UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 1-K
ANNUAL REPORT
ANNUAL REPORT PURSUANT TO REGULATION A OF
THE SECURITIES ACT OF
1933
For the fiscal year ended December 31, 2020
HC GOVERNMENT REALTY TRUST, INC.
(Exact
name of issuer as specified in its charter)
I.R.S.
Employment Identification Number: 81-1867397
Maryland
|
|
81-1867397
|
(State
or other jurisdiction of incorporation or
organization)
|
|
(I.R.S.
No.)
|
|
|
|
390 S. Liberty Street, Suite 100
Winston-Salem, NC
|
|
27101
|
(Address
of principal executive offices)
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|
(Zip
Code)
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(336) 477-2535
Issuer’s
telephone number, including area code
Common Stock
(Title of each class of securities issued pursuant to Regulation
A)
Part II
In this annual report,
references to the
“Company,” “we,” “us” or
“our” or similar terms refer to HC Government
Realty Trust, Inc., a Maryland
corporation, together with its consolidated subsidiaries, including
HC Government Realty Holdings, L.P., a Delaware limited
partnership, which we refer to as our Operating Partnership.
We refer to
Holmwood Capital, LLC, a Delaware limited liability company, as
Holmwood or our predecessor, and Holmwood Capital Advisors, LLC, a
Delaware limited liability company, as HCA. As used in this annual
report on Form 1-K, an affiliate of,
or person affiliated with, a specified person,
is a person, who or which, directly or indirectly through one
or more intermediaries, controls, is controlled by, or is under
common control with,
the person specified.
STATEMENTS REGARDING FORWARD-LOOKING INFORMATION
We make
statements in this annual report on Form 1-K, or this annual
report, that are forward-looking statements within the meaning of
the federal securities laws. The words “believe,”
“estimate,” “expect,”
“anticipate,” “intend,” “plan,”
“seek,” “may,” and similar expressions or
statements regarding future periods are intended to identify
forward-looking statements. These forward-looking statements
involve known and unknown risks, uncertainties and other important
factors that could cause our actual results, performance or
achievements, or industry results to differ materially from any
predictions of future results, performance or achievements that we
express or imply in this annual report or in the information
incorporated by reference in this annual report.
The
forward-looking statements included in this annual report are based
upon our current expectations, plans, estimates, assumptions and
beliefs that involve numerous risks and uncertainties. Assumptions
relating to the foregoing involve, among other things, judgments
with respect to future economic, competitive and market conditions
and future business decisions, all of which are difficult or
impossible to predict accurately and many of which are beyond our
control. Although we believe that the expectations reflected in
such forward-looking statements are based on reasonable
assumptions, our actual results and performance could differ
materially from those set forth in the forward-looking statements.
Factors that could have a material adverse effect on our operations
and future prospects include, but are not limited to:
●
changes
in economic conditions generally and in the real estate and
securities markets specifically,
●
the
ability of our management team to source, originate and acquire
suitable investment opportunities,
●
our
expectation that there will be opportunities to acquire additional
properties leased to the United States of America,
●
our
expectations regarding demand by the federal government for leased
space,
●
the
United States General Services Administration (the
“GSA”) (acting for the United States as Tenant)
renewing or extending one or more of the leases for one or more of
our GSA Properties (as defined below), whether pursuant to early
termination options or at lease-end, and if not renewed or extended
that we will be successful in re-leasing the space,
●
the
impact of changes in real estate needs and financial conditions of
federal, state and local governments,
●
the
continuing adverse impact of the novel coronavirus (COVID-19) on
the United States, regional and global economies and our financial
condition and results of operations,
●
acts of
terrorism and other disasters that are beyond our
control,
●
legislative
or regulatory changes impacting our business or our assets,
including changes to the laws governing the taxation of real estate
investment trust (“REITs”) and Securities and Exchange
Commission (“SEC”) guidance related to Regulation A or
the Jumpstart Our Business Startups Act (the “JOBS
Act”),
●
our
ability to raise equity or debt capital,
●
our
compliance with applicable local, state and federal laws, including
the Investment Advisers Act of 1940, as amended (the
“Advisers Act”), the Investment Company Act of 1940, as
amended (the “40 Act”), and other laws, or
●
changes
to generally accepted account principles, or GAAP.
Any of
the assumptions underlying forward-looking statements could be
inaccurate. You are cautioned not to place undue reliance on any
forward-looking statements included in this annual report. All
forward-looking statements are made as of the date of this annual
report on Form 1-K and the risk that actual results will differ
materially from the expectations expressed in this annual report on
Form 1-K will increase with the passage of time. Except as
otherwise required by the federal securities laws, we undertake no
obligation to publicly update or revise any forward-looking
statements after the date of this annual report on Form 1-K,
whether as a result of new information, future events, changed
circumstances or any other reason. In light of the significant
uncertainties inherent in the forward-looking statements included
in this annual report on Form 1-K, the inclusion of such
forward-looking statements should not be regarded as a
representation by us or any other person that the objectives and
plans set forth in this annual report on Form 1-K will be
achieved.
Item 1. Business
The Company
We
are an internally-managed REIT, formed to grow our business of
acquiring, developing, financing, owning and managing build-to-suit
or improved-to-suit, single-tenant properties leased primarily to
the United States of America and administered by the GSA or
directly by the federal government agencies or departments
occupying such properties (referred to as “GSA
Properties”). We invest primarily in GSA Properties with
sizes ranging from 5,000 to 50,000 rentable square feet, and in
their first lease term after construction or improvement to
post-9/11 standards. We generally intend to acquire GSA Properties
that fulfill mission critical or citizen service functions. Leases
associated with the GSA Properties in which our company invests are
full faith and credit obligations of the United States of
America.
Prior
to March 14, 2019, we were externally managed by HCA, our former
advisor. On March 14, 2019, we provided notice of nonrenewal (the
“Nonrenewal Notice”) of our management agreement with
HCA, and our board of directors (the “Board”) amended
and restated our investment guidelines as of the date of the
Nonrenewal Notice. Pursuant to the Nonrenewal Notice, the
management agreement with HCA terminated on March 31, 2020. During
the period between March 14, 2019 and March 31, 2020, we
transitioned from being externally managed to a fully
internally-managed company. In connection with the termination of
the management agreement with HCA, we paid HCA a termination fee of
$1,645,453, which was comprised of $1,275,000 in cash and $370,453
in shares of common stock of the Company, at a per share price of
$7.17, for a total of 51,667 shares.
As
of the filing of this report, our portfolio consists of 24 GSA
Properties, comprised of 20 GSA Properties that we own in fee
simple, one GSA Property that we own subject to a ground lease and
three GSA Properties for which we have all of the rights to
the profits, losses, any distributed cash flow and all of the other
benefits and burdens of ownership including for federal income tax
purposes, each of which is leased to the United States. Our
portfolio of GSA Properties (“Portfolio Properties”),
which includes four properties acquired during the year ended
December 31, 2020, contains approximately 447,672 rentable
square feet located in 16 states. Based on net operating income of
our Portfolio Properties, our portfolio has a weighted average
remaining lease term of 9.2 years if none of the early termination
rights are exercised and 5.4 years if all of the early termination
rights are exercised.
The GSA-leased, real estate asset class has a number of attributes
that we believe will offer our stockholders significant benefits,
including a highly creditworthy and very stable tenant base,
long-term lease structures and low risk of tenant turnover. GSA
leases are backed by the full faith and credit of the United
States, and the GSA has never experienced a financial default.
Payment of rents under GSA leases are funded through the Federal
Buildings Fund and are not subject to direct federal
appropriations, which can fluctuate with federal budget and
political priorities. In addition to presenting reduced risk of
default, GSA leases typically have long initial terms of ten to 20
years with renewal leases having terms of five to ten years, which
limit operational risk. Upon renewal of a GSA lease, base rent
typically is reset based on a number of factors at the time of
renewal, including inflation and the replacement cost of the
building, that we generally expect will increase over the life of
the lease.
GSA-leased properties generally provide attractive
investment opportunities but require specialized knowledge and
expertise. Each U.S. Government agency has its own customs,
procedures, culture, needs and mission, which results in different
requirements for its leased space. Furthermore, the GSA-leased
sector is highly fragmented with a significant amount of
non-institutional owners. Moreover, while there are a number of
national real estate brokers that hold themselves out as having
GSA-leased property expertise, there are no national or regional
clearing houses for GSA-leased properties. Long-term relationships
and specialized institutional knowledge regarding the agencies,
their space needs and the hierarchy and importance of a property to
its tenant agency are crucial to understanding which agencies and
properties present the greatest likelihood of long-term agency
occupancy, and, therefore, to identifying and acquiring attractive
GSA-leased properties. Our portfolio is
diversified among occupying agencies, including a number of the
largest and most essential agencies, such as the Drug Enforcement
Administration, the Federal Bureau of Investigation, the U.S.
Citizenship and Immigration Services, the U.S. Social Security
Administration and the Department of Veterans
Affairs.
We
operate as an umbrella partnership REIT (“UPREIT”),
which means that we conduct substantially all of our business
through our Operating Partnership for which we serve as the general
partner. Our GSA Properties are owned by us through single-purpose
entities, 21 of which are wholly owned by our Operating Partnership
and three of which are consolidated variable interest entities
based upon management’s determination that the Operating
Partnership has a variable interest in the entities and is the
primary beneficiary. While we focus on investments in GSA
Properties, in the future we also may invest in state and local
government, mission critical single tenant properties or properties
previously (but not exclusively) leased to the United States, the
GSA or one or more occupying agencies.
We
believe in the long-term there will be a consistent flow of GSA
Properties that meet our target investment criteria for purposes of
acquisition, leasing and managing, which we expect will enable us
to continue our platform into the foreseeable future. We do not
anticipate making acquisitions outside of the United States or its
territories.
We
primarily make direct acquisitions of GSA Properties, but we may
also invest in GSA Properties through indirect investments, such as
joint ventures, whereby we may own less than 100% of the beneficial
interest therein; provided, that in such event, we will acquire at
least 50% of the outstanding voting securities in the investment,
or otherwise comply with SEC staff guidance regarding
majority-owned subsidiaries so that the investment meets the
definition of “majority-owned subsidiary” under the 40
Act.
