in our
properties.
Our assets may be subject to impairment charges.
We periodically evaluate our real estate investments and other assets for impairment indicators. The judgment
regarding the existence of impairment indicators is based on factors such as market conditions, tenant performance and legal
structure. If we determine that a significant impairment has occurred, we would be required to make an adjustment to the net
carrying value of the asset, which could have a material adverse effect on our results of operations and funds from operations in
the period in which the write-off occurs.
Compliance or failure to comply with laws requiring access to our properties by disabled persons could result in substantial
cost.
The ADA and other federal, state and local laws generally require public accommodations be made accessible to
disabled persons. Noncompliance with these laws could result in the imposition of fines by the government or the award of
damages to private litigants. These laws may require us to modify our existing properties, which could require a significant
investment of our cash resources that could otherwise be invested in more productive assets. These laws may also restrict
renovations by requiring improved access to such buildings by disabled persons or may require us to add other structural
features which increase our construction costs. Legislation or regulations adopted in the future may impose further obligations,
restrictions or increased compliance costs on us with respect to improved access by disabled persons. We may incur
unanticipated expenses that may be material to our financial condition or results of operations to comply with ADA and other
federal, state and local laws, or in connection with lawsuits brought by private litigants.
We face intense competition, which may decrease, or prevent increases of, the occupancy and rental rates of our properties.
We compete with a number of developers, owners and operators of commercial real estate, many of whom own
properties similar to ours in the same markets in which our properties are located. If our competitors offer space at rental rates
below current market rates, or below the rental rates we currently charge our tenants, we may lose existing or potential tenants
and we may be pressured to reduce our rental rates below those we currently charge or to offer more substantial rent
abatements, tenant improvements, early termination rights or below-market renewal options in order to retain tenants when our
tenants' leases expire. This competitive environment could have a material adverse effect on our ability to lease our properties
or any newly developed or acquired property, as well as on the rents charged.
Our acquisition strategy includes acquiring distressed commercial real estate, and we could face significant
competition from other investors, REITs, hedge funds, private equity funds and other private real estate investors with greater
financial resources and access to capital than us. Therefore, we may not be able to compete successfully for investments. In
addition, the number of entities and the amount of purchasers competing for suitable investments may increase, all of which
could result in competition for accretive acquisition opportunities and adversely affect our business plan and our ability to
maintain our current dividend rate.
7
Risks Associated with Our Operations
Because a majority of our gross leasable area is in the Houston and Phoenix metropolitan areas, an economic downturn in
either area could adversely impact our operations and ability to make distributions to our shareholders.
The majority of our assets and revenues are currently derived from properties located in the Houston and Phoenix
metropolitan areas. As of December 31, 2015, 42% and 35% of our gross leasable area was in Houston and Phoenix,
respectively. Our results of operations are directly affected by our ability to attract financially sound commercial tenants. A
significant economic downturn in the Houston, including as a result of the recent significant decline in oil prices, or Phoenix
metropolitan area may adversely impact our ability to locate and retain financially sound tenants, could have an adverse impact
on our existing tenants' revenues, costs and results of operations and may adversely affect their ability to meet their obligations
to us. Likewise, we may be required to lower our rental rates to attract desirable tenants in such an environment.
Consequently, because of the geographic concentration among our current assets, if either the Houston or Phoenix metropolitan
area experiences an economic downturn, our operations and ability to make distributions to our shareholders could be adversely
impacted. In addition, a substantial component of the Houston economy is the oil and gas industry, and the current low prices
of oil and natural gas could adversely affect companies in that industry and their employees, which could adversely affect the
businesses of our Houston tenants.
We lease our properties to approximately 1,500 tenants and leases for approximately 10% to 20% of our gross leasable area
expire annually. Each year we face the risk of non-renewal of a significant percentage of our leases and the cost of re-
leasing a significant amount of our available space, and our failure to meet leasing targets and control the cost of re-leasing
our properties could adversely affect our rental revenue, operating expenses and results of operations.
Our Community Centered Property™ business model produces shorter term leases to smaller, non-national tenants,
and substantially all of our revenues consist of base rents received under these leases. As of December 31, 2015, approximately
30% of the aggregate gross leasable area of our properties is subject to leases that expire prior to December 31, 2017. We are
subject to the risk that:
•
tenants may choose not to, or may not have the financial resources to, renew these leases;
• we may experience significant costs associated with re-leasing a significant amount of our available space;
• we may experience difficulties and significant time lags re-leasing vacated space, which may cause us to fail to meet our
occupancy and average base rent targets and experience increased costs of re-leasing; and
•
the terms of any renewal or re-lease may be less favorable than the terms of the current leases.
We routinely seek to renew leases with our existing tenants prior to their expiration and typically begin discussions
with tenants as early as 18 months prior to the expiration date of the existing lease. While our early renewal program and other
leasing and marketing efforts provide early focus on expiring leases, and have generally been effective in producing lease
renewals prior to expiration of the leases at rates comparable to or slightly in excess of the current rates, market conditions,
including new supply of properties, and macroeconomic conditions in our markets and nationally could adversely impact our
renewal rate and/or the rental rates we are able to negotiate. If any of these risks materialize, our rental revenue, operating
expenses and results of operations could be adversely affected.
Many of our tenants are small businesses, which may have a higher risk of bankruptcy or insolvency.
Many of our tenants are small businesses that depend primarily on cash flows from their operations to pay their rent
and without other resources could be at a higher risk of bankruptcy or insolvency than larger, national tenants. If tenants are
unable to comply with the terms of our leases, we may be forced to modify the leases in ways that are unfavorable to us.
Alternatively, the failure of a tenant to perform under a lease could require us to declare a default, repossess the space and find
a suitable replacement tenant. There is no assurance that we would be able to lease the space on substantially equivalent or
better terms than the prior lease, or at all, or successfully reposition the space for other uses. If one or more of our tenants files
for bankruptcy relief, the Bankruptcy Code provides that a debtor has the option to assume or reject the unexpired lease within
a certain period of time.
8
Any bankruptcy filing by or relating to one or more of our tenants could bar all efforts by us to collect pre-bankruptcy
debts from that tenant or seize its property. A tenant bankruptcy could also delay our efforts to collect past due balances under
the lease and could ultimately preclude collection of all or a portion of these sums. It is possible that we may recover
substantially less than the full value of any unsecured claims we hold, if any. Furthermore, dealing with a tenant's bankruptcy
or other default may divert management's attention and cause us to incur substantial legal and other costs. The bankruptcy or
insolvency of a number of smaller tenants may have an adverse impact on our business, financial condition and results of
operations, our ability to make distributions to our shareholders and the trading price of our common shares.
Uninsured losses relating to real property or excessively expensive premiums for insurance coverage may adversely affect
our returns.
We attempt to adequately insure all of our properties to cover casualty losses. However, 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, which are uninsurable or not economically insurable, or may be insured subject to limitations, such as
large deductibles or co-payments. Our current geographic concentration in the Houston metropolitan area potentially increases
the risk of damage to our portfolio due to hurricanes. Insurance risks associated with potential terrorism acts could sharply
increase the premiums we pay for coverage against property and casualty claims. In some instances, we may be required to
provide other financial support, either through financial assurances or self-insurance, to cover potential losses. We cannot
assure you that we will have adequate coverage for these losses. Also, to the extent we must pay unexpectedly large insurance
premiums, we could suffer reduced earnings that would result in less cash to be distributed to shareholders.
Discovery of previously undetected environmentally hazardous conditions may adversely affect our operating results.
Under various federal, state and local environmental laws, ordinances and regulations, a current or previous owner or
operator of real property may be liable for the cost of removal or remediation of hazardous or toxic substances on, under or in
its property. The costs of removal or remediation could be substantial. These laws often impose liability whether or not the
owner or operator knew of, or was responsible for, the presence of any hazardous or toxic substances. Environmental laws also
may impose restrictions on the manner in which a property may be used or businesses may be operated, and these restrictions
may require substantial expenditures. Environmental laws provide for sanctions in the event of 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 into the air. In addition, third parties may seek recovery from owners or operators of real properties for
personal injury or property damage associated with exposure to released hazardous substances. The cost of defending against
claims of liability, of compliance with environmental regulatory requirements, of remediating any contaminated property, or of
paying personal injury claims could materially adversely affect our business, assets or results of operations and, consequently,
amounts available for distributions to our shareholders.
Certain of our properties currently include or have in the past included a dry cleaning facility as a tenant. See
“Business - Compliance with Governmental Regulations.”
We may not be successful in consummating suitable acquisitions or investment opportunities, which may impede our growth
and adversely affect the trading price of our common shares.
Our ability to expand through acquisitions is integral to our business strategy and requires us to consummate suitable
acquisition or investment opportunities that meet our criteria and are compatible with our growth strategy. We may not be
successful in consummating acquisitions or investments in properties that meet our acquisition criteria on satisfactory terms or
at all. Failure to consummate acquisitions or investment opportunities, the failure of an acquired property to perform as
expected, or the failure to integrate successfully any acquired properties without substantial expense, delay or other operational
or financial problems, would slow our growth, which could in turn adversely affect the trading price of our common shares.
Our ability to acquire properties on favorable terms may be constrained by the following significant risks:
•
•
•
competition from other real estate investors with significant capital, including other REITs and institutional investment
funds;
competition from other potential acquirers which may significantly increase the purchase price for a property we acquire,
which could reduce our growth prospects;
unsatisfactory results of our due diligence investigations or failure to meet other customary closing conditions; and
9
•
failure to finance an acquisition on favorable terms or at all.
If any of these risks are realized, our business, financial condition and results of operations, our ability to make
distributions to our shareholders and the trading price of our common shares may be materially and adversely affected.
Our success depends in part on our ability to execute our Community Centered Property™ strategy.
Our Community Centered Property™ strategy requires intensive management of a large number of small spaces and
small tenant relationships. Our success depends in part upon our management's ability to identify potential Community
Centered Properties™ and find and maintain the appropriate tenants to create such a property. Lack of market acceptance of
our Community Centered Property™ strategy or our inability to successfully attract and manage a large number of tenant
relationships could adversely affect our occupancy rates, operating results and dividend rate.
Our business is significantly influenced by demand for retail space generally, and a decrease in such demand may have a
greater adverse effect on our business than if we owned a more diversified real estate portfolio.
Because our portfolio of properties consists primarily of community and neighborhood shopping centers, a decrease in
the demand for retail space, due to the economic factors discussed above or otherwise, may have a greater adverse effect on our
business and financial condition than if we owned a more diversified real estate portfolio. The market for retail space has been,
and could continue to be, adversely affected by weakness in the national, regional and local economies, the adverse financial
conditions of some retailing companies, the ongoing consolidation in the retail sector, the excess amount of retail space in a
number of markets and increasing online consumer purchases.
Loss of our key personnel, particularly our senior managers, could threaten our ability to execute our strategy and operate
our business successfully.
We are dependent on the experience and knowledge of our key executive personnel, particularly certain of our senior
managers who have been instrumental in setting our strategic direction, operating our business, identifying, recruiting and
training key personnel and arranging necessary financing. Losing the services of any of these individuals could adversely
affect our business until qualified replacements could be found. We also believe that they could not quickly be replaced with
managers of equal experience and capabilities and their successors may not be as effective.
Our systems may not be adequate to support our growth, and our failure to successfully oversee our portfolio of properties
could adversely affect our results of operations.
We make no assurances that we will be able to adapt our portfolio management, administrative, accounting and
operational systems, or hire and retain sufficient operational staff, to support our growth. Our failure to successfully oversee
our current portfolio of properties or any future acquisitions or developments could have a material adverse effect on our results
of operations and financial condition and our ability to make distributions.
We face risks relating to cybersecurity attacks, loss of confidential information and other business disruptions.
Our business is at risk from and may be impacted by cybersecurity attacks, including attempts to gain unauthorized
access to our confidential data and other electronic security breaches. Such cyber-attacks can range from individual attempts to
gain unauthorized access to our information technology systems to more sophisticated security threats. While we employ a
number of measures to prevent, detect and mitigate these threats, there is no guarantee such efforts will be successful in
preventing a cyber-attack. Cybersecurity incidents could compromise the confidential information of our tenants, employees
and third party vendors and affect the efficiency of our business operations, which in turn could have a material adverse effect
on our reputation, competitiveness and results of operations.
10
There can be no assurance that we will be able to pay or maintain cash distributions or that distributions will increase over
time.
There are many factors that can affect the availability and timing of cash distributions to shareholders. Distributions
are based upon our funds from operations, financial condition, cash flows and liquidity, debt service requirements, capital
expenditure requirements for our properties and other matters our board of trustees may deem relevant from time to time. If we
do not have sufficient cash available for distributions, we may need to fund the shortage out of working capital or borrow to
provide funds for such distributions, which would reduce the amount of capital available for real estate investments and
increase our future interest costs.
We can give no assurance that we will be able to continue to pay distributions or that distributions will increase over
time. In addition, we can give no assurance that rents from our properties will increase, or that future acquisitions of real
properties, mortgage loans or our investments in securities will increase our cash available for distributions to shareholders.
Our actual results may differ significantly from the assumptions used by our board of trustees in establishing the distribution
rate to shareholders. Our inability to make distributions, or to make distributions at expected levels, could result in a decrease
in the trading price of our common shares.
Any weaknesses identified in our system of internal controls by us and our independent registered public accounting firm
pursuant to Section 404 of the Sarbanes-Oxley Act of 2002 could have an adverse effect on our business.
Section 404 of the Sarbanes-Oxley Act of 2002 requires that public companies evaluate and report on their systems of
internal control over financial reporting. In addition, our independent registered public accounting firm must report on
management's evaluation of those controls. In future periods, we may identify deficiencies in our system of internal controls
over financial reporting that may require remediation. There can be no assurances that any such future deficiencies identified
may not be material weaknesses that would be required to be reported in future periods. Any deficiencies or material
weaknesses could result in significant time and expense to remediate, which could have a material adverse effect on our
financial condition, results of operations and ability to make distributions to our shareholders.
Risks Associated with Our Indebtedness and Financing
Current market conditions could adversely affect our ability to refinance existing indebtedness or obtain additional
financing for growth on acceptable terms or at all, which could adversely affect our ability to grow, our interest cost and our
results of operations.
The United States credit markets have experienced significant dislocations and liquidity disruptions, including the
bankruptcy, insolvency or restructuring of certain financial institutions. These circumstances have materially impacted
liquidity in the debt markets, making financing terms for borrowers less attractive, and in certain cases have resulted in the
unavailability of various types of debt financing. Reductions in our available borrowing capacity, or inability to refinance our
revolving credit facility when required or when business conditions warrant, could have a material adverse effect on our
business, financial condition and results of operations. In addition, we mortgage many of our properties to secure payment of
indebtedness. If we are not successful in refinancing our mortgage debt upon maturity, then the property could be foreclosed
upon or transferred to the mortgagee, or we might be forced to dispose of some of our properties upon disadvantageous terms,
with a consequent loss of income and asset value. A foreclosure or disadvantageous disposal on one or more of our properties
could adversely affect our ability to grow, financial condition, interest cost, results of operations, cash flow and ability to make
distributions to our shareholders.
Furthermore, if prevailing interest rates or other factors at the time of refinancing result in higher interest rates upon
refinancing, then the interest expense relating to that refinanced indebtedness would increase. Higher interest rates on newly
incurred debt may negatively impact us as well. If interest rates increase, our interest costs and overall costs of capital will
increase, which could adversely affect our transaction and development activity, financial condition, results of operation, cash
flow, our ability to pay principal and interest on our debt and our ability to make distributions to our shareholders.
Our failure to hedge effectively against interest rate changes may adversely affect results of operations.
We currently have mortgages that bear interest at variable rates and we may incur additional variable rate debt in the
future. Accordingly, increases in interest rates on variable rate debt would increase our interest expense, which could reduce
net earnings and cash available for payment of our debt obligations and distributions to our shareholders.
11
We may seek to manage our exposure to interest rate volatility by using interest rate hedging arrangements, such as
interest cap agreements and interest rate swap agreements. These agreements involve risks, such as the risk that counterparties
may fail to honor their obligations under these arrangements, that these arrangements may not be effective in reducing our
exposure to interest rate changes and that a court could rule that such an agreement is not legally enforceable. In the past, we
have used derivative financial instruments to hedge interest rate risks related to our variable rate borrowings. We will not use
derivatives for speculative or trading purposes and intend only to enter into contracts with major financial institutions based on
their credit rating and other factors, but we may choose to change this practice in the future. As of December 31, 2015, we had
fixed rate hedges on $218.1 million of our variable rate debt, including $200 million of our unsecured credit facility. We may
enter into additional interest rate swap agreements for our variable rate debt not currently subject to hedges, which totaled
$127.6 million as of December 31, 2015. Hedging may reduce the overall returns on our investments. Failure to hedge
effectively against interest rate changes may materially and adversely affect our results of operations.
We currently have and may incur additional mortgage indebtedness and other borrowings, which may increase our business
risks and may adversely affect our ability to make distributions to our shareholders.
If we determine it to be in our best interests, we may, in some instances, acquire real properties by using either existing
financing or borrowing new funds. In addition, we may incur or increase our current mortgage debt to obtain funds to acquire
additional properties. We may also borrow funds if necessary to satisfy the REIT distribution requirement described above, or
otherwise as may be necessary or advisable to ensure that we maintain our qualification as a REIT for federal income tax
purposes.
On November 7, 2014, we, through our Operating Partnership, entered into an unsecured credit facility (the “2014
Facility”) with the lenders party thereto, with BMO Capital Markets, Wells Fargo Securities, LLC, Merrill Lynch, Pierce,
Fenner & Smith Incorporated, and U.S. Bank, National Association, as co-lead arrangers and joint book runners, and Bank of
Montreal, as administrative agent (the “Agent”). On October 30, 2015, we, through the Operating Partnership, entered into the
first amendment to the 2014 Facility (the “First Amendment”) with the guarantors party thereto, the lenders party thereto and
the Agent. We refer to the 2014 Facility, as amended by the First Amendment, as the “Facility.” Proceeds from the Facility
were used for general corporate purposes, including property acquisitions, debt repayment, capital expenditures, the expansion,
redevelopment and re-tenanting of properties in our portfolio and working capital. We intend to use the additional proceeds
from the Facility for general corporate purposes, including property acquisitions, debt repayment, capital expenditures, the
expansion, redevelopment and re-tenanting of properties in our portfolio and working capital.
The Facility is comprised of the following four tranches:
$300 million unsecured revolving credit facility with a maturity date of October 30, 2019;
$50 million unsecured term loan with a maturity date of October 30, 2020; and
$50 million unsecured term loan with a maturity date of January 29, 2021; and
$100 million unsecured term loan with a maturity date of October 30, 2022.
•
•
•
•
The Facility includes an accordion feature that will allow the Operating Partnership to increase the borrowing capacity
to $700 million, upon the satisfaction of certain conditions. As of December 31, 2015, $327.6 million was drawn on the
Facility and our unused borrowing capacity was $172.4 million, assuming that we use the proceeds of the Facility to acquire
properties, or to repay debt on properties, that are eligible to be included in the unsecured borrowing base. The Facility
contains customary terms and conditions, including, without limitation, affirmative and negative covenants such as information
reporting requirements, maximum secured indebtedness to total asset value, minimum EBITDA (earnings before interest, taxes,
depreciation, amortization or extraordinary items) to fixed charges and maintenance of a minimum net worth. The Facility also
contains customary events of default with customary notice and cure, including, without limitation, nonpayment, breach of
covenant, misrepresentation of representations and warranties in a material respect, cross-default to other major indebtedness,
change of control, bankruptcy and loss of REIT status. The amount available to us and our ability to borrow under the Facility
is subject to our compliance with these requirements. Maintaining compliance with these covenants could limit our ability to
implement our business plan effectively, or at all.
12
We may also incur mortgage debt on a particular property if we believe the property's projected cash flow is sufficient
to service the mortgage debt. As of December 31, 2015, we had approximately $172.1 million of mortgage debt secured by 20
of our properties. If there is a shortfall in cash flow, however, the amount available for distributions to shareholders may be
affected. In addition, incurring mortgage debt increases the risk of loss because defaults on such indebtedness may result in
loss of property in foreclosure actions initiated by lenders. 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 would not receive any cash proceeds. We may give lenders full or partial guarantees for mortgage
debt incurred by 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 that entity. If any mortgages
contain cross-collateralization or cross-default provisions, there is a risk that more than one property may be affected by a
default. If any of our properties are foreclosed upon due to a default, our ability to pay cash distributions to our shareholders
may be adversely affected. For more discussion, see “Management's Discussion and Analysis of Financial Condition and
Results of Operations - Liquidity and Capital Resources.”
If we set aside insufficient working capital or are unable to secure funds for future tenant improvements, we may be
required to defer necessary property improvements, which could adversely impact the quality of our properties and our
results of operations.
When tenants do not renew their leases or otherwise vacate their space, it is possible that, in order to attract
replacement tenants, we may be required to expend substantial funds for tenant improvements and refurbishments to the
vacated space. If we have insufficient working capital reserves, we will have to obtain financing from other sources. Because
most of our leases provide for tenant reimbursement of operating expenses, we have not established a permanent reserve for
maintenance and repairs for our properties. However, to the extent that we have insufficient funds for such purposes, we may
establish reserves for maintenance and repairs of our properties out of cash flow generated by operating properties or out of
non-liquidating net sale proceeds. If these reserves or any reserves otherwise established are insufficient to meet our cash
needs, we may have to obtain financing from either affiliated or unaffiliated sources to fund our cash requirements. We cannot
assure you that sufficient financing will be available or, if available, will be available on economically feasible terms or on
terms acceptable to us. Additional borrowing for working capital purposes will increase our interest expense, and therefore our
financial condition and our ability to pay cash distributions to our shareholders may be adversely affected. In addition, we may
be required to defer necessary improvements to our properties that may cause our properties to suffer from a greater risk of
obsolescence or a decline in value, or a greater risk of decreased cash flow as a result of fewer potential tenants being attracted
to our properties. If this happens, we may not be able to maintain projected rental rates for affected properties, and our results
of operations may be negatively impacted.
We have in the past and may continue to structure acquisitions of property in exchange for limited partnership units in our
Operating Partnership on terms that could limit our liquidity or our flexibility.
We have in the past and may continue to acquire properties by issuing limited partnership units in our Operating
Partnership (“OP units”) in exchange for a property owner contributing property to the Operating Partnership. If we enter into
such transactions, in order to induce the contributors of such properties to accept OP units, rather than cash, in exchange for
their properties, it may be necessary for us to provide them with additional incentives. For instance, our Operating
Partnership's limited partnership agreement provides that any holder of OP units may redeem such units for cash, or, at our
option, common shares on a one-for-one basis. We may, however, enter into additional contractual arrangements with
contributors of property under which we would agree to redeem a contributor's OP units for our common shares or cash, at the
option of the contributor, at set times. If the contributor required us to redeem OP units for cash pursuant to such a provision, it
would limit our liquidity and thus our ability to use cash to make other investments, satisfy other obligations or pay
distributions. Moreover, if we were required to redeem OP units for cash at a time when we did not have sufficient cash to fund
the redemption, we might be required to sell one or more properties to raise funds to satisfy this obligation. Furthermore, we
might agree that if distributions the contributor received as a limited partner in our Operating Partnership did not provide the
contributor with a defined return, then upon redemption of the contributor's OP units, we would pay the contributor an
additional amount necessary to achieve that return. Such a provision could further negatively impact our liquidity and
flexibility. Finally, in order to allow a contributor of a property to defer taxable gain on the contribution of property to our
Operating Partnership, we might agree not to sell a contributed property for a defined period of time or until the contributor
redeemed the contributor's OP units for cash or our common shares. Such an agreement would prevent us from selling those
properties, even if market conditions made such a sale favorable to us.
13
We may issue preferred shares with a preference in distributions over our common shares, and our ability to issue preferred
shares and additional common shares may deter or prevent a sale of our common shares in which you could profit.
Our declaration of trust authorizes our board of trustees to issue up to 400,000,000 common shares and 50,000,000
preferred shares. Our board of trustees may amend our declaration of trust from time to time to increase or decrease the
aggregate number of shares or the number of any class or series that we have authority to issue. In addition, our board of
trustees may classify or reclassify any unissued common shares or preferred shares and may set the preferences, rights and
other terms of the classified or reclassified shares. The terms of preferred shares could include a preference in distributions
senior to our common shares. If we authorize and issue preferred shares with a distribution preference senior to our common
shares, payment of any distribution preferences of outstanding preferred shares would reduce the amount of funds available for
the payment of distributions on our common shares. Further, holders of preferred shares are normally entitled to receive a
preference payment in the event we liquidate, dissolve or wind up before any payment is made to our common shareholders,
likely reducing the amount our common shareholders would otherwise receive upon such an occurrence. In addition, under
certain circumstances, the issuance of preferred shares or a separate class or series of common shares may render more difficult
or tend to discourage:
•
•
•
a merger, tender offer or proxy contest;
assumption of control by a holder of a large block of our shares; or
removal of incumbent management.
Risks Associated with Income Tax Laws
If we fail to qualify as a REIT, our operations and distributions to shareholders would be adversely impacted.
We intend to continue to be organized and to operate so as to qualify as a REIT under the Code. A REIT generally is
not taxed at the corporate level on income it currently distributes to its shareholders. Qualification as a REIT involves the
application of highly technical and complex rules for which there are only limited judicial or administrative interpretations.
The determination of various factual matters and circumstances not entirely within our control may affect our ability to
continue to qualify as a REIT. In addition, new legislation, new regulations, administrative interpretations or court decisions
could significantly change the tax laws, possibly with retroactive effect, with respect to qualification as a REIT or the federal
income tax consequences of such qualification.
If we were to fail to qualify as a REIT in any taxable year:
• we would not be allowed to deduct our distributions to shareholders when computing our taxable income;
• we would be subject to federal income tax (including any applicable alternative minimum tax) on our taxable income at
regular corporate rates;
• we would be disqualified from being taxed as a REIT for the four taxable years following the year during which
qualification was lost, unless entitled to relief under certain statutory provisions;
•
our cash available for distributions to shareholders would be reduced; and
• we may be required to borrow additional funds or sell some of our assets in order to pay corporate tax obligations that we
may incur as a result of our disqualification.
We may need to incur additional borrowings to meet the REIT minimum distribution requirement and to avoid excise tax.
In order to maintain our qualification as a REIT, we are required to distribute to our shareholders at least 90% of our
annual real estate investment trust taxable income (excluding any net capital gain and before application of the dividends paid
deduction). In addition, we are subject to a 4% nondeductible excise tax on the amount, if any, by which certain distributions
paid by us with respect to any calendar year are less than the sum of (i) 85% of our ordinary income for that year, (ii) 95% of
our net capital gain for that year and (iii) 100% of our undistributed taxable income from prior years. Although we intend to
pay distributions to our shareholders in a manner that allows us to meet the 90% distribution requirement and avoid this 4%
excise tax, we cannot assure you that we will always be able to do so.
14
Our income consists almost solely of our share of our Operating Partnership's income, and the cash available for
distribution by us to our shareholders consists of our share of cash distributions made by our Operating Partnership. Because
we are the sole general partner of our Operating Partnership, our board of trustees determines the amount of any distributions
made by our Operating Partnership. Our board of trustees may consider a number of factors in authorizing distributions,
including:
•
•
•
•
the amount of cash available for distribution;
our Operating Partnership's financial condition;
our Operating Partnership's capital expenditure requirements; and
our annual distribution requirements necessary to maintain our qualification as a REIT.
Differences in timing between the actual receipt of income and actual payment of deductible expenses and the
inclusion of income and deduction of expenses when determining our taxable income, as well as the effect of nondeductible
capital expenditures and the creation of reserves or required debt amortization payments could require us to borrow funds on a
short-term or long-term basis or make taxable distributions to our shareholders of our shares or debt securities to meet the REIT
distribution requirement and to avoid the 4% excise tax described above. In these circumstances, we may need to borrow funds
to avoid adverse tax consequences even if our management believes that the then prevailing market conditions generally are not
favorable for borrowings or that borrowings would not be advisable in the absence of the tax consideration.
If our Operating Partnership were classified as a “publicly traded partnership” taxable as a corporation for federal income
tax purposes under the Code, we would cease to qualify as a REIT and would suffer other adverse tax consequences.
We structured our Operating Partnership so that it would be classified as a partnership for federal income tax purposes.
In this regard, the Code generally classifies “publicly traded partnerships” (as defined in Section 7704 of the Code) as
associations taxable as corporations (rather than as partnerships), unless substantially all of their taxable income consists of
specified types of passive income. In order to minimize the risk that the Code would classify our Operating Partnership as a
“publicly traded partnership” for tax purposes, we placed certain restrictions on the transfer and/or redemption of partnership
units in our Operating Partnership. If the Internal Revenue Service were to assert successfully that our Operating Partnership is
a “publicly traded partnership,” and substantially all of its gross income did not consist of the specified types of passive
income, the Code would treat our Operating Partnership as an association taxable as a corporation.
In such event, the character of our assets and items of gross income would change and would prevent us from
continuing to qualify as a REIT. In addition, the imposition of a corporate tax on our Operating Partnership would reduce our
amount of cash available for payment of distributions by us to our shareholders.
Complying with REIT requirements may cause us to forego otherwise attractive opportunities or liquidate otherwise
attractive investments.
To qualify as a REIT for federal income tax purposes, we must continually satisfy tests concerning, among other
things, the sources of our income, the nature and diversification of our assets, the amounts we distribute to our shareholders and
the ownership of our shares. In order to meet these tests, we may be required to forego investments we might otherwise make.
Thus, compliance with the REIT requirements may hinder our performance.
In particular, we must ensure that at the end of each calendar quarter, at least 75% of the value of our assets consists of
cash, cash items, government securities and qualified real estate assets. The remainder of our investment in securities (other
than government securities and qualified real estate assets) generally cannot include more than 10% of the outstanding voting
securities of any one issuer or more than 10% of the total value of the outstanding securities of any one issuer. In addition, in
general, no more than 5% of the value of our assets (other than government securities and qualified real estate assets) can
consist of the securities of any one issuer, and no more than 25% (20% for taxable years beginning after December 31, 2017) of
the value of our total assets can be represented by the securities of one or more taxable REIT subsidiaries. If we fail to comply
with these requirements at the end of any calendar quarter, we must correct the failure within 30 days after the end of the
calendar quarter or qualify for certain statutory relief provisions to avoid losing our REIT qualification and suffering adverse
tax consequences. As a result, we may be required to liquidate otherwise attractive investments. These actions could have the
effect of reducing our income and amounts available for distribution to our shareholders.
15
We may be subject to adverse legislative or regulatory tax changes that could reduce the market price of our common shares.
At any time, the federal income tax laws governing REITs or the administrative interpretations of those laws may be
amended. We cannot predict when or if any new federal income tax law, regulation, or administrative interpretation, or any
amendment to any existing federal income tax law, regulation or administrative interpretation, will be adopted, promulgated or
become effective and any such law, regulation, or interpretation may take effect retroactively. We and our shareholders could
be adversely affected by any such change in, or any new, federal income tax law, regulation or administrative interpretation.
Dividends payable by REITs do not qualify for the reduced tax rates available for some dividends.
The American Taxpayer Relief Act of 2012 (“ATRA”) was enacted on January 3, 2013. Under ATRA, for taxable
years beginning in 2013, for non-corporate taxpayers the maximum tax rate applicable to “qualified dividend income” paid by
regular “C” corporations to U.S. shareholders generally is 20%, and there is no certainty as to how long this rate will be
applicable. Dividends payable by REITs, however, generally are not eligible for the current reduced rate. Although ATRA does
not adversely affect the taxation of REITs or dividends payable by REITs, it could cause non-corporate taxpayers to perceive
investments in REITs to be relatively less attractive than investments in the stocks of regular “C” corporations that pay
dividends, which could adversely affect the value of the shares of REITs, including our common shares.
Complying with REIT requirements may limit our ability to hedge effectively and may cause us to incur tax liabilities.
The REIT provisions of the Code substantially limit our ability to hedge our liabilities. Any income from a hedging
transaction that we enter into to manage risk of interest rate changes, price changes or currency fluctuations with respect to
borrowings made or to be made to acquire or carry real estate assets does not constitute “gross income” for purposes of the
75% or 95% gross income tests. To the extent that we enter into other types of hedging transactions, the income from those
transactions is likely to be treated as non-qualifying income for purposes of both of the gross income tests. As a result of these
rules, we may need to limit our use of advantageous hedging techniques or implement those hedges through taxable REIT
subsidiaries. This could increase the cost of our hedging activities because any taxable REIT subsidiary that we may form
would be subject to tax on gains or expose us to greater risks associated with changes in interest rates than we would otherwise
want to bear. In addition, losses in taxable REIT subsidiaries will generally not provide any tax benefit, except for being
carried forward against future taxable income in the taxable REIT subsidiaries.
Risks Related to Ownership of our Common Shares
Increases in market interest rates may result in a decrease in the value of our common shares.
One of the factors that may influence the price of our common shares will be the dividend distribution rate on the
common shares (as a percentage of the price of our common shares) relative to market interest rates. If market interest rates
rise, prospective purchasers of shares of our common shares may expect a higher distribution rate. Higher interest rates would
not, however, result in more funds being available for distribution and, in fact, would likely increase our borrowing costs and
might decrease our funds available for distribution. We therefore may not be able, or we may not choose, to provide a higher
distribution rate. As a result, prospective purchasers may decide to purchase other securities rather than our common shares,
which would reduce the demand for, and result in a decline in the market price of, our common shares.
Broad market fluctuations could negatively impact the market price of our common shares.
The stock market has experienced extreme price and volume fluctuations that have affected the market price of many
companies in industries similar or related to ours and that have been unrelated to these companies' operating performances.
These broad market fluctuations could reduce the market price of our common shares. Furthermore, our operating results and
prospects may be below the expectations of public market analysts and investors or may be lower than those of companies with
comparable market capitalizations. Either of these factors could lead to a material decline in the market price of our common
shares.