Our Competitive Strengths and Strategic Opportunities
We
believe that we will benefit from the alignment of the following
competitive strengths and strategic opportunities:
High Quality Portfolio Leased to Mission-Critical U.S. Government
Agencies
●
We own
a portfolio of 24 GSA Properties, comprised of 20 GSA Properties
that we own in fee simple, one GSA Property that we own subject to
a ground lease and three GSA Properties for which we have all of
the rights to the profits, losses, any
distributed cash flow and all of the other benefits and burdens of
ownership including for federal income tax purposes, each of which
is leased to the United States. As of the date of this
annual report on Form 1-K, based upon net operating income, the
weighted average age of our Portfolio Properties is approximately
8.5 years1, and the weighted average remaining
lease term is approximately 9.2 years if none of the early
termination rights are exercised and 5.4 years if all of the early
termination rights are exercised.
●
All of
our Portfolio Properties are occupied by agencies that serve
mission-critical or citizen service functions.
●
Our
Portfolio Properties generally meet our investment criteria, which
target GSA Properties with sizes ranging between 5,000 to 50,000
rentable square feet and in their first lease term after
construction or improvement to post-9/11 standards.
Credit Quality of Tenant
●
Leases
are full faith and credit obligations of the United States and, as
such, are not subject to the risk of annual
appropriations.
●
Leases
typically include inflation-adjusted rent increases for certain
property operating costs, which the Company believes will mitigate
expense variability.
Investment Strategy
We
believe there is a significant opportunity to acquire and build a
portfolio consisting of high-quality GSA Properties at attractive
risk-adjusted returns. We continue to invest in GSA Properties
primarily with sizes ranging from
5,000 to 50,000 rentable square feet, and in their first lease term
after construction or improvement to post-9/11
standards. We generally
intend to acquire GSA Properties that fulfill mission critical or
citizen service functions. Leases associated with the GSA
Properties in which our Company invests are full faith and credit
obligations of the United States of America.
We believe the subset of GSA Properties on which
we focus is highly fragmented and often overlooked by larger
investors, which can provide opportunities for us to buy at more
attractive pricing compared to other properties within the asset
class. We also believe selection based on agency function, building
use and location will help to mitigate risk of non-renewal. While
we intend to focus on this subset of GSA Properties, we are not
limited in the properties in which we may invest.
We have the flexibility to expand our
investment focus as market conditions may dictate, subject to broad
investment policies adopted by our Board, as may be amended by the
Board from time to time.
Description of Our Properties
The
following table presents an overview of our properties as of
December 31, 2020:
Property
|
|
|
|
|
|
|
|
Effective
Annual Rent per RSF
|
Effective
Annual Rent % of Portfolio
|
Our Operating Properties
|
|
|
|
|
|
|
|
|
|
Port Saint Lucie,
Florida
|
DEA
|
24,858
|
5.3%
|
100%
|
5/31/2022
|
5/31/2027
|
$574,614
|
$23.12
|
3.9%
|
Jonesboro,
Arkansas
|
SSA
|
16,439
|
3.5%
|
100%
|
1/11/2022
|
1/11/2027
|
$625,808
|
$38.07
|
4.2%
|
Lorain,
Ohio
|
SSA
|
11,607
|
2.5%
|
100%
|
3/31/2021
|
3/31/2024
|
$447,704
|
$38.57
|
3.0%
|
Cape Canaveral,
Florida
|
CBP
|
14,704
|
3.1%
|
100%
|
7/15/2022
|
7/15/2027
|
$674,729
|
$45.89
|
4.6%
|
Johnson City,
Tennessee
|
FBI
|
10,115
|
2.2%
|
100%
|
8/20/2022
|
8/20/2027
|
$397,468
|
$39.29
|
2.7%
|
Fort Smith,
Arkansas
|
CIS
|
13,816
|
2.9%
|
100%
|
10/30/2024
|
10/30/2029
|
$428,907
|
$31.04
|
2.9%
|
Silt,
Colorado
|
BLM
|
18,813
|
4.0%
|
100%
|
9/30/2024
|
9/30/2029
|
$389,095
|
$20.68
|
2.5%
|
Lakewood,
Colorado
|
DOT
|
19,241
|
4.1%
|
100%
|
No Early
Termination
|
6/20/2024
|
$466,253
|
$24.23
|
3.1%
|
Moore,
Oklahoma
|
SSA
|
15,445
|
3.2%
|
100%
|
4/9/2022
|
4/9/2027
|
$532,136
|
$34.45
|
3.6%
|
Lawton,
Oklahoma
|
SSA
|
9,298
|
2.0%
|
100%
|
8/16/2020
|
8/16/2025
|
$209,956
|
$22.58
|
1.4%
|
Norfolk,
Virginia
|
SSA
|
53,917
|
11.5%
|
100%
|
No Early
Termination
|
6/26/2027
|
$1,313,788
|
$24.37
|
8.9%
|
Montgomery,
Alabama
|
CIS
|
21,420
|
4.6%
|
100%
|
12/8/2026
|
12/8/2031
|
$580,233
|
$27.09
|
3.9%
|
San Antonio,
Texas
|
ICE
|
38,756
|
8.3%
|
100%
|
4/30/2022
|
4/30/2027
|
$1,093,962
|
$28.23
|
7.4%
|
Knoxville,
Iowa
|
VA
|
12,833
|
2.7%
|
100%
|
No Early
Termination
|
1/11/2032
|
$690,057
|
$53.77
|
4.7%
|
Champaign,
Illinois
|
FBI
|
11,180
|
2.4%
|
100%
|
4/12/2028
|
4/12/2033
|
$372,231
|
$33.29
|
2.5%
|
Sarasota,
Florida
|
USDA
|
28,210
|
6.0%
|
100%
|
7/19/2028
|
7/19/2038
|
$919,688
|
$32.60
|
6.2%
|
Monroe,
Louisiana
|
VA
|
21,124
|
4.5%
|
100%
|
No Early
Termination
|
9/30/2023
|
$746,442
|
$35.34
|
5.0%
|
Ft. Lauderdale,
Florida
|
ICE
|
16,000
|
3.4%
|
100%
|
4/9/2028
|
4/9/2033
|
$704,295
|
$44.02
|
4.7%
|
Lawrence,
Kansas
|
USGS
|
16,000
|
3.4%
|
100%
|
No Early
Termination
|
2/28/2033
|
$597,181
|
$37.32
|
4.0%
|
Oklahoma City,
Oklahoma
|
ICE
|
16,991
|
3.6%
|
100%
|
12/27/2028
|
12/27/2033
|
$484,443
|
$28.51
|
3.3%
|
Birmingham,
Alabama
|
ICE
|
12,470
|
2.7%
|
100%
|
10/31/2034
|
10/31/2039
|
$447,985
|
$35.93
|
3.0%
|
Columbia, South
Carolina
|
DEA
|
19,368
|
4.1%
|
100%
|
8/4/2030
|
8/4/2035
|
$587,475
|
$30.33
|
4.0%
|
Lakewood,
Washington
|
ICE
|
9,567
|
2.0%
|
100%
|
2/27/2029
|
2/27/2034
|
$463,894
|
$48.49
|
3.1%
|
Total - Our Operating Properties
|
|
432,172
|
92.0%
|
100%
|
|
|
$13,748,344
|
$31.81
|
92.60%
|
|
|
|
|
|
|
|
|
|
Our Development Property
|
|
|
|
|
|
|
|
|
|
Portland,
Maine
|
CIS
|
15,500
|
3.3%
|
100%
|
6/29/2031 3
|
6/29/2036 3
|
$494,941
|
$31.93
|
3.34%
|
Total - Our Development Property
|
|
15,500
|
3.3%
|
100%
|
|
|
$494,941
|
$31.93
|
3.34%
|
|
|
|
|
|
|
|
|
|
Total - Our Portfolio
|
|
447,672
|
95.3%
|
100%
|
|
|
$14,243,285
|
$31.82
|
95.9%
|
|
|
|
|
|
|
|
|
|
Our Pipeline
|
|
|
|
|
|
|
|
|
|
Houston,
Texas
|
SSA
|
21,019
|
4.5%
|
100%
|
2/21/2030
|
2/21/2035
|
$585,660
|
$27.86
|
3.95%
|
Total - Our Pipeline
|
|
21,019
|
4.5%
|
100%
|
|
|
585,660
|
$27.86
|
3.95%
|
|
|
|
|
|
|
|
|
|
Total - Our Portfolio and Pipeline
|
|
468,691
|
100%
|
100%
|
|
|
$14,828,945
|
$31.64
|
100%
|
1 By rentable square
footage.
2 The early termination date,
if any, for each lease generally represents the commencement of the
time period during which our tenant may exercise its right to
terminate the lease, in whole or in part, at any time effective on
or after such date by providing us with sufficient prior written
notice. The prior written notice required for early
termination under each lease ranges from 60 to 180 days. If our
tenant exercises its early termination rights with respect to any
lease, we cannot guarantee that we will be able to re-lease the
premises on comparable terms, if at all. The lease expiration date
is the date the applicable lease will terminate if the early
termination is not exercised or if no early termination right
exists.
3 Early termination date and
lease expiration date are based on the estimated development
project completion.
2019 Recapitalization Transaction
On
March 19, 2019, we consummated a recapitalization transaction (the
“Recapitalization Transaction”) with Hale Partnership
Capital Management, LLC (“Hale”) and certain affiliated
investors (each, a “Recapitalization Investor” and
collectively, the “Recapitalization Investors”),
pursuant to which (i) certain of such Recapitalization Investors
provided a $10,500,000 mezzanine loan to us through our Operating
Partnership, (ii) certain of such Recapitalization Investors
purchased 1,050,000 shares of our 10.00% Series B Cumulative
Convertible Preferred Stock (the “Series B Preferred
Stock”) and (iii) a Recapitalization Investor purchased
300,000 shares of our common stock. Additional description of the
Recapitalization Transaction can be found on our Current Report on
Form 1-U located at: https://www.sec.gov/Archives/edgar/data/1670010/000165495419002955/hcgrt_1u.htm.
Item 2. Management’s Discussion and Analysis of Financial
Condition and Results of Operations
Overview
We
are a real estate investment trust, or REIT, formed to grow our
business of acquiring, developing, financing, owning and managing
build-to-suit or improved-to-suit, single-tenant properties leased
primarily to the United States of America and administered by the
GSA or directly by the federal government agencies or departments
occupying such GSA Properties. We invest primarily in GSA
Properties in sizes that range from 5,000 to 50,000 rentable square
feet that are in their first lease term after construction or
improvement to post-9/11 standards. We further emphasize GSA
Properties that fulfill mission critical or direct citizen service
functions. Leases associated with the GSA Properties in
which our company invests are full faith and credit obligations of
the United States of America. We intend to grow our portfolio
primarily through acquisitions of single-tenanted, federal
government-leased properties in such markets; although, at some
point in the future we may elect to develop, or joint venture with
others in the development of, competitively bid, built-to-suit,
single-tenant, federal government-leased properties, or buy
facilities that are leased to credit-worthy state or municipal
tenants.
As of December 31, 2020, the Company owned
24 GSA Properties, comprised of 20 GSA Properties that we own in
fee simple, one GSA Property that we own subject to a ground lease
and three GSA Properties for which we have all of the rights to the profits, losses, any distributed
cash flow and all of the other benefits and burdens of ownership
including for federal income tax purposes, each of which is
leased to the United States. Our Portfolio Properties contain
approximately 447,672 rentable square
feet located in 16 states. As of December 31, 2020, our Portfolio
Properties are 100% leased to the United States of America and
occupied by 11 different federal government agencies. Based on net
operating income of each property, our portfolio has a weighted
average remaining lease term of 9.2 years if none of the early
termination rights are exercised and 5.4 years if all of the early
termination right are exercised.
Our
Operating Partnership, through wholly-owned special purpose
entities, or SPEs, holds substantially all of our assets and
conducts substantially all of our business. As of December 31,
2020, we owned approximately 55.9% of the aggregate common limited
partnership interests in our Operating Partnership, or common
units. We also own all of the preferred limited partnership
interests in our Operating Partnership. We were formed in 2016 as a
Maryland corporation and we have elected to be taxed as a REIT for
federal income tax purposes commencing with our fiscal year ended
December 31, 2017.
Our Predecessor
The
term “our predecessor” refers to Holmwood and its three
remaining consolidated, single purpose, wholly owned subsidiaries.
Each such remaining subsidiary holds the fee interest in a
Portfolio Property, of which the rights to the profits from, the
leases for, any distributed cash flow from, and all of the benefits
and burdens of ownership, including for federal income tax
purposes, were contributed to our Operating Partnership by Holmwood
on May 26, 2017.
Operating Results
For the year ended December 31, 2020
At
December 31, 2020, we owned 21 properties and all of the rights to
the profits, losses, any distributed cash flow and all of the other
benefits and burdens of ownership including for federal income tax
purposes for three other properties. Our portfolio comprises
447,672 rentable square feet located in 16 states and is 100%
leased to the United States and either administered by the GSA or
occupying department or agency.
During
the year ended December 31, 2020, we earned revenues of $13,074,121
and incurred operating costs of $3,878,851. Our net operating
income was $9,195,270 and our net loss was $6,924,575 for the year
ended December 31, 2020. Our net loss attributed to our common
stockholders was $5,586,611 after allocating $3,157,155 of the
Company’s net loss to the noncontrolling interest in our
Operating Partnership and after deducting preferred stock dividends
of $1,819,191.
For the year ended December 31, 2019
At
December 31, 2019, we owned 17 properties and all of the rights to
the profits, losses, any distributed cash flow and all of the other
benefits and burdens of ownership, including for federal income tax
purposes, for three other properties. As of December 31, 2019, our
portfolio comprised 390,767 rentable square feet located in 13
states and was 100% leased to the United States and either
administered by the GSA or occupying department or
agency.
During
the year ended December 31, 2019, we earned revenues of $10,788,099
and incurred operating costs of $3,356,328. Our net operating
income was $7,431,771 and our net loss was $8,469,335 for the year
ended December 31, 2019. Our net loss attributed to our common
stockholders was $7,611,041 after allocating $2,020,305 of the
Company’s net loss to the noncontrolling interest in our
Operating Partnership and after deducting preferred stock dividends
of $1,162,011.
Calculating Net Operating Income
We
believe that our net operating income, or NOI, a non-GAAP measure,
is a useful measure of our operating performance. We define NOI as
total property revenues less total property operating expenses,
excluding depreciation and amortization, interest expense, and
asset management fees. Other REITs may use different methodologies
for calculating NOI, and accordingly, our NOI may not be comparable
to the NOI of other REITs. We believe that NOI as we calculate it,
provides a useful measure of operating performance not immediately
apparent from GAAP operating income or net income. We use NOI to
evaluate our performance on a property-by-property basis, because
NOI more meaningfully reflects the core operations of our
properties as well as their performance by excluding items not
related to property operating performance and by capturing trends
in property operating expenses. However, NOI should only be used as
an alternative measure of our financial performance.
The
following table reflects a reconciliation of NOI to net loss as
computed in accordance with GAAP for the periods
presented.
|
For the year ended December 31,
|
|
|
|
|
|
|
Revenues
|
$13,074,121
|
$10,788,099
|
Less:
|
|
|
Operating
expenses
|
3,644,299
|
3,087,487
|
Property
management fee
|
234,552
|
268,841
|
Total
expenses
|
3,878,851
|
3,356,328
|
|
|
|
Net
operating income
|
9,195,270
|
7,431,771
|
Less:
|
|
|
Asset
management fee
|
128,906
|
485,813
|
Corporate
expenses
|
2,006,162
|
3,157,102
|
Depreciation
and amortization
|
5,005,624
|
4,046,413
|
Interest
expense
|
7,210,700
|
5,045,639
|
Loss
on extinguishment of debt
|
933,051
|
966,200
|
Management
termination fees
|
(4,547)
|
1,900,002
|
Gain
on involuntary conversion
|
-
|
(192,717)
|
Equity-based
compensation
|
839,949
|
492,654
|
Net
loss
|
(6,924,575)
|
(8,469,335)
|
Less:
Net loss attributable to noncontrolling interest
|
(3,157,155)
|
(2,020,305)
|
Net
loss attributed to HC Gov Realty Trust, Inc.
|
(3,767,420)
|
(6,449,030)
|
Less:
Preferred stock dividends
|
(1,819,191)
|
(1,162,011)
|
Net
loss attributed to HC Gov Realty Trust, Inc. available to common
shareholders
|
$(5,586,611)
|
$(7,611,041)
|
Liquidity
and Capital Resources
Our business model is intended to drive growth
through acquisitions. Our Recapitalization Transaction, KeyBank
Transaction (as defined below) and Series C Offering (as defined
below) provided us with liquidity through both debt and equity
investments. This allowed us to refinance our existing debt and
provided us with additional capital to continue pursuing our
acquisition strategies. In addition, access to the capital markets
is an important factor for our continued success. In November 2019, our securities offering
pursuant to Regulation A (the “Regulation A Offering”)
expired and we did not file a post-qualification amendment to
extend the Regulation A Offering. While we have currently elected
to not continue to issue equity under Regulation A, we expect to
continue to issue equity in our company with proceeds being used to
acquire GSA Properties or buy facilities that are leased to
credit-worthy state or municipal tenants. As of December 31, 2020,
we had approximately $4,906,679 available in cash and cash
equivalents.
Liquidity General
Our need for liquidity will be primarily to fund (i)
operating expenses and cash dividends and distributions; (ii)
property acquisitions; (iii) capital expenditures and development
projects; (iv) payment of principal of, and interest on,
outstanding indebtedness; and (v) other investments, consistent
with our Investment Guidelines and Investment
Policies.
As
of the date of this annual report, we have two GSA Properties under
contract and one GSA Property under development which will require
approximately $9,500,000 and $1,900,000 of funding, respectively,
through borrowings on our senior secured revolving credit
facility.
Capital Resources
Our
capital resources are substantially related to (i) our 2019
Recapitalization Transaction, (ii) KeyBank Transaction (as defined
below) and (iii) the Series C Offering (as defined
below). In connection with the
Recapitalization Transaction, we received a $10,500,000 mezzanine
loan through our Operating Partnership pursuant to a certain loan
agreement (“Loan Agreement”), $10,500,000 through the
issuance of our Series B Preferred Stock and $3,000,000 through the
issuance of our common stock. This capital was primarily used to
pay off existing debt, including accrued interest, in the aggregate
amount of $20,139,316 comprised of $9,708,581 to pay off various
debt affiliated with our former directors and officers or their
affiliates, $1,439,557 of
unsecured promissory notes payable to accredited investors, and
$8,991,178 to pay off a loan cross-collateralized by four of our
properties. The remaining $3,860,684 received from the
Recapitalization Transaction was used to pay transaction-related
expenses and past due accounts payable, with the balance reserved
for general working capital purposes including pursuing and making
acquisitions.
The
Recapitalization Transaction permitted the issuance of up to an
additional $10,000,000 of Series B Preferred Stock and the
borrowing of up to an additional $10,000,000 of mezzanine debt,
which was later increased in October 2019 to an additional
$13,500,000 of mezzanine debt in the aggregate. In May 2019, we
issued an additional $1,300,000 of Series B Preferred Stock and
borrowed an additional $1,300,000 in mezzanine debt to partially
finance our acquisition of our Portfolio Property in Monroe,
Louisiana. In June 2019, we borrowed an additional $2,000,000 of
mezzanine debt to partially refinance the mortgage debt on our
Portfolio Property in San Antonio, Texas. In October 2019, we
borrowed an additional $7,000,000 of mezzanine debt to partially
finance our acquisition of our Portfolio Properties in Ft.
Lauderdale, Florida, Lawrence, Kansas and Oklahoma City, Oklahoma.
During the year ended December 31, 2020, we issued an additional
$8,700,000 of Series B Preferred Stock to partially finance our
acquisitions.
In
October 2019, we also entered into a senior secured revolving
credit facility (as amended, the “Credit Facility”)
with KeyBanc Capital Markets, Inc., as sole bookrunner and lead
arranger, and KeyBank National Association, as syndication agent
and administrative agent, in connection with which we obtained
commitments in an initial amount of $60,000,000 (the “KeyBank
Transaction”) and borrowed an initial principal amount of
$60,000,000 in order to refinance certain existing indebtedness and
to partially finance our acquisition of our Portfolio Properties in
Ft. Lauderdale, Florida, Lawrence, Kansas and Oklahoma City,
Oklahoma. In December 2019, the Credit Facility was increased to
provide total availability of up to $100,000,000, subject to
customary terms and availability conditions. The Credit Facility
includes an accordion feature that will permit the Company to
further increase the amount of commitments available to the
Company, up to $200,000,000, subject to customary terms and
conditions. The Company intends to use the Credit Facility to repay
certain indebtedness, fund acquisitions and capital expenditures
and provide working capital.
As of
December 31, 2020, we had borrowed approximately $15,650,000 and
had approximately $84,350,000 committed and undrawn under our
Credit Facility.