16
Maryland takeover statutes may deter others from seeking to acquire us and prevent shareholders from making a profit in
such transactions.
The Maryland General Corporation Law (“MGCL”) contains many provisions, such as the business combination
statute and the control share acquisition statute, that are designed to prevent, or have the effect of preventing, someone from
acquiring control of us. The business combination statute, subject to limitations, prohibits certain business combinations
between us and an “interested shareholder” (defined generally as any person who beneficially owns 10% or more of the voting
power of our outstanding voting shares or an affiliate or associate of our Company who, at any time within the two-year period
prior to the date in question, was the beneficial owner of 10% or more of the voting power of our then outstanding shares) or an
affiliate of an interested shareholder for five years after the most recent date on which the person becomes an interested
shareholder and thereafter imposes super-majority voting requirements on these combinations. The control share acquisition
statute provides that “control shares” of our Company (defined as shares which, when aggregated with other shares controlled
by the shareholder (except solely by virtue of a revocable proxy), entitle the shareholder to exercise one of three increasing
ranges of voting power in electing trustees) acquired in a “control share acquisition” (defined as the direct or indirect
acquisition of ownership or control of issued and outstanding control shares) have no voting rights except to the extent
approved by our shareholders by the affirmative vote of at least two-thirds of all the votes entitled to be cast on the matter,
excluding all interested shares.
We are currently subject to the control share acquisition statute, although our board of trustees may amend our
Amended and Restated Bylaws, or our bylaws, without shareholder approval, to exempt any acquisition of our shares from the
statute. Our board of trustees has adopted a resolution exempting any business combination with any person from the business
combination statute. The business combination statute (if our board of trustees revokes the foregoing exemption) and the
control share acquisition statute could delay or prevent offers to acquire us and increase the difficulty of consummating any
such offers, even if such a transaction would be in our shareholders' best interest.
The MGCL, the Maryland REIT Law and our organizational documents limit shareholders' rights to bring claims against
our officers and trustees.
The MGCL and the Maryland REIT Law provide that a trustee will not have any liability as a trustee so long as he
performs his duties in good faith, in a manner he reasonably believes to be in our best interests, and with the care that an
ordinarily prudent person in a like position would use under similar circumstances. In addition, our declaration of trust
provides that no trustee or officer will be liable to us or to any shareholder for money damages except to the extent that (a) the
trustee or officer actually received an improper benefit or profit in money, property or services, for the amount of the benefit or
profit in money, property, or services actually received; or (b) a judgment or the final adjudication adverse to the trustee or
officer is entered in a proceeding based on a finding in the proceeding the trustee's or officer's action or failure to act was the
result of active and deliberate dishonesty and was material to the cause of action adjudicated in the proceeding. Finally, our
declaration of trust authorizes our Company to obligate itself, and our bylaws obligate us, to indemnify and advance expenses
to our trustees and officers to the maximum extent permitted by Maryland law.
Our classified board of trustees may prevent others from effecting a change in the control of our board of trustees.
We believe that classification of our board of trustees will help to assure the continuity and stability of our business
strategies and policies as determined by the board of trustees. However, the classified board provision could have the effect of
making the replacement of incumbent trustees more time-consuming and difficult. At least two annual meetings of
shareholders, instead of one, will generally be required to effect a change in a majority of our board of trustees. Thus, the
classified board provision could increase the likelihood that incumbent trustees will retain their positions. The staggered terms
of trustees may delay, defer or prevent a transaction or a change in control that might involve a premium price for our common
shares or otherwise be in the best interest of the shareholders.
17
Future offerings of debt, which would be senior to our common shares upon liquidation, and/or preferred equity securities
that may be senior to our common shares for purposes of distributions or upon liquidation, may adversely affect the market
price of our common shares.
In the future, we may attempt to increase our capital resources by making additional offerings of debt or preferred
equity securities, including medium-term notes, trust preferred securities, senior or subordinated notes and preferred shares.
Upon liquidation, holders of our debt securities and preferred shares and lenders with respect to other borrowings will receive
distributions of our available assets prior to the holders of our common shares. Additional equity offerings may dilute the
holdings of our existing shareholders or reduce the market price of our common shares, or both. Holders of our common shares
are not entitled to preemptive rights or other protections against dilution. Our preferred shares, if issued, could have a
preference on liquidating distributions or a preference on distribution payments that could limit our ability to pay distributions
to the holders of our common shares. Because our decision to issue securities in any future offering will depend on market
conditions and other factors beyond our control, we cannot predict or estimate the amount, timing or nature of our future
offerings. Thus, our common shareholders bear the risk of our future offerings reducing the market price of our common
shares and diluting their share holdings in us.
18
Item 1B. Unresolved Staff Comments.
None.
Item 2. Properties.
General
As of December 31, 2015, we owned 70 commercial properties, including 30 properties in Houston, seven properties in Dallas-Fort
Worth, three properties in San Antonio, four properties in Austin, 25 properties in the Scottsdale and Phoenix, Arizona metropolitan areas,
and one property in Buffalo Grove, Illinois, a suburb of Chicago.
Our tenants consist of national, regional and local businesses. Our properties generally attract a mix of tenants who provide basic
staples, convenience items and services tailored to the specific cultures, needs and preferences of the surrounding community. These types of
tenants are the core of our strategy of creating Whitestone-branded Community Centered Properties™. We also believe daily sales of these
basic items are less sensitive to fluctuations in the business cycle than higher priced retail items. Our largest tenant represented only 2.6% of
our total revenues for the year ended December 31, 2015.
We directly manage the operations and leasing of our properties. Substantially all of our revenues consist of base rents received
under leases that generally have terms that range from less than one year to 15 years. The following table summarizes certain information
relating to our properties as of December 31, 2015:
Commercial Properties
Retail
Office/Flex
Office
Total - Operating Portfolio
Redevelopment, New Acquisitions (3)
Total
Average
Occupancy as of
12/31/15
Annualized Base
Rental Revenue
(in thousands) (1)
Average
Annualized
Base
Rental Revenue
Per Sq. Ft. (2)
90 % $
85 %
80 %
88%
74 %
87% $
56,747 $
8,445 $
6,881 $
72,073
3,791
75,864 $
15.75
8.35
16.50
14.33
21.14
14.64
Gross Leasable
Area
4,002,644
1,190,404
521,134
5,714,182
242,329
5,956,511
(1) Calculated as the tenant's actual December 31, 2015 base rent (defined as cash base rents including abatements) multiplied by
12. Excludes vacant space as of December 31, 2015. Because annualized base rental revenue is not derived from historical results that
were accounted for in accordance with generally accepted accounting principles, historical results differ from the annualized amounts.
Total abatements for leases in effect as of December 31, 2015 equaled approximately $197,000 for the month ended December 31, 2015.
(2) Calculated as annualized base rent divided by gross leasable area leased as of December 31, 2015. Excludes vacant space as of
December 31, 2015.
(3) Includes (i) new acquisitions, through the earlier of attainment of 90% occupancy or 18 months of ownership, and (ii) properties that are
undergoing significant redevelopment or re-tenanting.
Our largest property, Dana Park, a retail community purchased on September 21, 2012 and located in the Mesa submarket of
Phoenix, Arizona, accounted for 8.0% of our total revenue for the year ended December 31, 2015. Dana Park also accounted for 6.7% of our
real estate assets, net of accumulated depreciation, for the year ended December 31, 2015.
As of December 31, 2015, approximately $172.1 million of our total debt of $499.7 million was secured by 20 of our operating
properties with a combined net book value of $213.9 million.
19
Location of Properties
Of our 70 properties, 30 are located in the greater Houston metropolitan statistical area. These 30 properties represent 32% of our
revenue for the year ended December 31, 2015. An additional 25 properties are located in the greater Phoenix metropolitan statistical area
and represent 42% of our revenue for the year ended December 31, 2015.
According to the United States Census Bureau, Houston and Phoenix ranked 5th and 12th, respectively, in the largest United States
metropolitan statistical areas as of July 1, 2014. The following table sets forth information about the unemployment rate in Houston, Phoenix
and Nationally during the last six months of 2015.
National (1)
Houston (2)
Phoenix (2)
(1) Seasonally adjusted.
(2) Not seasonally adjusted.
(3) Represents estimate.
Source: Bureau of Labor Statistics
July
Aug. Sept. Oct.
Nov. Dec.
5.3%
4.7%
5.7%
5.1%
4.6%
5.8%
5.1%
4.6%
5.5%
5.0 %
4.8 %
5.2 %
5.0%
4.9%
5.0%
5.0 %
4.6 % (3)
4.7 % (3)
20
General Physical and Economic Attributes
The following table sets forth certain information relating to each of our properties owned as of December 31, 2015.
Whitestone REIT and Subsidiaries
Property Details
As of December 31, 2015
Community Name
Location
Year Built/
Renovated
Gross
Leasable
Square Feet
Percent
Occupied
at
12/31/2015
Annualized Base
Rental Revenue
(in thousands) (1)
Average
Base Rental
Revenue Per
Sq. Ft. (2)
Average Net
Effective Annual
Base Rent Per
Leased Sq. Ft.(3)
Retail Communities:
Ahwatukee Plaza
Anthem Marketplace
Bellnott Square
Bissonnet Beltway
Centre South
The Citadel
City View Village
Corporate Park Woodland II
Desert Canyon
Fountain Hills
Fountain Square
Fulton Ranch Towne Center
Gilbert Tuscany Village
Heritage Trace Plaza
Holly Knight
Headquarters Village
Keller Place
Kempwood Plaza
Lion Square
The Marketplace at Central
Market Street at DC Ranch
Mercado at Scottsdale Ranch
Paradise Plaza
Parkside Village North
Parkside Village South
Pinnacle of Scottsdale
Providence
Quinlan Crossing
Shaver
Shops at Pecos Ranch
Shops at Starwood
The Shops at Williams Trace
South Richey
Spoerlein Commons
The Strand at Huebner Oaks
SugarPark Plaza
Sunridge
Sunset at Pinnacle Peak
Terravita Marketplace
Torrey Square
Town Park
Village Square at Dana Park
Webster Pointe
Westchase
Phoenix
Phoenix
Houston
Houston
Houston
Phoenix
San Antonio
Houston
Phoenix
Phoenix
Phoenix
Phoenix
Phoenix
Dallas
Houston
Dallas
Dallas
Houston
Houston
Phoenix
Phoenix
Phoenix
Phoenix
Austin
Austin
Phoenix
Houston
Austin
Houston
Phoenix
Dallas
Houston
Houston
Chicago
San Antonio
Houston
Houston
Phoenix
Phoenix
Houston
Houston
Phoenix
Houston
Houston
1979
2000
1982
1978
1974
2013
2005
2000
2000
2009
1986
2005
2009
2006
1984
2009
2001
1974
2014
2012
2003
1987
1983
2005
2012
1991
1980
2012
1978
2009
2006
1985
1980
1987
2000
1974
1979
2000
1997
1983
1978
2009
1984
1978
92% $
94%
43%
95%
82%
95%
100%
80%
91%
91%
87%
89%
88%
100%
85%
92%
93%
92%
86%
98%
91%
67%
92%
100%
98%
96%
98%
96%
85%
95%
97%
94%
100%
83%
94%
92%
82%
90%
94%
84%
94%
90%
74%
81%
72,650
113,293
73,930
29,205
39,134
28,547
17,870
16,220
62,533
111,289
118,209
113,281
49,415
70,431
20,015
89,134
93,541
101,008
117,592
111,130
242,459
118,730
125,898
27,045
90,101
113,108
90,327
109,892
21,926
78,767
55,385
132,991
69,928
41,455
73,920
95,032
49,359
41,530
102,733
105,766
43,526
323,026
26,060
49,573
21
914 $
1,578
319
360
266
378
510
188
739
1,728
1,584
1,762
739
1,521
363
2,157
830
895
1,095
799
4,298
1,549
1,554
758
2,184
1,928
830
2,387
197
1,509
1,461
1,556
802
710
1,439
978
430
602
1,324
687
840
5,871
164
522
13.67 $
14.82
10.03
12.98
8.29
13.94
28.54
14.49
12.99
17.06
15.40
17.48
16.99
21.60
21.34
26.30
9.54
9.63
10.83
7.34
19.48
19.47
13.42
28.03
24.73
17.76
9.38
22.63
10.57
20.17
27.19
12.45
11.47
20.63
20.71
11.19
10.62
16.11
13.71
7.73
20.53
20.19
8.50
13.00
13.48
15.80
10.22
12.87
8.82
16.19
28.82
14.57
13.43
17.36
16.37
18.27
18.35
22.01
20.63
28.10
11.54
9.55
11.06
8.40
19.44
19.86
14.04
29.84
26.39
17.88
9.22
23.75
12.93
20.45
29.97
14.52
9.85
20.37
21.05
11.55
10.28
16.72
13.21
8.30
20.82
20.23
11.62
12.70
Whitestone REIT and Subsidiaries
Property Details
As of December 31, 2015
(continued)
Location
Houston
San Antonio
Year Built/
Renovated
1983
2012
Gross
Leasable
Square Feet
129,222
196,458
4,002,644
Percent
Occupied
at
12/31/2015
94%
82%
90%
Dallas
Phoenix
Dallas
Houston
Houston
Houston
Houston
Houston
Houston
Houston
Houston
Houston
Houston
Houston
Houston
Austin
Phoenix
Phoenix
Phoenix
Phoenix
Phoenix
Phoenix
Phoenix
Dallas
1985
2007
1982
1974
1979
1981
1999
2000
1981
1980
1980
1982
1982
1978
1984
1999
2009
2007
N/A
N/A
N/A
N/A
N/A
N/A
125,874
35,110
253,981
106,169
521,134
74,757
174,359
175,665
99,937
42,902
90,000
151,000
113,410
105,530
65,619
97,225
1,190,404
5,714,182
128,934
14,603
98,792
242,329
—
—
—
—
—
—
—
71% $
63%
80%
96%
80%
85% $
85%
87%
88%
99%
91%
99%
77%
51%
74%
74%
85%
88%
79% $
—%
78%
74%
—
—
—
—
—
—
—
Community Name
Williams Trace Plaza
Windsor Park
Total/Weighted Average
Office Communities:
9101 LBJ Freeway
Pima Norte
Uptown Tower
Woodlake Plaza
Total/Weighted Average
Office/Flex Communities:
Brookhill
Corporate Park Northwest
Corporate Park West
Corporate Park Woodland
Dairy Ashford
Holly Hall Industrial Park
Interstate 10 Warehouse
Main Park
Plaza Park
Westbelt Plaza
Westgate Service Center
Total/Weighted Average
Total/Weighted Average - Operating
Portfolio
Davenport Village
Gilbert Tuscany Village Hard Corner
The Promenade at Fulton Ranch
Total/Weighted Average - Development
Portfolio (4)
Anthem Marketplace
Dana Park Development
Fountain Hills
Market Street at DC Ranch
Pinnacle Phase II
Shops at Starwood Phase III
Total/Weighted Average - Property Held For
Development (5)
Grand Total/Weighted Average
Annualized Base
Rental Revenue
(in thousands) (1)
Average
Base Rental
Revenue Per
Sq. Ft. (2)
Average Net
Effective Annual
Base Rent Per
Leased Sq. Ft.(3)
13.92
10.95
16.27
1,629
1,813
56,747
1,222 $
371
3,535
1,753
6,881
241 $
1,763
1,603
852
267
723
721
653
546
497
579
8,445
72,073
2,500 $
—
1,291
13.41
11.25
15.75
13.67 $
16.77
17.40
17.20
16.50
3.79 $
11.90
10.49
9.69
6.29
8.83
4.82
7.48
10.14
10.24
8.05
8.35
14.33
24.54 $
—
16.75
3,791
21.14
—
—
—
—
—
—
—
—
—
—
—
—
—
—
14.29
18.08
17.21
17.17
16.61
3.92
11.96
10.57
9.93
6.22
8.32
4.84
7.74
9.70
9.56
8.69
8.37
14.71
25.52
—
18.00
22.23
—
—
—
—
—
—
—
5,956,511
87% $
75,864 $
14.64 $
15.05
(1) Calculated as the tenant's actual December 31, 2015 base rent (defined as cash base rents including abatements) multiplied by 12.
Excludes vacant space as of December 31, 2015. Because annualized base rental revenue is not derived from historical results that were
accounted for in accordance with generally accepted accounting principles, historical results differ from the annualized amounts. Total
abatements for leases in effect as of December 31, 2015 equaled approximately $197,000 for the month ended December 31, 2015.
(2) Calculated as annualized base rent divided by gross leasable area leased as of December 31, 2015. Excludes vacant space as of
December 31, 2015.
22
(3) Represents (i) the contractual base rent for leases in place as of December 31, 2015, adjusted to a straight-line basis to reflect changes in
rental rates throughout the lease term and amortize free rent periods and abatements, but without regard to tenant improvement
allowances and leasing commissions, divided by (ii) square footage under commenced leases of December 31, 2015.
(4)
Includes (i) new acquisitions, through the earlier of attainment of 90% occupancy or 18 months of ownership, and (ii) properties that are
undergoing significant redevelopment or re-tenanting.
(5) As of December 31, 2015, these parcels of land were held for development and, therefore, had no gross leasable area.
23
Significant Tenants
The following table sets forth information about our 15 largest tenants as of December 31, 2015, based upon annualized rental revenues
at December 31, 2015.
Tenant Name
Location
Annualized
Rental Revenue
(in thousands)
Percentage
of Total
Annualized
Base Rental
Revenues (1)
Safeway Stores Incorporated (2)
Phoenix,
Houston and
Austin
$
2,022
Bashas' Inc. (3)
Phoenix
Haggens Food & Pharmacy (4)
Phoenix
Wells Fargo & Company (5)
Alamo Drafthouse Cinema
Walgreens & Co. (6)
Dollar Tree (7)
University of Phoenix
Petco (8)
Kroger Co.
Ross Dress for Less, Inc. (9)
Paul's Ace Hardware
Rock Solid Images
Sterling Jewelers Inc.
Super Bravo, Inc.
Phoenix
Austin
Phoenix and
Houston
Phoenix and
Houston
San Antonio
Phoenix and
Houston
Dallas
San Antonio,
Phoenix and
Houston
Phoenix
Houston
Phoenix
Houston
$
Initial Lease
Date
Year Expiring
11/14/1982,
5/8/1991,
7/1/2000,
4/1/2014 and
4/1/2014
2017, 2020,
2021, 2024 and
2034
10/9/2004 and
4/1/2009 2024 and 2029
2.6 %
1.1 %
2/27/1996 and
0.9 %
7/12/2000 2020 and 2022
0.9 %
0.8 %
10/24/1996 and
4/16/1999 2016 and 2018
2027
2/1/2012
823
660
645
639
530
0.7 %
530
520
484
483
472
460
372
354
349
9,343
0.7 %
0.7 %
0.6 %
0.6 %
0.6 %
0.6 %
0.5 %
0.5 %
0.5 %
12.3 %
11/14/1982,
11/2/1987 and
11/3/1996
8/10/1999,
6/29/2001,
11/8/2009,
12/17/2009 and
5/21/2013
10/18/2010
2017, 2027 and
2049
2016, 2017,
2020, 2020 and
2023
2018
7/6/1998 and
10/15/2006 2019 and 2026
2022
12/15/2000
2/11/2009,
6/18/2012 and
2/7/2013
3/1/2008
4/1/2004
11/23/2004
6/15/2011
2020, 2023 and
2023
2018
2016
2020
2023
(1) Annualized Base Rental Revenues represents the monthly base rent as of December 31, 2015 for each applicable tenant multiplied by 12.
(2) As of December 31, 2015, we had five leases with the same tenant occupying space at properties located in Phoenix, Houston and Austin.
The annualized rental revenue for the lease that commenced on April 1, 2014, and is scheduled to expire in 2034, was $997,000, which
represents 1.3% of our total annualized base rental revenue. The annualized rental revenue for the lease that commenced on April 1,
2014, and is scheduled to expire in 2024, was $42,000, which represents less than 0.1% of our annualized base rental revenue. The
annualized rental revenue for the lease that commenced on May 8, 1991, and is scheduled to expire in 2021, was $344,000, which
represents 0.5% of our total annualized base rental revenue. The annualized rental revenue for the lease that commenced on July 1, 2000,
and is scheduled to expire in 2020, was $321,000, which represents 0.4% of our total annualized base rental revenue. The annualized
rental revenue for the lease that commenced on November 14, 1982, and is scheduled to expire in 2017, was $318,000, which represents
0.4% of our total annualized base rental revenue.
24
(3) As of December 31, 2015, we had two leases with the same tenant occupying space at properties located in Phoenix. The annualized
rental revenue for the lease that commenced on October 9, 2004, and is scheduled to expire in 2024, was $119,000, which represents 0.2%
of our total annualized base rental revenue. The annualized rental revenue for the lease that commenced on April 1, 2009, and is
scheduled to expire in 2029, was $704,000, which represents 0.9% of our total annualized base rental revenue.
(4) As of December 31, 2015, we had two leases with the same tenant occupying space at properties located in Phoenix. The annualized
rental revenue for the lease that commenced on February 27, 1996, and is scheduled to expire in 2022, was $235,000, which represents
0.3% of our total annualized base rental revenue. The annualized rental revenue for the lease that commenced on July 12, 2000, and is
scheduled to expire in 2020, was $425,000, which represents 0.6% of our total annualized base rental revenue.
(5) As of December 31, 2015, we had two leases with the same tenant occupying space at properties located in Phoenix. The annualized
rental revenue for the lease that commenced on October 24, 1996, and is scheduled to expire in 2016, was $114,000, which represents
0.2% of our total annualized base rental revenue. The annualized rental revenue for the lease that commenced on April 16, 1999, and is
scheduled to expire in 2018, was $531,000, which represents 0.7% of our total annualized base rental revenue.
(6) As of December 31, 2015, we had three leases with the same tenant occupying space at properties located in Phoenix and Houston. The
annualized rental revenue for the lease that commenced on November 3, 1996, and is scheduled to expire in 2049, was $279,000, which
represents 0.4% of our total annualized base rental revenue. The annualized rental revenue for the lease that commenced on November 2,
1987, and is scheduled to expire in 2027, was $169,000, which represents 0.2% of our total annualized base rental revenue. The
annualized rental revenue for the lease that commenced on November 14, 1982, and is scheduled to expire in 2017, was $82,000, which
represents 0.1% of our total annualized base rental revenue.
(7) As of December 31, 2015, we had five leases with the same tenant occupying space at properties in Houston and Phoenix. The
annualized rental revenue for the lease that commenced on June 29, 2001, and is scheduled to expire in 2016, was $108,000, which
represents 0.1% of our total annualized base rental revenue. The annualized rental revenue for the lease that commenced on November 8,
2009, and is scheduled to expire in 2017, was $146,000, which represents 0.2% of our total annualized base rental revenue. The
annualized rental revenue for the lease that commenced on August 10, 1999, and is scheduled to expire in 2020, was $55,000, which
represents less than 0.1% of our total annualized base rental revenue. The annualized rental revenue for the lease that commenced on
December 17, 2009, and is scheduled to expire in 2020, was $110,000, which represents 0.2% of our total annualized base rental revenue.
The lease that commenced on May 21, 2013, and is scheduled to expire in 2023, was $110,000, which represents 0.2% of our total
annualized base rental revenue.
(8) As of December 31, 2015, we had two leases with the same tenant occupying space at properties located in Phoenix and Houston. The
annualized rental revenue for the lease that commenced on October 15, 2006, and is scheduled to expire in 2026, was $260,000, which
represents 0.3% of our total annualized base rental revenue. The annualized rental revenue for the lease that commenced on July 6, 1998,
and is scheduled to expire in 2019, was $224,000, which represents 0.3% of our total annualized base rental revenue.
(9) As of December 31, 2015, we had three leases with the same tenant occupying space at properties located in San Antonio, Phoenix and
Houston. The annualized rental revenue for the lease that commenced on June 18, 2012, and is scheduled to expire in 2023, was
$175,000, which represents 0.2% of our total annualized base rental revenue. The annualized rental revenue for the lease that commenced
on February 11, 2009, and is scheduled to expire in 2020, was $187,000, which represents 0.2% of our total annualized base rental
revenue. The annualized rental revenue for the lease that commenced on February 7, 2013, and is scheduled to expire in 2023, was
$110,000, which represents 0.2% of our total annualized base rental revenue.
25
Lease Expirations
The following table lists, on an aggregate basis, all of our scheduled lease expirations over the next 10 years.
Gross Leasable Area
Annualized Base Rent
as of December 31, 2015
Number of
Leases
Approximate
Square Feet
Percent of
Total
Amount
(in thousands)
Percent of
Total
410
265
244
186
156
72
47
25
26
20
1,451
1,038,717
756,554
850,346
555,628
707,357
294,519
314,818
182,554
188,295
64,434
4,953,222
17.4 % $
12.7 %
14.3 %
9.3 %
11.9 %
4.9 %
5.3 %
3.1 %
3.2 %
1.1 %
83.2 % $
13,507
11,725
12,992
9,329
10,027
3,982
4,150
2,341
2,690
1,217
71,960
17.8 %
15.5 %
17.1 %
12.3 %
13.2 %
5.2 %
5.5 %
3.1 %
3.5 %
1.6 %
94.8 %
Year
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Total
Insurance
We believe that we have property and liability insurance with reputable, commercially rated companies. We also believe that our
insurance policies contain commercially reasonable deductibles and limits, adequate to cover our properties. We expect to maintain this type
of insurance coverage and to obtain similar coverage with respect to any additional properties we acquire in the near future. Further, we have
title insurance relating to our properties in an aggregate amount that we believe to be adequate.
Item 3. Legal Proceedings.
We are a participant in various legal proceedings and claims that arise in the ordinary course of our business. These matters are
generally covered by insurance. While the resolution of these matters cannot be predicted with certainty, we believe that the final outcome of
these matters will not have a material effect on our financial position, results of operations or cash flows.
Item 4. Mine Safety Disclosures.
Not applicable.
26
PART II
Item 5. Market for Registrant’s Common Equity, Related Shareholder Matters and Issuer Purchases of Equity
Securities.
Market Information
Common Shares
Our common shares are traded on the NYSE under the ticker symbol “WSR.” As of February 26, 2016, we had
27,004,048 common shares of beneficial interest outstanding held by a total of 1,236 shareholders of record.
The following table sets forth the quarterly high, low and closing prices per share of our common shares for the years
ended December 31, 2015 and 2014 as reported on the NYSE.
For the Year Ended December 31, 2015
High
Low
Close
First Quarter
Second Quarter
Third Quarter
Fourth Quarter
For the Year Ended December 31, 2014
First Quarter
Second Quarter
Third Quarter
Fourth Quarter
$
$
$
$
$
$
$
$
16.36 $
16.39 $
13.53 $
12.94 $
15.04 $
12.89 $
9.90 $
10.94 $
High
Low
Close
14.89 $
14.96 $
15.68 $
15.57 $
13.21 $
13.57 $
13.76 $
13.75 $
15.88
13.02
11.53
12.01
14.44
14.91
13.94
15.11
On February 26, 2016, the closing price of our common shares reported on the NYSE was $11.05 per share.
Distributions
U.S. federal income tax law generally requires that a REIT distribute annually to its shareholders at least 90% of its
REIT taxable income, without regard to the deduction for dividends paid and excluding net capital gains, and that it pay tax at
regular corporate rates on any taxable income that it does not distribute. We currently, and intend to continue to, accrue
distributions quarterly and make distributions in three monthly installments following the end of each quarter. For a discussion
of our cash flow as compared to dividends, see “Management's Discussion and Analysis of Financial Condition and Results of
Operations - Liquidity and Capital Resources.”
The timing and frequency of our distributions are authorized and declared by our board of trustees in exercise of its
business judgment based upon a number of factors, including:
•
•
•
•
•
•
•
our funds from operations;
our debt service requirements;
our capital expenditure requirements for our properties;
our taxable income, combined with the annual distribution requirements necessary to maintain REIT qualification;
requirements of Maryland law;
our overall financial condition; and
other factors deemed relevant by our board of trustees.
Any distributions we make will be at the discretion of our board of trustees and we cannot provide assurance that our
distributions will be made or sustained in the future.
27
The following table reflects the total distributions we have paid (including the total amount paid and the amount paid
per share/unit) in each indicated quarter (in thousands, except per share/unit data):
Common Shares
Noncontrolling OP Unit Holders
Total
Quarter Paid
Distributions
Per Common
Share
Total Amount
Paid
Distributions
Per OP Unit
Total Amount
Paid
Total Amount
Paid
2015
Fourth Quarter
Third Quarter
Second Quarter
First Quarter
Total
2014
Fourth Quarter
Third Quarter
Second Quarter
First Quarter
Total
$
$
$
$
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
7,666 $
7,664
6,601
6,526
28,457 $
6,484 $
6,457
6,367
6,231
25,539 $
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
143 $
122
111
113
489 $
114 $
126
152
158
550 $
7,809
7,786
6,712
6,639
28,946
6,598
6,583
6,519
6,389
26,089
Equity Compensation Plan Information
Please refer to Item 12 of this report for information concerning securities authorized under our equity incentive plan.
Issuer Purchases of Equity Securities
During the three months ended December 31, 2015, certain of our employees tendered owned common shares to
satisfy the tax withholding on the lapse of certain restrictions on restricted common shares issued under our 2008 Long-Term
Equity Incentive Ownership Plan (the “2008 Plan”). The following table summarized all of these repurchases during the three
months ended December 31, 2015.
Period
October 1, 2015 through October 31, 2015
November 1, 2015 through November 30, 2015
December 1, 2015 through December 31, 2015
Total
Total Number
of Shares
Purchased as
Part of Publicly
Announced
Plans or
Programs
N/A
Maximum
Number of
Shares that
May Yet be
Purchased
Under the Plans
or Programs
N/A
N/A
N/A
N/A
N/A
Total Number
of Shares
Purchased (1)
Average Price
Paid for Shares
—
—
12.01
12.01
— $
—
28,293
28,293 $
The number of shares purchased represents common shares held by employees who tendered owned common shares
(1)
to satisfy the tax withholding on the lapse of certain restrictions on restricted common shares issued under the 2008 Plan. With
respect to these shares, the price paid per share is based on the fair market value at the time of tender.
28
Performance Graph
The following graph compares the total shareholder returns of the Company's common shares to the Standard & Poor's
500 Index (“S&P 500”) and to the Morgan Stanley Capital International US REIT Index (“REIT Index”) from December 31,
2010 to December 31, 2015. The graph assumes that the value of the investment in our common shares and in the S&P 500
and REIT indices was $100 at December 31, 2010 and that all dividends were reinvested. The closing price of our common
shares on December 31, 2010 (on which the graph is based) was $14.80. The past shareholder return shown on the following
graph is not necessarily indicative of future performance. The performance graph and related information shall not be deemed
“filed” with the SEC, nor shall such information be incorporated by reference into any future filing, except to the extent the
Company specifically incorporates it by reference into such filing.
29
Item 6. Selected Financial Data.
The following table sets forth our selected consolidated financial information and should be read in conjunction with
“Management’s Discussion and Analysis of Financial Condition and Results of Operations” and our audited consolidated
financial statements and the notes thereto, both of which appear elsewhere in this report.
Operating Data:
Revenues
Property expenses
General and administrative
Depreciation and amortization
Executive relocation expense
Interest expense
Interest, dividend and other investment income
Income from continuing operations before loss on disposal of assets and income
taxes
Provision for income taxes
Loss on disposal of assets
Income (loss) from continuing operations
Income from discontinued operations
Gain on sale of property
Gain on sale of properties from discontinued operations
Net income
Less: net income attributable to noncontrolling interests
Net income attributable to Whitestone REIT
Year Ended December 31,
(in thousands, except per share data)
2015
2014
2013
2012
2011
$
93,416 $
31,335
20,312
19,761
—
14,910
(313 )
72,382 $
25,152
15,274
15,725
—
10,579
(90 )
60,492 $
22,678
10,912
13,100
—
9,975
(136 )
44,994 $
16,842
7,616
9,889
2,177
8,553
(290 )
7,411
(372 )
(185 )
6,854
11
—
—
6,865
116
6,749 $
5,742
(282 )
(111 )
5,349
510
—
1,887
7,746
160
7,586 $
3,963
(293 )
(49 )
3,621
298
—
—
3,919
125
3,794 $
207
(275 )
(97 )
(165 )
218
—
—
53
3
50 $
$
33,299
12,596
6,648
7,435
—
6,224
(460 )
856
(214 )
(146 )
496
440
397
—
1,333
210
1,123
30
Year Ended December 31,
(in thousands, except per share data)
2015
2014
2013
2012
2011
Earnings per share - basic
Income (loss) from continuing operations attributable to Whitestone REIT excluding
amounts attributable to unvested restricted shares
Income from discontinued operations attributable to Whitestone REIT
$
0.25
$
—
$
0.23
0.10
$
0.19
0.02
(0.01 ) $
0.01
0.08
0.04
Net income attributable to common shareholders excluding amounts attributable to
unvested restricted shares
$
0.25
$
0.33
$
0.21
$
0.00
$
0.12
Earnings per share - diluted
Income (loss) from continuing operations attributable to Whitestone REIT excluding
amounts attributable to unvested restricted shares
Income from discontinued operations attributable to Whitestone REIT
$
0.24
$
—
$
0.22
0.10
$
0.19
0.01
(0.01 ) $
0.01
0.08
0.04
Net income attributable to common shareholders excluding amounts attributable to
unvested restricted shares
$
0.24
$
0.32
$
0.20
$
0.00
$
0.12
Balance Sheet Data:
Real estate (net)
Real estate (net), discontinued operations
Other assets
Total assets
Liabilities
Whitestone REIT shareholders' equity
Noncontrolling interest in subsidiary
Other Data:
Proceeds from issuance of common shares
Acquisitions of and additions to real estate (1)
Distributions per share (2)
Funds from operations (3)
Operating Portfolio Occupancy at year end
Average aggregate gross leasable area
Average rent per square foot
(1) Including amounts for discontinued operations.