On
August 14, 2020, the Company completed the sale and issuance of
3,600,000 shares of the Company’s 7.00% Series C Cumulative
Redeemable Preferred Stock (the “Series C Preferred
Stock”) to qualified investors in a private offering pursuant
to exemptions from registration provided by Section 4(a)(2) of the
Securities Act of 1933, as amended (the “Securities
Act”), and Regulation D promulgated thereunder, for an
aggregate purchase price of $90,000,000 (the “Series C
Offering”). After deducting a placement agent fee of
$2,835,000, net proceeds to the Company from the Series C Offering
were $87,165,000. On August 14, 2020, the Company used $21,846,295
and $62,100,000 of the net proceeds from the Series C Offering to
repay all outstanding mezzanine debt and amounts outstanding under
the Credit Facility, respectively, as of such date.
Trend Information
Our
Company, through our Operating Partnership is engaged primarily in
the acquisition, leasing and disposition of single-tenanted,
mission critical or customer facing properties, leased to the
United States of America Government throughout the country. As full
faith and credit obligations of the United States, these leases
offer risk-adjusted returns that are attractive, inasmuch as there
continues to be no appreciable yield of comparable credit quality
in the marketplace.
Prior
to our Recapitalization Transaction, our Company had been capital
constrained, which affected liquidity adversely from an operating
perspective and the ability of our Company to manage several viable
acquisition opportunities at the same time. We believe the
Recapitalization Transaction enabled management to accelerate its
acquisition plans and provided much needed liquidity to our Company
during 2019 and 2020. While there can be no assurance, we believe
our Credit Facility and the proceeds of the Series C Offering will
support our Company’s growth strategy, provide liquidity to
recruit and retain qualified personnel, and enhance purchasing
power for goods and services in connection with the operation of
our Portfolio Properties.
We
are not aware of any material trends, uncertainties, demands,
commitments or events, favorable or unfavorable, other than the
effect of national economic conditions and the impact of the
COVID-19 pandemic on real estate generally, that may reasonably be
anticipated to have a material effect on our revenue or income from
continuing operations, profitability, liquidity or capital
resources, or that would cause our reported financial information
to not necessarily to be indicative of future operating results or
our financial condition.
Item
3. Directors and
Officers
The
individuals listed below are our executive officers and directors.
The following table and biographical descriptions set forth certain
information with respect to the individuals who currently serve as
our directors and the executive officers:
Name
|
Position
|
|
Age
|
|
Term of Office
|
Steven A. Hale II
|
Chairman, Chief Executive Officer and President
|
|
37
|
|
March 2019
|
Jacqlyn Piscetelli
|
Chief Financial Officer, Treasurer and Secretary
|
|
37
|
|
March 2019
|
Brad G. Garner
|
Director
|
|
38
|
|
March 2019
|
Matthew A. Hultquist
|
Director and Head of Acquisitions and Business
Development
|
|
42
|
|
March 2019
|
Jeffrey S. Stewart
|
Director
|
|
54
|
|
March 2019
|
Anthony J. Sciacca, Jr.
|
Director
|
|
50
|
|
September 2019
|
Steven A. Hale II. Mr. Hale has managed
the Hale Partnership Fund LP, MGEN-II Hale Fund LP, Clark-Hale Fund
LP, and Hale Medical Office Building Fund, LP, via Hale Partnership
Capital Management, LLC, since September 2010. In November 2017,
Mr. Hale was named Chairman of the Board for Stanley Furniture
Company, Inc. (since renamed HG Holdings, Inc.). He has served as
Chief Executive Officer of HG Holdings, Inc. since March 2018.
Prior to founding Hale Partnership Capital Management, LLC, Mr.
Hale worked for Babson Capital Management, LLC where he was
responsible for primary coverage of distressed debt investments
across a variety of industries including manufacturing commercial
real estate, services, and casinos/gaming. Prior to joining Babson,
Mr. Hale was a Leveraged Finance Analyst at Bank of America
Securities. Mr. Hale graduated from Wake Forest University in 2005,
where majored in economics, minored in psychology and religion, and
was a three-year letterman on the varsity football
team.
Jacqlyn Piscetelli. Ms. Piscetelli
served as Chief Financial Officer of Stanley Furniture Company, LLC
(“Stanley Furniture”) from March 2018 until January
2019 where she directed all finance and accounting operations.
Prior to joining Stanley Furniture, Ms. Piscetelli served as the
Financial Executive – Governance for the Financial Management
group at BB&T Corporation (“BB&T”) from 2016 to
2018 where she managed BB&T’s Sarbanes-Oxley Section 302
and 404 compliance programs. From 2013 to 2016, Ms. Piscetelli
worked in BB&T’s Accounting Policy group where she was
primarily responsible for monitoring the issuance of new accounting
pronouncements and evaluating their impact on the financial
institution. Ms. Piscetelli spent over 7 years in public accounting
at Ernst & Young LLP (“EY”) in their Assurance
practice. At EY, she served both public and private clients with
domestic and foreign operations across a variety of industries
including manufacturing and distribution, automotive, retail and
financial services. Ms. Piscetelli graduated from Wake Forest
University in 2006 with a B.S. and M.S. in
Accountancy.
Brad G. Garner. Mr. Garner joined Hale
Partnership Capital Management, LLC in 2015 as Chief Financial
Officer and Partner. In April 2018, Mr. Garner was named Chief
Financial Officer of HG Holdings, Inc. (formerly Stanley Furniture
Company, Inc.). Mr. Garner leads real estate efforts and private
equity investments for the Hale entities. He has also served as
Chief Financial Officer of Best Bar Ever, Inc., a protein bar
business from 2015 to 2017. Mr. Garner assisted in raising and
structuring a capital investment and successful exit to a strategic
partner while overseeing all financial reporting functions during a
two-year time horizon. Prior to taking on that role, he spent ten
years in public accounting at Dixon Hughes Goodman LLP
(“DHG”), the largest public accounting firm
headquartered in the Southeast, as a Senior Tax Manager. At DHG, he
served domestic closely held companies (specifically pass-through
entities) and individuals. These clients represented a variety of
industries including manufacturing and distribution, construction
and real estate, and financial institutions. Mr. Garner earned a
B.S. and M.S. in Accounting from Wake Forest University in
2006.
Matthew A. Hultquist. Mr. Hultquist has
served as the Managing Member of Hillandale Advisors, a private
investment and advisory firm that works with private businesses and
their owners on strategic growth since January 2017. From 2006 to
2016, Mr. Hultquist served on the investment team at Sasco Capital,
Inc., a public equity asset management firm overseeing more than $4
billion of assets for public funds, corporations and endowments.
Sasco Capital invested in mid to large capitalization public
companies undergoing corporate restructuring, transformation, or
management change. Mr. Hultquist earned a B.S. in Finance from Wake
Forest University and M.B.A. from Columbia Business
School.
Jeffrey S. Stewart. Mr. Stewart has
been the Chairman of the Foursquare Foundation Investment Committee
since 2008. Mr. Stewart also currently sits on Morgan
Stanley’s North Haven Credit Advisory Board. Mr. Stewart is a
highly experienced portfolio manager with 24 years of experience
investing and researching debt and equity, including equity
research at Interstate/Johnson Lane, a financial services company,
and fixed income at First Union National Bank, and portfolio
management at Babson Capital Management, LLC. Mr. Stewart started
his career as a United States Marine in 1985. Three time
meritoriously promoted, he was awarded a NROTC scholarship in 1988
and attended UNC Chapel Hill, where he received a BSBA with a
concentration in finance and a minor in history with
distinction.
Anthony J. Sciacca, Jr. Mr. Sciacca
served as Head of Global Alternative Investments at Barings Real
Estate Advisers LLC (now known as Babson Capital Management LLC).
Mr. Sciacca was responsible for overseeing the group's investment
activities across private equity, asset-based investments, and real
assets. He served as the Head of Barings Alternative Investments at
Barings LLC. Previously, he served as a Managing Director, Head of
Babson Capital Strategic Investors and Head of Global Business
Development Group at Babson. In this capacity, he drove business
development initiatives across Babson's investment strategies from
fixed income to alternative asset markets and oversaw the
management of Babson's institutional and retail relationships
globally. He joined Babson in 2006. He also led the middle-market
bank loan business at Babson’s U.S. bank loan team. Mr.
Sciacca was also a member of Babson’s Senior Management Team
and the President of Babson Capital Securities. He was a Managing
Director and the Head of Structured Credit Origination for the
collateralized loan obligation and corporate collateralized debt
obligation businesses at Wachovia Securities. Mr. Sciacca was
employed at Wachovia Securities from April 2002 to April 2006.
Before that, he was a Managing Director at Bear, Stearns & Co.
where he was a structured credit market specialist. Mr. Sciacca was
an Associate Director at Bank of America from October 1996 to
September 2000. He served as a Consultant at Accenture from
September 1993 until October 1996. He also worked in middle market
senior lending as well as financial services consulting with
Accenture. Mr. Sciacca serves as a member of the Board of Managers
of Cornerstone Real Estate Advisors LLC. He has worked in the
industry since 1993 and his industry experience encompasses private
equity, middle market finance and structured credit. He received a
B.S. degree in Applied Economics from Cornell University in
1993.
Executive Compensation
The
following table summarizes compensation to our executive officers
for the year ended December 31, 2020 and 2019,
respectively:
Name
|
|
|
|
|
Steven A. Hale II
|
2020
|
$225,000
|
$2,062,574
|
$2,287,574
|
Chairman of the Board of Directors, Chief Executive Officer and
President
|
2019
|
$175,625
|
$225,000
|
$400,625
|
Jacqlyn Piscetelli
|
2020
|
$150,000
|
$314,832
|
$464,832
|
Chief Financial Officer
|
2019
|
$117,083
|
$50,000
|
$167,083
|
Matthew A. Hultquist
|
2020
|
$81,250
|
$171,532
|
$252,782
|
Director and Head of Acquisitions and Business
Development
|
2019
|
$58,272
|
$50,000
|
$108,272
|
On
December 21, 2020, the Company granted an aggregate of 221,069
long-term incentive plan units (“LTIP Units”) in the
Operating Partnership to Mr. Hale. Of the total 221,069 LTIP Units
granted, 24,116 LTIP Units vested immediately upon the grant date
and 196,953 LTIP Units vest over five years.
Also
on December 21, 2020, the Company granted an aggregate of 33,744
LTIP Units to Ms. Piscetelli. Of the total 33,744 LTIP Units
granted, 10,718 LTIP Units vested immediately upon the grant date
and 23,026 LTIP Units vest over two years.
Also
on December 21, 2020, the Company granted an aggregate of 18,385
LTIP Units to Mr. Hultquist. Of the total 18,385 LTIP Units
granted, 5,359 LTIP Units vested immediately upon the grant date
and 13,026 LTIP Units vest over two years.
The
fair value of each grant was $9.33 per share, the estimated net asset value per share of the
Company’s common stock as of June 30,
2020.
Director Compensation
In
2020, we granted $42,000 of share-based compensation in the form of
restricted shares of our common stock to certain of our
non-employee directors, which vest on December 21, 2021. In 2019,
we granted $35,000 of share-based compensation in the form of
restricted shares of our common stock to each of our non-employee
directors, which vested in September 2020.
A
description of our 2016 Equity Incentive Plan is incorporated by
reference herein from the post-qualification amendment to our
Offering Statement on Form 1-A located at: https://www.sec.gov/Archives/edgar/data/1670010/000165495418012065/hcgov_1apos.htm
under the caption “COMPENSATION OF DIRECTORS AND EXECUTIVE
OFFICERS— HC Government Realty Trust 2016 Long Term
Incentive Plan.”
Item 4. Security Ownership of Management and Certain Security
Holders
The
table below sets forth, as of the filing of this report, certain
information regarding the beneficial ownership of our stock for (1)
each person who is the beneficial owner of 10% or more of our
outstanding shares of any class of voting stock and (2) each of our
directors and executive officers as a group, individually naming
each director or executive officer who is the beneficial owner of
10% or more of our outstanding shares of any class of voting stock.
Each person named in the table has sole voting and investment power
with respect to all of the shares of common stock shown as
beneficially owned by such person.
The
SEC has defined “beneficial ownership” of a security to
mean the possession, directly or indirectly, of voting power and/or
investment power over such security. A stockholder is also deemed
to be, as of any date, the beneficial owner of all securities that
such stockholder has the right to acquire within 60 days after that
date through (1) the exercise of any option, warrant or right, (2)
the conversion of a security, (3) the power to revoke a trust,
discretionary account or similar arrangement or (4) the automatic
termination of a trust, discretionary account or similar
arrangement. In computing the number of shares beneficially owned
by a person and the percentage ownership of that person, our shares
of common stock subject to options or other rights (as set forth
above) held by that person that are exercisable as of the filing of
this report or will become exercisable within 60 days thereof, are
deemed outstanding, while such shares are not deemed outstanding
for purposes of computing percentage ownership of any other
person.
Title of Class
|
Name and Address
of Beneficial Owner
|
Amount and Nature of
Beneficial Ownership
|
Amount and Nature
of Beneficial
Ownership Acquirable
|
|
Common
Stock
|
All Executive Officers and
Directors1
|
41,188
Shares
|
N/A
|
2.6%
|
Common
Stock
|
HG Holdings, Inc.2
|
300,000
Shares
|
N/A
|
19.2%
|
Series
B Preferred Stock
|
All Executive Officers and
Directors1
|
1,025,000 Shares3
|
N/A
|
50.0%
|
Series
B Preferred Stock
|
Steven A. Hale II 4
|
1,025,000 Shares3
|
N/A
|
50.0%
|
Series
B Preferred Stock
|
Hale Partnership Capital Management
5,6
|
1,025,000
Shares
|
N/A
|
50.0%
|
Series
B Preferred Stock
|
HG Holdings, Inc.2
|
1,025,000
Shares
|
N/A
|
50.0%
|
Series
B Preferred Stock
|
The Vanderbilt University7
|
500,000
Shares
|
N/A
|
24.4%
|
Series
B Preferred Stock
|
International Church of the Foursquare
Gospel8
|
250,000
Shares
|
N/A
|
12.2%
|
Series
C Preferred Stock
|
Equitrust Life Insurance
Company9
|
800,000
Shares
|
N/A
|
22.2%
|
1 The address of each
beneficial owner is 390 S Liberty Street, Suite 100, Winston-Salem,
NC 27101.
|
|
|
2 The address of HG Holdings,
Inc. is 2115 E. 7th Street, Suite 101, Charlotte, NC
27804.
|
|
|
|
3 Includes the shares of Series
B Preferred Stock directed by Hale Partnership Capital Management
(“HPCM”).
|
|
|
4 Includes all shares of the
Series B Preferred Stock that Steven A. Hale II controls directly
or indirectly through affiliated entities of which Steven A. Hale
II disclaims beneficial ownership.
|
5 The address of HPCM is 3675
Marine Drive, Greenville, NC 27834.
|
|
|
|
6 HPCM serves as investment
manager or adviser to commingled funds, group trusts and separate
accounts (such investment companies, funds, trusts and accounts,
collectively referred to as the “Funds”). In certain
cases, HPCM may act as an adviser or sub-adviser to certain Funds.
In its role as investment adviser, sub-adviser and/or manager, HPCM
may possess voting and/or investment power over the securities of
the Company owned by the Funds and may be deemed to be the
beneficial owner of these shares. However, all securities reported
on the table are owned by the Funds, and HPCM disclaim beneficial
ownership of all of the shares shown. HPCM's shares include 500,000
shares beneficially owned by The Vanderbilt University and 250,000
shares beneficially owned by International Church of the Foursquare
Gospel, over which HPCM maintains voting
control.
|
7 The address of The Vanderbilt
University is 2100 West End Ave, Nashville, TN
37203.
|
|
|
|
8 The address of International
Church of the Foursquare Gospel is 1910 W. Sunset Boulevard, Suite
200, Los Angeles, CA 90026.
|
|
9 The address of Equitrust Life
Insurance Company is 222 W Adams Street, Suite 2150, Chicago, IL
60606.
|
|
|
Item
5. Interest of Management and Others in Certain
Transactions
The
information included above under the caption “Item 1. Business—2019 Recapitalization
Transaction” is hereby incorporated by reference into
this Item 5.
Series B Preferred Stock Issuances
In May
2019, the Company issued 130,000 shares of its Series B Preferred
Stock to a Recapitalization Investor, for total proceeds of
$1,300,000, to partially finance the acquisition of the property
located in Monroe, Louisiana.
In
April 2020, the Company issued a total of 350,000 shares of its
Series B Preferred Stock to a Recapitalization Investor, for total
proceeds of $3,500,000, to partially finance the acquisition of the
property located in Birmingham, Alabama.
In June
2020, the Company issued 475,000 shares of its Series B Preferred
Stock to a Recapitalization Investor, for total proceeds of
$4,750,000, to partially finance the acquisition of the property
located in Columbia, South Carolina.
In
December 2020, the Company issued 45,000 shares of its Series B
Preferred Stock to an investor affiliated with Hale, for total
proceeds of $450,000, to partially fund the development project of
the property located in Portland, Maine.
Mezzanine Loans
In May
2019, the Operating Partnership borrowed an additional $1,300,000
term loan under the Loan Agreement to partially finance the
acquisition of the property located in Monroe,
Louisiana.
In June
2019, the Operating Partnership borrowed an additional $2,000,000
term loan under the Loan Agreement in connection with the
refinancing of the mortgage note payable on the property located in
San Antonio, Texas that matured in June 2019.
In
October 2019, the Operating Partnership borrowed an additional
$7,000,000 term loan under the Loan Agreement to partially finance
the acquisitions of the properties located in Ft. Lauderdale,
Florida, Lawrence, Kansas and Oklahoma City, Oklahoma.
Real Estate Notes
On May
1, 2019, one of our single-purpose entities that is wholly-owned by
our Operating Partnership borrowed $2,550,000 from the Hale
Partnership Fund, L.P. to partially finance the acquisition of our
GSA Property located in Monroe, Alabama. The unsecured loan was
subject to a variable interest rate based on one-month LIBOR plus
225 basis points. This loan was fully repaid with proceeds from the
KeyBank Transaction. The loan was not subject to any prepayment
penalty.
On June
5, 2019, one of our single-purpose entities that is wholly-owned by
our Operating Partnership borrowed $5,000,000 from the Hale
Partnership Fund, L.P. to partially refinance the mortgage on our
GSA Property located in San Antonio, Texas. The unsecured loan was
subject to a fixed interest rate of 5.50%. This loan was fully
repaid with proceeds from the KeyBank Transaction. The loan was not
subject to any prepayment penalty.
Predecessor Payables
Our
Company had outstanding payables to our predecessor for various
expenses paid on our behalf by our predecessor in the amount of
$408,514. As of the date of this annual report, this amount remains
outstanding.
Item 6. Other Information
None
Item 7. Financial Statements
Report of Independent Registered Public Accounting
Firm
To the Board of Directors and Stockholders
HC Government Realty Trust, Inc.
Winston-Salem, North Carolina
Opinion on the Consolidated Financial Statements
We have audited the accompanying consolidated balance sheets of HC
Government Reality Trust, Inc. and subsidiaries (collectively,
“the Company”) as of December 31, 2020 and 2019, the
related consolidated statements of operations, changes in
stockholders' equity, and cash flows for each of the years in the
two-year period ended December 31, 2020, and the related notes
(collectively referred to as the “consolidated financial
statements”). In our opinion, the consolidated financial
statements present fairly, in all material respects, the financial
position of the Company as of December 31, 2020 and 2019, and the
results of its operations and its cash flows for each of the years
in the two-year period ended December 31, 2020 in conformity with
accounting principles generally accepted in the United States of
America.
Basis for Opinion
These consolidated financial statements are the responsibility of
the Company’s management. Our responsibility is to express an
opinion on the Company’s consolidated financial statements
based on our audits. We are a public accounting firm registered
with the Public Company Accounting Oversight Board (United States)
("PCAOB") and are required to be independent with respect to the
Company in accordance with the U.S. federal securities laws and the
applicable rules and regulations of the Securities and Exchange
Commission and the PCAOB.
We conducted our audits in accordance with the standards of the
PCAOB and in accordance with auditing standards generally accepted
in the United States of America. Those standards require that we
plan and perform the audit to obtain reasonable assurance about
whether the consolidated financial statements are free of material
misstatement, whether due to error or fraud. Our audits included
performing procedures to assess the risks of material misstatement
of the consolidated financial statements, whether due to error or
fraud, and performing procedures that respond to those risks. Such
procedures included examining, on a test basis, evidence regarding
the amounts and disclosures in the consolidated financial
statements. Our audits also included evaluating the accounting
principles used and significant estimates made by management, as
well as evaluating the overall presentation of the consolidated
financial statements. We believe that our audits provide a
reasonable basis for our opinion.
/s/
Cherry Bekaert LLP
We have served as the Company’s auditor since
2016.
Richmond, VA
April 2, 2021
HC Government Realty Trust, Inc.