—
32,229
—
37,919
5,673
29,622
5,506
27,708
$ 745,958 $ 602,068 $ 474,760 $ 350,076 $ 241,073
5,815
26,605
$ 783,877 $ 634,297 $ 507,974 $ 385,371 $ 273,493
$ 536,886 $ 420,974 $ 287,059 $ 212,484 $ 142,786
115,958
14,749
$ 783,877 $ 634,297 $ 507,974 $ 385,371 $ 273,493
215,818
5,097
166,031
6,856
210,072
3,251
242,974
4,017
$ 49,649 $
163,050
1.13
26,696
88 %
5,734
14.62 $
$
6,458 $ 63,887 $ 58,679 $ 59,683
88,903
1.09
8,707
137,024
1.12
17,314
88 %
4,537
12.60 $
118,207
1.12
10,273
87 %
3,833
11.86 $
142,065
1.13
21,920
87 %
5,075
13.57 $
87 %
3,366
10.37
(2) The distributions per share represent total cash payments divided by weighted average common shares.
(3) We believe that Funds From Operations (“FFO”) is an appropriate supplemental measure of operating performance because it helps our investors compare
our operating performance relative to other REITs. The National Association of Real Estate Investment Trusts (“NAREIT”) defines FFO as net income (loss)
available to common shareholders computed in accordance with GAAP, excluding gains or losses from sales of operating properties and extraordinary items,
plus depreciation and amortization of real estate assets, including our share of unconsolidated partnerships and joint ventures. We calculate FFO in a manner
consistent with the NAREIT definition. For more information, see “Management's Discussion and Analysis of Financial Condition and Results of
Operations - Reconciliation of Non-GAAP Financial Measures.”
The following table sets forth a reconciliation of net income to FFO, the nearest GAAP measure, for the periods
presented:
Net income attributable to Whitestone REIT
Depreciation and amortization of real estate assets (1)
Loss (gain) on sale or disposal of assets (1)
Net income attributable to noncontrolling interests
FFO
(1) Including amounts for discontinued operations.
31
Year Ended December 31,
(in thousands, except per share data)
2015
2014
2013
2012
2011
$
$
6,749 $
19,646
185
116
26,696 $
7,586 $
15,950
(1,776 )
160
21,920 $
3,794 $
13,339
56
125
17,314 $
50 $
10,108
112
3
10,273 $
1,123
7,625
(251 )
210
8,707
Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations.
You should read the following discussion of our financial condition and results of operations in conjunction with our
audited consolidated financial statements and the notes thereto included in this Annual Report on Form 10-K. For more
detailed information regarding the basis of presentation for the following information, you should read the notes to our audited
consolidated financial statements included in this Annual Report on Form 10-K.
Overview of Our Company
We are a fully integrated real estate company that owns and operates commercial properties in culturally diverse
markets in major metropolitan areas. Founded in 1998, we are internally managed with a portfolio of commercial properties in
Texas, Arizona and Illinois.
In October 2006, our current management team joined the Company and adopted a strategic plan to acquire,
redevelop, own and operate Community Centered Properties™. We define Community Centered Properties™ as visibly
located properties in established or developing culturally diverse neighborhoods in our target markets. We market, lease, and
manage our centers to match tenants with the shared needs of the surrounding neighborhood. Those needs may include
specialty retail, grocery, restaurants and medical, educational and financial services. Our goal is for each property to become a
Whitestone-branded business center or retail community that serves a neighboring five-mile radius around our property. We
employ and develop a diverse group of associates who understand the needs of our multicultural communities and tenants.
As of December 31, 2015, we owned and operated 70 commercial properties consisting of:
Operating Portfolio
•
•
•
46 retail properties containing approximately 4.0 million square feet of gross leasable area and having a total
carrying amount (net of accumulated depreciation) of $596.2 million;
four office properties containing approximately 0.5 million square feet of gross leasable area and having a
total carrying amount (net of accumulated depreciation) of $36.2 million; and
11 office/flex properties containing approximately 1.2 million square feet of gross leasable area and having a
total carrying amount (net of accumulated depreciation) of $36.5 million.
Redevelopment, New Acquisitions Portfolio
•
•
three retail properties containing approximately 0.2 million square feet of leasable space and having a total
carrying amount (net of accumulated depreciation) of $64.9 million; and
six parcels of land held for future development having a total carrying amount of $12.2 million.
As of December 31, 2015, we had an aggregate of 1,471 tenants. We have a diversified tenant base with our largest
tenant comprising only 2.6% of our total revenues for the year ended December 31, 2015. Lease terms for our properties range
from less than one year for smaller tenants to more than 15 years for larger tenants. Our leases generally include minimum
monthly lease payments and tenant reimbursements for taxes, insurance and maintenance. We completed 408 new and renewal
leases during 2015, totaling 965,897 square feet and $61.8 million in total lease value.
We employed 95 full-time employees as of December 31, 2015. As an internally managed REIT, we bear our own
expenses of operations, including the salaries, benefits and other compensation of our employees, office expenses, legal,
accounting and investor relations expenses and other overhead costs.
32
How We Derive Our Revenue
Substantially all of our revenue is derived from rents received from leases at our properties. We had rental income and
tenant reimbursements of approximately $93,416,000 for the year ended December 31, 2015 as compared to $72,382,000 for
the year ended December 31, 2014, an increase of $21,034,000, or 29%. The year ended December 31, 2015 included
$18,633,000 in increased revenues from New Store operations. We define “New Stores” as properties acquired since the
beginning of the period being compared. For purposes of comparing the year ended December 31, 2015 to the year ended
December 31, 2014, New Stores include properties acquired between January 1, 2013 and December 31, 2014. During the
twelve months ended December 31, 2015, Same Store revenues increased $2,401,000 in the aggregate. We define “Same
Stores” as properties owned during the entire period being compared. For purposes of comparing the year ended December 31,
2015 to the year ended December 31, 2014, Same Stores include properties owned from January 1, 2013 to December 31,
2014. Same Store average occupancy decreased from 86.8% for the year ended December 31, 2014 to 86.5% for the year
ended December 31, 2015, decreasing Same Store revenue $285,000. The Same Store revenue rate per average leased square
foot increased $0.64 for the year ended December 31, 2015 to $17.28 per average leased square foot as compared to the year
ended December 31, 2014 revenue rate per average leased square foot of $16.64, increasing Same Store revenue $2,686,000.
The revenue rate per average leased square feet is calculated by dividing the total revenue by the average square feet leased
during the period.
Known Trends in Our Operations; Outlook for Future Results
Rental Income
We expect our rental income to increase year-over-year due to the addition of properties and rent increases on renewal
leases. The amount of net rental income generated by our properties depends principally on our ability to maintain the
occupancy rates of currently leased space and to lease currently available space, newly acquired properties with vacant space,
and space available from unscheduled lease terminations. The amount of rental income we generate also depends on our ability
to maintain or increase rental rates in our submarkets. Over the past three years, we have seen modest improvement in the
overall economy in our markets, which has allowed us to maintain overall occupancy rates, with slight increases in occupancy
at certain of our properties, and to recognize modest increases in rental rates. We expect this trend to continue in 2016.
Scheduled Lease Expirations
We tend to lease space to smaller businesses that desire shorter term leases. As of December 31, 2015, approximately
30% of our gross leasable area was subject to leases that expire prior to December 31, 2017. Over the last three years, we have
renewed expiring leases with respect to approximately 76% of our gross leasable area. We routinely seek to renew leases with
our existing tenants prior to their expiration and typically begin discussions with tenants as early as 18 months prior to the
expiration date of the existing lease. Inasmuch as our early renewal program and other leasing and marketing efforts target
these expiring leases, we hope to re-lease most of that space prior to expiration of the leases. In the markets in which we
operate, we obtain and analyze market rental rates through review of third-party publications, which provide market and
submarket rental rate data and through inquiry of property owners and property management companies as to rental rates being
quoted at properties that are located in close proximity to our properties and we believe display similar physical attributes as
our nearby properties. We use this data to negotiate leases with new tenants and renew leases with our existing tenants at rates
we believe to be competitive in the markets for our individual properties. Due to the short term nature of our leases, and based
upon our analysis of market rental rates, we believe that, in the aggregate, our current leases are at market rates. Market
conditions, including new supply of properties, and macroeconomic conditions in our markets and nationally affecting tenant
income, such as employment levels, business conditions, interest rates, tax rates, fuel and energy costs and other matters, could
adversely impact our renewal rate and/or the rental rates we are able to negotiate. We continue to monitor our tenants'
operating performances as well as overall economic trends to evaluate any future negative impact on our renewal rates and
rental rates, which could adversely affect our cash flow and ability to make distributions to our shareholders.
Acquisitions
We have continued to successfully grow our gross leasable area through the acquisition of additional properties, and
we expect to actively pursue and consummate additional acquisitions in the foreseeable future. We believe that over the next
few years we will continue to have excellent opportunities to acquire quality properties at historically attractive prices. We
have extensive relationships with community banks, attorneys, title companies and others in the real estate industry, which we
believe enables us to take advantage of these market opportunities and maintain an active acquisition pipeline.
33
Property Acquisitions
We seek to acquire commercial properties in high-growth markets. Our acquisition targets are properties that fit our
Community Centered Properties™ strategy. We define Community Centered Properties™ as visibly located properties in
established or developing, culturally diverse neighborhoods in our target markets, primarily in and around Phoenix, Chicago,
Dallas, Fort Worth, San Antonio and Houston. We may acquire properties in other high growth cities in the future. We market,
lease and manage our centers to match tenants with the shared needs of the surrounding neighborhood. Those needs may
include specialty retail, grocery, restaurants and medical, educational and financial services. Our goal is for each property to
become a Whitestone-branded business center or retail community that serves a neighboring five-mile radius around our
property.
Property Acquisitions. On August 28, 2015, we acquired the hard corner at our Gilbert Tuscany Village property for
approximately $1.7 million in cash and net prorations. The 14,603 square foot single-tenant property was vacant at the time of
purchase and is located in Gilbert, Arizona.
On August 26, 2015, we acquired two parcels of undeveloped land totaling 3.12 acres for 120,000 OP units. The OP
units, are convertible on a one-for-one basis for Whitestone REIT common shares, subject to certain restrictions. The
undeveloped land parcels are adjacent to our Keller Place property.
On August 26, 2015, we acquired Keller Place, a property that meets our Community Centered Property™ strategy,
for approximately $12.0 million in cash and net prorations. The 93,541 square foot property was 92% leased at the time of
purchase and is located in the Keller suburb of Fort Worth, Texas.
On August 26, 2015, we acquired Quinlan Crossing, a property that meets our Community Centered Property™
strategy, for approximately $37.5 million in cash and net prorations. The 109,892 square foot property was 95% leased at the
time of purchase and is located in Austin, Texas.
On July 2, 2015, we acquired Parkside Village North, a property that meets our Community Centered Property™
strategy, for approximately $12.5 million in cash and net prorations. The 27,045 square foot property was 100% leased at the
time of purchase and is located in Austin, Texas.
On July 2, 2015, we acquired Parkside Village South, a property that meets our Community Centered Property™
strategy, for approximately $32.5 million in cash and net prorations. The 90,101 square foot property was 100% leased at the
time of purchase and is located in Austin, Texas.
On May 27, 2015, we acquired Davenport Village, a property that meets our Community Centered Property™
strategy, for approximately $45.5 million in cash and net prorations. The 128,934 square foot property was 85% leased at the
time of purchase and is located in Austin, Texas.
On March 31, 2015, we acquired City View Village, a property that meets our Community Centered Property™
strategy, for approximately $6.3 million in cash and net prorations. The 17,870 square foot property was 100% leased at the
time of purchase and is located in San Antonio, Texas.
34
Leasing Activity
As of December 31, 2015, we owned 70 properties with 5,956,511 square feet of gross leasable area, which were
approximately 87% occupied. Our occupancy rate for all properties remained constant at approximately 87% occupied as of
December 31, 2014 and December 31, 2015, respectively. The following is a summary of the Company's leasing activity for
the year ended December 31, 2015:
Number of
Leases Signed GLA Signed
Weighted
Average Lease
Term (2)
TI and
Incentives per
Sq. Ft. (3)
Contractual Rent
Per Sq. Ft (4)
Prior
Contractual
Rent Per Sq.
Ft. (5)
Straight-lined
Basis Increase
(Decrease)
Over Prior
Rent
223
68
291
477,639
173,441
651,080
3.0 $
3.5
3.1 $
2.09 $
4.18
2.65 $
15.57 $
14.40
15.26 $
14.75
14.69
14.73
11.4 %
4.0 %
9.4 %
Number of
Leases Signed GLA Signed
Weighted
Average Lease
Term (2)
TI and
Incentives per
Sq. Ft. (3)
Contractual Rent
Per Sq. Ft (4)
10
107
117
25,362
326,403
351,765
3.6 $
5.1
5.0 $
5.62 $
13.90
13.31 $
17.09
13.80
14.04
Comparable (1)
Renewal Leases
New Leases
Total
Non-
Comparable
Renewal Leases
New Leases
Total
(1) Comparable leases represent leases signed on spaces for which there was a former tenant within the last twelve months and
the new or renewal square footage was within 25% of the expired square footage.
(2) Weighted average lease term is determined on the basis of square footage.
(3) Estimated amount per signed leases. Actual cost of construction may vary. Does not include first generation costs for
tenant improvements (“TI”) and leasing commission costs needed for new acquisitions or redevelopment of a property to
bring to operating standards for its intended use.
(4) Contractual minimum rent under the new lease for the first month, excluding concessions.
(5) Contractual minimum rent under the prior lease for the final month.
Capital Expenditures
The following is a summary of the Company's capital expenditures for the years ended December 31 (in thousands):
Capital expenditures:
Tenant improvements and allowances
Developments / redevelopments
Leasing commissions and costs
Maintenance capital expenditures
Total capital expenditures
2015
2014
$
$
5,794 $
4,938
1,818
1,987
14,537 $
3,820
4,311
1,576
1,199
10,906
35
Summary of Critical Accounting Policies
Our discussion and analysis of our financial condition and results of operations are based on our consolidated financial
statements. We prepared these financial statements in conformity with U.S. generally accepted accounting principles
(“GAAP”). The preparation of these financial statements required us to make estimates and assumptions that affect the
reported amounts of assets and liabilities, the disclosure of contingent liabilities at the dates of the financial statements and the
reported amounts of revenues and expenses during the reporting periods. We based our estimates on historical experience and
on various other assumptions we believe to be reasonable under the circumstances. Our results may differ from these
estimates. Currently, we believe that our accounting policies do not require us to make estimates using assumptions about
matters that are highly uncertain. For a better understanding of our accounting policies, you should read Note 2, “Summary of
Significant Accounting Policies,” to our accompanying consolidated financial statements in conjunction with this
“Management’s Discussion and Analysis of Financial Condition and Results of Operations.”
We have described below the critical accounting policies that we believe could impact our consolidated financial
statements most significantly.
Revenue Recognition. All leases on our properties are classified as operating leases, and the related rental income is
recognized on a straight-line basis over the terms of the related leases. Differences between rental income earned and amounts
due per the respective lease agreements are capitalized or charged, as applicable, to accrued rents and accounts
receivable. Percentage rents are recognized as rental income when the thresholds upon which they are based have been
met. Recoveries from tenants for taxes, insurance, and other operating expenses are recognized as revenues in the period the
corresponding costs are incurred. We have established an allowance for doubtful accounts against the portion of tenant
accounts receivable which is estimated to be uncollectible.
Development Properties. Land, buildings and improvements are recorded at cost. Expenditures related to the
development of real estate are carried at cost which includes capitalized carrying charges and development costs. Carrying
charges (interest and real estate taxes) are capitalized as part of construction in progress. The capitalization of such costs ceases
when the property, or any completed portion, becomes available for occupancy. For the year ended December 31, 2015,
approximately $106,000 and $69,000 in interest expense and real estate taxes, respectively, were capitalized. For the year
ended December 31, 2014, approximately $93,000 and $58,000 in interest expense and real estate taxes, respectively, were
capitalized. For the year ended December 31, 2013, approximately $114,000 and $100,000 in interest expense and real estate
taxes, respectively, were capitalized.
Acquired Properties and Acquired Lease Intangibles. We allocate the purchase price of the acquired properties to
land, building and improvements, identifiable intangible assets and to the acquired liabilities based on their respective fair
values at the time of purchase. Identifiable intangibles include amounts allocated to acquired out-of-market leases, the value of
in-place leases and customer relationship value, if any. We determine fair value based on estimated cash flow projections that
utilize appropriate discount and capitalization rates and available market information. Estimates of future cash flows are based
on a number of factors including the historical operating results, known trends and specific market and economic conditions
that may affect the property. Factors considered by management in our analysis of determining the as-if-vacant property value
include an estimate of carrying costs during the expected lease-up periods considering market conditions, and costs to execute
similar leases. In estimating carrying costs, management includes real estate taxes, insurance and estimates of lost rentals at
market rates during the expected lease-up periods, tenant demand and other economic conditions. Management also estimates
costs to execute similar leases including leasing commissions, tenant improvements, legal and other related expenses.
Intangibles related to out-of-market leases and in-place lease value are recorded as acquired lease intangibles and are amortized
as an adjustment to rental revenue or amortization expense, as appropriate, over the remaining terms of the underlying leases.
Premiums or discounts on acquired out-of-market debt are amortized to interest expense over the remaining term of such debt.
Depreciation. Depreciation is computed using the straight-line method over the estimated useful lives of 5 to 39 years
for improvements and buildings, respectively. Tenant improvements are depreciated using the straight-line method over the life
of the improvement or remaining term of the lease, whichever is shorter.
Impairment. We review our properties for impairment at least annually or whenever events or changes in
circumstances indicate that the carrying amount of the assets, including accrued rental income, may not be recoverable through
operations. We determine whether an impairment in value has occurred by comparing the estimated future cash flows
(undiscounted and without interest charges), including the estimated residual value of the property, with the carrying cost of the
property. If impairment is indicated, a loss will be recorded for the amount by which the carrying value of the property exceeds
its fair value. Management has determined that there has been no impairment in the carrying value of our real estate assets as
of December 31, 2015.
36
Accrued Rents and Accounts Receivable. Included in accrued rent and accounts receivable are base rents, tenant
reimbursements and receivables attributable to recording rents on a straight-line basis. An allowance for the uncollectible
portion of accrued rents and accounts receivable is determined based upon customer credit-worthiness (including expected
recovery of our claim with respect to any tenants in bankruptcy), historical bad debt levels, and current economic trends. As of
December 31, 2015 and 2014, we had an allowance for uncollectible accounts of $6.6 million and $5.0 million, respectively.
As of December 31, 2015, 2014 and 2013, we recorded bad debt expense in the amount of $2.0 million, $1.6 million and $1.6
million, respectively, related to tenant receivables that we specifically identified as potentially uncollectible based on our
assessment of each tenant’s credit-worthiness. Bad debt expenses and any related recoveries are included in property operation
and maintenance expense.
Unamortized Lease Commissions and Loan Costs. Leasing commissions are amortized using the straight-line method
over the terms of the related lease agreements. Loan costs are amortized on the straight-line method over the terms of the
loans, which approximates the interest method. Costs allocated to in-place leases whose terms differ from market terms related
to acquired properties are amortized over the remaining life of the respective leases.
Prepaids and Other Assets. Prepaids and other assets include escrows established pursuant to certain mortgage
financing arrangements for real estate taxes and insurance and acquisition deposits which include earnest money deposits on
future acquisitions. As part of our executive relocation arrangement, as discussed in Note 12 to our accompanying consolidated
financial statements, we issued a note receivable for $975,000 to the buyer, with an interest rate of 4.5% and a maturity of
December 31, 2013. On December 5, 2013, the note was renewed through June 30, 2014 and bears interest at a rate of 5.2%
during the renewal period. We are currently working with the buyer to renew the note receivable.
Federal Income Taxes. We elected to be taxed as a REIT under the Code beginning with our taxable year ended
December 31, 1999. As a REIT, we generally are not subject to federal income tax on income that we distribute to our
shareholders. If we fail to qualify as a REIT in any taxable year, we will be subject to federal income tax on our taxable
income at regular corporate rates. We believe that we are organized and operate in such a manner as to qualify to be taxed as a
REIT, and we intend to operate so as to remain qualified as a REIT for federal income tax purposes.
State Taxes. We are subject to the Texas Margin Tax which is computed by applying the applicable tax rate (1% for
us) to the profit margin, which, generally, will be determined for us as total revenue less a 30% standard deduction. Although
the Texas Margin Tax is not an income tax, Financial Accounting Standards Board (“FASB”) Accounting Standards
Codification (“ASC”) ASC 740, “Income Taxes” (“ASC 740”) applies to the Texas Margin Tax. As of December 31, 2015,
2014 and 2013, we recorded a margin tax provision of $0.4 million, $0.3 million and $0.3 million, respectively.
Fair Value of Financial Instruments. Our financial instruments consist primarily of cash, cash equivalents, accounts
receivable, accounts and notes payable and investments in marketable securities. The carrying value of cash, cash equivalents,
accounts receivable and accounts payable are representative of their respective fair values due to their short-term nature. The
fair value of our long-term debt, consisting of fixed rate secured notes, variable rate secured notes and an unsecured revolving
credit facility aggregate to approximately $498.8 million and $394.9 million as compared to the book value of approximately
$499.7 million and $394.1 million as of December 31, 2015 and 2014, respectively. The fair value of our long-term debt is
estimated on a Level 2 basis (as provided by ASC 820, “Fair Value Measurements and Disclosures”), using a discounted cash
flow analysis based on the borrowing rates currently available to us for loans with similar terms and maturities, discounting the
future contractual interest and principal payments.
Disclosure about fair value of financial instruments is based on pertinent information available to management as of
December 31, 2015 and 2014. Although management is not aware of any factors that would significantly affect the fair value
amounts, such amounts have not been comprehensively revalued for purposes of these financial statements since December 31,
2015 and current estimates of fair value may differ significantly from the amounts presented herein.
Derivative Instruments and Hedging Activities. We occasionally utilize derivative financial instruments, principally
interest rate swaps, to manage our exposure to fluctuations in interest rates. We have established policies and procedures for
risk assessment, and the approval, reporting and monitoring of derivative financial instruments. We recognize our interest rate
swaps as cash flow hedges with the effective portion of the changes in fair value recorded in comprehensive income (loss) and
subsequently reclassified into earnings in the period that the hedged transaction affects earnings. Any ineffective portion of a
cash flow hedges' change in fair value is recorded immediately into earnings. Our cash flow hedges are determined using Level
2 inputs under ASC 820. Level 2 inputs represent quoted prices in active markets for similar assets or liabilities; quoted prices
in markets that are not active; and model-derived valuations whose inputs are observable. As of December 31, 2015, we
consider our cash flow hedges to be highly effective.
37
Recent accounting pronouncements. In April 2015, the FASB issued guidance requiring that debt issuance costs
related to a recognized liability be presented on the balance sheet as a direct reduction from the carrying amount of that debt
liability, consistent with the presentation of debt discounts. In August 2015, the FASB issued guidance to clarify that debt
issuance costs related to line-of-credit agreements may still be presented as an asset and subsequently amortized ratably over
the term of such arrangement, regardless of whether there are any outstanding borrowings on the line-of-credit. This guidance
is effective for financial statements issued for fiscal years beginning after December 15, 2015 and is to be applied
retrospectively. We expect this guidance to reduce total assets and total notes payable on our consolidated balance sheets for
amounts classified as deferred financing costs specific to debt issuance costs. We do not expect this guidance to have any other
effect on our consolidated financial statements.
38
Liquidity and Capital Resources
Our short-term liquidity requirements consist primarily of distributions to holders of our common shares and OP units,
including those required to maintain our REIT status and satisfy our current quarterly distribution target of $0.2850 per share and OP
unit, recurring expenditures, such as repairs and maintenance of our properties, non-recurring expenditures, such as capital
improvements and tenant improvements, debt service requirements, and, potentially, acquisitions of additional properties.
During the year ended December 31, 2015, our cash provided from operating activities was $36,169,000 and our total
dividends and distributions paid were $28,946,000. Therefore, we had cash flows from operations in excess of distributions of
approximately $7,223,000. The Facility includes a $300 million unsecured borrowing capacity under a revolving credit facility,
two $50 million term loans and one $100 million term loan. The Facility also includes an accordion feature that will allow the
Operating Partnership to increase the borrowing capacity to $700 million, upon the satisfaction of certain conditions. We
anticipate that cash flows from operating activities and our borrowing capacity under the Facility will provide adequate capital
for our working capital requirements, anticipated capital expenditures and scheduled debt payments in the short term. We also
believe that cash flows from operating activities and our borrowing capacity will allow us to make all distributions required for
us to continue to qualify to be taxed as a REIT for federal income tax purposes.
Our long-term capital requirements consist primarily of maturities under our longer-term debt agreements,
development and redevelopment costs, and potential acquisitions. We expect to meet our long-term liquidity requirements with
net cash from operations, long-term indebtedness, sales of common shares, issuance of OP units, sales of underperforming and
non-core properties and other financing opportunities, including debt financing. We believe we have access to multiple sources
of capital to fund our long-term liquidity requirements, including the incurrence of additional debt and the issuance of
additional equity. However, our ability to incur additional debt will be dependent on a number of factors, including our degree
of leverage, the value of our unencumbered assets and borrowing restrictions that may be imposed by lenders. Our ability to
access the equity markets will be dependent on a number of factors as well, including general market conditions for REITs and
market perceptions about our Company.
We expect that our rental income will increase as we continue to acquire additional properties, subsequently increasing
our cash flows generated from operating activities. We intend to finance the continued acquisition of such additional properties
through equity issuances and through debt financing.
Our capital structure includes non-recourse secured debt that we assumed or originated on certain properties. We may
hedge the future cash flows of certain debt transactions principally through interest rate swaps with major financial institutions.
As discussed in Note 2 (Summary of Significant Accounting Policies) to the accompanying consolidated financial
statements, pursuant to the term of our $15.1 million 4.99% Note, due January 6, 2024 (See Note 6 (Debt) to the accompanying
consolidated financial statements), which is collateralized by our Anthem Marketplace property, we were required by the
lenders thereunder to establish a cash management account controlled by the lenders to collect all amounts generated by our
Anthem Marketplace property in order to collateralize such promissory note. Amounts in the cash management account are
classified as restricted cash.
Cash and Cash Equivalents
We had cash and cash equivalents of approximately $2,587,000 at December 31, 2015, as compared to $4,236,000 at
December 31, 2014. The decrease of $1,649,000 was primarily the result of the following:
Sources of Cash
• Cash flow from operations of $36,169,000 for the year ended December 31, 2015;
• Net proceeds of $49,649,000 from issuance of common shares;
• Net proceeds of $107,500,000 from our the Facility;
•
Proceeds from sales of marketable securities of $496,000;
• Cash flow from discontinued operations of $11,000;
Uses of Cash
39
•
Payment of dividends and distributions to common shareholders and OP unit holders of $28,946,000;
• Real estate acquisitions of $147,950,000;
• Additions to real estate of $12,719,000;
•
•
Payments of loans of $2,847,000;
Payments of loan origination costs of $1,534,000;
• Repurchase of common shares $1,357,000; and
• Change in restricted cash of $121,000.
We place all cash in short-term, highly liquid investments that we believe provide appropriate safety of principal.
Equity Offerings
On June 26, 2015, we completed the sale of 3,750,000 common shares, $0.001 par value per share, at a purchase price of
$13.3386 per share. Total net proceeds from the offering, after deducting offering expenses, were approximately $49.7 million,
which were contributed to the Operating Partnership in exchange for OP units. The Operating Partnership used the net proceeds
from this offering to repay a portion of the Facility and for general corporate purposes.
On October 8, 2013, we completed the sale of 4,000,000 common shares, $0.001 par value per share, and on October 28,
2013, upon the underwriters' exercise of the over-allotment option, we completed the sale of 600,000 additional common shares, at a
price to the public of $13.54 per share. Total net proceeds from the offering, including the over-allotment shares, and after
deducting the underwriting discount and offering expenses, were approximately $59.7 million, which we contributed to the
Operating Partnership in exchange for OP units. The Operating Partnership used the net proceeds from this offering for general
corporate purposes, which included acquisitions of additional properties, the repayment of outstanding indebtedness, capital
expenditures (including tenant improvements), the expansion, redevelopment and/or re-tenanting of properties in our portfolio,
working capital and other general purposes.
On June 19, 2013, we entered into five equity distribution agreements for an at-the-market distribution program. On
August 14, 2013, we entered into a sixth equity distribution agreement on substantially similar terms as the existing equity
distribution agreements and amended the existing equity distribution agreements in order to add an additional placement agent
(together, the “2013 equity distribution agreements”). Pursuant to the terms and conditions of the 2013 equity distribution
agreements, we could issue and sell up to an aggregate of $50 million of our common shares. Actual sales would depend on a
variety of factors to be determined by us from time to time, including (among others) market conditions, the trading price of our
common shares, capital needs and our determinations of the appropriate sources of funding for us, and will be made in transactions
that will be deemed to be “at-the-market” offerings as defined in Rule 415 under the Securities Act of 1933, as amended (the
“Securities Act”). We had no obligation to sell any of our common shares, and could at any time suspend offers under the
agreements or terminate the agreements. For the year ended December 31, 2015, we sold 456,090 common shares under the 2013
equity distribution agreements, with net proceeds to us of approximately $6.4 million. In connection with such sales, we paid
compensation of $0.1 million to the sales agents. For the year ended December 31, 2014, we sold 282,239 common shares under
the 2013 equity distribution agreements, with net proceeds to us of approximately $4.2 million. In connection with such sales, we
paid compensation of $0.2 million to the sales agents.
On June 4, 2015, we entered into nine amended and restated equity distribution agreements (the “2015 equity distribution
agreements”). Pursuant to the terms and conditions of the 2015 equity distribution agreements, we can issue and sell up to an
aggregate of $50 million of our common shares. Actual sales will depend on a variety of factors to be determined by us from time to
time, including (among others) market conditions, the trading price of our common shares, capital needs and our determinations of
the appropriate sources of funding for us, and will be made in transactions that will be deemed to be “at-the-market” offerings as
defined in Rule 415 under the Securities Act. We have no obligation to sell any of our common shares, and can at any time suspend
offers under the 2015 equity distribution agreements or terminate the 2015 equity distribution agreements. We have not sold any
common shares under the 2015 equity distribution agreements.
40
Debt
Mortgages and other notes payable consist of the following (in thousands):
Description
Fixed rate notes
$10.5 million, LIBOR plus 2.00% Note, due September 24, 2018 (1)
$50.0 million, 0.84% plus 1.35% to 1.90% Note, due October 30, 2020 (2)
$50.0 million, 1.50% plus 1.35% to 1.90% Note, due January 29, 2021 (3)
$100.0 million, 1.73% plus 1.65% to 2.25% Note, due October 30, 2022 (4)
$37.0 million 3.76% Note, due December 1, 2020
$
$6.5 million 3.80% Note, due January 1, 2019
$19.0 million 4.15% Note, due December 1, 2024
$20.2 million 4.28% Note, due June 6, 2023
$14.0 million 4.34% Note, due September 11, 2024
$14.3 million 4.34% Note, due September 11, 2024
$16.5 million 4.97% Note, due September 26, 2023
$15.1 million 4.99% Note, due January 6, 2024
$9.2 million, Prime Rate less 2.00% Note, due December 29, 2017 (5)
$2.6 million 5.46% Note, due October 1, 2023
$11.1 million 5.87% Note, due August 6, 2016
Floating rate notes
Unsecured line of credit, LIBOR plus 1.40% to 1.95%, due October 30,
2019
December 31,
2015
2014
10,220 $
50,000
50,000
100,000
35,146
6,190
19,000
20,040
14,000
14,300
16,450
15,060
7,886
2,550
11,305
10,460
50,000
50,000
—
36,090
6,355
19,000
20,200
14,000
14,300
16,450
15,060
7,888
2,583
11,607
$
127,600
499,747 $
120,100
394,093
(1) Promissory note includes an interest rate swap that fixed the interest rate at 3.55% for the duration of the term.
(2) Promissory note includes an interest rate swap that fixed the LIBOR portion of Term Loan 1 (as defined below) at 0.84%
through February 3, 2017 and 1.75% beginning February 3, 2017 through October 30, 2020.
(3) Promissory note includes an interest rate swap that fixed the LIBOR portion of Term Loan 2 (as defined below) at 1.50%.
(4) Promissory note includes an interest rate swap that fixed the LIBOR portion of Term Loan 3 (as defined below) at 1.73%.
(5) Promissory note includes an interest rate swap that fixed the interest rate at 5.72% for the duration of the term. As part of
our acquisition of Paradise Plaza in August 2012, we recorded a discount on the note of $1.3 million, which amortizes into
interest expense over the life of the loan and results in an imputed interest rate of 4.13%.
Our mortgage debt was collateralized by 20 operating properties as of December 31, 2015 with a combined net book
value of $213.9 million and 20 operating properties as of December 31, 2014 with a combined net book value of $216.9
million. Our loans contain restrictions that would require the payment of prepayment penalties for the acceleration of
outstanding debt and are secured by deeds of trust on certain of our properties and the assignment of certain rents and leases
associated with those properties.
On December 24, 2014, we assumed a $2.6 million promissory note as part of our acquisition of the hard corner at
Village Square at Dana Park (see Note 4 to the accompanying consolidated financial statements). The 5.46% fixed interest rate
note matures October 1, 2023.
41
On November 26, 2014, we, operating through our subsidiary, Whitestone Headquarters Village, LLC, a Delaware
limited liability company, entered into a $19.0 million promissory note (the “Headquarters Note”), with a fixed interest rate of
4.15% payable to Morgan Stanley Bank, N.A. and a maturity date of December 1, 2024. Proceeds from the Headquarters Note
were used to repay a portion of the Facility.
On September 3, 2014, we, operating through our subsidiary, Whitestone Pecos Ranch, LLC, a Delaware limited
liability company, entered into a $14.0 million promissory note (the “Pecos Note”), with a fixed interest rate of 4.34% payable
to Wells Fargo Bank, National Association and a maturity date of September 11, 2024. Proceeds from the Pecos Note were
used to repay a portion of the Facility.
On August 26, 2014, we, operating through our subsidiary, Whitestone Shops at Starwood, LLC, a Delaware limited
liability company, entered into a $14.3 million promissory note (the “Starwood Note”), with a fixed interest rate of 4.34%
payable to Wells Fargo Bank, National Association and a maturity date of September 11, 2024. Proceeds from the Starwood
Note were used to repay a portion of the Facility.
On November 7, 2014, we, through our Operating Partnership, entered into an unsecured revolving credit facility (the
“2014 Facility”) with the lenders party thereto, with BMO Capital Markets, Wells Fargo Securities, LLC, Merrill Lynch, Pierce,
Fenner & Smith Incorporated, and U.S. Bank, National Association, as co-lead arrangers and joint book runners, and Bank of
Montreal, as administrative agent (the “Agent”). The 2014 Facility amended and restated our previous unsecured revolving
credit facility. On October 30, 2015, we, through our Operating Partnership, entered into the First Amendment to the 2014
Facility (the “First Amendment”) with the guarantors party thereto, the lenders party thereto and the Agent. We refer to the
2014 Facility, as amended by the First Amendment, as the “Facility.”
Pursuant to the First Amendment, the Company made the following amendments to the 2014 Facility:
•
•
•
•
extended the maturity date of the $400 million unsecured revolving credit facility under the 2014 Facility (the “Revolver”)
to October 30, 2019 from November 7, 2018;
converted $100 million of outstanding borrowings under the Revolver to a new $100 million unsecured term loan under the
2014 Facility (“Term Loan 3”) with a maturity date of October 30, 2022;
extended the maturity date of the first $50 million unsecured term loan under the 2014 Facility (“Term Loan 1”) to October
30, 2020 from February 17, 2017; and
extended the maturity date of the second $50 million unsecured term loan under the 2014 Facility (“Term Loan 2” and
together with Term Loan 1 and Term Loan 3, the “Term Loans”) to January 29, 2021 from November 7, 2019.
Borrowings under the Facility accrue interest (at the Operating Partnership's option) at a Base Rate or an Adjusted
LIBOR plus an applicable margin based upon our then existing leverage. As of December 31, 2015, the interest rate was
2.182%. The applicable margin for Adjusted LIBOR borrowings ranges from 1.40% to 1.95% for the Revolver and 1.35% to
2.25% for the Term Loans. Base Rate means the higher of: (a) the Agent's prime commercial rate, (b) the sum of (i) the
average rate quoted by the Agent by two or more federal funds brokers selected by the Agent for sale to the Agent at face value
of federal funds in the secondary market in an amount equal or comparable to the principal amount for which such rate is being
determined, plus (ii) 1/2 of 1.00%, and (c) the LIBOR rate for such day plus 1.00%. Adjusted LIBOR means LIBOR divided by
one minus the Eurodollar Reserve Percentage. The Eurodollar Reserve Percentage means the maximum reserve percentage at
which reserves are imposed by the Board of Governors of the Federal Reserve System on eurocurrency liabilities.
We serve as the guarantor for funds borrowed by the Operating Partnership under the Facility. The Facility contains
customary terms and conditions, including, without limitation, affirmative and negative covenants such as information
reporting requirements, maximum secured indebtedness to total asset value, minimum EBITDA (earnings before interest, taxes,
depreciation, amortization or extraordinary items) to fixed charges, and maintenance of a minimum net worth. The Facility
also contains customary events of default with customary notice and cure, including, without limitation, nonpayment, breach of
covenant, misrepresentation of representations and warranties in a material respect, cross-default to other major indebtedness,
change of control, bankruptcy and loss of REIT tax status.
42
The Facility includes an accordion feature that will allow the Operating Partnership to increase the borrowing capacity
to $700 million, upon the satisfaction of certain conditions. The Facility, which is available to us for acquisitions of properties
and working capital, is our primary source of additional credit. As of December 31, 2015, $327.6 million was drawn on the
Facility and our unused borrowing capacity was $172.4 million, assuming that we use the proceeds of the Facility to acquire
properties, or to repay debt on properties, that are eligible to be included in the unsecured borrowing base. Proceeds from the
Facility were used for general corporate purposes, including property acquisitions, debt repayment, capital expenditures, the
expansion, redevelopment and re-tenanting of properties in our portfolio and working capital. We intend to use the additional
proceeds from the Facility for general corporate purposes, including property acquisitions, debt repayment, capital expenditure,
the expansion, redevelopment and re-tenanting of properties in our portfolio and working capital.
Certain other of our loans are subject to customary covenants. As of December 31, 2015, we were in compliance with
all loan covenants.
Annual maturities of notes payable as of December 31, 2015 are due during the following years:
Year
2016
2017
2018
2019
2020
Thereafter
Total
Amount Due
(in thousands)
$
$
13,269
10,213
12,136
135,649
82,827
245,653
499,747
Capital Expenditures
We continually evaluate our properties’ performance and value. We may determine it is in our shareholders’ best
interest to invest capital in properties we believe have potential for increasing value. We also may have unexpected capital
expenditures or improvements for our existing assets. Additionally, we intend to continue investing in similar properties outside
of Texas in cities with exceptional demographics to diversify market risk, and we may incur significant capital expenditures or
make improvements in connection with any properties we may acquire.
43
Contractual Obligations
As of December 31, 2015, we had the following contractual obligations (see Note 8 of our accompanying consolidated
financial statements for further discussion regarding the specific terms of our debt):
Payment due by period (in thousands)
Contractual Obligations
Long-Term Debt - Principal
Long-Term Debt - Fixed Interest
Long-Term Debt - Variable Interest (1)
Unsecured credit facility - Unused commitment fee (2)
Operating Lease Obligations
Total
$ 499,747 $
80,589
8,036
1,322
186
Total
$ 589,880 $
Less than
1
year (2016)
1 - 3 years
(2017 -
2018)
13,269 $
13,030
2,096
345
74
28,814 $
22,349 $
24,753
4,193
690
88
52,073 $
3 - 5 years
(2019 -
2020)
218,476 $
23,002
1,747
287
21
243,533 $
More than
5 years
(after
2020)
245,653
19,804
—
—
3
265,460
(1) As of December 31, 2015, we had one loans totaling $127.6 million which bore interest at a floating rate. The variable
interest rate payments are based on LIBOR plus 1.35% to LIBOR plus 1.95%, which reflects our new interest rates under
our 2014 Facility. The information in the table above reflects our projected interest rate obligations for the floating rate
payments based on one-month LIBOR as of December 31, 2015, of 0.24%.
(2) The unused commitment fees on our unsecured credit facility, payable quarterly, are based on the average daily unused
amount of our unsecured credit facility. The fees are 0.20% for facility usage greater than 50% or 0.25% for facility usage
less than 50%. The information in the table above reflects our projected obligations for our unsecured credit facility based
on our December 31, 2015 balance of $327.6 million.
44
Distributions
During 2015, we paid distributions to our common shareholders and OP unit holders of $28.9 million, compared to
$26.1 million in 2014. Common shareholders and OP unit holders receive monthly distributions. Payments of distributions are
declared quarterly and paid monthly. The distributions paid to common shareholders and OP unit holders were as follows (in
thousands, except per share data) for the years ended December 31, 2015 and 2014:
Common Shares
Noncontrolling OP Unit
Holders
Total
Distributions
Per Common
Share
Total Amount
Paid
Distributions
Per OP Unit
Total Amount
Paid
Total Amount
Paid
Quarter Paid
2015
Fourth Quarter
Third Quarter
Second Quarter
First Quarter
Total
2014
Fourth Quarter
Third Quarter
Second Quarter
First Quarter
Total
$
$
$
$
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
7,666 $
7,664
6,601
6,526
28,457 $
6,484 $
6,457
6,367
6,231
25,539 $
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
143 $
122
111
113
489 $
114 $
126
152
158
550 $
7,809
7,786
6,712
6,639
28,946
6,598
6,583
6,519
6,389
26,089
45
Results of Operations
Year Ended December 31, 2015 Compared to Year Ended December 31, 2014
The following table provides a general comparison of our results of operations for the years ended December 31, 2015
and 2014 (dollars in thousands, except per share data):
Number of properties owned and operated
Aggregate gross leasable area (sq. ft.)
Ending occupancy rate - operating portfolio(1)
Ending occupancy rate - all properties
Total property revenues
Total property expenses
Total other expenses
Provision for income taxes
Loss on disposal of assets
Income from continuing operations
Income from discontinued operations, net of taxes
Gain on sale of property from discontinued operations
Net income
Less: Net income attributable to noncontrolling interests
Net income attributable to Whitestone REIT
Funds from operations core(2)
Property net operating income (3)
Distributions paid on common shares and OP units
Distributions per common share and OP unit
Distributions paid as a % of funds from operations core
Year Ended December 31,
2015
70
5,956,511
88 %
87 %
2014
63
5,485,793
87 %
87 %
93,416
31,335
54,670
372
185
6,854
11
—
6,865
116
6,749
35,754
62,081
28,946
1.1400
$
$
$
$
81 %
72,382
25,152
41,488
282
111
5,349
510
1,887
7,746
160
7,586
28,153
47,230
26,089
1.1400
93 %
$
$
$
$
(1) Excludes (i) new acquisitions, through the earlier of attainment of 90% occupancy or 18 months of ownership, and (ii)
properties that are undergoing significant redevelopment or re-tenanting.
(2) For an explanation and reconciliation of funds from operations to net income, see “Funds From Operations” below.
(3) For an explanation and reconciliation of property net operating income to net income, see “Property Net Operating
Income” below.
46
Property revenues. We had rental income and tenant reimbursements of approximately $93,416,000 for the year
ended December 31, 2015 as compared to $72,382,000 for the year ended December 31, 2014, an increase of $21,034,000, or
29%. The year ended December 31, 2015 included $18,633,000 in increased revenues from New Store operations. We define
“New Stores” as properties acquired since the beginning of the period being compared. For purposes of comparing the year
ended December 31, 2015 to the year ended December 31, 2014, New Stores include properties acquired between January 1,
2014 and December 31, 2015. During the twelve months ended December 31, 2015, Same Store revenues increased
$2,401,000 in the aggregate. We define “Same Stores” as properties owned during the entire period being compared. For
purposes of comparing the year ended December 31, 2015 to the year ended December 31, 2014, Same Stores include
properties owned from January 1, 2014 to December 31, 2015. Same Store average occupancy decreased from 86.8% for the
year ended December 31, 2014 to 86.5% for the year ended December 31, 2015, decreasing Same Store revenue $285,000.
The Same Store revenue rate per average leased square foot increased $0.64 for the year ended December 31, 2015 to $17.28
per average leased square foot as compared to the year ended December 31, 2014 revenue rate per average leased square foot of
$16.64, increasing Same Store revenue $2,686,000. The revenue rate per average leased square feet is calculated by dividing
the total revenue by the average square feet leased during the period.
Property expenses. Our property expenses were $31,335,000 for the year ended December 31, 2015, as compared to
$25,152,000 for the year ended December 31, 2014, an increase of $6,183,000, or 25%. The primary components of total
property expenses, Same Store property expenses and New Store property expenses are detailed in the tables below (in
thousands):
Overall Property Expenses
2015
2014
Increase
% Increase
Year Ended December 31,
Real estate taxes
Utilities
Contract services
Repairs and maintenance
Bad debt
Labor and other
Total
Same Store Property Expenses
Real estate taxes
Utilities
Contract services
Repairs and maintenance
Bad debt
Labor and other
Total
New Store Property Expenses
Real estate taxes
Utilities
Contract services
Repairs and maintenance
Bad debt
Labor and other
Total
$
$
$
$
$
$
12,637 $
4,788
5,297
3,253
2,025
3,335
31,335 $
9,747 $
4,235
4,295
2,370
1,573
2,932
25,152 $
2,890
553
1,002
883
452
403
6,183
30 %
13 %
23 %
37 %
29 %
14 %
25 %
Year Ended December 31,
2015
2014
% Increase
(Decrease)
Increase
(Decrease)
125
47
204
470
213
(115 )
944
9,387 $
4,203
4,235
2,366
1,495
2,910
24,596 $
9,512 $
4,250
4,439
2,836
1,708
2,795
25,540 $
1 %
1 %
5 %
20 %
14 %
(4 )%
4 %
Year Ended December 31,
2015
2014
Increase
% Increase
3,125 $
538
858
417
317
540
5,795 $
360 $
32
60
4
78
22
556 $
2,765 Not meaningful
506 Not meaningful
798 Not meaningful
413 Not meaningful
239 Not meaningful
518 Not meaningful
5,239 Not meaningful
47
Real estate taxes. Real estate taxes increased $2,890,000, or 30%, during the year ended December 31, 2015 as
compared to 2014, primarily as a result of New Store real estate taxes, which increased $2,765,000. Same Store real estate
taxes increased $125,000, or 1%, for the year ended December 31, 2015 as compared to the year ended December 31, 2014.
We actively work to keep our valuations and resulting taxes low because a majority of these taxes are charged to our tenants
through triple net leases, and we strive to keep these charges to our tenants as low as possible.
Utilities. Utilities increased $553,000, or 13%, during the year ended December 31, 2015 as compared to 2014. The
increase in utility expenses was primarily attributable to New Store increases of $506,000 for the year ended December 31,
2015. Same Store utilities expenses increased approximately $47,000, or 1%, during the year ended December 31, 2015 as
compared to 2014. The majority of the Same Store increase was attributable to increased electricity usage and related charges.
Contract services. Contract services increased $1,002,000, or 23%, during the year ended December 31, 2015 as
compared to 2014, primarily as a result of New Store contract services, which increased $798,000. Same Store contract
services increased $204,000, or 5%.
Repairs and maintenance. Repairs and maintenance increased $883,000, or 37%, during the year ended
December 31, 2015 as compared to 2014. New Store repairs and maintenance increased $413,000 for the year ended
December 31, 2015 as compared to 2014. Same Store repairs and maintenance increased $470,000, or 20%, during year ended
December 31, 2015 as compared to 2014. The majority of the Same Store increase was attributable to increased electrical
repairs of $139,000, exterior painting of $100,000 and roofing repairs of $75,000.
Bad debt. Bad debt for the year ended December 31, 2015 increased $452,000, or 29%, as compared to 2014. New
Store bad debt increased $239,000 for the year ended December 31, 2015 as compared to the year ended December 31, 2014.
Same Store bad debt increased $213,000 or 14% for the year ended December 31, 2015 as compared to the year ended
December 31, 2014. The overall bad debt expense was approximately 2% of revenue for the years ended December 31, 2015
and December 31, 2014.
Labor and other. Labor and other expenses increased $403,000, or 14%, for year ended December 31, 2015 as
compared to 2014. New Store labor and other expenses increased $518,000 for the year ended December 31, 2015 as
compared to 2014. Same Store labor and other expenses decreased $115,000, or 4%, during year ended December 31, 2015 as
compared to 2014.
48
Same Store and New Store net operating income. The components of Same Store, New Store and total property net
operating income and net income are detailed in the table below (in thousands):
Year Ended December 31,
2015
2014
Increase
% Increase
(Decrease) (Decrease)
Same store (52 properties, exclusive of land held for
development)
Property revenues
Rental revenues
Other revenues
Total property revenues
Property expenses
Property operation and maintenance
Real estate taxes
Total property expenses
$
57,045 $
15,468
72,513
54,596 $
15,516
70,112
2,449
(48 )
2,401
16,029
9,511
25,540
15,199
9,397
24,596
830
114
944
Total same store net operating income
46,973
45,516
1,457
4 %
— %
3 %
5 %
1 %
4 %
3 %
New store (12 properties, exclusive of land held for
development)
Property revenues
Rental revenues
Other revenues
Total property revenues
Property expenses
Property operation and maintenance
Real estate taxes
Total property expenses
14,798
6,105
20,903
2,669
3,126
5,795
1,697
573
2,270
13,101
5,532
18,633
772 %
965 %
821 %
206
350
556
2,463
2,776
5,239
1,196 %
793 %
942 %
Total new store net operating income
15,108
1,714
13,394
781 %
Total property net operating income
62,081
47,230
14,851
31 %
Less total other expenses, provision for income taxes and
loss on disposal of assets
55,227
41,881
13,346
32 %
Income from continuing operations
Income from discontinued operations, net of taxes
6,854
11
5,349
2,397
1,505
(2,386 )
28 %
(100 )%
Net income
$
6,865 $
7,746 $
(881 )
(11 )%
49
Other expenses. Our other expenses were $54,670,000 for the year ended December 31, 2015, as compared to
$41,488,000 for the year ended December 31, 2014, an increase of $13,182,000, or 32%. The primary components of other
expenses, net are detailed in the table below (in thousands):
General and administrative
Depreciation and amortization
Interest expense
Interest, dividend and other investment income
Total other expenses
Year Ended December 31,
2015
2014
Increase
% Increase
(Decrease) (Decrease)
$
$
20,312 $
19,761
14,910
(313 )
54,670 $
15,274 $
15,725
10,579
(90 )
41,488 $
5,038
4,036
4,331
(223 )
13,182
33 %
26 %
41 %
248 %
32 %
General and administrative. General and administrative expenses increased approximately $5,038,000, or 33%, for
the year ended December 31, 2015 as compared to 2014. The increase in general and administrative expenses included
increased share-based compensation costs of $2,682,000, increased legal fees of $1,135,000, increased salaries and benefits of
$587,000, increased acquisition costs of $237,000, increased office expenses of $283,000 and increased other expenses of
$114,000.
Total compensation recognized in earnings for share-based payments for the years ended December 31, 2015 and 2014
was $7.3 million and $4.7 million, respectively. Based on our current financial projections, we expect approximately 82% of
the unvested awards to vest over the next 39 months. As of December 31, 2015, there was approximately $9.9 million in
unrecognized compensation cost related to outstanding non-vested performance-based shares, which are expected to vest over a
period of 39 months, and approximately $3.4 million in unrecognized compensation cost related to outstanding non-vested
time-based shares, which are expected to be recognized over a period of approximately 15 months beginning on January 1,
2016.
We expect to record approximately $13.3 million in share-based compensation subsequent to the year ended
December 31, 2015. The unrecognized share-based compensation cost is expected to vest over a weighted average period of 25
months. The dilutive impact of the performance-based shares will be included in the denominator of the earnings per share
calculation beginning in the period that the performance conditions are expected to be met.
Depreciation and amortization. Depreciation and amortization increased $4,036,000, or 26%, for the year ended
December 31, 2015 as compared to 2014. New Store depreciation increased $3,525,000 and Same Store depreciation increased
$485,000. The increase in Same Store depreciation is attributable to redevelopment and re-tenanting investments.
Depreciation on corporate assets and amortization of commission costs increased $26,000.
Interest expense. Interest expense increased $4,331,000, or 41%, for the year ended December 31, 2015 as compared
to 2014. An increase in our average outstanding notes payable balance of $142,738,000 accounted for $4,651,000 in increased
interest expense, offset by a decrease in our effective interest rate to 3.11% for the year ended December 31, 2015 as compared
to 3.26% for the year ended December 31, 2014, resulting in a $633,000 decrease in interest expense. Amortization of loan
fees increased interest expense by $313,000 for the year ended December 31, 2015 as compared to the year ended
December 31, 2014.
Interest, dividend and other investment income. Interest, dividend and other investment income increased $223,000,
or 248%, for the year ended December 31, 2015 as compared to 2014. During the year ended December 31, 2015, our interest
income increased $191,000, our gains on sales of investments in available-for-sale securities increased $44,000 and our
dividend income decreased $12,000 as compared to the amounts realized during the year ended December 31, 2014.
50
Discontinued operations. Discontinued operations are comprised of the of three office buildings known as Zeta,
Royal Crest and Featherwood, located in Houston, Texas. On December 31, 2014, we completed the sale of the three office
buildings for $10.3 million. As part of the transaction, we provided short-term seller financing of $2.5 million. We recorded a
gain on sale of $4.4 million, including recognizing a $1.9 million gain on sale for the year ended December 31, 2015 and
deferring the remaining $2.5 million gain on sale to be recognized upon receipt of principal payments on the financing
provided by us.
The primary components of discontinued operations are detailed in the table below (in thousands):
Property revenues
Rental revenues
Other revenues
Total property revenues
Property expenses
Property operation and maintenance
Real estate taxes
Total property expenses
Other expenses
Interest expense
Depreciation and amortization
Total other expense
Income before loss on disposal of assets and income taxes
Provision for income taxes
Gain on sale or disposal of property or assets in discontinued operations
Year Ended December 31,
2015
2014
$
51 $
—
51
1,560
66
1,626
41
—
41
—
—
—
10
—
1
562
172
734
314
58
372
520
(10 )
1,887
Income from discontinued operations
$
11 $
2,397
51
Year Ended December 31, 2014 Compared to Year Ended December 31, 2013
The following table provides a general comparison of our results of operations for the years ended December 31, 2014
and December 31, 2013 (dollars in thousands, except per share data):
Number of properties owned and operated(1)
Aggregate gross leasable area (sq. ft.)
Ending occupancy rate - operating portfolio(2)
Ending occupancy rate - all properties
Total property revenues
Total property expenses
Total other expenses
Provision for income taxes
Loss on disposal of assets
Income from continuing operations
Income from discontinued operations, net of taxes
Gain on sale of property from discontinued operations
Net income
Less: Net income attributable to noncontrolling interests
Net income attributable to Whitestone REIT
Funds from operations core(3)
Property net operating income (4)
Distributions paid on common shares and OP units
Distributions per common share and OP unit
Distributions paid as a % of funds from operations core
Year Ended December 31,
2014
63
5,485,793
87 %
87 %
2013
57
4,853,930
88 %
87 %
72,382
25,152
41,488
282
111
5,349
510
1,887
7,746
160
7,586
28,153
47,230
26,089
1.1400
$
$
$
$
93 %
60,492
22,678
33,851
293
49
3,621
298
—
3,919
125
3,794
20,796
37,814
20,985
1.1400
101 %
$
$
$
$
(1) Excludes 112,400 square feet of gross leasable area in three office buildings sold on December 31, 2014, Zeta, Royal Crest
and Featherwood, located in Houston, Texas.
(2) Excludes (i) new acquisitions, through the earlier of attainment of 90% occupancy or 18 months of ownership, and (ii)
properties that are undergoing significant redevelopment or re-tenanting.
(3) For an explanation and reconciliation of funds from operations to net income, see “Funds From Operations” below.
(4) For an explanation and reconciliation of property net operating income to net income, see “Property Net Operating
Income” below.
52
Property revenues. We had rental income and tenant reimbursements of approximately $72,382,000 for the year
ended December 31, 2014 as compared to $60,492,000 for the year ended December 31, 2013, an increase of $11,890,000, or
20%. The year ended December 31, 2014 included $10,762,000 in increased revenues from New Store operations. We define
“New Stores” as properties acquired since the beginning of the period being compared. For purposes of comparing the year
ended December 31, 2014 to the year ended December 31, 2013, New Stores include properties acquired between January 1,
2013 and December 31, 2014. During the twelve months ended December 31, 2014, Same Store revenues increased
$1,128,000 in the aggregate. We define “Same Stores” as properties owned during the entire period being compared. For
purposes of comparing the year ended December 31, 2014 to the year ended December 31, 2013, Same Stores include
properties owned from January 1, 2013 to December 31, 2014. Same Store average occupancy increased from 85.6% for the
year ended December 31, 2013 to 86.1% for the year ended December 31, 2014, increasing Same Store revenue $303,000.
The Same Store revenue rate per average leased square foot increased $0.23 for the year ended December 31, 2014 to $15.66
per average leased square foot as compared to the year ended December 31, 2013 revenue rate per average leased square foot of
$15.43, increasing Same Store revenue $825,000. The revenue rate per average leased square feet is calculated by dividing the
total revenue by the average square feet leased during the period.
Property expenses. Our property expenses were $25,152,000 for the year ended December 31, 2014, as compared to
$22,678,000 for the year ended December 31, 2013, an increase of $2,474,000, or 11%. The primary components of total
property expenses, Same Store property expenses and New Store property expenses are detailed in the tables below (in
thousands):
Overall Property Expenses
Year Ended December 31,
2014
2013
% Increase
(Decrease)
Real estate taxes
Utilities
Contract services
Repairs and maintenance
Bad debt
Labor and other
Total
Same Store Property Expenses
Real estate taxes
Utilities
Contract services
Repairs and maintenance
Bad debt
Labor and other
Total
New Store Property Expenses
Real estate taxes
Utilities
Contract services
Repairs and maintenance
Bad debt
Labor and other
Total
$
$
$
$
$
$
Increase
(Decrease)
1,148
717
401
250
(76 )
34
2,474
8,599 $
3,518
3,894
2,120
1,649
2,898
22,678 $
Increase
(Decrease)
(12 )
177
(64 )
(62 )
(292 )
(370 )
(623 )
7,715 $
3,320
3,660
2,035
1,571
2,818
21,119 $
9,747 $
4,235
4,295
2,370
1,573
2,932
25,152 $
7,703 $
3,497
3,596
1,973
1,279
2,448
20,496 $
13 %
20 %
10 %
12 %
(5 )%
1 %
11 %
— %
5 %
(2 )%
(3 )%
(19 )%
(13 )%
(3 )%
Year Ended December 31,
2014
2013
% Increase
(Decrease)
Year Ended December 31,
2014
2013
Increase
(Decrease)
% Increase
(Decrease)
2,044 $
738
699
397
294
484
4,656 $
884 $
198
234
85
78
80
1,559 $
1,160 Not meaningful
540 Not meaningful
465 Not meaningful
312 Not meaningful
216 Not meaningful
404 Not meaningful
3,097 Not meaningful
53
Real estate taxes. Real estate taxes increased $1,148,000, or 13%, during the year ended December 31, 2014 as
compared to 2013, primarily as a result of New Store real estate taxes, which increased $1,160,000. Same Store real estate
taxes decreased $12,000 for the year ended December 31, 2014 as compared to the year ended December 31, 2013. We
actively work to keep our valuations and resulting taxes low because a majority of these taxes are charged to our tenants
through triple net leases, and we strive to keep these charges to our tenants as low as possible.
Utilities. Utilities increased $717,000, or 20%, during the year ended December 31, 2014 as compared to 2013. The
increase in utility expenses was primarily attributable to New Store increases of $540,000 for the year ended December 31,
2014. Same Store utilities expenses increased approximately $177,000, or 5%, during the year ended December 31, 2014 as
compared to 2013. The majority of the Same Store increase was attributable to increased electricity usage and related charges.
Contract services. Contract services increased $401,000, or 10%, during the year ended December 31, 2014 as
compared to 2013, primarily as a result of New Store contract services, which increased $465,000. Same Store contract
services decreased $64,000, or 2%.
Repairs and maintenance. Repairs and maintenance increased $250,000, or 12%, during the year ended
December 31, 2014 as compared to 2013. New Store repairs and maintenance increased $312,000 for the year ended
December 31, 2014 as compared to 2013. Same Store repairs and maintenance decreased $62,000, or 3%, during year ended
December 31, 2014 as compared to 2013.
Bad debt. Bad debt for the year ended December 31, 2014 decreased $76,000, or 5%, as compared to 2013. New
Store bad debt increased $216,000 for the year ended December 31, 2014 as compared to the year ended December 31, 2013.
Same Store bad debt decreased $292,000 or 19% for the year ended December 31, 2014 as compared to the year ended
December 31, 2013. The overall bad debt expense was approximately 2% of revenue for the year ended December 31, 2014
and approximately 3% of revenue for the year ended December 31, 2013. We vigorously pursue past due accounts, but expect
collection of rents to continue to be challenging for the foreseeable future.
Labor and other. Labor and other expenses increased $34,000, or 1%, for year ended December 31, 2014 as compared
to 2013. New Store labor and other expenses increased $404,000 for the year ended December 31, 2014 as compared to 2013.
Same Store labor and other expenses decreased $370,000, or 13%, during year ended December 31, 2014 as compared to 2013.
54
Same Store and New Store net operating income. The components of Same Store, New Store and total property net
operating income and net income are detailed in the table below (in thousands):
Year ended December 31,
2014
2013
Increase
% Increase
(Decrease) (Decrease)
Same store (48 properties)
Property revenues
Rental revenues
Other revenues
Total property revenues
Property expenses
Property operation and maintenance
Real estate taxes
Total property expenses
$
43,585 $
12,574
56,159
43,006 $
12,025
55,031
579
549
1,128
12,793
7,703
20,496
13,394
7,725
21,119
(601 )
(22 )
(623 )
Total same store net operating income
35,663
33,912
1,751
New store (15 properties)
Property revenues
Rental revenues
Other revenues
Total property revenues
Property expenses
Property operation and maintenance
Real estate taxes
Total property expenses
12,708
3,515
16,223
2,612
2,044
4,656
4,291
1,170
5,461
685
874
1,559
8,417
2,345
10,762
1,927
1,170
3,097
1 %
5 %
2 %
(4 )%
— %
(3 )%
5 %
196 %
200 %
197 %
281 %
134 %
199 %
Total new store net operating income
11,567
3,902
7,665
196 %
Total property net operating income
47,230
37,814
9,416
25 %
Less total other expenses, provision for income taxes and
loss on disposal of assets
41,881
34,193
7,688
22 %
Income from continuing operations
Income from discontinued operations, net of taxes
5,349
2,397
3,621
298
1,728
2,099
48 %
704 %
Net income
$
7,746 $
3,919 $
3,827
98 %
55
Other expenses. Our other expenses were $41,488,000 for the year ended December 31, 2014, as compared to
$33,851,000 for the year ended December 31, 2013, an increase of $7,637,000, or 23%. The primary components of other
expenses, net are detailed in the table below (in thousands):
General and administrative
Depreciation and amortization
Interest expense
Interest, dividend and other investment income
Total other expenses
Year Ended December 31,
2014
2013
Increase
% Increase
(Decrease) (Decrease)
$
$
15,274 $
15,725
10,579
(90 )
41,488 $
10,912 $
13,100
9,975
(136 )
33,851 $
4,362
2,625
604
46
7,637
40 %
20 %
6 %
(34 )%
23 %
General and administrative. General and administrative expenses increased approximately $4,362,000, or 40%, for
the year ended December 31, 2014 as compared to 2013. The increase in general and administrative expenses included
increased share-based compensation costs of $2,381,000, increased payroll costs of $1,601,000, increased acquisition costs of
$176,000, increased office expenses of $113,000 and increased other expenses of $91,000.
Total compensation recognized in earnings for share-based payments for the years ended December 31, 2014 and 2013
was $4.7 million and $2.3 million, respectively. Based on our current financial projections, we expect approximately 81% of
the unvested awards to vest over the next 54 months. As of December 31, 2014, there was approximately $15.7 million in
unrecognized compensation cost related to outstanding non-vested performance-based shares, which are expected to vest over a
period of 54 months and approximately $0.8 million in unrecognized compensation cost related to outstanding non-vested time-
based shares, which are expected to be recognized over a period of approximately 27 months beginning on January 1, 2015.
We expect to record approximately $16.5 million in share-based compensation subsequent to the year ended
December 31, 2014. The unrecognized share-based compensation cost is expected to vest over a weighted average period of 38
months. The dilutive impact of the performance-based shares will be included in the denominator of the earnings per share
calculation beginning in the period that the performance conditions are expected to be met.
Depreciation and amortization. Depreciation and amortization increased $2,625,000, or 20%, for the year ended
December 31, 2014 as compared to 2013. New Store depreciation increased $1,901,000 and Same Store depreciation increased
$667,000. The increase in Same Store depreciation is attributable to redevelopment and re-tenanting investments.
Depreciation on corporate assets and amortization of commission costs increased $57,000.
Interest expense. Interest expense increased $604,000, or 6%, for the year ended December 31, 2014 as compared to
2013. An increase in our average outstanding notes payable balance of $59,113,000 accounted for $2,176,000 in increased
interest expense, offset by a decrease in our effective interest rate to 3.26% for the year ended December 31, 2014 versus 3.68%
for the year ended December 31, 2013, resulting in a $1,255,000 decrease in interest expense. Early extinguishment of debt
fees of $169,000 incurred during the year ended December 31, 2013 and decreased amortized loan fees of $148,000 both
decreased interest expense for the year ended December 31, 2014 as compared to the year ended December 31, 2013.
Interest, dividend and other investment income. Interest, dividend and other investment income decreased $46,000, or
34%, for the year ended December 31, 2014 as compared to 2013. During the year ended December 31, 2014, our gains on
sales of investments in available-for-sale securities decreased $41,000, our dividend income decreased $12,000 and our interest
income increased $7,000 as compared to the amounts realized during the year ended December 31, 2013.
56
Discontinued operations. Discontinued operations are comprised of the of three office buildings known as Zeta,
Royal Crest and Featherwood, located in Houston, Texas. On December 31, 2014, we completed the sale of the three office
buildings for $10.3 million. As part of the transaction, we provided short-term seller financing of $2.5 million. We recorded a
gain on sale of $4.4 million, including recognizing a $1.9 million gain on sale for the year ended December 31, 2014 and
deferring the remaining $2.5 million gain on sale to be recognized upon receipt of principal payments on the financing
provided by us.