Consolidated Balance Sheets
December 31, 2020 and 2019
|
|
|
ASSETS
|
|
|
Investment in real estate,
net
|
$109,066,096
|
$96,972,845
|
Cash and cash
equivalents
|
4,906,679
|
3,436,577
|
Restricted cash
|
192,068
|
120,166
|
Rent and other tenant receivables,
net
|
1,339,332
|
1,136,496
|
Leasehold intangibles,
net
|
11,231,765
|
9,319,030
|
Deposits on properties under
contract
|
100,000
|
-
|
Deferred financing,
net
|
1,610,851
|
2,023,844
|
Prepaid expenses and other
assets
|
1,016,430
|
188,058
|
Total
Assets
|
$129,463,221
|
$113,197,016
|
|
|
|
LIABILTIES
|
|
|
Revolving credit
facility
|
$15,650,000
|
$60,950,000
|
Mandatorily redeemable preferred
stock, net of unamortized deferred offering
costs
|
86,667,285
|
$-
|
Mezzanine debt
|
-
|
20,800,000
|
Mortgages payable, net of
unamortized debt costs
|
9,277,699
|
9,459,291
|
Declared dividends and
distributions
|
2,509,506
|
721,733
|
Accrued interest
payable
|
134,053
|
267,366
|
Accounts
payable
|
1,050,383
|
591,791
|
Accrued expenses and other
liabilities
|
1,130,736
|
1,289,450
|
Accrued management termination
fee
|
-
|
1,650,000
|
Tenant improvement
obligation
|
-
|
1,201,661
|
Acquisition fee
payable
|
-
|
556,739
|
Below-market leases,
net
|
551,759
|
753,515
|
Total
Liabilities
|
116,971,421
|
98,241,546
|
|
|
|
COMMITMENTS AND
CONTINGENCIES (Note 14)
|
-
|
-
|
|
|
|
STOCKHOLDERS'
EQUITY
|
|
|
Preferred stock ($0.001 par value,
250,000,000 shares authorized and 2,081,000 and 1,324,500 shares
issued and outstanding at December 31, 2020 and 2019,
respectively)
|
2,081
|
1,324
|
Common stock ($0.001 par value,
750,000,000 shares authorized, 1,560,452 and 1,438,465 common
shares issued and outstanding at December 31, 2020 and 2019,
respectively)
|
1,561
|
1,438
|
Additional paid-in
capital
|
30,751,943
|
24,463,133
|
Offering costs
|
(1,271,266)
|
(1,459,479)
|
Accumulated
deficit
|
(13,092,046)
|
(9,324,626)
|
Accumulated dividends and
distributions
|
(6,143,463)
|
(3,478,926)
|
Total
Stockholders' Equity
|
10,248,810
|
10,202,864
|
Noncontrolling interest in
operating partnership
|
2,242,990
|
4,752,606
|
Total
Equity
|
12,491,800
|
14,955,470
|
Total
Liabilities and Stockholders' Equity
|
$129,463,221
|
$113,197,016
|
The following table presents the assets and
liabilities of the Company's three consolidated variable interest
entities as of December 31, 2020 and 2019 which are included on the
Consolidated Balance Sheets above. The assets in the table below
include those assets that can only be used to settle obligations of
the consolidated variable interest entities. The liabilities in the
table below include third-party liabilities of the consolidated
variable interest entities only, and for which creditors or
beneficial interest holders do not have recourse to the Company,
and exclude intercompany balances that eliminate in
consolidation.
ASSETS OF CONSOLIDATED VARIABLE INTEREST ENTITIES THAT CAN ONLY BE
USED TO SETTLE THE OBLIGATIONS OF CONSOLIDATED VARIABLE INTEREST
ENTITIES:
|
|
|
|
Buildings
and improvements, net
|
$10,842,846
|
$11,237,144
|
Intangible
assets, net
|
128,130
|
264,538
|
Prepaids
and other assets
|
418,292
|
358,998
|
Total
Assets
|
$11,389,268
|
$11,860,680
|
LIABILITIES OF CONSOLIDATED VARIABLE
INTEREST ENTITIES FOR WHICH CREDITORS OR BENEFICIAL INTEREST
HOLDERS DO NOT HAVE RECOURSE TO THE
COMPANY.
|
|
|
|
Mortgages
payable, net
|
$9,277,699
|
$9,459,291
|
Intangible
liabilities, net
|
33,053
|
79,237
|
Accounts
payable and accrued expenses
|
176,964
|
205,862
|
Total
liabilities
|
$9,487,716
|
$9,744,390
|
The accompanying notes are an integral part of the consolidated
financial statements.
HC Government Realty Trust, Inc.
Consolidated Statements of Operations
For the years ended December 31, 2020 and 2019
|
|
|
|
|
Revenues
|
|
|
Rental
revenues
|
$12,655,991
|
$10,441,958
|
Real estate tax
reimbursements and other revenues
|
418,130
|
346,141
|
Total
revenues
|
13,074,121
|
10,788,099
|
|
|
|
Operating
expenses
|
|
|
Depreciation and
amortization
|
5,005,624
|
4,046,413
|
General and
administrative
|
1,271,553
|
885,888
|
Professional
expenses
|
734,609
|
2,299,084
|
Real estate and
other taxes
|
1,226,327
|
1,034,703
|
Repairs and
maintenance
|
881,573
|
720,501
|
Janitorial
|
600,158
|
498,423
|
Utilities
|
537,642
|
489,905
|
Management
fees
|
363,458
|
754,654
|
Insurance
|
248,189
|
172,129
|
Ground
leases
|
95,983
|
91,755
|
Miscellaneous
property expenses
|
54,427
|
52,201
|
Management
termination fees
|
(4,547)
|
1,900,002
|
Equity-based
compensation
|
839,949
|
492,654
|
Total operating
expenses
|
11,854,945
|
13,438,312
|
|
|
|
Other (income)
expense
|
|
|
Interest
expense
|
7,210,700
|
5,045,639
|
Loss on
extinguishment of debt
|
933,051
|
966,200
|
Gain on involuntary
conversion
|
-
|
(192,717)
|
Net other (income)
expense
|
8,143,751
|
5,819,122
|
|
|
|
Net
loss
|
(6,924,575)
|
(8,469,335)
|
Less: Net loss
attributable to noncontrolling interest in operating
partnership
|
(3,157,155)
|
(2,020,305)
|
Net loss attributed
to HC Government Realty Trust, Inc.
|
(3,767,420)
|
(6,449,030)
|
Preferred
stock dividends
|
(1,819,191)
|
(1,162,011)
|
Net loss attributed
to HC Government Realty Trust, Inc. available to common
shareholders
|
$(5,586,611)
|
$(7,611,041)
|
|
|
|
Basic and diluted
loss per share
|
$(3.67)
|
$(5.64)
|
|
|
|
Basic and diluted
weighted-average common shares outstanding
|
1,523,719
|
1,348,958
|
The accompanying notes are an integral part of the consolidated
financial statements.
HC Government Realty Trust, Inc.
Consolidated Statements of Changes in Stockholders’
Equity
For the years ended December 31, 2020 and 2019
|
|
|
|
|
|
|
|
|
Non-controlling Interest in Operatig
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Balance,
December 31, 2018
|
144,500
|
$144
|
-
|
$-
|
1,107,041
|
$1,107
|
$11,314,818
|
$(1,459,479)
|
$(2,875,596)
|
$(1,536,708)
|
$5,444,286
|
$5,385,704
|
$10,829,990
|
Proceeds from
issuing common shares
|
-
|
-
|
-
|
-
|
300,000
|
300
|
2,999,700
|
-
|
-
|
-
|
3,000,000
|
-
|
3,000,000
|
Proceeds from
issuing preferred shares
|
-
|
-
|
1,180,000
|
1,180
|
-
|
-
|
11,798,820
|
-
|
-
|
-
|
11,800,000
|
-
|
11,800,000
|
Equity-based
compensation long-term incentive plan shares
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
144,499
|
144,499
|
Equity-based
compensation - restricted stock
|
-
|
-
|
-
|
-
|
31,424
|
31
|
247,350
|
-
|
-
|
-
|
247,381
|
-
|
247,381
|
Dividends and
distributions
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
(1,942,218)
|
(1,942,218)
|
(654,847)
|
(2,597,065)
|
Allocation of
NCI in operating partnership
|
-
|
-
|
-
|
-
|
-
|
-
|
(1,897,555)
|
-
|
-
|
-
|
(1,897,555)
|
1,897,555
|
-
|
Net
loss
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
(6,449,030)
|
-
|
(6,449,030)
|
(2,020,305)
|
(8,469,335)
|
Balance,
December 31, 2019
|
144,500
|
$144
|
1,180,000
|
$1,180
|
1,438,465
|
$1,438
|
$24,463,133
|
$(1,459,479)
|
$(9,324,626)
|
$(3,478,926)
|
$10,202,864
|
$4,752,606
|
$14,955,470
|
Proceeds from
issuing preferred shares
|
-
|
-
|
870,000
|
870
|
-
|
-
|
8,699,130
|
-
|
-
|
-
|
8,700,000
|
-
|
8,700,000
|
Repurchase of
preferred shares
|
(113,500)
|
(113)
|
-
|
-
|
-
|
-
|
(2,837,387)
|
-
|
-
|
-
|
(2,837,500)
|
-
|
(2,837,500)
|
Issuance of
common shares in connection with termination of management
agreement
|
-
|
-
|
-
|
-
|
51,667
|
52
|
370,401
|
-
|
-
|
-
|
370,453
|
-
|
370,453
|
Issuance of
common shares in satisfaction of acquisition fee
payable
|
-
|
-
|
-
|
-
|
55,674
|
56
|
556,683
|
-
|
-
|
-
|
556,739
|
-
|
556,739
|
Equity-based
compensation long-term incentive plan shares
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
754,640
|
754,640
|
Equity-based
compensation - restricted stock
|
-
|
-
|
-
|
-
|
14,646
|
15
|
85,294
|
-
|
-
|
-
|
85,309
|
-
|
85,309
|
Reimbursement
of offering costs
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
188,213
|
-
|
-
|
188,213
|
-
|
188,213
|
Dividends and
distributions
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
(2,664,537)
|
(2,664,537)
|
(692,412)
|
(3,356,949)
|
Allocation of
NCI in operating partnership
|
-
|
-
|
-
|
-
|
-
|
-
|
(585,311)
|
-
|
-
|
-
|
(585,311)
|
585,311
|
-
|
Net
loss
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
(3,767,420)
|
-
|
(3,767,420)
|
(3,157,155)
|
(6,924,575)
|
Balance,
December 31, 2020
|
31,000
|
$31
|
2,050,000
|
$2,050
|
1,560,452
|
$1,561
|
$30,751,943
|
$(1,271,266)
|
$(13,092,046)
|
$(6,143,463)
|
$10,248,810
|
$2,242,990
|
$12,491,800
|
The accompanying notes are an integral part of the consolidated
financial statements.