The primary components of discontinued operations are detailed in the table below (in thousands):
Property revenues
Rental revenues
Other revenues
Total property revenues
Property expenses
Property operation and maintenance
Real estate taxes
Total property expenses
Other expenses
Interest expense
Depreciation and amortization
Total other expense
Income before loss on disposal of assets and income taxes
Provision for income taxes
Gain (loss) on sale or disposal of property or assets in discontinued operations
Year Ended December 31,
2014
2013
$
1,560 $
66
1,626
1,565
88
1,653
562
172
734
314
58
372
520
(10 )
1,887
664
168
832
329
175
504
317
(12 )
(7 )
298
Income from discontinued operations
$
2,397 $
57
Reconciliation of Non-GAAP Financial Measures
Funds From Operations (“FFO”)
The National Association of Real Estate Investment Trusts (“NAREIT”) defines FFO as net income (loss) available to
common shareholders computed in accordance with U.S. GAAP, excluding gains or losses from sales of operating real estate
assets, impairment charges on properties held for investment and extraordinary items, plus depreciation and amortization of
operating properties, including our share of unconsolidated real estate joint ventures and partnerships. We calculate FFO in a
manner consistent with the NAREIT definition.
Management uses FFO as a supplemental measure to conduct and evaluate our business because there are certain
limitations associated with using U.S. GAAP net income (loss) alone as the primary measure of our operating performance.
Historical cost accounting for real estate assets in accordance with U.S. GAAP implicitly assumes that the value of
real estate assets diminishes predictably over time. Because real estate values instead have historically risen or fallen with
market conditions, management believes that the presentation of operating results for real estate companies that use historical
cost accounting is insufficient by itself. In addition, securities analysts, investors and other interested parties use FFO as the
primary metric for comparing the relative performance of equity REITs.
FFO should not be considered as an alternative to net income or other measurements under U.S. GAAP, as an
indicator of our operating performance or to cash flows from operating, investing or financing activities as a measure of
liquidity. FFO does not reflect working capital changes, cash expenditures for capital improvements or principal payments on
indebtedness. Although our calculation of FFO is consistent with that of NAREIT, there can be no assurance that FFO
presented by us is comparable to similarly titled measures of other REITs.
FFO Core
Management believes that the computation of FFO in accordance with NAREIT's definition includes certain items that
are not indicative of the results provided by our operating portfolio and affect the comparability of our period-over-period
performance. These items include, but are not limited to, legal settlements, non-cash share-based compensation expense, rent
support agreement payments received from sellers on acquired assets and acquisition costs. Therefore, in addition to FFO,
management uses FFO Core, which we define to exclude such items. Management believes that these adjustments are
appropriate in determining FFO Core as they are not indicative of the operating performance of our assets. In addition, we
believe that FFO Core is a useful supplemental measure for the investing community to use in comparing us to other REITs as
many REITs provide some form of adjusted or modified FFO. However, there can be no assurance that FFO Core presented by
us is comparable to the adjusted or modified FFO of other REITs.
Below are the calculations of FFO and FFO Core and the reconciliations to net income, which we believe is the most
comparable GAAP financial measure (in thousands):
FFO AND FFO CORE
Net income attributable to Whitestone REIT
Depreciation and amortization of real estate assets (1)
Loss (gain) on disposal or sale of assets (1)
Net income attributable to noncontrolling interests (1)
FFO
Share-based compensation expense
Acquisition costs
Rental support payments received
FFO Core
(1)
Includes amounts from discontinued operations.
58
Year Ended December 31,
2015
2014
2013
$
$
$
$
6,749 $
19,646
185
116
26,696 $
7,339 $
1,719
—
35,754 $
7,586 $
15,950
(1,776 )
160
21,920 $
4,736 $
1,341
156
28,153 $
3,794
13,339
56
125
17,314
2,284
1,010
188
20,796
Property Net Operating Income (“NOI”)
Management believes that NOI is a useful measure of our property operating performance. We define NOI as
operating revenues (rental and other revenues) less property and related expenses (property operation and maintenance and real
estate taxes). Other REITs may use different methodologies for calculating NOI and, accordingly, our NOI may not be
comparable to other REITs. Because NOI excludes general and administrative expenses, depreciation and amortization,
involuntary conversion, interest expense, interest income, provision for income taxes and gain or loss on sale or disposition of
assets, it provides a performance measure that, when compared year over year, reflects the revenues and expenses directly
associated with owning and operating commercial real estate properties and the impact to operations from trends in occupancy
rates, rental rates and operating costs, providing perspective not immediately apparent from net income. We use NOI to
evaluate our operating performance since NOI allows us to evaluate the impact that factors such as occupancy levels, lease
structure, lease rates and tenant base have on our results, margins and returns. In addition, management believes that NOI
provides useful information to the investment community about our property and operating performance when compared to
other REITs since NOI is generally recognized as a standard measure of property performance in the real estate industry.
However, NOI should not be viewed as a measure of our overall financial performance since it does not reflect general and
administrative expenses, depreciation and amortization, involuntary conversion, interest expense, interest income, provision for
income taxes and gain or loss on sale or disposition of assets, the level of capital expenditures and leasing costs necessary to
maintain the operating performance of our properties.
Below is the calculation of NOI and the reconciliation to net income, which we believe is the most comparable GAAP
financial measure (in thousands):
PROPERTY NET OPERATING INCOME (“NOI”)
Net income attributable to Whitestone REIT
General and administrative expenses
Depreciation and amortization
Interest expense
Interest, dividend and other investment income
Provision for income taxes
Loss on sale or disposal of assets
Income from discontinued operations
Gain on sale of property
Net income attributable to noncontrolling interests
NOI
Taxes
Year Ended December 31,
2015
2014
2013
6,749 $
20,312
19,761
14,910
(313 )
372
185
(11 )
—
116
62,081 $
7,586 $
15,274
15,725
10,579
(90 )
282
111
(510 )
(1,887 )
160
47,230 $
3,794
10,912
13,100
9,975
(136 )
293
49
(298 )
—
125
37,814
$
$
We elected to be taxed as a REIT under the Code beginning with our taxable year ended December 31, 1999. As a
REIT, we generally are not subject to federal income tax on income that we distribute to our shareholders. If we fail to qualify
as a REIT in any taxable year, we will be subject to federal income tax on our taxable income at regular corporate rates. We
believe that we are organized and operate in a manner to qualify and be taxed as a REIT, and we intend to operate so as to
remain qualified as a REIT for federal income tax purposes.
Inflation
We anticipate that the majority of our leases will continue to be triple-net leases or otherwise provide that tenants pay
for increases in operating expenses and will contain provisions that we believe will mitigate the effect of inflation. In addition,
many of our leases are for terms of less than five years, which allows us to adjust rental rates to reflect inflation and other
changing market conditions when the leases expire. Consequently, increases due to inflation, as well as ad valorem tax rate
increases, generally do not have a significant adverse effect upon our operating results.
Off-Balance Sheet Arrangements
We had no significant off-balance sheet arrangements as of December 31, 2015.
59
Item 7A. Quantitative and Qualitative Disclosures About Market Risk.
Our future income, cash flows and fair value relevant to our financial instruments depend upon prevailing market
interest rates. Market risk refers to the risk of loss from adverse changes in market prices and interest rates. Based upon the
nature of our operations, we are not subject to foreign exchange rate or commodity price risk. The principal market risk to
which we are exposed is the risk related to interest rate fluctuations. Many factors, including governmental monetary and tax
policies, domestic and international economic and political considerations, and other factors that are beyond our control
contribute to interest rate risk. Our interest rate risk objective is to limit the impact of interest rate fluctuations on earnings and
cash flows and to lower our overall borrowing costs. To achieve this objective, we manage our exposure to fluctuations in
market interest rates for our borrowings through the use of fixed rate debt instruments to the extent that reasonably favorable
rates are obtainable.
All of our financial instruments were entered into for other than trading purposes.
Fixed Interest Rate Debt
As of December 31, 2015, $372.1 million, or approximately 74%, of our outstanding debt was subject to fixed interest
rates, which limit the risk of fluctuating interest rates. Though a change in the market interest rates affects the fair market
value, it does not impact net income to shareholders or cash flows. Our total outstanding fixed interest rate debt has an average
effective interest rate at this time of approximately 3.82% per annum with expirations ranging from 2016 to 2024 (see Note 8 to
our accompanying consolidated financial statements for further detail). Holding other variables constant, a 1% increase or
decrease in interest rates would cause a $16.8 million decline or increase, respectively, in the fair value for our fixed rate debt.
Variable Interest Rate Debt
As of December 31, 2015, $127.6 million, or approximately 26%, of our outstanding debt was subject to floating
interest rates of LIBOR plus 1.40% to 1.95% and not currently subject to a hedge. The impact of a 1% increase or decrease in
interest rates on our floating rate debt would result in a decrease or increase, respectively, of annual net income of
approximately $1.3 million.
Item 8. Financial Statements and Supplementary Data.
The information required by this Item 8 is incorporated by reference to our Financial Statements beginning on page F-
1 of this Annual Report on Form 10-K.
Item 9. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure.
None.
Item 9A. Controls and Procedures.
Evaluation of Disclosure Controls and Procedures
In connection with the preparation of this Annual Report on Form 10-K, as of December 31, 2015, an evaluation was
performed under the supervision and with the participation of the Company's management, including our Chief Executive
Officer (“CEO”) and Chief Financial Officer (“CFO”), of the effectiveness of the design and operation of our disclosure
controls and procedures as defined in Rule 13a-15(e) under the Exchange Act. In performing this evaluation, management
reviewed the selection, application and monitoring of our historical accounting policies. Based on that evaluation, the CEO and
CFO concluded that as of December 31, 2015, these disclosure controls and procedures were effective and designed to ensure
that the information required to be disclosed in our reports filed with the SEC is recorded, processed, summarized and reported
on a timely basis. In designing and evaluating disclosure controls and procedures, management recognizes that any controls
and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired
control objectives. Management is required to apply judgment in evaluating the cost-benefit relationship of possible controls
and procedures.
Management’s Annual Report on Internal Control Over Financial Reporting
Our management is responsible for establishing and maintaining adequate internal control over financial reporting, as
such term is defined in Exchange Act Rule 13a-15(f). Under the supervision and with the participation of our management, we
60
conducted an evaluation of the effectiveness of our internal control over financial reporting based on the framework in Internal
Control—Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission.
Based on our evaluation under this framework, our management concluded that our internal control over financial reporting
was effective as of December 31, 2015.
The Company's independent registered public accounting firm has issued a report on the effectiveness of the
Company's internal control over financial reporting, which appears on page F-3 of this Annual Report on Form 10-K.
Changes in Internal Control Over Financial Reporting
There have been no changes during the Company's quarter ended December 31, 2015, in the Company's internal
controls over financial reporting that have materially affected, or are reasonably likely to materially affect, the Company's
internal control over financial reporting.
Item 9B. Other Information.
None.
61
PART III
Item 10. Trustees, Executive Officers and Corporate Governance.
The information required by Item 10 of Form 10-K is incorporated herein by reference to such information as set forth
in the definitive proxy statement for our 2016 annual meeting of shareholders.
Item 11. Executive Compensation.
The information required by Item 11 of Form 10-K is incorporated herein by reference to such information as set forth
in the definitive proxy statement for our 2016 annual meeting of shareholders.
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Shareholder Matters.
The following table provides information regarding our equity compensation plans as of December 31, 2015:
Number of securities to
be issued upon exercise
of outstanding options,
warrants and rights
(a)
Weighted-average
exercise price of
outstanding options,
warrants and rights
(b)
Number of securities
remaining available for
future issuance under
equity compensation
plans (excluding
securities reflected in
column (a))
(c)
—
(1 ) $
—
— $
—
—
—
957,084
(2)
—
(3)
957,084
Plan Category
Equity compensation plans
approved by security
holders
Equity compensation plans
not approved by security
holders
Total
(1) Excludes 3,119,221 common shares subject to outstanding restricted common share units granted pursuant to our 2008
Long-Term Equity Incentive Ownership Plan, as amended (the “Plan”).
(2) Pursuant the Plan, the maximum aggregate number of common shares that may be issued under the Plan will be increased
upon each issuance of common shares by the Company so that at any time the maximum number of shares that may be
issued under the Plan shall equal 12.5% of the aggregate number of common shares of the Company and OP units issued
and outstanding (other than units issued to or held by the Company).
(3) Excludes 8,333 restricted common shares issued to trustees outside the Plan.
The remaining information required by Item 12 of Form 10-K is incorporated by reference to such information as set forth
in the definitive proxy statement for our 2016 annual meeting of shareholders.
Item 13. Certain Relationships and Related Transactions, and Director Independence.
The information required by Item 13 of Form 10-K is incorporated herein by reference to such information as set forth
in the definitive proxy statement for our 2016 annual meeting of shareholders.
Item 14. Principal Accountant Fees and Services.
The information required by Item 14 of Form 10-K is incorporated herein by reference to such information as set forth
in the definitive proxy statement for our 2016 annual meeting of shareholders.
62
PART IV
Item 15. Exhibits and Financial Statement Schedules.
1. Financial Statements. The list of our financial statements filed as part of this Annual Report on Form 10-K is set forth on
page F-1 herein.
2. Financial Statement Schedules.
a. Schedule II - Valuation and Qualifying Accounts
b. Schedule III - Real Estate and Accumulated Depreciation
All other financial statement schedules have been omitted because the required information of such schedules is
not present, is not present in amounts sufficient to require a schedule or is included in the consolidated financial statements.
3. Exhibits. The list of exhibits filed as part of this Annual Report on Form 10-K in response to Item 601 of Regulation S-K
is submitted on the Exhibit Index attached hereto and incorporated herein by reference.
63
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Registrant has duly
caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
SIGNATURES
WHITESTONE REIT
Date: February 29, 2016
By: /s/ James C. Mastandrea
James C. Mastandrea, Chairman and CEO
POWER OF ATTORNEY
KNOW ALL PERSONS BY THESE PRESENT, that each person whose signature appears below constitutes and
appoints James C. Mastandrea and David K. Holeman, and each of them, acting individually, as his attorney-in-fact, each with
full power of substitution and resubstitution, for him or her and in his or her name, place and stead, in any and all capacities, to
sign any and all amendments to this Annual Report on Form 10-K, and to file the same, with all exhibits thereto, and other
documents in connection therewith, with the Securities and Exchange Commission, granting unto said attorneys-in-fact and
agents, and each of them, full power and authority to do and perform each and every act and thing requisite and necessary to be
done in connection therewith and about the premises, as fully to all intents and purposes as he or she might or could do in
person, hereby ratifying and confirming all that said attorneys-in-fact and agents, or any of them, or their or his or her substitute
or substitutes, may lawfully do or cause to be done by virtue hereof.
Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the
following persons on behalf of the Registrant and in the capacities and on the dates indicated.
February 29, 2016
/s/ James C. Mastandrea
James C. Mastandrea, Chairman and CEO
(Principal Executive Officer)
February 29, 2016
/s/ David K. Holeman
David K. Holeman, Chief Financial Officer
(Principal Financial and Principal Accounting Officer)
February 29, 2016
/s/ Daryl J. Carter
Daryl J. Carter, Trustee
February 29, 2016
/s/ Donald F. Keating
Donald F. Keating, Trustee
February 29, 2016
/s/ Paul T. Lambert
Paul T. Lambert, Trustee
February 29, 2016
/s/ Jack L. Mahaffey
Jack L. Mahaffey, Trustee
64
INDEX TO CONSOLIDATED FINANCIAL STATEMENTS
Reports of Independent Registered Public Accounting Firm
Consolidated Balance Sheets as of December 31, 2015 and 2014
Consolidated Statements of Operations and Comprehensive Income for the
Years Ended December 31, 2015, 2014 and 2013
Consolidated Statements of Changes in Equity for the Years Ended
December 31, 2015, 2014 and 2013
Consolidated Statements of Cash Flows for the Years Ended December 31,
2015, 2014 and 2013
Notes to Consolidated Financial Statements
Schedule II – Valuation and Qualifying Accounts
Schedule III – Real Estate and Accumulated Depreciation
Page
2
4
5
7
8
10
33
34
All other schedules for which provision is made in the applicable accounting regulations of the Securities and
Exchange Commission are not required under the related instructions or are inapplicable, and therefore have been omitted.
F- 1
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Trustees and Shareholders of
Whitestone REIT:
We have audited the accompanying consolidated balance sheets of Whitestone REIT and subsidiaries (the
“Company”) as of December 31, 2015 and 2014, and the related consolidated statements of operations and comprehensive
income, changes in equity and cash flows for each of the years in the three year period ended December 31, 2015. In
connection with our audits of the consolidated financial statements, we have also audited the financial statement schedules as
listed in the accompanying index. These consolidated financial statements and financial statement schedules are the
responsibility of the Company's management. Our responsibility is to express an opinion on these financial statements and
financial statement schedules 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 audits to obtain reasonable assurance about whether the
financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the
amounts and disclosures in the financial statements. An audit also includes 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, the financial statements referred to above present fairly, in all material respects, the consolidated
financial position of Whitestone REIT and subsidiaries as of December 31, 2015 and 2014, and the consolidated results of their
operations and their cash flows for each of the years in the three year period ended December 31, 2015 in conformity with U.S.
generally accepted accounting principles. Also, in our opinion, the related financial statement schedules, 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.
We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United
States), Whitestone REIT and subsidiaries' internal control over financial reporting as of December 31, 2015, based on the
criteria established in Internal Control - Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of
the Treadway Commission (COSO) and our report dated February 29, 2016 expressed an unqualified opinion on the
effectiveness of the Company's internal control over financial reporting.
/s/ Pannell Kerr Forster of Texas, P.C.
Houston, Texas
February 29, 2016
F- 2
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Trustees and Shareholders of
Whitestone REIT:
We have audited the internal control over financial reporting of Whitestone REIT and subsidiaries (the “Company”) as
of December 31, 2015, based on criteria established in Internal Control - Integrated Framework (2013) issued by the
Committee of Sponsoring Organizations of the Treadway Commission (“COSO”). The Company's management is responsible
for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control
over financial reporting, included in the accompanying Management's Report on Internal Control over Financial Reporting.
Our responsibility is to express an opinion on the Company's internal control over financial reporting based on our audit.
We conducted our audit 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 effective
internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding
of internal control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the
design and operating effectiveness of internal control based on the assessed risk. Our audit also included performing such other
procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our
opinion.
A company's internal control over financial reporting is a process designed 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. A company's internal control over financial reporting includes those policies and
procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions
and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to
permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and
expenditures of the company are being made only in accordance with authorizations of management and directors of the
company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or
disposition of the company's assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements.
Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become
inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
In our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as
of December 31, 2015, based on criteria established in Internal Control - Integrated Framework (2013) issued by COSO.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United
States), the consolidated balance sheets of Whitestone REIT and subsidiaries as of December 31, 2015 and 2014, and the
related consolidated statements of operations and comprehensive income, changes in equity, and cash flows for each of the
years in the three year period ended December 31, 2015, and our report dated February 29, 2016, expressed an unqualified
opinion on those consolidated financial statements.
/s/ Pannell Kerr Forster of Texas, P.C.
Houston, Texas
February 29, 2016
F- 3
Whitestone REIT and Subsidiaries
CONSOLIDATED BALANCE SHEETS
(in thousands, except per share data)
December 31,
2015
2014
ASSETS
Real estate assets, at cost
Property
Accumulated depreciation
Total real estate assets
Cash and cash equivalents
Restricted cash
Marketable securities
Escrows and acquisition deposits
Accrued rents and accounts receivable, net of allowance for doubtful accounts
Unamortized lease commissions and loan costs
Prepaid expenses and other assets
LIABILITIES AND EQUITY
Total assets
Liabilities:
Notes payable
Accounts payable and accrued expenses
Tenants' security deposits
Dividends and distributions payable
Total liabilities
Commitments and contingencies:
Equity:
Preferred shares, $0.001 par value per share; 50,000,000 shares authorized; none
issued and outstanding as of December 31, 2015 and December 31, 2014,
respectively
Common shares, $0.001 par value per share; 400,000,000 shares authorized;
26,991,493 and 22,835,695 issued and outstanding as of December 31, 2015
and December 31, 2014, respectively
Additional paid-in capital
Accumulated deficit
Accumulated other comprehensive loss
Total Whitestone REIT shareholders' equity
Noncontrolling interest in subsidiary
Total equity
Total liabilities and equity
$
$
$
$
835,538 $
(89,580 )
745,958
2,587
121
435
6,668
15,466
9,970
2,672
783,877 $
499,747 $
24,051
5,254
7,834
536,886
—
—
27
359,971
(116,895 )
(129 )
242,974
4,017
246,991
783,877 $
673,655
(71,587 )
602,068
4,236
—
973
4,092
11,834
8,879
2,215
634,297
394,093
15,882
4,372
6,627
420,974
—
—
23
304,078
(93,938 )
(91 )
210,072
3,251
213,323
634,297
See the accompanying notes to consolidated financial statements.
F- 4
Whitestone REIT and Subsidiaries
CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME
(in thousands, except per share data)
Property revenues
Rental revenues
Other revenues
Total property revenues
Property expenses
Property operation and maintenance
Real estate taxes
Total property expenses
Other expenses (income)
General and administrative
Depreciation and amortization
Interest expense
Interest, dividend and other investment income
Total other expense
Year Ended December 31,
2015
2014
2013
$
71,843 $
21,573
93,416
56,293 $
16,089
72,382
47,297
13,195
60,492
18,698
12,637
31,335
15,405
9,747
25,152
14,079
8,599
22,678
20,312
19,761
14,910
(313)
54,670
15,274
15,725
10,579
(90)
41,488
10,912
13,100
9,975
(136)
33,851
Income from continuing operations before loss on sale or disposal of assets and
income taxes
7,411
5,742
3,963
Provision for income taxes
Loss on sale or disposal of assets
Income from continuing operations
Income from discontinued operations
Gain on sale of property from discontinued operations
Income from discontinued operations
Net income
Less: Net income attributable to noncontrolling interests
(372)
(185)
6,854
11
—
11
(282)
(111)
5,349
510
1,887
2,397
(293)
(49)
3,621
298
—
298
6,865
7,746
3,919
116
160
125
Net income attributable to Whitestone REIT
$
6,749 $
7,586 $
3,794
See the accompanying notes to consolidated financial statements.
F- 5
Whitestone REIT and Subsidiaries
CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME
(in thousands, except per share data)
Year Ended December 31,
2015
2014
2013
Basic Earnings Per Share:
Income from continuing operations attributable to Whitestone REIT excluding
amounts attributable to unvested restricted shares
Income from discontinued operations attributable to Whitestone REIT
$
$
0.25
0.00
$
0.23
0.10
0.19
0.02
Net income attributable to common shareholders excluding amounts attributable to
unvested restricted shares
$
0.25
$
0.33
$
0.21
Diluted Earnings Per Share:
Income from continuing operations attributable to Whitestone REIT excluding
amounts attributable to unvested restricted shares
Income from discontinued operations attributable to Whitestone REIT
$
$
0.24
0.00
$
0.22
0.10
0.19
0.01
Net income attributable to common shareholders excluding amounts attributable to
unvested restricted shares
$
0.24
$
0.32
$
0.20
Weighted average number of common shares outstanding:
Basic
Diluted
24,631
25,683
22,278
22,793
18,027
18,273
Distributions declared per common share / OP unit
$
1.1400 $
1.1400 $
1.1400
Consolidated Statements of Comprehensive Income
Net income
Other comprehensive gain (loss)
$
6,865 $
7,746 $
3,919
Unrealized gain (loss) on cash flow hedging activities
Unrealized gain (loss) on available-for-sale marketable securities
Comprehensive income
46
(85 )
(136 )
96
173
180
6,826
7,706
4,272
Less: Comprehensive income attributable to noncontrolling interests
115
160
136
Comprehensive income attributable to Whitestone REIT
$
6,711 $
7,546 $
4,136
See the accompanying notes to consolidated financial statements.
F- 6
Whitestone REIT and Subsidiaries
CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY
(in thousands, except per share and unit data)
Common Shares
Amount
Shares
Additional
Paid-in
Capital
Accumulated
Other
Accumulated Comprehensive
Deficit
Loss
Total
Shareholders'
Equity
Noncontrolling
Interests
Units
Dollars
Total
Equity
Balance, December 31, 2012
16,943 $
16 $
224,237 $
(57,830) $
(392) $
166,031
685 $
6,856 $ 172,887
Exchange of noncontrolling interest OP
units for common shares
Exchange offer costs
Issuance of common shares - ATM
Program (1)
Issuance of common shares under
dividend reinvestment plan
Issuance of common shares - overnight
offering (2)
Shared-based compensation
Distributions
Unrealized gain on change in fair value
of cash flow hedge
Unrealized gain on change in fair value
of available-for sale marketable
securities
Net income
Balance, December 31, 2013
Exchange of noncontrolling interest OP
units for common shares
Exchange offer costs
Issuance of common shares - ATM
Program (3)
Issuance of common shares under
dividend reinvestment plan
Repurchase of common shares (4)
Share-based compensation
Distributions
Unrealized loss on change in fair value
of cash flow hedge
Unrealized gain on change in fair value
of available-for sale marketable
securities
Net income
123
—
282
7
4,600
(11 )
—
1
—
—
—
5
—
—
1,236
(40 )
4,191
99
59,691
2,157
—
—
—
—
—
—
—
(21,685 )
(3 )
—
—
—
—
—
—
1,234
(123 )
(40 ) —
(1,234)
—
—
(40 )
4,191
—
99
—
59,696
—
2,157 —
(21,685 ) —
—
—
—
—
4,191
99
59,696
2,157
(662)
(22,347 )
—
—
—
—
167
167
—
6
173
—
—
21,944
164
—
—
—
22
1
—
—
—
291,571
1,484
(136 )
456
—
6,458
7
(2 )
267
—
—
—
—
—
94
(24 )
4,631
—
—
—
—
—
—
—
—
23
—
—
—
3,794
(75,721 )
—
—
—
—
—
—
(25,803 )
—
—
7,586
174
—
(54 )
2
—
—
—
—
—
—
174
—
3,794 —
562
215,818
6
125
5,097
180
3,919
220,915
1,487
(164 )
(1,487)
(136 ) —
—
—
(136 )
6,458
—
—
6,458
—
94
(24 ) —
4,631 —
(25,803 ) —
—
—
—
94
(24 )
4,631
(518)
(26,321 )
(133 )
(133 ) —
(3)
(136 )
94
—
(91 )
94
—
7,586 —
2
160
96
7,746
210,072
398
3,251
213,323
Balance, December 31, 2014
22,836
304,078
(93,938 )
F- 7
(Continued on Next Page)
Whitestone REIT and Subsidiaries
CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY
(in thousands, except per share and unit data)
Additional
Other
Total
Noncontrolling
Common Shares
Shares
Amount
Paid-in
Accumulated Comprehensive
Shareholders’
Interests
Total
Capital
Deficit
Loss
Equity
Units
Dollars
Equity
Accumulated
Exchange of noncontrolling interest OP
units for common shares
Issuance of common shares under
dividend reinvestment plan
Issuance of common shares, net of
offering costs
Issuance of OP units
Repurchase of common shares (4)
Share-based compensation
Distributions
Unrealized gain on change in fair value
of cash flow hedge
Unrealized loss on change in fair value
of available-for sale marketable
securities
Net income
21
7
3,750
—
(101 )
478
—
—
—
4
—
—
—
—
173
95
49,645
—
(1,357 )
7,337
—
—
—
—
—
—
—
(29,706 )
—
—
—
—
—
—
—
—
—
—
—
6,749
1
—
—
—
—
—
—
45
(84 )
—
174
(21 )
(174)
95
—
49,649
—
—
120
(1,357 ) —
7,337 —
(29,706 ) —
—
95
49,649
1,333
(1,357 )
7,337
—
—
1,333
—
—
(509)
(30,215 )
45
—
1
46
(84 ) —
6,749 —
(1)
116
(85 )
6,865
Balance, December 31, 2015
26,991 $
27 $
359,971 $
(116,895) $
(129) $
242,974
497 $
4,017 $ 246,991
(1) Net of offering costs of $0.2 million.
(2) Net of offering costs of $2.6 million.
(3) Net of offering costs of $0.1 million.
(4) During the years ended December 31, 2015 and 2014, the Company acquired common shares held by employees who tendered owned common shares to satisfy the tax
withholding on the lapse of certain restrictions on restricted shares.
See the accompanying notes to consolidated financial statements.
F- 7
(Continued)
Whitestone REIT and Subsidiaries
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)
Cash flows from operating activities:
Net income from continuing operations
Net income from discontinued operations
Net income
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization
Amortization of deferred loan costs
Amortization of notes payable discount
Gain on sale of marketable securities
Loss on sale or disposal of assets and properties
Bad debt expense
Share-based compensation
Changes in operating assets and liabilities:
Escrows and acquisition deposits
Accrued rent and accounts receivable
Related party receivable
Unamortized lease commissions
Prepaid expenses and other assets
Accounts payable and accrued expenses
Tenants' security deposits
Net cash provided by operating activities
Net cash provided by operating activities of discontinued operations
Cash flows from investing activities:
Acquisitions of real estate
Additions to real estate
Proceeds from sales of marketable securities
Net cash used in investing activities
Net cash provided by (used in) investing activities of discontinued operations
Cash flows from financing activities:
Distributions paid to common shareholders
Distributions paid to OP unit holders
Proceeds from issuance of common shares, net of offering costs
Payments of exchange offer costs
Proceeds from revolving credit facility, net
Proceeds from notes payable
Repayments of notes payable
Payments of loan origination costs
Change in restricted cash
Repurchase of common shares
Net cash provided by financing activities
Net cash used in financing activities of discontinued operations
Net decrease in cash and cash equivalents
Cash and cash equivalents at beginning of period
Cash and cash equivalents at end of period
Year Ended December 31,
2015
2014
2013
$
6,854 $
11
6,865
5,349 $
2,397
7,746
3,621
298
3,919
19,761
1,212
295
(44 )
185
1,974
7,337
(2,576 )
(5,606 )
—
(1,918 )
394
7,419
882
36,169
11
15,725
899
304
—
111
1,602
4,631
(1,998 )
(3,668 )
—
(1,526 )
605
2,257
900
25,191
450
13,100
1,046
463
(41 )
49
1,638
2,284
4,920
(3,589 )
652
(1,170 )
938
(1,242 )
561
23,230
654
(147,950 )
(12,719 )
496
(160,173 )
—
(129,439 )
(9,330 )
—
(138,769 )
7,311
(119,102 )
(6,138 )
747
(124,493 )
(153 )
(28,457 )
(489 )
49,649
—
107,500
—
(2,847 )
(1,534 )
(121 )
(1,357 )
122,344
—
(1,649 )
4,236
2,587 $
(25,539 )
(550 )
6,458
(136 )
85,300
47,300
(3,306 )
(3,036 )
—
(24 )
106,467
(2,905 )
(2,255 )
6,491
4,236 $
(20,294 )
(691 )
63,887
(40 )
65,800
105,710
(110,829 )
(2,796 )
—
—
100,747
(38 )
(53 )
6,544
6,491
$
See the accompanying notes to consolidated financial statements.
F- 8
Whitestone REIT and Subsidiaries
CONSOLIDATED STATEMENTS OF CASH FLOWS
Supplemental Disclosures
(in thousands)
Supplemental disclosure of cash flow information:
Cash paid for interest
Cash paid for taxes
Non cash investing and financing activities:
Disposal of fully depreciated real estate
Financed insurance premiums
Value of shares issued under dividend reinvestment plan
Value of common shares exchanged for OP units
Change in fair value of available-for-sale securities
Change in fair value of cash flow hedge
Debt assumed with acquisitions of real estate
Interest supplement assumed with acquisition of real estate
Acquisition of real estate in exchange for OP units
Year Ended December 31,
2015
2014
2013
13,470 $
315 $
9,562 $
238 $
9,179
237
57 $
1,057 $
95 $
174 $
85 $
(46) $
— $
— $
1,333 $
6,092 $
888 $
94 $
1,484 $
96 $
(136) $
2,586 $
— $
— $
278
883
99
1,236
180
173
11,100
932
—
$
$
$
$
$
$
$
$
$
$
$
See the accompanying notes to consolidated financial statements.
F- 9
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
1. DESCRIPTION OF BUSINESS AND NATURE OF OPERATIONS
Whitestone REIT (“Whitestone”) was formed as a real estate investment trust, pursuant to the Texas Real Estate
Investment Trust Act on August 20, 1998. In July 2004, we changed our state of organization from Texas to Maryland pursuant
to a merger where we merged directly with and into a Maryland real estate investment trust formed for the sole purpose of the
reorganization and the conversion of each of our outstanding common shares of beneficial interest of the Texas entity into
1.42857 common shares of beneficial interest of the Maryland entity. We serve as the general partner of Whitestone REIT
Operating Partnership, L.P. (the “Operating Partnership” or “WROP” or “OP”), which was formed on December 31, 1998 as a
Delaware limited partnership. We currently conduct substantially all of our operations and activities through the Operating
Partnership. As the general partner of the Operating Partnership, we have the exclusive power to manage and conduct the
business of the Operating Partnership, subject to certain customary exceptions. As of December 31, 2015, 2014 and 2013, we
owned and operated 70, 63, and 60 commercial properties, respectively, in and around Austin, Chicago, Dallas-Fort Worth,
Houston, Phoenix and San Antonio.
2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Basis of Consolidation. We are the sole general partner of the Operating Partnership and possess full legal control and
authority over the operations of the Operating Partnership. As of December 31, 2015, 2014 and 2013, we owned a majority of
the partnership interests in the Operating Partnership. Consequently, the accompanying consolidated financial statements
include the accounts of the Operating Partnership. All significant inter-company balances have been eliminated.
Noncontrolling interest in the accompanying consolidated financial statements represents the share of equity and earnings of
the Operating Partnership allocable to holders of partnership interests other than us. Net income or loss is allocated to
noncontrolling interests based on the weighted-average percentage ownership of the Operating Partnership during the
year. Issuance of additional common shares of beneficial interest in Whitestone (the “common shares”) and units of limited
partnership interest in the Operating Partnership that are convertible into cash or, at our option, common shares on a one-for-
one basis (the “OP units”) changes the percentage of ownership interests of both the noncontrolling interests and Whitestone.