HC Government Realty Trust, Inc.
Consolidated Statements of Cash Flows
For the years ended December 31, 2020 and 2019
|
For the years
ended December 31,
|
|
|
|
Cash flows from
operating activities:
|
|
|
Net loss
|
$(6,924,575)
|
$(8,469,335)
|
Adjustments to reconcile net loss
to net cash used in operating activities:
|
|
|
Depreciation
|
3,755,760
|
3,074,466
|
Amortization of acquired lease-up
costs
|
522,197
|
416,310
|
Amortization of in-place
leases
|
727,667
|
555,637
|
Amortization of above/below-market
leases, net
|
153,952
|
154,375
|
Amortization of debt issuance
costs
|
842,941
|
864,927
|
Amortization of deferred offering
costs
|
145,371
|
-
|
Equity-based compensation -
long-term incentive plan units
|
754,640
|
144,499
|
Equity-based compensation -
restricted shares
|
85,309
|
247,381
|
Gain on involuntary
conversion
|
-
|
(192,717)
|
Change in assets and
liabilities
|
|
|
Rent and other tenant receivables,
net
|
(202,836)
|
(62,615)
|
Prepaid expense and other
assets
|
(838,082)
|
552,767
|
Deposits on properties under
contract
|
(100,000)
|
224,069
|
Accrued interest
payable
|
(133,313)
|
(149,775)
|
Accounts payable and other accrued
expenses
|
2,003,784
|
(125,627)
|
Accrued management termination
fee
|
(1,279,547)
|
1,650,000
|
Tenant improvement
obligation
|
(1,201,661)
|
(23,262)
|
Related party payable,
net
|
-
|
(73,951)
|
Net cash used in operating
activities
|
(1,688,393)
|
(1,212,851)
|
|
|
|
Cash flows from investing activities:
|
|
|
Capital improvements and
development project funding
|
(866,949)
|
(565,658)
|
Real estate acquisitions and
deposits
|
(18,490,659)
|
(22,492,920)
|
Net cash used in investing
activities
|
(19,357,608)
|
(23,058,578)
|
|
|
|
Cash flows from financing activities:
|
|
|
Debt issuance
costs
|
(398,890)
|
(2,216,921)
|
Dividends paid
|
(3,084,869)
|
(2,254,019)
|
Proceeds from sale of common
stock
|
-
|
3,000,000
|
Proceeds from sale of preferred
stock
|
8,700,000
|
11,800,000
|
Repurchase of preferred
stock
|
(2,837,500)
|
-
|
Borrowings under revolving credit
facility
|
15,950,000
|
60,950,000
|
Repayments under revolving credit
facility
|
(61,250,000)
|
-
|
Proceeds from mandatorily
redeemable preferred stock
|
90,000,000
|
-
|
Mandatorily redeemable preferred
stock issuance costs
|
(3,478,086)
|
-
|
Mortgage
proceeds
|
-
|
7,550,000
|
Mortgage principal
payments
|
(212,650)
|
(64,265,736)
|
Proceeds from
notes payable
|
-
|
20,934,000
|
Notes
principal repayments
|
(20,800,000)
|
(1,314,000)
|
Notes
principal repayments - related party
|
-
|
(9,518,000)
|
|
|
|
Net cash provided from financing
activities
|
22,588,005
|
24,665,324
|
|
|
|
Net increase in Cash and cash
equivalents and Restricted cash
|
1,542,004
|
393,895
|
Cash and cash equivalents and
Restricted cash, beginning of period
|
3,556,743
|
3,162,848
|
Cash and cash equivalents and
Restricted cash, end of period
|
$5,098,747
|
$3,556,743
|
|
|
|
Supplemental cash flow information:
|
|
|
Cash paid for
interest
|
$3,940,819
|
$4,439,279
|
Cash paid for
income taxes
|
$-
|
$-
|
Non cash investing and financing activities:
|
|
|
Common shares issued in connection
with termination of management agreement
|
$370,453
|
$-
|
Common shares issued in
satisfaction of acquisition fee payable
|
$556,739
|
$-
|
Reimbursement of offering
costs
|
$188,213
|
$-
|
Capitalized acquisition
fees
|
$-
|
$51,500
|
The accompanying notes are an integral part of the consolidated
financial statements.
HC Government Realty Trust, Inc.
Notes to the Consolidated Financial Statements
For the years ended December 31, 2020 and 2019
HC
Government Realty Trust, Inc. (the “REIT”), a Maryland
corporation, was formed on March 11, 2016 to primarily source,
acquire, own and manage built-to-suit and improved-to-suit,
single-tenant properties leased by the United States of America
through the U.S General Services Administration (“GSA
Properties”). The REIT focuses primarily on GSA Properties
within size ranges of 5,000 to 50,000 rentable square feet, and in
their first lease term after construction or improvement to
post-9/11 standards. Further, the REIT selects GSA Properties that
fulfill mission critical or citizen service functions. Leases
associated with GSA Properties are full faith and credit
obligations of the United States of America and are administered by
the U.S. General Services Administration or directly through the
occupying federal agencies (collectively, the
“GSA”).
The
REIT owns its properties through the REIT’s subsidiary,
HC Government Realty Holdings, L.P., a Delaware limited partnership
(“Operating Partnership” and together with the REIT,
the “Company”). The Operating Partnership invests
through wholly-owned special purpose limited liability companies,
or special purpose entities (“SPEs”). As of December
31, 2020, the REIT owned approximately 55.9% of the aggregate
common limited partnership interests in our Operating Partnership,
or common units, and all of the preferred limited partnership
interests in our Operating Partnership, or preferred
units.
The consolidated financial statements include the
accounts of the Operating Partnership and related SPEs and the
accounts of the REIT. As of December 31, 2020, the financial
statements reflect the operations of 24 GSA Properties representing
447,672 rentable square feet located in 16 states. The properties
are 100% leased to the government of the United States of America
and based on net operating income, have a weighted average
remaining lease term as of December 31, 2020 of 9.2 years if none
of the early termination rights are exercised and 5.4 years if all
of the early termination rights are exercised. The Company
operates as an umbrella partnership real estate investment trust,
or an UPREIT, and has elected to be treated as a real estate
investment trust, or REIT, for federal income tax purposes under
the Internal Revenue Code of 1986, as amended, or the Code,
beginning with the taxable year ended December 31,
2017.
2.
Significant
Accounting Policies
Basis of Accounting and Consolidation
Basis - The accompanying consolidated financial statements
are presented on the accrual basis of accounting in accordance with
principles generally accepted in the United States of America
(“GAAP”) and include the accounts of the REIT, the
Operating Partnership and 24 SPEs as of December 31, 2020. Of the
SPEs, 21 are wholly-owned entities that are consolidated based upon
the Company having a controlling financial interest, and three are
consolidated variable interest entities based upon
management’s determination that the Operating Partnership has
a variable interest in the entities and is the primary beneficiary.
Intercompany accounts and transactions are eliminated in
consolidation. The results of operations of companies or assets
acquired are included from the dates of
acquisition.
These
statements include all adjustments necessary for a fair
presentation of the results of all periods reported herein. All
such adjustments are of a normal recurring nature.
Use of Estimates - The preparation of the consolidated
financial statements in conformity with GAAP requires management to
make estimates and assumptions that affect the reported amounts of
assets and liabilities, and disclosure of contingent assets and
liabilities at the date of the financial statements, and the
amounts of revenues and expenses during the reporting period.
Actual results could differ from those estimates and
assumptions.
Cash, Cash Equivalents and Restricted
Cash - Cash and cash
equivalents include all cash and liquid investments that mature
three months or less from when they are purchased. Restricted cash
consists of amounts escrowed for future real estate taxes,
insurance, and capital expenditures, as required by certain of the
Company’s mortgage debt agreements. The following table
provides a reconciliation of cash, cash equivalents and restricted
cash reported within the Consolidated Balance Sheets that sum to
the totals of the same such amounts presented in the Consolidated
Statements of Cash Flows:
|
|
|
Cash
and cash equivalents
|
$4,906,679
|
$3,436,577
|
Restricted
cash
|
192,068
|
120,166
|
Cash,
cash equivalents and restricted cash
|
$5,098,747
|
$3,556,743
|
At
times, the Company’s cash and cash equivalents balance
deposited with financial institutions may exceed federally
insurable limits. The Company maintains separate bank accounts at
the Operating Partnership and SPE level. At December 31, 2020, one
account had approximately $4,345,000 in excess of insured limits;
all others were below the insurable limits. The Company mitigates
this risk by depositing funds with major financial institutions.
The Company has not experienced any losses in connection with such
deposits.
Investments in Real Estate –
Investment in real estate, net is comprised of all tangible assets
held by the Company for rent or development. Real estate assets are
recognized at cost less accumulated depreciation.
Maintenance and repair costs are charged to expense as incurred.
Costs incurred that extend the useful life of the real estate
investment are capitalized. Third party costs
related to asset acquisitions are capitalized. Development,
re-development and certain costs directly related to the
improvement of real properties are capitalized.
In
accordance with the Financial Accounting Standards Board
(“FASB”) guidance on business combinations, the Company
determines the fair value of the real estate assets acquired on an
“as if vacant” basis.
Management
estimates the “as if vacant” value considering a
variety of factors, including the physical condition and quality of
the buildings, estimated rental and absorption rates, estimated
future cash flows, and valuation assumptions consistent with
current market conditions. The “as if vacant” fair
value is allocated to land, buildings and improvements based on
relevant information obtained in connection with the acquisition of
the property, including appraisals and property tax
assessments.
Above-market and
below-market lease values are determined on a lease-by-lease basis
based on the present value (using an interest rate that reflects
the risk associated with the leases acquired) of the difference
between (a) the contractual amounts to be paid under the lease and
(b) management’s estimate of the fair market lease rate for
the corresponding space over the remaining non-cancellable terms of
the related leases. Above (below) market lease values are recorded
as leasehold intangibles and are recognized as an increase or
decrease in rental income over the remaining non-cancellable term
of the lease. Amortization relating to above (below) market leases
for the years ended December 31, 2020 and 2019 was $153,952 and
$154,375, respectively, and was recorded as a reduction to rental
revenues.