Basis of Accounting. Our financial records are maintained on the accrual basis of accounting whereby revenues are
recognized when earned and expenses are recorded when incurred.
Use of Estimates. The preparation of financial statements in conformity with U.S. generally accepted accounting
principles requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent liabilities at the date of the financial statements and the reported amounts of revenues and expenses
during the reporting period. Significant estimates that we use include the estimated fair values of properties acquired, the
estimated useful lives for depreciable and amortizable assets and costs, the estimated allowance for doubtful accounts, the
estimated fair value of interest rate swaps and the estimates supporting our impairment analysis for the carrying values of our
real estate assets. Actual results could differ from those estimates.
Reclassifications. We have reclassified certain prior year amounts in the accompanying consolidated financial
statements in order to be consistent with the current fiscal year presentation. These reclassifications had no effect on net
income, total assets, total liabilities or equity. During 2014, we reclassified certain properties classified as discontinued
operations to conform to the current year presentation. See Note 4 for additional discussion.
Restricted Cash. We classify all cash pledged as collateral to secure certain obligations and all cash whose use is
limited as restricted cash. During 2015, pursuant to the terms of our $15.1 million 4.99% Note, due January 6, 2024 (See Note
8), which is collateralized by our Anthem Marketplace property, we were required by the lenders thereunder to establish a cash
management account controlled by the lenders to collect all amounts generated by our Anthem Marketplace property in order to
collateralize such promissory note. As a result, these amounts are reported in the consolidated statements of cash flows under
cash flows from financing activities.
F- 10
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
Share-Based Compensation. From time to time, we award nonvested restricted common share awards or restricted
common share unit awards, which may be converted into common shares, to executive officers and employees under our 2008
Long-Term Equity Incentive Ownership Plan (the “2008 Plan”). The vast majority of the awarded shares and units vest when
certain performance conditions are met. We recognize compensation expense when achievement of the performance conditions
is probable based on management’s most recent estimates using the fair value of the shares as of the grant date. We recognized
$7.3 million, $4.7 million and $2.3 million in share-based compensation expense for the years ended December 31, 2015, 2014
and 2013, respectively.
Noncontrolling Interests. Noncontrolling interests are the portion of equity in a subsidiary not attributable to a
parent. The ownership interests not held by the parent are considered noncontrolling interests. Accordingly, we have reported
noncontrolling interests in equity on the consolidated balance sheets but separate from Whitestone’s equity. On the
consolidated statements of operations and comprehensive income, subsidiaries are reported at the consolidated amount,
including both the amount attributable to Whitestone and noncontrolling interests. Consolidated statements of changes in
equity are included for both quarterly and annual financial statements, including beginning balances, activity for the period and
ending balances for shareholders’ equity, noncontrolling interests and total equity.
Revenue Recognition. All leases on our properties are classified as operating leases, and the related rental income is
recognized on a straight-line basis over the terms of the related leases. Differences between rental income earned and amounts
due per the respective lease agreements are capitalized or charged, as applicable, to accrued rents and accounts
receivable. Percentage rents are recognized as rental income when the thresholds upon which they are based have been
met. Recoveries from tenants for taxes, insurance, and other operating expenses are recognized as revenues in the period the
corresponding costs are incurred. We have established an allowance for doubtful accounts against the portion of tenant
accounts receivable which is estimated to be uncollectible.
Cash and Cash Equivalents. We consider all highly liquid investments purchased with an original maturity of three
months or less to be cash equivalents. Cash and cash equivalents as of December 31, 2015 and 2014 consisted of demand
deposits at commercial banks and brokerage accounts.
Marketable Securities. We classify our existing marketable equity securities as available-for-sale in accordance with
the Financial Accounting Standards Board's (“FASB”) Investments-Debt and Equity Securities guidance. These securities are
carried at fair value with unrealized gains and losses reported in equity as a component of accumulated other comprehensive
income or loss. The fair value of the marketable securities is determined using Level 1 inputs under FASB Accounting
Standards Codification (“ASC”) 820, “Fair Value Measurements and Disclosures.” Level 1 inputs represent quoted prices
available in an active market for identical investments as of the reporting date. Gains and losses on securities sold are based on
the specific identification method, and are reported as a component of interest, dividend and other investment income.
Real Estate
Development Properties. Land, buildings and improvements are recorded at cost. Expenditures related to the
development of real estate are carried at cost which includes capitalized carrying charges and development costs. Carrying
charges (interest and real estate taxes) are capitalized as part of construction in progress. The capitalization of such costs ceases
when the property, or any completed portion, becomes available for occupancy. For the year ended December 31, 2015,
approximately $106,000 and $69,000 in interest expense and real estate taxes, respectively, were capitalized. For the year
ended December 31, 2014, approximately $93,000 and $58,000 in interest expense and real estate taxes, respectively, were
capitalized. For the year ended December 31, 2013, approximately $114,000 and $100,000 in interest expense and real estate
taxes, respectively, were capitalized.
F- 11
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
Acquired Properties and Acquired Lease Intangibles. We allocate the purchase price of the acquired properties to
land, building and improvements, identifiable intangible assets and to the acquired liabilities based on their respective fair
values at the time of purchase. Identifiable intangibles include amounts allocated to acquired out-of-market leases, the value of
in-place leases and customer relationship value, if any. We determine fair value based on estimated cash flow projections that
utilize appropriate discount and capitalization rates and available market information. Estimates of future cash flows are based
on a number of factors including the historical operating results, known trends and specific market and economic conditions
that may affect the property. Factors considered by management in our analysis of determining the as-if-vacant property value
include an estimate of carrying costs during the expected lease-up periods considering market conditions, and costs to execute
similar leases. In estimating carrying costs, management includes real estate taxes, insurance and estimates of lost rentals at
market rates during the expected lease-up periods, tenant demand and other economic conditions. Management also estimates
costs to execute similar leases including leasing commissions, tenant improvements, legal and other related expenses.
Intangibles related to out-of-market leases and in-place lease value are recorded as acquired lease intangibles and are amortized
as an adjustment to rental revenue or amortization expense, as appropriate, over the remaining terms of the underlying leases.
Premiums or discounts on acquired out-of-market debt are amortized to interest expense over the remaining term of such debt.
Depreciation. Depreciation is computed using the straight-line method over the estimated useful lives of 5 to 39 years
for improvements and buildings, respectively. Tenant improvements are depreciated using the straight-line method over the life
of the improvement or remaining term of the lease, whichever is shorter.
Impairment. We review our properties for impairment at least annually or whenever events or changes in
circumstances indicate that the carrying amount of the assets, including accrued rental income, may not be recoverable through
operations. We determine whether an impairment in value has occurred by comparing the estimated future cash flows
(undiscounted and without interest charges), including the estimated residual value of the property, with the carrying cost of the
property. If impairment is indicated, a loss will be recorded for the amount by which the carrying value of the property exceeds
its fair value. Management has determined that there has been no impairment in the carrying value of our real estate assets as
of December 31, 2015.
Accrued Rents and Accounts Receivable. Included in accrued rent and accounts receivable are base rents, tenant
reimbursements and receivables attributable to recording rents on a straight-line basis. An allowance for the uncollectible
portion of accrued rents and accounts receivable is determined based upon customer credit-worthiness (including expected
recovery of our claim with respect to any tenants in bankruptcy), historical bad debt levels, and current economic trends. As of
December 31, 2015 and 2014, we had an allowance for uncollectible accounts of $6.6 million and $5.0 million, respectively.
As of December 31, 2015, 2014 and 2013, we recorded bad debt expense in the amount of $2.0 million, $1.6 million and $1.6
million, respectively, related to tenant receivables that we specifically identified as potentially uncollectible based on our
assessment of each tenant’s credit-worthiness. Bad debt expenses and any related recoveries are included in property operation
and maintenance expense.
Unamortized Lease Commissions and Loan Costs. Leasing commissions are amortized using the straight-line method
over the terms of the related lease agreements. Loan costs are amortized on the straight-line method over the terms of the
loans, which approximates the interest method. Costs allocated to in-place leases whose terms differ from market terms related
to acquired properties are amortized over the remaining life of the respective leases.
Prepaids and Other Assets. Prepaids and other assets include escrows established pursuant to certain mortgage
financing arrangements for real estate taxes and insurance and acquisition deposits which include earnest money deposits on
future acquisitions. As part of the executive relocation arrangement discussed in Note 12, we issued a note receivable for
$975,000 to the buyer, with an interest rate of 4.5% and a maturity of December 31, 2013. On December 5, 2013, the note was
renewed through June 30, 2014 and bears interest at a rate of 5.2% during the renewal period. We are currently working with
the buyer to renew the note receivable.
Federal Income Taxes. We elected to be taxed as a REIT under the Code beginning with our taxable year ended
December 31, 1999. As a REIT, we generally are not subject to federal income tax on income that we distribute to our
shareholders. If we fail to qualify as a REIT in any taxable year, we will be subject to federal income tax on our taxable
income at regular corporate rates. We believe that we are organized and operate in such a manner as to qualify to be taxed as a
REIT, and we intend to operate so as to remain qualified as a REIT for federal income tax purposes.
F- 12
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
State Taxes. We are subject to the Texas Margin Tax, which is computed by applying the applicable tax rate (1% for
us) to the profit margin, which, generally, will be determined for us as total revenue less a 30% standard deduction. Although
the Texas Margin Tax is not considered an income tax, FASB ASC 740, “Income Taxes” (“ASC 740”) applies to the Texas
Margin Tax. As of December 31, 2015, 2014 and 2013, we recorded a margin tax provision of $0.4 million, $0.3 million and
$0.3 million, respectively.
Fair Value of Financial Instruments. Our financial instruments consist primarily of cash, cash equivalents, accounts
receivable, accounts and notes payable and investments in marketable securities. The carrying value of cash, cash equivalents,
accounts receivable and accounts payable are representative of their respective fair values due to their short-term nature. The
fair value of our long-term debt, consisting of fixed rate secured notes, variable rate secured notes and an unsecured revolving
credit facility aggregate to approximately $498.8 million and $394.9 million as compared to the book value of approximately
$499.7 million and $394.1 million as of December 31, 2015 and 2014, respectively. The fair value of our long-term debt is
estimated on a Level 2 basis (as provided by ASC 820, “Fair Value Measurements and Disclosures” (“ASC 820”)), using a
discounted cash flow analysis based on the borrowing rates currently available to us for loans with similar terms and maturities,
discounting the future contractual interest and principal payments.
Disclosure about fair value of financial instruments is based on pertinent information available to management as of
December 31, 2015 and 2014. Although management is not aware of any factors that would significantly affect the fair value
amounts, such amounts have not been comprehensively revalued for purposes of these financial statements since December 31,
2015 and current estimates of fair value may differ significantly from the amounts presented herein.
Derivative Instruments and Hedging Activities. We occasionally utilize derivative financial instruments, principally
interest rate swaps, to manage our exposure to fluctuations in interest rates. We have established policies and procedures for
risk assessment, and the approval, reporting and monitoring of derivative financial instruments. We recognize our interest rate
swaps as cash flow hedges with the effective portion of the changes in fair value recorded in comprehensive income (loss) and
subsequently reclassified into earnings in the period that the hedged transaction affects earnings. Any ineffective portion of a
cash flow hedges' change in fair value is recorded immediately into earnings. Our cash flow hedges are determined using Level
2 inputs under ASC 820. Level 2 inputs represent quoted prices in active markets for similar assets or liabilities; quoted prices
in markets that are not active; and model-derived valuations whose inputs are observable. As of December 31, 2015, we
consider our cash flow hedges to be highly effective.
Concentration of Risk. Substantially all of our revenues are obtained from office, warehouse and retail locations in the
Austin, Chicago, Dallas-Fort Worth, Houston, Phoenix and San Antonio metropolitan areas. We maintain cash accounts in
major U.S. financial institutions. The terms of these deposits are on demand to minimize risk. The balances of these accounts
sometimes exceed the federally insured limits, although no losses have been incurred in connection with these deposits.
Recent accounting pronouncements. In April 2015, the FASB issued guidance requiring that debt issuance costs
related to a recognized liability be presented on the balance sheet as a direct reduction from the carrying amount of that debt
liability, consistent with the presentation of debt discounts. In August 2015, the FASB issued guidance to clarify that debt
issuance costs related to line-of-credit agreements may still be presented as an asset and subsequently amortized ratably over
the term of such arrangement, regardless of whether there are any outstanding borrowings on the line-of-credit. This guidance
is effective for financial statements issued for fiscal years beginning after December 15, 2015 and is to be applied
retrospectively. We expect this guidance to reduce total assets and total notes payable on our consolidated balance sheets for
amounts classified as deferred financing costs specific to debt issuance costs. We do not expect this guidance to have any other
effect on our consolidated financial statements.
F- 13
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
3. MARKETABLE SECURITIES
All of our marketable securities were classified as available-for-sale securities as of December 31, 2015, 2014 and
2013. Available-for-sale securities consist of the following (in thousands):
Real estate sector common stock
Total available-for-sale securities
$
Amortized Cost
$
654 $
654 $
December 31, 2015
Gains in
Accumulated
Other
Comprehensive
Income
Losses in
Accumulated
Other
Comprehensive
Income
Estimated Fair
Value
— $
— $
(219 ) $
(219 ) $
435
435
Real estate sector common stock
Total available-for-sale securities
$
Amortized Cost
$
1,106 $
1,106 $
December 31, 2014
Gains in
Accumulated
Other
Comprehensive
Income
Losses in
Accumulated
Other
Comprehensive
Income
Estimated Fair
Value
— $
— $
(133 ) $
(133 ) $
973
973
During the years ended December 31, 2015 and 2013, available-for-sale securities were sold for total proceeds of
$496,000 and $747,000, respectively. The gross realized gains and losses on these sales totaled $44,000 and $0, respectively, in
2015, and $44,000 and $3,000, respectively, in 2013. During the year ended December 31, 2014, no available-for-sale
securities were sold. For the purpose of determining gross realized gains and losses, the cost of securities sold is based on
specific identification. A net unrealized holding loss on available-for-sale securities in the amount of $219,000 and $133,000
for the years ended December 31, 2015 and 2014, respectively, has been included in accumulated other comprehensive income.
4. REAL ESTATE
As of December 31, 2015, we owned 70 commercial properties in the Austin, Chicago, Dallas-Fort Worth, Houston,
Phoenix and San Antonio areas comprised of approximately 6.0 million square feet of gross leasable area.
Property Acquisitions. On August 28, 2015, we acquired the hard corner at our Gilbert Tuscany Village property for
approximately $1.7 million in cash and net prorations. The 14,603 square foot single-tenant property was vacant at the time of
purchase and is located in Gilbert, Arizona. No revenue and a loss of $32,000 have been included in our results of operations
for the year ended December 31, 2015 since the date of acquisition.
On August 26, 2015, we acquired two parcels of undeveloped land totaling 3.12 acres for 120,000 OP units. The OP
units, are convertible on a one-for-one basis for Whitestone REIT common shares, subject to certain restrictions. The
undeveloped land parcels are adjacent to our Keller Place property.
On August 26, 2015, we acquired Keller Place, a property that meets our Community Centered Property™ strategy,
for approximately $12.0 million in cash and net prorations. The 93,541 square foot property was 92% leased at the time of
purchase and is located in the Keller suburb of Fort Worth, Texas. Revenue and income of $471,000 and $237,000,
respectively, have been included in our results of operations for the year ended December 31, 2015 since the date of
acquisition.
On August 26, 2015, we acquired Quinlan Crossing, a property that meets our Community Centered Property™
strategy, for approximately $37.5 million in cash and net prorations. The 109,892 square foot property was 95% leased at the
time of purchase and is located in Austin, Texas. Revenue and income of $1,283,000 and $555,000, respectively, have been
included in our results of operations for the year ended December 31, 2015 since the date of acquisition.
F- 14
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
On July 2, 2015, we acquired Parkside Village North, a property that meets our Community Centered Property™
strategy, for approximately $12.5 million in cash and net prorations. The 27,045 square foot property was 100% leased at the
time of purchase and is located in Austin, Texas. Revenue and income of $596,000 and $289,000, respectively, have been
included in our results of operations for the year ended December 31, 2015 since the date of acquisition.
On July 2, 2015, we acquired Parkside Village South, a property that meets our Community Centered Property™
strategy, for approximately $32.5 million in cash and net prorations. The 90,101 square foot property was 100% leased at the
time of purchase and is located in Austin, Texas. Revenue and income of $1,738,000 and $844,000, respectively, have been
included in our results of operations for the year ended December 31, 2015 since the date of acquisition.
On May 27, 2015, we acquired Davenport Village, a property that meets our Community Centered Property™
strategy, for approximately $45.5 million in cash and net prorations. The 128,934 square foot property was 85% leased at the
time of purchase and is located in Austin, Texas. Revenue and income of $2,390,000 and $967,000, respectively, have been
included in our results of operations for the year ended December 31, 2015 since the date of acquisition.
On March 31, 2015, we acquired City View Village, a property that meets our Community Centered Property™
strategy, for approximately $6.3 million in cash and net prorations. The 17,870 square foot property was 100% leased at the
time of purchase and is located in San Antonio, Texas. Revenue and income of $612,000 and $273,000, respectively, have been
included in our results of operations for the year ended December 31, 2015 since the date of acquisition.
On December 24, 2014, we acquired the hard corner at our Village Square at Dana Park property for approximately
$4.7 million, in exchange for the assumption of a $2.6 million non-recourse loan and cash of $2.1 million. The 12,047 square
foot property was 88% leased at the time of purchase and is located in the Mesa submarket of Phoenix, Arizona.
On December 24, 2014, we acquired The Shops at Williams Trace, a property that meets our Community Centered
Property™ strategy, for approximately $20.2 million in cash and net prorations. The 132,991 square foot property was 87%
leased at the time of purchase and is located in Sugar Land, Texas.
On December 24, 2014, we acquired Williams Trace Plaza, a property that meets our Community Centered Property™
strategy, for approximately $20.4 million in cash and net prorations. The 129,222 square foot property was 95% leased at the
time of purchase and is located in Sugar Land, Texas.
On December 19, 2014, we acquired a 1.39 acre parcel of undeveloped land for $0.9 million in cash and net
prorations. The undeveloped land parcel is adjacent to our Fulton Ranch Towne Center property.
On November 5, 2014, we acquired Fulton Ranch Towne Center, a property that meets our Community Centered
Property™ strategy, for approximately $29.3 million in cash and net prorations. The 113,281 square foot property was 86%
leased at the time of purchase and is located in Chandler, Arizona.
On November 5, 2014, we acquired The Promenade at Fulton Ranch, a property that meets our Community Centered
Property™ strategy, for approximately $18.6 million in cash and net prorations. The 98,792 square foot property was 76%
leased at the time of purchase and is located in Chandler, Arizona.
On September 19, 2014, we acquired The Strand at Huebner Oaks, a property that meets our Community Centered
Property™ strategy, for approximately $18.0 million in cash and net prorations. The 73,920 square foot property was 90%
leased at the time of purchase and is located in San Antonio, Texas.
On July 1, 2014, we acquired Heritage Trace Plaza, a property that meets our Community Centered Property™
strategy, for approximately $20.1 million in cash and net prorations. The 70,431 square foot property was 98% leased at the
time of purchase and is located in Fort Worth, Texas.
On December 5, 2013, we acquired Market Street at DC Ranch, a property that meets our Community Centered
Property™ strategy, for approximately $37.4 million in cash and net prorations. The 241,280 square foot property was 80%
leased at the time of purchase and is located in Scottsdale, Arizona.
F- 15
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
On October 17, 2013, we acquired a 2.50 acre parcel for $2.8 million in cash and net prorations. The parcel is located
in Spring, Texas, a suburb of Houston, and is contiguous to our Corporate Park Woodland property. At the time of purchase,
the parcel had 16,220 square feet and was 63% leased.
On October 7, 2013, we acquired Fountain Hills Plaza, a property that meets our Community Centered Property™
strategy, for approximately $20.6 million in cash and net prorations. The 111,289 square foot property was 87% leased at the
time of purchase and is located in Fountain Hills, Arizona, a suburb of Phoenix.
On June 28, 2013, we acquired Anthem Marketplace, a property that meets our Community Centered Property™
strategy, for approximately $23.3 million in cash and net prorations. The 113,293 square foot property was 100% leased at the
time of purchase and is located in Phoenix, Arizona. In the same purchase, we also acquired an adjacent development pad site
of 0.83 acres.
On June 19, 2013, we acquired Mercado at Scottsdale Ranch, a property that meets our Community Centered
Property™ strategy, for approximately $21.3 million, including the assumption of a $11.1 million non-recourse loan, a $0.9
million interest rate supplement and cash of $9.3 million. The 118,730 square foot property was 100% leased at the time of
purchase and is located in Scottsdale, Arizona.
On March 28, 2013, we acquired Headquarters Village Shopping Center, a property that meets our Community
Centered Property™ strategy, for approximately $25.7 million in cash and net prorations. The 89,134 square foot property was
100% leased at the time of purchase and is located in Plano, Texas.
Unaudited pro forma results of operations. The pro forma unaudited results summarized below reflect our
consolidated pro forma results of operations as if our acquisitions for the years ended December 31, 2015, 2014 and 2013 were
acquired on January 1, 2013 and includes no other material adjustments:
INCOME STATEMENT DATA
Year Ended December 31,
Operating revenue
Net income
2015
2014
2013
$
$
100,860 $
8,773 $
97,353 $
15,005 $
96,333
14,517
Acquisition costs. Acquisition-related costs of $1.7 million, $1.3 million and $1.0 million are included in general and
administrative expenses in our income statements for the years ended December 31, 2015, 2014 and 2013, respectively.
Property dispositions. On December 31, 2014, we completed the sale of three office buildings, Zeta, Royal Crest and
Featherwood, located in the Clear Lake suburb of Houston, Texas, for $10.3 million. This disposition was pursuant to our
strategy of recycling capital by disposing of non-core, primarily Legacy Properties that do not fit our Community Centered
Property™ strategy. As part of the transaction, we provided short-term seller financing of $2.5 million. We recorded a gain on
sale of $4.4 million, including recognizing a $1.9 million gain on sale for the year ended December 31, 2014 and deferring the
remaining $2.5 million gain on sale to be recognized upon receipt of principal payments on the financing provided by us.
F- 16
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
The operating results for properties classified as discontinued operations consists of the following (in thousands):
Property revenues
Property expenses
Depreciation and amortization
Interest expense
Provision for income taxes
Loss (gain) on sale or disposal of assets
Operating income from discontinued operations
Gain on sale of property from discontinued operations
Income from discontinued operations
Year Ended December 31,
2014
2013
2015
51 $
41
—
—
—
(1 )
11
—
11 $
1,626 $
734
314
58
10
—
510
1,887
2,397 $
1,653
832
329
175
12
7
298
—
298
$
$
Involuntary conversion. On August 29, 2015, we experienced a fire at our Corporate Park Northwest property, located
in Houston, Texas. As a result, we recorded involuntary losses of $447,000 related to the disposal of 11,268 square feet of
property and related improvements and $55,000 in demolition costs which were offset with $569,000 in insurance proceeds.
The $67,000 gain on conversion is included as a reduction in our loss on sale or disposal of assets in the consolidated
statements of operations and comprehensive income.
5. ACCRUED RENTS AND ACCOUNTS RECEIVABLE, NET
Accrued rents and accounts receivable, net, consists of amounts accrued, billed and due from tenants, allowance for
doubtful accounts and other receivables as follows (in thousands):
Tenant receivables
Accrued rents and other recoveries
Allowance for doubtful accounts
Totals
6. UNAMORTIZED LEASE COMMISSIONS AND LOAN COSTS
Costs which have been deferred consist of the following (in thousands):
Leasing commissions
Deferred financing cost
Total cost
Less: leasing commissions accumulated amortization
Less: deferred financing cost accumulated amortization
Total cost, net of accumulated amortization
F- 17
December 31,
2015
2014
10,494 $
11,619
(6,647 )
15,466 $
7,998
8,800
(4,964 )
11,834
December 31,
2015
2014
7,226 $
6,490
13,716
(2,960 )
(786 )
9,970 $
5,936
5,785
11,721
(2,373 )
(469 )
8,879
$
$
$
$
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
A summary of expected future amortization of deferred costs is as follows (in thousands):
Years Ended December 31,
2016
2017
2018
2019
2020
Thereafter
Total
Leasing
Commissions
Deferred
Financing
Costs
Total
$
$
1,220 $
1,001
728
524
379
414
4,266 $
1,253 $
1,239
1,126
612
568
906
5,704 $
2,473
2,240
1,854
1,136
947
1,320
9,970
7. FUTURE MINIMUM LEASE INCOME
We lease the majority of our properties under noncancelable operating leases, which provide for minimum base rents
plus, in some instances, contingent rents based upon a percentage of the tenants’ gross receipts. A summary of minimum future
rents to be received (exclusive of renewals, tenant reimbursements, and contingent rents) under noncancelable operating leases
in existence as of December 31, 2015 is as follows (in thousands):
Years Ended December 31,
2016
2017
2018
2019
2020
Thereafter
Total
Minimum Future
Rents
$
$
71,537
61,511
48,913
37,588
27,078
88,948
335,575
F- 18
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
8. DEBT
Mortgages and other notes payable consist of the following (in thousands):
Description
Fixed rate notes
$10.5 million, LIBOR plus 2.00% Note, due September 24, 2018 (1)
$50.0 million, 0.84% plus 1.35% to 1.90% Note, due October 30, 2020 (2)
$50.0 million, 1.50% plus 1.35% to 1.90% Note, due January 29, 2021 (3)
$100.0 million, 1.73% plus 1.65% to 2.25% Note, due October 30, 2022 (4)
$37.0 million 3.76% Note, due December 1, 2020
$
$6.5 million 3.80% Note, due January 1, 2019
$19.0 million 4.15% Note, due December 1, 2024
$20.2 million 4.28% Note, due June 6, 2023
$14.0 million 4.34% Note, due September 11, 2024
$14.3 million 4.34% Note, due September 11, 2024
$16.5 million 4.97% Note, due September 26, 2023
$15.1 million 4.99% Note, due January 6, 2024
$9.2 million, Prime Rate less 2.00% Note, due December 29, 2017 (5)
$2.6 million 5.46% Note, due October 1, 2023
$11.1 million 5.87% Note, due August 6, 2016
Floating rate notes
Unsecured line of credit, LIBOR plus 1.40% to 1.95%, due October 30,
2019
December 31,
2015
2014
10,220 $
50,000
50,000
100,000
35,146
6,190
19,000
20,040
14,000
14,300
16,450
15,060
7,886
2,550
11,305
10,460
50,000
50,000
—
36,090
6,355
19,000
20,200
14,000
14,300
16,450
15,060
7,888
2,583
11,607
$
127,600
499,747 $
120,100
394,093
(1) Promissory note includes an interest rate swap that fixed the interest rate at 3.55% for the duration of the term.
(2) Promissory note includes an interest rate swap that fixed the LIBOR portion of Term Loan 1 (as defined below) at 0.84%
through February 3, 2017 and 1.75% beginning February 3, 2017 through October 30, 2020.
(3) Promissory note includes an interest rate swap that fixed the LIBOR portion of Term Loan 2 (as defined below) at 1.50%.
(4) Promissory note includes an interest rate swap that fixed the LIBOR portion of Term Loan 3 (as defined below) at 1.73%.
(5) Promissory note includes an interest rate swap that fixed the interest rate at 5.72% for the duration of the term. As part of
our acquisition of Paradise Plaza in August 2012, we recorded a discount on the note of $1.3 million, which amortizes into
interest expense over the life of the loan and results in an imputed interest rate of 4.13%.
Our mortgage debt was collateralized by 20 operating properties as of December 31, 2015 with a combined net book
value of $213.9 million and 20 operating properties as of December 31, 2014 with a combined net book value of $216.9
million. Our loans contain restrictions that would require the payment of prepayment penalties for the acceleration of
outstanding debt and are secured by deeds of trust on certain of our properties and the assignment of certain rents and leases
associated with those properties.
On December 24, 2014, we assumed a $2.6 million promissory note as part of our acquisition of the hard corner at
Village Square at Dana Park (see Note 4). The 5.46% fixed interest rate note matures October 1, 2023.
On November 26, 2014, we, operating through our subsidiary, Whitestone Headquarters Village, LLC, a Delaware
limited liability company, entered into a $19.0 million promissory note (the “Headquarters Note”), with a fixed interest rate of
4.15% payable to Morgan Stanley Bank, N.A. and a maturity date of December 1, 2024. Proceeds from the Headquarters Note
were used to repay a portion of the Facility (as defined below).
F- 19
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
On November 7, 2014, we, through our Operating Partnership, entered into an unsecured revolving credit facility (the
“2014 Facility”) with the lenders party thereto, with BMO Capital Markets, Wells Fargo Securities, LLC, Merrill Lynch, Pierce,
Fenner & Smith Incorporated, and U.S. Bank, National Association, as co-lead arrangers and joint book runners, and Bank of
Montreal, as administrative agent (the “Agent”). The 2014 Facility amended and restated our previous unsecured revolving
credit facility. On October 30, 2015, we, through our Operating Partnership, entered into the First Amendment to the 2014
Facility (the “First Amendment”) with the guarantors party thereto, the lenders party thereto and the Agent . We refer to the
2014 Facility, as amended by the First Amendment, as the “Facility.”
Pursuant to the First Amendment, the Company made the following amendments to the 2014 Facility:
•
•
•
•
extended the maturity date of the $300 million unsecured revolving credit facility under the 2014 Facility (the “Revolver”)
to October 30, 2019 from November 7, 2018;
converted $100 million of outstanding borrowings under the Revolver to a new $100 million unsecured term loan under the
2014 Facility (“Term Loan 3”) with a maturity date of October 30, 2022;
extended the maturity date of the first $50 million unsecured term loan under the 2014 Facility (“Term Loan 1”) to October
30, 2020 from February 17, 2017; and
extended the maturity date of the second $50 million unsecured term loan under the 2014 Facility (“Term Loan 2” and
together with Term Loan 1 and Term Loan 3, the “Term Loans”) to January 29, 2021 from November 7, 2019.
Borrowings under the Facility accrue interest (at the Operating Partnership's option) at a Base Rate or an Adjusted
LIBOR plus an applicable margin based upon our then existing leverage. The applicable margin for Adjusted LIBOR
borrowings ranges from 1.40% to 1.95% for the Revolver and 1.35% to 2.25% for the Term Loans. Base Rate means the
higher of: (a) the Agent's prime commercial rate, (b) the sum of (i) the average rate quoted by the Agent by two or more federal
funds brokers selected by the Agent for sale to the Agent at face value of federal funds in the secondary market in an amount
equal or comparable to the principal amount for which such rate is being determined, plus (ii) 1/2 of 1.00%, and (c) the LIBOR
rate for such day plus 1.00%. Adjusted LIBOR means LIBOR divided by one minus the Eurodollar Reserve Percentage. The
Eurodollar Reserve Percentage means the maximum reserve percentage at which reserves are imposed by the Board of
Governors of the Federal Reserve System on eurocurrency liabilities.
We serve as the guarantor for funds borrowed by the Operating Partnership under the Facility. The Facility contains
customary terms and conditions, including, without limitation, affirmative and negative covenants such as information
reporting requirements, maximum secured indebtedness to total asset value, minimum EBITDA (earnings before interest, taxes,
depreciation, amortization or extraordinary items) to fixed charges, and maintenance of a minimum net worth. The Facility also
contains customary events of default with customary notice and cure, including, without limitation, nonpayment, breach of
covenant, misrepresentation of representations and warranties in a material respect, cross-default to other major indebtedness,
change of control, bankruptcy and loss of REIT tax status.
The Facility includes an accordion feature that will allow the Operating Partnership to increase the borrowing capacity
to $700 million, upon the satisfaction of certain conditions. As of December 31, 2015, $327.6 million was drawn on the
Facility and our unused borrowing capacity was $172.4 million, assuming that we use the proceeds of the Facility to acquire
properties, or to repay debt on properties, that are eligible to be included in the unsecured borrowing base. Proceeds from the
Facility were used for general corporate purposes, including property acquisitions, debt repayment, capital expenditures, the
expansion, redevelopment and re-tenanting of properties in our portfolio and working capital. We intend to use the additional
proceeds from the Facility for general corporate purposes, including property acquisitions, debt repayment, capital expenditure,
the expansion, redevelopment and re-tenanting of properties in our portfolio and working capital.
On September 3, 2014, we, operating through our subsidiary, Whitestone Pecos Ranch, LLC, a Delaware limited
liability company, entered into a $14.0 million promissory note (the “Pecos Note”), with a fixed interest rate of 4.34% payable
to Wells Fargo Bank, National Association and a maturity date of September 11, 2024. Proceeds from the Pecos Note were
used to repay a portion of the Facility.
F- 20
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
On August 26, 2014, we, operating through our subsidiary, Whitestone Shops at Starwood, LLC, a Delaware limited
liability company, entered into a $14.3 million promissory note (the “Starwood Note”), with a fixed interest rate of 4.34%
payable to Wells Fargo Bank, National Association and a maturity date of September 11, 2024. Proceeds from the Starwood
Note were used to repay a portion of the Facility.
On December 23, 2013, we, operating through our subsidiary, Whitestone Woodlake Plaza, LLC, a Delaware limited
liability company, entered into a $6.5 million promissory note (the “Woodlake Note”), with a fixed interest rate of 3.80%
payable to Western Reserve Life Assurance Company of Ohio and a maturity of January 1, 2019. Proceeds from the Woodlake
Note were used to repay a portion of the Facility.
On December 16, 2013, we, operating through our subsidiary, Whitestone Anthem Marketplace, LLC, a Delaware
limited liability company, entered into a $15.1 million promissory note (the “Anthem Note”), with a fixed interest rate of 4.99%
payable to Citigroup Global Markets Realty Corporation and a maturity of January 6, 2024. Proceeds from the Anthem Note
were used to repay a portion of the Facility.
On November 26, 2013, we, operating through our subsidiary, Whitestone Industrial-Office LLC, a Texas limited
liability company (“Whitestone Industrial”), entered into a $37.0 million promissory note (the “Industrial Note”), with a fixed
interest rate of 3.76% payable to Jackson Life National Insurance Company and a maturity of December 1, 2020. Proceeds
from the Industrial Note were used to repay our existing $26.9 million floating rate loan that matured on December 1, 2013.
The remainder of the proceeds were used to pay off approximately $10.1 million in fixed rate indebtedness maturing in 2014.
The Industrial Note is a non-recourse loan secured by Whitestone Industrial's nine properties, including Corporate
Park Woodland, Holly Hall Industrial Park, Interstate 10 Warehouse, Main Park, Plaza Park, Westbelt Plaza, Westgate Service
Center, Corporate Park West and Dairy Ashford.
On September 26, 2013, we, operating through our subsidiary, Whitestone Uptown Tower, LLC, a Delaware limited
liability company (“Whitestone Uptown”), entered into a $16.5 million promissory note (the “Uptown Note”), with a fixed
interest rate of 4.97% payable to Morgan Stanley Capital Holdings LLC and a maturity of September 26, 2023. Proceeds from
the Uptown Note were used to repay a portion of the Facility.
On September 24, 2013, we, operating through our subsidiary, Whitestone Terravita Marketplace, LLC, a Delaware
limited liability company (“Whitestone Terravita”), entered into a $10.5 million promissory note (the “Terravita Note”), with an
applicable interest rate of LIBOR plus 2.00%, payable to Bank of America, N.A. and a maturity of September 24, 2018.
Proceeds from the Terravita Note were used to repay a portion of the Facility.
The Terravita Note is a non-recourse loan secured by Whitestone Terravita's Terravita Marketplace property, located in
Scottsdale, Arizona, and a limited guarantee by the Operating Partnership. In conjunction with the Terravita Note, a deed of
trust was executed by Whitestone Terravita that contains customary terms and conditions, including representations, warranties
and covenants by Whitestone Terravita that include, without limitation, assignment of rents, warranty of title, insurance
requirements and maintenance, use and management of the property.
On June 19, 2013, we assumed a $11.1 million promissory note as part of our acquisition of Mercado at Scottsdale
Ranch (see Note 4). The 5.87% fixed interest rate note matures on August 16, 2016. In conjunction with our acquisition, we
received an interest rate supplement from the seller in the amount of $932,000, which we will accrete into expense over the life
of the note. As a result of the supplement, the imputed interest rate is 3.052%, which we consider to be an appropriate market
rate.
On May 31, 2013, we, operating through our subsidiary, Whitestone Pinnacle of Scottsdale, LLC, a Delaware limited
liability company (“Whitestone Pinnacle”), refinanced our $14.1 million promissory note, with an applicable interest rate of
5.695% and a maturity of June 1, 2013, with a $20.2 million promissory note (the “Pinnacle Note”) payable to Cantor
Commercial Real Estate Lending, L.P. with an applicable interest rate of 4.2805%, and a maturity of June 6, 2023.
F- 21
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
The Pinnacle Note is a non-recourse loan secured by Whitestone Pinnacle's Pinnacle of Scottsdale property, located in
Scottsdale, Arizona, and a limited guarantee by Whitestone. In conjunction with the Pinnacle Note, a deed of trust was
executed by Whitestone Pinnacle that contains customary terms and conditions, including representations, warranties and
covenants by Whitestone Pinnacle that include, without limitation, assignment of rents, warranty of title, insurance
requirements and maintenance, use and management of the property.
The Pinnacle Note contains events of default that include, among other things, non-payment and default under the
deed of trust. Upon occurrence of an event of default, the lender is entitled to accelerate all obligations of Whitestone Pinnacle.
The lender will also be entitled to receive the entire unpaid balance and unpaid interest at a default rate.
Certain other of our loans are subject to customary covenants. As of December 31, 2015, we were in compliance with
all loan covenants.
Annual maturities of notes payable as of December 31, 2015 are due during the following years:
Year
2016
2017
2018
2019
2020
Thereafter
Total
Amount Due
(in thousands)
13,269
10,213
12,136
135,649
82,827
245,653
499,747
$
$
Contractual Obligations
As of December 31, 2015, we had the following contractual obligations:
Payment due by period (in thousands)
Contractual Obligations
Long-Term Debt - Principal
Total
$ 499,747 $
Long-Term Debt - Fixed Interest
Long-Term Debt - Variable Interest (1)
Unsecured credit facility - Unused commitment fee (2)
Operating Lease Obligations
80,589
8,036
1,322
186
Total
$ 589,880 $
Less than
1
year (2016)
1 - 3 years
(2017 -
2018)
13,269 $
13,030
2,096
345
74
28,814 $
22,349 $
24,753
4,193
690
88
52,073 $
3 - 5 years
(2019 -
2020)
218,476 $
23,002
1,747
287
21
243,533 $
More than
5 years
(after
2020)
245,653
19,804
—
—
3
265,460
(1) As of December 31, 2015, we had one loan totaling $127.6 million which bore interest at a floating rate. The variable
interest rate payments are based on LIBOR plus 1.35% to LIBOR plus 1.95%, which reflects our new interest rates under
the Facility. The information in the table above reflects our projected interest rate obligations for the floating rate
payments based on one-month LIBOR as of December 31, 2015, of 0.24%.
(2) The unused commitment fees on the Facility, payable quarterly, are based on the average daily unused amount of the
Facility. The fees are 0.20% for facility usage greater than 50% or 0.25% for facility usage less than 50%. The
information in the table above reflects our projected obligations for the Facility based on our December 31, 2015 balance
of $327.6 million.
F- 22
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
9. DERIVATIVES AND HEDGING ACTIVITIES
The fair value of our interest rate swaps is as follows (in thousands):
Interest rate swaps:
December 31, 2015
December 31, 2014
Balance Sheet Location
Estimated Fair Value
Accounts payable and
accrued expenses
Accounts payable and
accrued expenses
$
$
617
1,016
On November 19, 2015, we, through our Operating Partnership, entered into an interest rate swap with Bank of
Montreal that fixed the LIBOR portion of Term Loan 3 under the Facility at 1.73%. In the fourth quarter of 2015, pursuant to
the terms of the agreement governing the interest rate swap, Bank of Montreal assigned $35.0 million of the swap to U.S. Bank,
National Association, and $15.0 million of the swap to SunTrust Bank. See Note 8 for additional information regarding the
Facility. The swap began on November 30, 2015 and will mature on October 28, 2022. We have designated the interest rate
swap as a cash flow hedge with the effective portion of the changes in fair value to be recorded in comprehensive income (loss)
and subsequently reclassified into earnings in the period that the hedged transaction affects earnings. The ineffective portion of
the change in fair value, if any, will be recognized directly in earnings.
On November 19, 2015, we, through our Operating Partnership, entered into an interest rate swap with Bank of
Montreal that fixed the LIBOR portion of Term Loan 1 under the Facility at 1.75%. In the fourth quarter of 2015, pursuant to
the terms of the agreement governing the interest rate swap, Bank of Montreal assigned $3.8 million of the swap to Regions
Bank, $6.5 million of the swap to U.S. Bank, National Association, $14.0 million of the swap to Wells Fargo Bank, National
Association, $14.0 million of the swap to Bank of America, N.A., and $5.0 million of the swap to SunTrust Bank. See Note 8
for additional information regarding the Facility. The swap will begin on February 3, 2017 and will mature on October 30,
2020. We have designated the interest rate swap as a cash flow hedge with the effective portion of the changes in fair value to
be recorded in comprehensive income (loss) and subsequently reclassified into earnings in the period that the hedged
transaction affects earnings. The ineffective portion of the change in fair value, if any, will be recognized directly in earnings.
On November 19, 2015, we, through our Operating Partnership, entered into an interest rate swap with Bank of
Montreal that fixed the LIBOR portion of Term Loan 2 under the Facility at 1.50%. In the fourth quarter of 2015, pursuant to
the terms of the agreement governing the interest rate swap, Bank of Montreal assigned $3.8 million of the swap to Regions
Bank, $6.5 million of the swap to U.S. Bank, National Association, $14.0 million of the swap to Wells Fargo Bank, National
Association, $14.0 million of the swap to Bank of America, N.A., and $5.0 million of the swap to SunTrust Bank. See Note 8
for additional information regarding the Facility. The swap began on December 7, 2015 and will mature on January 29, 2021.
We have designated the interest rate swap as a cash flow hedge with the effective portion of the changes in fair value to be
recorded in comprehensive income (loss) and subsequently reclassified into earnings in the period that the hedged transaction
affects earnings. The ineffective portion of the change in fair value, if any, will be recognized directly in earnings.
On November 1, 2013, we, through our subsidiary, Whitestone Terravita, entered into an interest rate swap with Bank
of America, N.A. that fixed the LIBOR portion of our Terravita Note at 1.55%. See Note 8 for additional information regarding
the Terravita Note. The swap began on November 1, 2013 and will mature on September 24, 2018. We have designated the
interest rate swap as a cash flow hedge with the effective portion of the changes in fair value to be recorded in comprehensive
income (loss) and subsequently reclassified into earnings in the period that the hedged transaction affects earnings. The
ineffective portion of the change in fair value, if any, will be recognized directly in earnings.
On March 8, 2013, we, through our Operating Partnership, entered into an interest rate swap with U.S. Bank, National
Association that fixed the LIBOR portion of Term Loan 1 under the Facility at 0.84%. See Note 8 for additional information
regarding the Facility. The swap began on January 7, 2014 and will mature on February 3, 2017. We have designated the
interest rate swap as a cash flow hedge with the effective portion of the changes in fair value to be recorded in comprehensive
income (loss) and subsequently reclassified into earnings in the period that the hedged transaction affects earnings. The
ineffective portion of the change in fair value, if any, will be recognized directly in earnings.
F- 23
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
A summary of our interest rate swap activity is as follows (in thousands):
Amount Recognized
as Comprehensive
Income (Loss)
Year ended December 31, 2015
Year ended December 31, 2014
Year ended December 31, 2013
$
$
$
46
(136 )
173
Location of Loss
Recognized in
Earnings
Interest expense
Interest expense
Interest expense
$
$
$
Amount of Loss
Recognized in
Earnings (1)
(991 )
(838 )
(363 )
(1) Amounts represent the effective portions of our interest rate swaps. We did not recognize any ineffective portion of our
interest rate swaps in earnings for the years ended December 31, 2015, 2014 and 2013.
10. EARNINGS PER SHARE
Basic earnings per share for our common shareholders is calculated by dividing income from continuing operations
excluding amounts attributable to unvested restricted shares and the net income attributable to non-controlling interests by our
weighted-average common shares outstanding during the period. Diluted earnings per share is computed by dividing the net
income attributable to common shareholders excluding amounts attributable to unvested restricted shares and the net income
attributable to non-controlling interests by the weighted-average number of common shares including any dilutive unvested
restricted shares.
Certain of our performance-based restricted common shares are considered participating securities, which require the
use of the two-class method for the computation of basic and diluted earnings per share. During the years ended December 31,
2015, 2014 and 2013, 429,809, 471,310 and 595,782 OP units, respectively, were excluded from the calculation of diluted
earnings per share because their effect would be anti-dilutive.
For the years ended December 31, 2015, 2014 and 2013, distributions of $564,000, $272,000 and $177,000,
respectively, were made to the holders of certain restricted common shares, $36,000, $71,000 and $127,000 of which were
charged against earnings, respectively. See Note 14 for information related to restricted common shares under the 2008 Plan.
F- 24
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
(in thousands, except per share data)
Numerator:
Income from continuing operations
Less: Net income attributable to noncontrolling interests
Distributions paid on unvested restricted shares
Income from continuing operations attributable to Whitestone REIT excluding
amounts attributable to unvested restricted shares
Income from discontinued operations
Less: Net income attributable to noncontrolling interests
Income from discontinued operations attributable to Whitestone REIT
Net income attributable to common shareholders excluding amounts
attributable to unvested restricted shares
Denominator:
Weighted average number of common shares - basic
Effect of dilutive securities:
Unvested restricted shares
Weighted average number of common shares - dilutive
Year Ended
December 31,
2015
2014
2013
$
6,854 $
(116)
5,349 $
(111)
(528)
(201)
6,210
11
—
11
5,037
2,397
(49)
2,348
3,621
(115)
(50)
3,456
298
(10)
288
$
6,221
$
7,385
$
3,744
24,631
22,278
18,027
1,052
25,683
515
22,793
246
18,273
Earnings Per Share:
Basic:
Income from continuing operations attributable to Whitestone REIT excluding
amounts attributable to unvested restricted shares
Income from discontinued operations attributable to Whitestone REIT
$
$
0.25
0.00
$
0.23
0.10
0.19
0.02
Net income attributable to common shareholders excluding amounts attributable to
unvested restricted shares
$
0.25
$
0.33
$
0.21
Diluted:
Income from continuing operations attributable to Whitestone REIT excluding
amounts attributable to unvested restricted shares
Income from discontinued operations attributable to Whitestone REIT
$
$
0.24
0.00
$
0.22
0.10
0.19
0.01
Net income attributable to common shareholders excluding amounts attributable to
unvested restricted shares
$
0.24
$
0.32
$
0.20
11. FEDERAL INCOME TAXES
Federal income taxes are not provided because we intend to and believe we qualify as a REIT under the provisions of
the Code and because we have distributed and intend to continue to distribute all of our taxable income to our
shareholders. Our shareholders include their proportionate taxable income in their individual tax returns. As a REIT, we must
distribute at least 90% of our real estate investment trust taxable income to our shareholders and meet certain income sources
and investment restriction requirements. In addition, REITs are subject to a number of organizational and operational
requirements. If we fail to qualify as a REIT in any taxable year, we will be subject to federal income tax (including any
applicable alternative minimum tax) on our taxable income at regular corporate tax rates.
Taxable income differs from net income for financial reporting purposes principally due to differences in the timing of
recognition of interest, real estate taxes, depreciation and rental revenue.
F- 25
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
For federal income tax purposes, the cash distributions to shareholders are characterized as follows for the years ended
December 31:
Ordinary income (unaudited)
Return of capital (unaudited)
Capital gain distributions (unaudited)
Total
12. RELATED PARTY TRANSACTIONS
2015
2014
2013
60.9 %
37.7 %
1.4 %
100.0 %
53.3 %
21.3 %
25.4 %
100.0 %
38.5 %
61.3 %
0.2 %
100.0 %
Executive Relocation. On July 9, 2010, upon the unanimous recommendation of our Compensation Committee, we
entered into an arrangement with Mr. Mastandrea with respect to the disposition of his residence in Cleveland, Ohio. Mr.
Mastandrea listed the residence in the second half of 2007 and has had to pay for security, taxes, insurance and maintenance
expenses related to the residence. Under the relocation arrangement as amended on August 9, 2012, we agreed to pay Mr.
Mastandrea the shortfall, if any, in the amount realized from the sale of the Cleveland residence, below $2,450,000, plus tax on
the amount of such payment at the maximum federal income tax rate. The amount of the shortfall was to be paid in a
combination of cash and common shares at the market value of the shares, as determined upon agreement between Mr.
Mastandrea and the Compensation Committee.
In addition, the arrangement required us to continue paying the previously agreed upon cost of housing expenses for
the Mastandrea family in Houston, Texas for a period of one year following the date of sale of the residence. We had
previously agreed to reimburse Mr. Mastandrea for out-of-pocket moving costs including packing, temporary storage,
transportation and moving supplies.
On December 21, 2012, Mr. Mastandrea sold the residence to a third party for a price of $1,125,000. Pursuant to the
relocation arrangement, we paid cash of $1,325,000, representing the shortfall of the amount realized from the sale of the
property, and $852,000, which represented moving expenses and closing costs incurred by Mr. Mastandrea and federal taxes.
No common shares were issued. The total expense incurred by us of $2,177,000 is shown separately in our consolidated
financial statements. In addition, we issued a note receivable for $975,000 to the buyer, with an interest rate of 4.5% and a
maturity of December 31, 2013. On December 5, 2013, the note was renewed through June 30, 2014 and bears interest at a rate
of 5.2% during the renewal period. We are currently working with the buyer to renew the note receivable. As a result of this
transaction, we also recorded a related party receivable of $652,000, which represents the federal income tax withholding not
deducted from our payment to Mr. Mastandrea. Subsequent to December 31, 2012, we received the $652,000 and paid it to the
federal government on behalf of Mr. Mastandrea.
13. EQUITY
Under our declaration of trust, as amended, we have authority to issue up to 400 million common shares of beneficial
interest, $0.001 par value per share, and up to 50 million preferred shares of beneficial interest, $0.001 par value per share.
Equity Offerings
On June 26, 2015, we completed the sale of 3,750,000 common shares, $0.001 par value per share, at a purchase price
of $13.3386 per share. Total net proceeds from the offering, after deducting offering expenses, were approximately $49.7
million, which were contributed to the Operating Partnership in exchange for OP units. The Operating Partnership used the net
proceeds from this offering to repay a portion of the Facility and for general corporate purposes.
F- 26
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
On October 8, 2013, we completed the sale of 4,000,000 common shares, $0.001 par value per share, and on October
28, 2013, upon the underwriters' exercise of the over-allotment option, we completed the sale of 600,000 additional common
shares, at a price to the public of $13.54 per share. Total net proceeds from the offering, including the over-allotment shares,
and after deducting the underwriting discount and offering expenses, were approximately $59.7 million, which we contributed
to the Operating Partnership in exchange for OP units. The Operating Partnership used the net proceeds from this offering for
general corporate purposes, which included acquisitions of additional properties, the repayment of outstanding indebtedness,
capital expenditures (including tenant improvements), the expansion, redevelopment and/or re-tenanting of properties in our
portfolio, working capital and other general purposes.
On June 19, 2013, we entered into five equity distribution agreements for an at-the-market distribution program. On
August 14, 2013, we entered into a sixth equity distribution agreement on substantially similar terms as the existing equity
distribution agreements and amended the existing equity distribution agreements in order to add an additional placement agent
(together, the “2013 equity distribution agreements”). Pursuant to the terms and conditions of the 2013 equity distribution
agreements, we could issue and sell up to an aggregate of $50 million of our common shares. Actual sales depended on a
variety of factors to be determined by us from time to time, including (among others) market conditions, the trading price of our
common shares, capital needs and our determinations of the appropriate sources of funding for us, and were made in
transactions that will be deemed to be “at-the-market” offerings as defined in Rule 415 under the Securities Act of 1933, as
amended (the “Securities Act”). We had no obligation to sell any of our common shares, and could at any time suspend offers
under the 2013 equity distribution agreements or terminate the 2013 equity distribution agreements. For the year ended
December 31, 2015, we sold 456,090 common shares under the 2013 equity distribution agreements, with net proceeds to us of
approximately $6.4 million. In connection with such sales, we paid compensation of $0.1 million to the sales agents. For the
year ended December 31, 2014, we sold 282,239 common shares under the 2013 equity distribution agreements, with net
proceeds to us of approximately $4.2 million. In connection with such sales, we paid compensation of $0.2 million to the sales
agents.
On June 4, 2015, we entered into nine amended and restated equity distribution agreements (the “2015 equity
distribution agreements”). Pursuant to the terms and conditions of the 2015 equity distribution agreements, we can issue and
sell up to an aggregate of $50 million of our common shares. Actual sales will depend on a variety of factors to be determined
by us from time to time, including (among others) market conditions, the trading price of our common shares, capital needs and
our determinations of the appropriate sources of funding for us, and will be made in transactions that will be deemed to be “at-
the-market” offerings as defined in Rule 415 under the Securities Act. We have no obligation to sell any of our common shares,
and can at any time suspend offers under the 2015 equity distribution agreements or terminate the 2015 equity distribution
agreements. We have not sold any common shares under the 2015 equity distribution agreements.
Operating Partnership Units
Substantially all of our business is conducted through the Operating Partnership. We are the sole general partner of the
Operating Partnership. As of December 31, 2015, we owned a 98.2% interest in the Operating Partnership.
Limited partners in the Operating Partnership holding OP units have the right to redeem their OP units for cash or, at
our option, common shares at a ratio of one OP unit for one common share. Distributions to OP unit holders are paid at the
same rate per unit as distributions per share to Whitestone common shares. As of December 31, 2015 and 2014, there were
27,367,704 and 22,926,599 OP units outstanding, respectively. We owned 26,870,671 and 22,528,207 OP units as of
December 31, 2015 and 2014, respectively. The balance of the OP units is owned by third parties, including certain
trustees. Our weighted-average share ownership in the Operating Partnership was approximately 98.3%, 97.9% and 96.8% for
the years ended December 31, 2015, 2014 and 2013, respectively. For the year ended December 31, 2015 and 2014, 21,359 and
163,700 OP units, respectively, were redeemed for an equal number of common shares.
F- 27
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
Distributions
The following table reflects the total distributions we have paid (including the total amount paid and the amount paid
per share) in each indicated quarter (in thousands, except per share data):
Common Shares
Noncontrolling OP Unit
Holders
Total
Quarter Paid
Distribution Per
Common Share
Total Amount
Paid
Distribution
Per OP Unit
Total Amount
Paid
Total Amount
Paid
2015
Fourth Quarter
Third Quarter
Second Quarter
First Quarter
Total
2014
Fourth Quarter
Third Quarter
Second Quarter
First Quarter
Total
$
$
$
$
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
7,666 $
7,664
6,601
6,526
28,457 $
6,484 $
6,457
6,367
6,231
25,539 $
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
0.2850 $
0.2850
0.2850
0.2850
1.1400 $
143 $
122
111
113
489 $
114 $
126
152
158
550 $
7,809
7,786
6,712
6,639
28,946
6,598
6,583
6,519
6,389
26,089
14. INCENTIVE SHARE PLAN
On July 29, 2008, our shareholders approved the 2008 Long-Term Equity Incentive Ownership Plan (the “Plan”). On
December 22, 2010, our board of trustees amended the Plan to allow for the issuance of common shares pursuant to the Plan.
The Plan, as amended, provides that awards may be made with respect to common shares of Whitestone or OP units. The
maximum aggregate number of common shares that may be issued under the Plan is increased upon each issuance of common
shares by Whitestone so that at any time the maximum number of shares that may be issued under the Plan shall equal 12.5% of
the aggregate number of common shares of Whitestone and OP units issued and outstanding (other than shares and/or units
issued to or held by Whitestone).
The Compensation Committee of our board of trustees administers the Plan, except with respect to awards to non-
employee trustees, for which the Plan is administered by our board of trustees. The Compensation Committee is authorized to
grant share options, including both incentive share options and non-qualified share options, as well as share appreciation rights,
either with or without a related option. The Compensation Committee is also authorized to grant restricted common shares,
restricted common share units, performance awards and other share-based awards.
On April 2, 2014, the Compensation Committee approved the modification of the vesting provisions with respect to
awards of an aggregate of 633,704 restricted common shares and restricted common share units for 51 of our employees. The
modified time-based shares will vest annually in three equal installments. The modified performance-based restricted common
shares and restricted common share units were modified to include performance-based vesting based on achievement of certain
absolute financial goals, as well as one to two years of time-based vesting post achievement of financial goals. Continued
employment is required through the applicable vesting date. Additionally, 2,049,116 restricted performance-based common
share units were granted with the same vesting conditions as the modified performance-based grants described above. If the
performance targets are not met prior to December 31, 2018, any unvested restricted common shares and restricted common
units will be forfeited.
F- 28
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
A summary of the share-based incentive plan activity as of and for the year ended December 31, 2015 is as follows:
Non-vested at January 1, 2015
Granted
Modified to new agreements
Modified from existing agreements
Vested
Forfeited
Non-vested at December 31, 2015
Available for grant at December 31, 2015
Weighted-
Average
Grant Date
Fair Value (1)
14.45
13.49
—
—
14.25
14.45
14.34
Shares
2,411,068 $
327,122
—
—
(348,786 )
(101,144 )
2,288,260 $
957,084
(1) The fair value of the shares granted were determined based on observable market transactions occurring near the date of
the grants.
A summary of our nonvested and vested shares activity for the years ended December 31, 2015, 2014 and 2013 is
presented below:
Shares Granted
Shares Vested
Year Ended
Year Ended December 31, 2015
Year Ended December 31, 2014
Year Ended December 31, 2013
Non-Vested
Shares Issued
Weighted-
Average Grant-
Date Fair Value Vested Shares
327,122 $
2,058,930 $
328,005 $
13.49
14.40
15.43
(348,786 ) $
(133,774 ) $
(15,270 ) $
Total Vest-Date
Fair Value
(in thousands)
4,969
1,721
224
Total compensation recognized in earnings for share-based payments for the years ended December 31, 2015, 2014
and 2013 was $7.3 million, $4.7 million and $2.3 million, respectively.
Based on our current financial projections, we expect approximately 82% of the unvested awards to vest over the next
39 months. As of December 31, 2015, there was approximately $9.9 million in unrecognized compensation cost related to
outstanding non-vested performance-based shares, which are expected to vest over a period of 39 months, and approximately
$3.4 million in unrecognized compensation cost related to outstanding non-vested time-based shares, which are expected to be
recognized over a period of approximately 15 months beginning on January 1, 2016.
We expect to record approximately $13.3 million in share-based compensation subsequent to the year ended
December 31, 2015. The unrecognized share-based compensation cost is expected to vest over a weighted average period of 25
months. The dilutive impact of the performance-based shares will be included in the denominator of the earnings per share
calculation beginning in the period that the performance conditions are expected to be met.
15. GRANTS TO TRUSTEES
On December 21, 2015, each of our four independent trustees and one trustee emeritus was granted 1,500 common
shares, which vested immediately. The 7,500 common shares granted to our trustees had a grant date fair value of $12.10 per
share. On December 21, 2015, one of our independent trustees elected to receive a total of 992 common shares with a grant
date fair value of $12.10 in lieu of cash for board fees. The fair value of the shares granted during the year ended December 31,
2015 was determined using quoted prices available on the date of grant.
F- 29
On October 24, 2014, each of our four independent trustees and one trustee emeritus was granted 1,500 common
shares, which vested immediately. The 7,500 common shares granted to our trustees had a grant date fair value of $14.53 per
share. On December 9, 2014, two of our independent trustees elected to receive a total of 2,314 common shares with a grant
date fair value of $14.69 in lieu of cash for board fees. The fair value of the shares granted were determined using quoted prices
available on the date of grant.
16. COMMITMENTS AND CONTINGENCIES
We are a participant in various legal proceedings and claims that arise in the ordinary course of our business. These
matters are generally covered by insurance. While the resolution of these matters cannot be predicted with certainty, we
believe that the final outcome of these matters will not have a material effect on our financial position, results of operations, or
cash flows.
17. SEGMENT INFORMATION
Our management historically has not differentiated by property types and therefore does not present segment
information.
F- 30
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
18. SELECT QUARTERLY FINANCIAL DATA (unaudited)
The following is a summary of our unaudited quarterly financial information for the years ended December 31, 2015
and 2014 (in thousands, except per share data):
First
Fourth
Second Third
Quarter Quarter Quarter Quarter
2015
Revenues from continuing operations
Income from continuing operations
Income (loss) from discontinued operations
Net income attributable to Whitestone REIT
Basic Earnings per share:
Income from continuing operations attributable to Whitestone REIT
excluding amounts attributable to unvested restricted shares
Income from discontinued operations attributable to Whitestone REIT
Net income attributable to common shareholders excluding amounts
attributable to unvested restricted shares (1)
Diluted Earnings per share:
Income from continuing operations attributable to Whitestone REIT
excluding amounts attributable to unvested restricted shares
Income from discontinued operations attributable to Whitestone REIT
Net income attributable to common shareholders excluding amounts
attributable to unvested restricted shares (1)
2014
Revenues
Income from continuing operations
Income from discontinued operations
Net income attributable to Whitestone REIT
Basic Earnings per share:
Income from continuing operations attributable to Whitestone REIT
excluding amounts attributable to unvested restricted shares
Income from discontinued operations attributable to Whitestone REIT
Net income attributable to common shareholders excluding amounts
attributable to unvested restricted shares (1)
Diluted Earnings per share:
Income from continuing operations attributable to Whitestone REIT
excluding amounts attributable to unvested restricted shares
Income from discontinued operations attributable to Whitestone REIT
Net income attributable to common shareholders excluding amounts
attributable to unvested restricted shares (1)
$ 21,252 $ 21,970 $ 24,599 $ 25,595
2,081
8
2,051
1,551
44
1,570
1,629
(8 )
1,594
1,593
(33)
1,534
$
$
0.07
0.00
$
0.06
0.00
$
0.05
0.00
0.07
0.00
$
0.07
$
0.06
$
0.05
$
0.07
$
$
0.06
0.00
$
0.06
0.00
$
0.05
0.00
0.07
0.00
$
0.06
$
0.06
$
0.05
$
0.07
$ 17,376 $ 17,261 $ 18,540 $ 19,205
890
$
2,023
2,862
1,135 $
145 $
1,252 $
2,312 $
120 $
2,372 $
1,012 $
109 $
1,100 $
$
$
$
$
0.10
0.01
$
0.05
0.00
$
0.04
0.01
0.04
0.08
$
0.11
$
0.05
$
0.05
$
0.12
$
$
0.10
0.01
$
0.05
0.00
$
0.04
0.01
0.03
0.09
$
0.11
$
0.05
$
0.05
$
0.12
(1) The sum of individual quarterly basic and diluted earnings per share amounts may not agree with the year-to-date basic and
diluted earning per share amounts as the result of each period's computation being based on the weighted average number
of common shares outstanding during that period.
F- 31
WHITESTONE REIT AND SUBSIDIARIES
Notes to Consolidated Financial Statements
December 31, 2015
19. SUBSEQUENT EVENTS
On February 17, 2016, we completed the sale of approximately 0.5 acres of our 4.45 acre Pinnacle Phase II
development parcel, located in Scottsdale, Arizona, for $1.1 million.
F- 32
Description
Allowance for doubtful accounts:
Year ended December 31, 2015
Year ended December 31, 2014
Year ended December 31, 2013
Whitestone REIT and Subsidiaries
Schedule II - Valuation and Qualifying Accounts
December 31, 2015
(in thousands)
Balance at
Beginning
of Year
Charged to Deductions Balance at
Costs and
Expense
End of
Year
Reserves
from
$
4,964 $
3,613
2,226
1,974 $
1,602
1,638
(291 ) $
(251)
(251)
6,647
4,964
3,613
F- 33
Whitestone REIT and Subsidiaries
Schedule III - Real Estate and Accumulated Depreciation
December 31, 2015
Initial Cost (in thousands)
Costs Capitalized Subsequent
to Acquisition (in thousands)
Property Name
Land
Building and Improvements
Improvements
(net)
Carrying
Costs
Gross Amount at which Carried at
End of Period (in thousands)(1) (2)
Building and
Improvements
Land
Total
Retail Communities:
Ahwatukee Plaza
Anthem Marketplace
Bellnott Square
Bissonnet Beltway
Centre South
The Citadel
City View Village
Corporate Park Woodland II
Desert Canyon
Fountain Hills Plaza
Fountain Square
Fulton Ranch Towne Center
Gilbert Tuscany Village
Heritage Trace Plaza
Holly Knight
Headquarters Village
Keller Place
Kempwood Plaza
Lion Square
The Marketplace at Central
Market Street at DC Ranch
Mercado at Scottsdale Ranch
Paradise Plaza
Parkside Village North
Parkside Village South
Pinnacle of Scottsdale
Providence
Quinlan Crossing
Shaver
Shops at Pecos Ranch
Shops at Starwood
The Shops at Williams Trace
South Richey
Spoerlein Commons
The Strand at Huebner Oaks
SugarPark Plaza
Sunridge
Sunset at Pinnacle Peak
Terravita Marketplace
Torrey Square
Town Park
Village Square at Dana Park
Webster Pointe
Westchase
Williams Trace Plaza
Windsor Park
$
$
5,126 $
4,790
1,154
415
481
472
2,044
2,758
1,976
5,113
5,573
7,604
1,767
6,209
320
7,171
5,977
733
1,546
1,305
9,710
8,728
6,155
3,877
5,562
6,648
918
9,561
184
3,781
4,093
5,920
778
2,340
5,805
1,781
276
3,610
7,171
1,981
850
10,877
720
423
6,800
2,621
173,704 $
4,086 $
17,973
4,638
1,947
1,596
1,777
4,149
—
1,704
15,340
9,828
22,612
3,233
13,821
1,293
18,439
7,577
1,798
4,289
5,324
26,779
12,560
10,221
8,629
27,154
22,466
3,675
28,683
633
15,123
11,487
14,297
2,584
7,296
12,335
7,125
1,186
2,734
9,392
2,971
2,911
40,252
1,150
1,751
14,003
10,482
439,303 $
322 $
160
411
428
590
2,595
(12 )
5
629
64
1,630
93
1,441
30
165
230
(79 )
764
3,202
1,067
1,687
495
859
62
19
1,267
669
1
(41 )
560
154
66
1,929
530
82
512
331
432
573
1,208
176
2,306
197
2,763
30
7,473
38,075 $
F- 34
— $
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
— $
5,126 $
4,790
1,154
415
481
472
2,044
2,758
1,976
5,113
5,573
7,604
1,767
6,209
320
7,171
5,977
733
1,546
1,305
9,710
8,728
6,155
3,877
5,562
6,648
918
9,561
184
3,781
4,093
5,920
778
2,340
5,805
1,781
276
3,610
7,171
1,981
850
10,877
720
423
6,800
2,621
173,704 $
4,408 $
18,133
5,049
2,375
2,186
4,372
4,137
5
2,333
15,404
11,458
22,705
4,674
13,851
1,458
18,669
7,498
2,562
7,491
6,391
28,466
13,055
11,080
8,691
27,173
23,733
4,344
28,684
592
15,683
11,641
14,363
4,513
7,826
12,417
7,637
1,517
3,166
9,965
4,179
3,087
42,558
1,347
4,514
14,033
17,955
477,378 $
9,534
22,923
6,203
2,790
2,667
4,844
6,181
2,763
4,309
20,517
17,031
30,309
6,441
20,060
1,778
25,840
13,475
3,295
9,037
7,696
38,176
21,783
17,235
12,568
32,735
30,381
5,262
38,245
776
19,464
15,734
20,283
5,291
10,166
18,222
9,418
1,793
6,776
17,136
6,160
3,937
53,435
2,067
4,937
20,833
20,576
651,082
Whitestone REIT and Subsidiaries
Schedule III - Real Estate and Accumulated Depreciation
December 31, 2015
Initial Cost (in thousands)
Costs Capitalized Subsequent
to Acquisition (in thousands)
Property Name
Land
Building and Improvements
Improvements
(net)
Carrying
Costs
Gross Amount at which Carried at
End of Period (in thousands)(1) (2)
Building and
Improvements
Land
Total
Office/Flex Communities:
Brookhill
Corporate Park Northwest
Corporate Park West
Corporate Park Woodland
Dairy Ashford
Holly Hall Industrial Park
Interstate 10 Warehouse
Main Park
Plaza Park
Westbelt Plaza
Westgate Service Center
Office Communities:
9101 LBJ Freeway
Pima Norte
Uptown Tower
Woodlake Plaza
Total Operating Portfolio
Davenport Village
Gilbert Tuscany Village Hard Corner
The Promenade at Fulton Ranch
Total - Development Portfolio (3)
Anthem Marketplace
Dana Park Development
Fountain Hills
Market Street at DC Ranch
Pinnacle Phase II
Shops at Starwood Phase III
Total - Property Held for
Development
Grand Totals
$
$
$
$
$
$
$
$
$
$
186 $
1,534
2,555
652
226
608
208
1,328
902
568
672
9,439 $
1,597 $
1,086
1,621
1,107
5,411 $
188,554 $
11,367 $
856
5,198
17,421 $
204 $
4,000
277
704
1,000
1,818
8,003
$
788 $
6,306
10,267
5,330
1,211
2,516
3,700
2,721
3,294
2,165
2,776
41,074 $
6,078 $
7,162
15,551
4,426
33,217 $
513,594 $
34,101 $
794
13,367
48,262 $
— $
—
—
—
—
—
—
$
375 $
2,032
980
653
80
396
374
580
1,059
735
693
7,957 $
1,300 $
2,067
3,928
1,543
8,838 $
54,870 $
20 $
—
124
144 $
— $
7
—
—
338
3,034
3,379
$
— $
—
—
—
—
—
—
—
—
—
—
— $
— $
517
—
—
517 $
517 $
— $
—
—
— $
— $
—
—
—
399
395
794
$
186 $
1,534
2,555
652
226
608
208
1,328
902
568
672
9,439 $
1,597 $
1,086
1,621
1,107
5,411 $
188,554 $
11,367 $
856
5,198
17,421 $
204 $
4,000
277
704
1,000
1,818
1,163 $
8,338
11,247
5,983
1,291
2,912
4,074
3,301
4,353
2,900
3,469
49,031 $
7,378 $
9,746
19,479
5,969
42,572 $
568,981 $
34,121 $
794
13,491
48,406 $
— $
7
—
—
737
3,429
1,349
9,872
13,802
6,635
1,517
3,520
4,282
4,629
5,255
3,468
4,141
58,470
8,975
10,832
21,100
7,076
47,983
757,535
45,488
1,650
18,689
65,827
204
4,007
277
704
1,737
5,247
8,003
$
4,173
$
12,176
213,978 $
561,856 $
58,393 $
1,311 $
213,978 $
621,560 $
835,538
F- 35
Whitestone REIT and Subsidiaries
Schedule III - Real Estate and Accumulated Depreciation
December 31, 2015
Property Name
Encumbrances
(in thousands)
Construction
Accumulated
Depreciation
Date of
Retail Communities:
Ahwatukee Plaza
Anthem Marketplace
Bellnott Square
Bissonnet Beltway
Centre South
The Citadel
City View Village
Corporate Park Woodland II
Desert Canyon
Fountain Hills Plaza
Fountain Square
Fulton Ranch Towne Center
Gilbert Tuscany Village
Heritage Trace Plaza
Holly Knight
Headquarters Village
Keller Place
Kempwood Plaza
Lion Square
The Marketplace at Central
Market Street at DC Ranch
Mercado at Scottsdale Ranch
Paradise Plaza
Parkside Village North
Parkside Village South
Pinnacle of Scottsdale
Providence
Quinlan Crossing
Shaver
Shops at Pecos Ranch
Shops at Starwood
The Shops at Williams Trace
South Richey
Spoerlein Commons
The Strand at Huebner Oaks
SugarPark Plaza
Sunridge
Sunset at Pinnacle Peak
Terravita Marketplace
Torrey Square
Town Park
Village Square at Dana Park
Webster Pointe
Westchase
Williams Trace Plaza
Windsor Park
$
(4)
(5)
(6)
(7)
(8)
(9)
(10)
(11)
(12)
$
F- 36
549
1,192
1,817
1,572
1,071
948
80
5
385
889
1,001
676
892
539
974
1,353
66
1,201
3,186
911
1,670
871
995
111
348
2,559
1,839
245
295
1,256
1,237
367
1,803
1,503
397
2,284
622
312
1,212
2,048
1,704
3,535
686
1,529
359
5,789
54,883
Date
Acquired
8/16/2011
6/28/2013
1/1/2002
1/1/1999
1/1/2000
9/28/2010
3/31/2015
10/17/2013
4/13/2011
10/7/2013
9/21/2012
11/5/2014
6/28/2011
7/1/2014
8/1/2000
3/28/2013
8/26/2015
2/2/1999
1/1/2000
11/1/2010
12/5/2013
6/19/2013
8/8/2012
7/2/2015
7/2/2015
12/22/2011
3/30/2001
8/26/2015
12/17/1999
12/28/2012
12/28/2011
12/24/2014
8/25/1999
1/16/2009
9/19/2014
9/8/2004
1/1/2002
5/29/2012
8/8/2011
1/1/2000
1/1/1999
9/21/2012
1/1/2000
1/1/2002
12/24/2014
12/16/2003
Depreciation
Life
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
Whitestone REIT and Subsidiaries
Schedule III - Real Estate and Accumulated Depreciation
December 31, 2015
Property Name
Encumbrances
(in thousands)
Construction
Accumulated
Depreciation
Date of
Date
Acquired
Depreciation
Life
Office/Flex Communities:
Brookhill
Corporate Park Northwest
Corporate Park West
Corporate Park Woodland
Dairy Ashford
Holly Hall Industrial Park
Interstate 10 Warehouse
Main Park
Plaza Park
Westbelt Plaza
Westgate Service Center
Office Communities:
9101 LBJ Freeway
Pima Norte
Uptown Tower
Woodlake Plaza
Total Operating Portfolio
Davenport Village
Gilbert Tuscany Village Hard Corner
The Promenade at Fulton Ranch
Total - Development Portfolio (3)
Anthem Marketplace
Dana Park Development
Fountain Hills
Market Street at DC Ranch
Pinnacle Phase II
Shops at Starwood Phase III
Total - Property Held For Development
Grand Total
11/1/2000
(13)
(13)
(13)
(13)
(13)
(13)
(13)
(13)
(13)
(14)
(15)
$
$
$
$
$
$
$
$
$
$
454
2,907
4,358
3,008
647
1,151
2,581
1,583
2,192
1,678
1,386
21,945
2,205
1,842
6,007
1,776
11,830
88,658
510
10
402
922
—
—
—
—
—
—
—
89,580
1/1/2002
1/1/2002
1/1/2002
1/1/1999
1/1/2002
1/1/1999
1/1/1999
1/1/2000
1/1/1999
1/1/2002
8/10/2005
10/4/2007
11/22/2005
3/14/2005
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5-39 years
5/27/2015
8/28/2015
11/5/2014
5-39 years
5-39 years
5-39 years
6/28/2013
9/21/2012
10/7/2013
12/5/2013
12/28/2011
12/28/2011
Land - Not Depreciated
Land - Not Depreciated
Land - Not Depreciated
Land - Not Depreciated
Land - Not Depreciated
Land - Not Depreciated
F- 37
Whitestone REIT and Subsidiaries
Schedule III - Real Estate and Accumulated Depreciation
December 31, 2015
(1) Reconciliations of total real estate carrying value for the three years ended December 31, follows:
( in thousands)
Balance at beginning of period
Additions during the period:
Acquisitions
Improvements
Deductions - cost of real estate sold or retired
Balance at close of period
2015
2014
$ 673,655 $ 537,872 $ 401,325
2013
150,331
12,653
162,984
(1,101)
130,731
6,164
136,895
(348)
$ 835,538 $ 673,655 $ 537,872
132,734
9,330
142,064
(6,281)
(2) The aggregate cost of real estate (in thousands) for federal income tax purposes is $807,349.
(3)
Includes (i) new acquisitions, through the earlier of attainment of 90% occupancy or 18 months of ownership, and (ii) properties that
are undergoing significant redevelopment or re-tenanting.
(4) This property secures a $15.1 million mortgage note.
(5) This property secures a $19.0 million mortgage note.
(6) This property secures a $11.1 million mortgage note.
(7) This property secures a $9.2 million mortgage note.
(8) This property secures a $14.1 million mortgage note.
(9) This property secures a $14.0 million mortgage note.
(10) This property secures a $14.3 million mortgage note.
(11) This property secures a $10.5 million mortgage note.
(12) This property secures a $2.6 million mortgage note.
(13) These properties secure a $37.0 million mortgage note.
(14) This property secures a $16.5 million mortgage note.
(15) This property secures a $6.5 million mortgage note.
F- 38
Whitestone REIT and Subsidiaries
Index to Exhibits
Exhibit No. Description
3.1.1
3.1.2
3.1.3
3.1.4
3.1.5
3.1.6
3.1.7
3.2
10.1
10.2
10.3
10.4
10.5
10.6
10.7
Articles of Amendment and Restatement of Whitestone REIT (previously filed as and incorporated by reference to
Exhibit 3.1 to the Registrant’s Current Report on Form 8-K, filed on July 31, 2008)
Articles Supplementary (previously filed as and incorporated by reference to Exhibit 3(i).1 to the Registrant’s
Current Report on Form 8-K, filed December 6, 2006)
Articles of Amendment (previously filed and incorporated by reference to Exhibit 3.1 to the Registrant's Current
Report on Form 8-K, filed on August 24, 2010)
Articles of Amendment (previously filed and incorporated by reference to Exhibit 3.2 to the Registrant’s Current
Report on Form 8-K, filed on August 24, 2010)
Articles Supplementary (previously filed and incorporated by reference to Exhibit 3.3 to the Registrant’s Current
Report on Form 8-K, filed on August 24, 2010)
Articles of Amendment (previously filed as and incorporated by reference to Exhibit 3.1.1 to the Registrant's
Current Report on Form 8-K, filed June 27, 2012)
Articles of Amendment (previously filed as and incorporated by reference to Exhibit 3.1.2 to the Registrant's
Current Report on Form 8-K, filed June 27, 2012)
Amended and Restated Bylaws of Whitestone REIT (previously filed as and incorporated by reference to Exhibit
3.1 to the Registrant’s Current Report on Form 8-K, filed October 9, 2008)
Agreement of Limited Partnership of Whitestone REIT Operating Partnership, L.P. (previously filed as and
incorporated by reference to Exhibit 10.1 to the Registrant’s General Form for Registration of Securities on Form
10, filed on April 30, 2003)
Certificate of Formation of Whitestone REIT Operating Partnership II GP, LLC (previously filed as and
incorporated by reference to Exhibit 10.3 to the Registrant’s General Form for Registration of Securities on Form
10, filed on April 30, 2003)
Limited Liability Company Agreement of Whitestone REIT Operating Partnership II GP, LLC (previously filed as
and incorporated by reference to Exhibit 10.4 to the Registrant’s General Form for Registration of Securities on
Form 10, filed on April 30, 2003)
Agreement of Limited Partnership of Whitestone REIT Operating Partnership II, L.P. (previously filed as and
incorporated by reference to Exhibit 10.6 to the Registrant’s General Form for Registration of Securities on Form
10, filed on April 30, 2003)
Amendment to the Agreement of Limited Partnership of Whitestone REIT Operating Partnership, L.P. (previously
filed in and incorporated by reference to Exhibit 10.1 to the Registrant’s Registration Statement on Form S-11,
Commission File No. 333-111674, filed on December 31, 2003)
Promissory Note between HCP REIT Operating Company IV LLC and MidFirst Bank, dated March 1, 2007
(previously filed and incorporated by reference to Exhibit 10.25 to the Registrant’s Annual Report on Form 10-K
for the year ended December 31, 2006, filed on March 30, 2007)
Term Loan Agreement among Whitestone REIT Operating Partnership, L.P., Whitestone Pima Norte LLC,
Whitestone REIT Operating Partnership III LP, Hartman REIT Operating Partnership III LP LTD, Whitestone
REIT Operating Partnership III GP LLC and KeyBank National Association, dated January 25, 2008 (previously
filed as and incorporated by reference to Exhibit 10.29 to the Registrant’s Annual Report on Form 10-K for the
year ended December 31, 2007, filed on March 31, 2008)
Whitestone REIT and Subsidiaries
Index to Exhibits
Exhibit No. Description
10.8+
10.9
10.10
10.11
10.12
10.13
10.14
10.15
10.16
Whitestone REIT 2008 Long-Term Equity Incentive Ownership Plan (previously filed and incorporated by
reference to Exhibit 10.1 to the Registrant’s Current Report on Form 8-K, filed July 31, 2008)
Promissory Note among Whitestone Corporate Park West, LLC and MidFirst Bank dated August 5, 2008
(previously filed and incorporated by reference to Exhibit 99.1 to the Registrant’s Current Report on Form 8-K,
filed August 8, 2008)
Promissory Note among Whitestone Centers LLC and Sun Life Assurance Company of Canada dated October 1,
2008 (previously filed and incorporated by reference to Exhibit 99.1 to the Registrant’s Current Report on Form 8-
K, filed October 7, 2008)
Promissory Note among Whitestone Centers LLC and Sun Life Assurance Company of Canada dated October 1,
2008 (previously filed and incorporated by reference to Exhibit 99.2 to the Registrant’s Current Report on Form 8-
K, filed October 7, 2008)
Promissory Note among Whitestone Centers LLC and Sun Life Assurance Company of Canada dated October 1,
2008 (previously filed and incorporated by reference to Exhibit 99.3 to the Registrant’s Current Report on Form 8-
K, filed October 7, 2008)
Promissory Note among Whitestone Centers LLC and Sun Life Assurance Company of Canada dated October 1,
2008 (previously filed and incorporated by reference to Exhibit 99.4 to the Registrant’s Current Report on Form 8-
K, filed October 7, 2008)
Promissory Note among Whitestone Centers LLC and Sun Life Assurance Company of Canada dated October 1,
2008 (previously filed and incorporated by reference to Exhibit 99.5 to the Registrant’s Current Report on Form 8-
K, filed October 7, 2008)
Note among Whitestone Offices LLC and Nationwide Life Insurance Company dated October 1, 2008 (previously
filed and incorporated by reference to Exhibit 99.6 to the Registrant’s Current Report on Form 8-K, filed October
7, 2008)
Floating Rate Promissory Note among Whitestone Industrial-Office LLC and Jackson National Life Insurance
Company dated October 3, 2008 (previously filed and incorporated by reference to Exhibit 10.1 to the Registrant’s
Current Report on Form 8-K, filed October 9, 2008)
10.17+
Form of Restricted Common Share Award Agreement (Performance Vested) (previously filed and incorporated by
reference to Exhibit 10.1 to the Registrant’s Current Report on Form 8-K, filed January 7, 2009)
10.18+
Form of Restricted Common Share Award Agreement (Time Vested) (previously filed and incorporated by
reference to Exhibit 10.2 to the Registrant’s Current Report on Form 8-K, filed January 7, 2009)
10.19+
Form of Restricted Unit Award Agreement (previously filed and incorporated by reference to Exhibit 10.3 to the
Registrant’s Current Report on Form 8-K, filed January 7, 2009)
10.20
10.21
10.22
Promissory Note among Whitestone Centers LLC and Sun Life Assurance Company of Canada dated February 3,
2009 (previously filed and incorporated by reference to Exhibit 10.1 to the Registrant’s Current Report on Form 8-
K, filed February 10, 2009)
Promissory Note among Whitestone Centers LLC and Sun Life Assurance Company of Canada dated February 3,
2009 (previously filed and incorporated by reference to Exhibit 10.2 to the Registrant’s Current Report on Form 8-
K, filed February 10, 2009)
Promissory Note among Whitestone Centers LLC and Sun Life Assurance Company of Canada dated February 3,
2009 (previously filed and incorporated by reference to Exhibit 10.3 to the Registrant’s Current Report on Form 8-
K, filed February 10, 2009)
Whitestone REIT and Subsidiaries
Index to Exhibits
Exhibit No. Description
10.23
10.24
10.25+
10.26+
10.27+
10.28+
10.29
10.30
10.31
10.32
10.33
Promissory Note among Whitestone Centers LLC and Sun Life Assurance Company of Canada dated February 3,
2009 (previously filed and incorporated by reference to Exhibit 10.4 to the Registrant’s Current Report on Form 8-
K, filed February 10, 2009)
Agreement of Purchase and Sale between Whitestone REIT Operating Partnership, L.P. and Bank One,
Chicago, NA, as trustee for Midwest Development Venture IV dated December 18, 2008 (previously filed and
incorporated by reference to Exhibit 10.8 to Registrant’s Quarterly Report on Form 10-Q, filed on May 15,
2009)
Trustee Restricted Common Share Grant Agreement (Time Vested) between Whitestone REIT and Daryl J.
Carter (previously filed and incorporated by reference to Exhibit 10.9 to Registrant’s Quarterly Report on
Form 10-Q, filed on May 15, 2009)
Trustee Restricted Common Share Grant Agreement (Time Vested) between Whitestone REIT and Daniel G.
DeVos (previously filed and incorporated by reference to Exhibit 10.10 to Registrant’s Quarterly Report on
Form 10-Q, filed on May 15, 2009)
Trustee Restricted Common Share Grant Agreement (Time Vested) between Whitestone REIT and Donald F.
Keating (previously filed and incorporated by reference to Exhibit 10.11 to Registrant’s Quarterly Report on
Form 10-Q, filed on May 15, 2009)
Trustee Restricted Common Share Grant Agreement (Time Vested) between Whitestone REIT and Jack L.
Mahaffey (previously filed and incorporated by reference to Exhibit 10.12 toRegistrant’s Quarterly Report on
Form 10-Q, filed on May 15, 2009)
Promissory Note dated September 10, 2010 between Whitestone REIT Operating Company IV LLC and MidFirst
Bank (previously filed and incorporated by reference to Exhibit 10.1 to the Registrant's Current Report on Form 8-
K, filed September 16, 2010)
Modification of Promissory Note dated September 10, 2010 between Whitestone REIT Operating Company IV
LLC and MidFirst Bank (previously filed and incorporated by reference to Exhibit 10.2 to the Registrant's Current
Report on Form 8-K, filed September 16, 2010)
Limited Guarantee dated September 10, 2010 between Whitestone REIT Operating Company IV LLC and
MidFirst Bank (previously filed and incorporated by reference to Exhibit 10.3 to the Registrant's Current Report
on Form 8-K, filed September 16, 2010)
Promissory Note between Whitestone Featherwood LLC and Viewpoint Bank dated March 31, 2011
(previously filed and incorporated by reference to Exhibit 10.1 to the Registrant's Current Report on Form 8-
K, filed April 5, 2011)
Assumption Agreement among U.S. National Bank Association, Scottsdale Pinnacle LP, Howard Bankchik,
Steven J. Fogel, Whitestone Pinnacle of Scottsdale, LLC and Whitestone REIT Operating Partnership, LP and
Whitestone REIT, dated December 22, 2011 (previously filed and incorporated by reference to Exhibit 10.35
to the Registrant's Annual Report on Form 10-K for the year ended December 31, 2011, filed on February 29,
2012)
10.34+
First Amendment to the Whitestone REIT 2008 Long-Term Equity Incentive Ownership Plan (previously filed
and incorporated by reference to Exhibit 10.33 to the Registrant's Annual Report on Form 10-K, filed on
March 1, 2011)
Whitestone REIT and Subsidiaries
Index to Exhibits
Exhibit No. Description
10.35+
10.36+
10.37+
10.38
10.39
10.40+
10.41+
10.42+
10.43+
10.44
10.45+
10.46
10.47
10.48
Separation Agreement between Whitestone REIT and Valarie King (previously filed and incorporated by
reference to Exhibit 10.1 to the Registrant's Quarterly Report on Form 10-Q, filed August 9, 2012)
Summary of Relocation Agreement between Whitestone REIT and James C. Mastandrea (previously filed and
incorporated by reference to Exhibit 10.2 to the Registrant's Quarterly Report on Form 10-Q, filed August 9,
2012)
Separation Agreement between Whitestone REIT and Richard Rollnick (previously filed and incorporated by
reference to Exhibit 10.1 to the Registrant's Quarterly Report on Form 10-Q, filed November 6, 2013)
Loan Agreement, dated November 26, 2013, by and between Whitestone Industrial-Office LLC and Jackson
National Life Insurance Company (previously filed and incorporated by reference to Exhibit 10.1 to the
Registrant's Current Report on Form 8-K, filed December 3, 2013)
Fixed Rate Promissory Note by Whitestone Industrial-Office LLC to Jackson Life National Insurance
Company, dated November 26, 2013 (previously filed and incorporated by reference to Exhibit 10.2 to the
Registrant's Current Report on Form 8-K, filed December 3, 2013)
Employment Agreement between Whitestone REIT and James C. Mastandrea (previously filed and
incorporated by reference to Exhibit 10.1 to the Registrant's Current Report on Form 8-K, filed August 29,
2014)
Employment Agreement between Whitestone REIT and David K. Holeman (previously filed and incorporated
by reference to Exhibit 10.2 to the Registrant's Current Report on Form 8-K, filed August 29, 2014)
Change in Control Agreement between Whitestone REIT and John J. Dee (previously filed and incorporated
by reference to Exhibit 10.3 to the Registrant's Current Report on Form 8-K, filed August 29, 2014)
Change in Control Agreement between Whitestone REIT and Bradford D. Johnson (previously filed and
incorporated by reference to Exhibit 10.5 to the Registrant's Current Report on Form 8-K, filed August 29,
2014)
Amended and Restated Credit Agreement between Whitestone REIT Operating Partnership, L.P. and Bank of
Montreal dated November 7, 2014 (previously filed and incorporated by reference to Exhibit 10.1 to the
Registrant's Current Report on Form 8-K, filed November 12, 2014)
Change in Control Agreement between Whitestone REIT and Christine J. Mastandrea (previously filed and
incorporated by reference to Exhibit 10.45 to the Registrant's Quarterly Report on Form 10-Q, filed March 2,
2015)
Form of Restricted Unit Award Agreement (Time Vested) (previously filed and incorporated by reference to
Exhibit 10.1 to the Registrant’s Quarterly Report on Form 10-Q, filed on August 7, 2015)
Amended and Restated Equity Distribution Agreement, dated June 4, 2015, by and among Whitestone REIT,
Whitestone REIT Operating Partnership, L.P., and Wells Fargo Securities, LLC (previously filed and
incorporated by reference to Exhibit 1.1 to the Registrant’s Current Report on Form 8-K, filed on June 4,
2015)
Amended and Restated Equity Distribution Agreement, dated June 4, 2015, by and among Whitestone REIT,
Whitestone REIT Operating Partnership, L.P., and JMP Securities LLC (previously filed and incorporated by
reference to Exhibit 1.2 to the Registrant’s Current Report on Form 8-K, filed on June 4, 2015)
Whitestone REIT and Subsidiaries
Index to Exhibits
10.49
10.50
10.51
10.52
10.53
12.1*
21.1*
Amended and Restated Equity Distribution Agreement, dated June 4, 2015, by and among Whitestone REIT,
Whitestone REIT Operating Partnership, L.P., and BMO Capital Markets Corp. (previously filed and
incorporated by reference to Exhibit 1.3 to the Registrant’s Current Report on Form 8-K, filed on June 4,
2015)
Amended and Restated Equity Distribution Agreement, dated June 4, 2015, by and among Whitestone REIT,
Whitestone REIT Operating Partnership, L.P., and Wunderlich Securities, Inc. (previously filed as and
incorporated by reference to Exhibit 1.4 to the Registrant’s Current Report on Form 8-K, filed on June 4,
2015)
Amended and Restated Equity Distribution Agreement, dated June 4, 2015, by and among Whitestone REIT,
Whitestone REIT Operating Partnership, L.P., and Ladenburg Thalmann (previously filed and incorporated by
reference to Exhibit 1.5 to the Registrant’s Current Report on Form 8-K, filed on June 4, 2015)
Amended and Restated Equity Distribution Agreement, dated June 4, 2015, by and among Whitestone REIT,
Whitestone REIT Operating Partnership, L.P., and Robert W. Baird & Co. Incorporated (previously filed and
incorporated by reference to Exhibit 1.6 to the Registrant’s Current Report on Form 8-K, filed on June 4,
2015)
First Amendment to Amended and Restated Credit Agreement between Whitestone REIT Operating
Partnership, L.P. and Bank of Montreal dated October 30, 2015 (previously filed and incorporated by
reference to Exhibit 10.1 to the Registrant's Current Report on Form 8-K, filed November 5, 2015)
Statement of Calculation of Consolidated Ratio of Earnings to Fixed Charges
List of subsidiaries of Whitestone REIT
23.1*
Consent of Pannell Kerr Forster of Texas, P.C.
24.1
Power of Attorney (included on the signature page hereto)
31.1*
Certification of Principal Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
31.2*
Certification of Principal Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
32.1**
Certificate of Chief Executive Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
32.2**
Certificate of Chief Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
101.INS***
XBRL Instance Document
101. SCH*** XBRL Taxonomy Extension Schema Document
101.CAL*** XBRL Taxonomy Extension Calculation Linkbase Document
101.LAB*** XBRL Taxonomy Extension Label Linkbase Document
101.PRE***
XBRL Taxonomy Extension Presentation Linkbase Document
101.DEF***
XBRL Taxonomy Extension Definition Linkbase Document
Whitestone REIT and Subsidiaries
Index to Exhibits
________________________
*
**
Filed herewith.
Furnished herewith.
Attached as Exhibit 101 to this Annual Report on Form 10-K are the following materials, formatted in XBRL
***
(eXtensible Business Reporting Language): (i) the Consolidated Balance Sheets as of December 31, 2015 and 2014, (ii) the
Consolidated Statements of Operations and Comprehensive Income for the years ended December 31, 2015, 2014 and 2013,
(iii) the Consolidated Statements of Changes in Equity for the years ended December 31, 2015, 2014 and 2013, (iv) the
Consolidated Statements of Cash Flows for the years ended December 31, 2015, 2014 and 2013 and (v) the Notes to
Consolidated Financial Statements.
Pursuant to Rule 406T of Regulation S-T, the Interactive Data Files on Exhibit 101 hereto are deemed not filed or part
of a registration statement or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, are
deemed not filed for purposes of Section 18 of the Securities and Exchange Act of 1934, as amended, and otherwise are not
subject to liability under those sections.
+ Denotes management contract or compensatory plan or arrangement.
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CORPORATE INFORMATION
Corporate Headquarters:
Whitestone REIT
2600 South Gessner Road, Suite 500
Houston, TX 77063
Toll Free: 866-789-7348
Phone: 713-827-9595
Email: IR@whitestonereit.com
Website: www.whitestonereit.com
Corporate Counsel:
Morrison & Foerster, LLP
Auditor:
Pannell, Kerr & Forster of Texas, PC
Annual Meeting:
May 9, 2016 10 a.m. (CDT)
Houston Marriott Westchase Hotel
2900 Briarpark Drive, Houston, Texas 77042
Investor Relations:
Shareholders are encouraged to contact Bob
Aronson, Director of Investor Relations, at
the Company with questions or requests for
information. A copy of the Company’s Annual
Report on Form 10-K as fi led with the Securities
and Exchange Commission is included as part
of this annual report and is available upon
written request and online at the SEC website:
www.sec.gov.
Registrar & Transfer Agent:
American Stock Transfer & Trust Company
6201 15th Avenue
Brooklyn, New York 11219
Account Maintenance Inquires should be
directed to:
AST Shareholder Services Department
888-999-0027
718-921-8200
BOARD OF TRUSTEES
JAMES C. MASTANDREA, Chairman and Chief Executive Offi cer, Whitestone
REIT; Chairman, Chief Executive Offi cer and President, Paragon Real Estate
Equity and Investment Trust and MDC Realty Corporation; former Chairman
and Chief Executive Offi cr of First Union REIT (NYSE); Director, Cleveland State
University Foundation Board; Adjunct Professor, Rice University; Guest Lecturer,
University of Chicago.
DARYL J. CARTER, Founder, Chairman and Chief Executive Offi cer, Avanath
Capital Management and Capri Capital; former Executive Managing Director and
Head of Commercial Real Estate Group, Centerline Capital Group (NYSE); former
President, American Mortgage Acceptance Corporation; Trustee, Silver Bay
Realty Trust Corp. (NYSE); Trustee, Paragon Real Estate Equity and Investment
Trust; Former Chairman, National Multifamily Housing Council.
DONALD F. KEATING, Former Chief Financial Offi cer, Shell Mining Company;
former Director, Billiton Metal Company, R&F Coal Company and Marrowbone
Coal Company.
PAUL T. LAMBERT, President, Lambert Capital Corporation; former Principal
and Managing Partner, Shidler Group; Founder and former Director and Chief
Operating Offi cer, First Industrial Realty Trust; Trustee, Paragon Real Estate
Equity and Investment Trust.
JACK L. MAHAFFEY, Former Chairman, President and Chief Executive Offi cer,
Shell Mining Company, Former Director, National Coal Association and the
National Coal Council.
TRUSTEE EMERITUS:
DANIEL G. DEVOS, Chairman and Chief Executive Offi cer, DP Fox Ventures;
Former Owner, Grand Rapids Rampage (AFL); Limited Partner, Chicago Cubs
(MLB); Chairman of Orlando Magic (NBA); Member, Alticor, Inc. (parent company of
Amway Corporation); Board of Directors; Trustee, Paragon Real Estate Equity and
Investment Trust; former Vice President, Pacifi c and Vice President of Corporate
Affairs, Amway Corporation; former Trustee, First Union REIT (NYSE).
SENIOR MANAGEMENT TEAM
JAMES C. MASTANDREA, Chairman & Chief Executive Offi cer
DAVID K. HOLEMAN, Chief Financial Offi cer
JOHN J. DEE, Chief Operating Offi cer
BRADFORD D. JOHNSON, Vice President, Acquisitions & Asset Management
CHRISTINE J. MASTANDREA, Vice President, Corporate Strategy
J. SCOTT HOGAN, Vice President and Controller
MICHELLE SIV, Director of Human Resources
DOUGLAS R. PYNE, Corporate Counsel
ROBERT RUPP, Director of Property Management and Leasing
DANIEL P. KOVACEVIC, Regional Vice President, Southwest Region
DIANA ARMSTRONG, Regional Director, Houston Region
MATT OKMIN, Division Director, Austin/San Antonio
DAVE SPAGNOLO, Division Director, Dallas/Fort Worth
Creating Communities in Our PropertiesTM
AUSTIN Davenport Village • Quinlan Crossing • Parkside Village North • Parkside Village South
• DALLAS Heritage Trace Plaza • Interchange Building • Uptown Tower • Shops at Starwood
• Headquarters Village • Keller Place • HOUSTON William Trace Plaza • The Shops at William
Trace • Webster Pointe • Centre South • South Richey • Shaver Street Center • Bissonnet Beltway
Plaza • Westchase Plaza • Sunridge • Town Park Plaza • Providence Plaza • Sugar Park Plaza • I-10
Of(cid:2) ce/Warehouse • Dairy Ashford Business Park • Kempwood Plaza • Westbelt Plaza • Bellnott
Square • Torrey Square • Lion Square • Corporate Park Woodland • Corporate Park Woodland II
• Holly Knight • Main Park • Plaza Park Business Center • Holly Hall • Westgate Service Center
• Corporate Park West • Woodlake Plaza • Corporate Park Northwest • PHOENIX Fulton
Ranch Towne Center • Promenade at Fulton Ranch • Gilbert Tuscany Village • Ahwatukee Plaza
• Pinnacle of Scottsdale • Sunset at Pinnacle Peak • Village Square at Dana Park • Fountain
Square • Shops at Pecos Ranch • Mercado at Scottsdale Ranch • Pima Norte • The Citadel •
Marketplace at Central • Desert Canyon • Terravita Marketplace • Paradise Plaza • Anthem
Marketplace • Fountain Hills Plaza • Market Street at DC Ranch • SAN ANTONIO City View
Village • The Strand at Huebner Oaks • Windsor Park Centre CHICAGO Spoerlein Commons •
Creating Communities in Our PropertiesTM
www.whitestonereit.com
Houston Corporate Headquarters: 2600 South Gessner Road, Suite 500, Houston, TX 77063 | Toll Free 866.789.7348
Arizona Regional Of(cid:2) ce: 20789 North Pima Road, Suite 210, Scottsdale, AZ 85255 | Phone 480.584.6181
Dallas Division Of(cid:2) ce: 4144 North Central Expressway, Suite 610, Dallas, TX 75204 | Phone 214.824.7888
Austin Division Of(cid:2) ce: 3801 North Capital of Texas Highway, Suite J-200, Austin, TX 78746 | Phone 512.992.1507
San Antonio Division Of(cid:2) ce: 11225 Huebner Road, San Antonio, TX 78230 | Phone 210.437.0337