In-place leases are
valued based on the net rents earned that would have been foregone
during an assumed lease-up period. Lease-up costs are valued based
upon avoided brokerage fees. In-place leases and lease-up costs are
amortized over the remaining non-cancellable term of the leases.
The Company has not recognized any value attributable to customer
relationships.
Management utilizes
independent third parties to assist with the determination of fair
value of the various tangible and intangible assets that are
acquired. The difference between the total of the calculated values
described above, and the actual purchase price plus acquisition
costs, is allocated pro-rata to each component of calculated
value.
The
Company capitalizes pre-development costs incurred in pursuit of
new development opportunities for which the future development is
probable. For properties under development or redevelopment, the
Company capitalizes interest expense, real estate taxes and direct
and indirect project costs associated with the development and
redevelopment activities. With respect to the capitalization of
interest expense, if there is a specific borrowing for the property
undergoing development activities, we apply the interest rate of
that borrowing to the average accumulated expenditures that do not
exceed such borrowing. If there are no specific borrowings, the
Company applies its weighted average interest rate on its senior
secured revolving credit facility to the average accumulated
expenditures. The Company capitalizes costs while development
activities are underway until the building is substantially
complete and ready for its intended use, at which time rental
income recognition can commence and rental operating costs, real
estate taxes, insurance, and other subsequent carrying costs are
expensed as incurred.
Depreciation of an
asset begins when it is available for use and is calculated using
the straight-line method over its estimated useful life. Range of
useful lives for depreciable assets are as follows:
Category
|
|
Term
|
Buildings
|
|
40 years
|
Building and site improvements
|
|
5 - 40 years
|
Tenant improvements
|
|
Shorter of remaining life of the lease or useful life
|
Tenant
Improvements - As part of
the leasing process, the Company may provide the lessee with an
allowance for the construction of leasehold improvements. These
leasehold improvements are capitalized and recorded as tenant
improvements and depreciated over the shorter of the useful life of
the improvements or the remaining lease term. If the allowance
represents a payment for a purpose other than funding leasehold
improvements, or in the event the Company is not considered the
owner of the improvements, the allowance is considered to be a
lease incentive and is recognized over the lease term as a
reduction of rental revenue. Factors considered during this
evaluation include, among other things, who holds legal title to
the improvements as well as other controlling rights provided by
the lease agreement and provisions for substantiation of such costs
(e.g., unilateral control of the tenant space during the build-out
process). Determination of the appropriate accounting for the
payment of a tenant allowance is made on a lease-by-lease basis,
considering the facts and circumstances of the individual tenant
lease.
Leases - The Company’s real estate is leased
to tenants on a modified gross lease basis. The leases provide for
a minimum rent which is generally flat during the non-cancellable
term of the lease and includes a reimbursement for certain
operating costs of the property. The operating cost reimbursement
is established at lease commencement and is subject to annual
adjustment based on changes in the consumer price index. The lessee
is also required by the lease to reimburse the Company for real
estate taxes over the real estate tax base year. The real estate
tax base year is established as the real estate taxes incurred
during the first full tax year after lease commencement or
otherwise as defined in the lease. Operating expenses include
repairs and maintenance, cleaning, landscaping and utilities. In
some cases, the leases provide the tenant with renewal options,
subject to generally the same terms and conditions of the base term
of the lease. The Company accounts for its leases using the
operating method.
Operating
method – Properties
with leases accounted for using the operating method are recorded
at the cost of the real estate. Revenue is recognized as rentals
are earned and expenses (including depreciation and amortization)
are charged to operations as incurred. Buildings are depreciated on
the straight-line method over their estimated useful lives. Tenant
improvements and leasehold intangibles are amortized on the
straight-line method over the terms of their respective leases.
When scheduled rentals vary during the lease term, income is
recognized on a straight-line basis so as to produce a constant
periodic rent over the term of the lease.
Impairment – Real Estate - The Company reviews investments in real
estate for impairment whenever events or changes in circumstances
indicate that the carrying amounts may not be recoverable. To
determine if impairment may exist, the Company reviews its
properties and identifies those that have experienced either a
change or an event or circumstance warranting further assessment of
recoverability (such as a decrease in occupancy). If further
assessment of recoverability is needed, the Company estimates the
future net cash flows expected to result from the use of the
property and its eventual disposition, on an individual property
basis. If the sum of the expected future net cash flows
(undiscounted and without interest charges) is less than the
carrying amount of the property on an individual property basis,
the Company will recognize an impairment loss based upon the
estimated fair value of such property. For
the years ended December 31, 2020 and
2019, the Company did not recognize any impairment
charges.
Organizational, Offering and Related Costs
- Organizational and offering costs of the Company are
presented as a reduction of stockholders’ equity within the
Consolidated Balance Sheets and Consolidated Statements of Changes
in Stockholders’ Equity. Organizational and offering costs
represent expenses incurred in connection with the formation of the
Company and the filing of the Company’s securities offering
pursuant to Regulation A.
Revenue Recognition - Revenue includes base rent due from
tenants in accordance with the terms of the respective lease. The
Company recognizes rental income on a straight-line basis over the
non-cancellable term of the respective lease. Revenue also includes
reimbursement income from the recovery of all or a portion of
operating expenses and real estate taxes and is recognized in the
same periods as the related expenses are incurred. For newly
acquired properties, the Company begins to recognize rental income
from leases concurrently with the date of the property acquisition
closing. Revenue also includes the amortization or accretion of
acquired above (below) market leases over the remaining
non-cancellable term of the lease.
On
January 1, 2019, the Company adopted Accounting Standards Update,
or ASU, No. 2014-09, Revenue from Contracts with Customers (Topic
606) using the modified retrospective method and applied it to all
contracts that were not completed as of January 1, 2019. Topic 606
requires an entity to recognize the amount of revenue to which it
expects to be entitled for the transfer of promised goods or
services to customers and replaced the existing revenue recognition
guidance. The adoption of Topic 606 did not have an
impact on the Company’s historical financial statements as
the majority of the Company’s revenue does not fall under the
scope of this guidance.
Rents and Other Tenant Receivables, net
- Rents and other tenant receivables represent amounts billed and
due from tenants. When a portion of the tenants’ receivable
is estimated to be uncollectible, an allowance for doubtful
accounts is recorded. Due to the high credit worthiness of the tenants, there were
no allowances as of December 31, 2020 and 2019. The Company had a
straight-line rent receivable of $38,200 and $3,000 as of December
31, 2020 and 2019, respectively.
Income Taxes – The Company has elected to be
taxed as a REIT under Sections 856 through 860 of the Code and
applicable Treasury regulations relating to REIT qualification
beginning with its fiscal year ending December 31, 2017. In order
to maintain this REIT status, the regulations require the Company
to distribute at least 90% of its taxable income to
stockholders and meet certain other asset and income tests, as well
as other requirements. If the Company fails to qualify as a REIT,
it will be subject to tax at regular corporate rates for the years
in which it fails to qualify. If the Company loses its REIT status
it cannot elect to be taxed as a REIT for the four taxable
years following the year it loses its REIT status unless the
Company’s failure to qualify was due to reasonable cause and
certain other conditions were satisfied.
Management analyzes the Company’s tax filing
positions in the U.S. federal, state and local jurisdictions where
the Company is required to file income tax returns for all open tax
years. If, based on this analysis, management determines that
uncertainties in tax positions exist, a liability is established
along with an estimate for interest and penalty.
Management
has determined that there were no uncertain tax positions at
December 31, 2020 and 2019; accordingly, no associated interest and
penalties were required to be accrued at December 31, 2020 and
2019.
Noncontrolling Interest
- Noncontrolling
interest represents the common units in the Operating
Partnership not attributable to the REIT. The noncontrolling
interest is calculated by multiplying the noncontrolling interest
ownership percentage at the balance sheet date by the Operating
Partnership’s outstanding common equity. The noncontrolling
interest ownership percentage is calculated by dividing the
Operating Partnership common units not owned by the REIT by the
total Operating Partnership common units outstanding. The
noncontrolling interest ownership percentage will change as
additional common units are issued or as common units are exchanged
for the REIT’s common stock. Subsequent changes in the
noncontrolling interest value are recorded to additional paid-in
capital. Accordingly, the value of the noncontrolling interest is
included in the equity section of the Consolidated Balance Sheets
but presented separately from the REIT’s equity. The
REIT’s noncontrolling interest was 44.1% and 45.3% at
December 31, 2020 and 2019, respectively.
Deferred Costs – Deferred
financing fees include costs incurred in obtaining debt. For debt
other than a line-of credit arrangement, deferred financing fees
are capitalized and presented as a direct reduction from the
carrying amount of the associated debt liability within the
Consolidated Balance Sheets. Deferred financing fees related to
line-of-credit arrangements are capitalized and presented as an
asset within the Consolidated Balance Sheets. Deferred financing
fees are amortized through interest expense over the life of the
respective loans on a basis which approximates the effective
interest method for debt other than a line-of credit arrangement or
straight-line over the contractual term of the arrangement for a
line-of-credit arrangement. Any unamortized amounts upon early
repayment of debt are written off in the period of repayment as a
loss on extinguishment of debt.
The
Company capitalizes certain legal, accounting and other
third‑party fees that are directly associated with
in‑process equity financings as deferred offering costs until
such financings are consummated. In the event an equity financing
is no longer considered probable of being consummated, all deferred
offering costs are written off in the period such determination is
made. For equity financings classified as equity, deferred offering
costs are recorded in stockholders’ equity as a reduction of
additional paid‑in capital against the offering proceeds. For
equity financings required to be classified as a liability, these
costs are capitalized and presented as a direct reduction from the
gross proceeds from the equity financing within the Consolidated
Balance Sheets.
Stock Based Compensation – The
Company grants equity-based compensation awards to its officers,
employees and non-employee directors in the form of restricted
shares of common stock and long-term incentive plan units in the
Operating Partnership (“LTIP Units”). The Company
recognizes compensation expense for non-vested restricted shares of
common stock and LTIP Units granted to officers, employees and
non-employee directors on a straight-line basis over the requisite
service and/or performance period based upon the fair market value
of the shares on the date of grant. Forfeitures are recognized as
they occur.
Earnings (Loss) Per Share - Basic
earnings (loss) per share is based on the weighted effect of all
common shares issued and outstanding and is calculated by dividing
net income (loss) available to common stockholders by the weighted
average number of common shares outstanding during the period.
Diluted earnings (loss) per share is calculated by dividing net
income (loss) available to common stockholders by the weighted
average number of common shares used in the basic earnings (loss)
per share calculation plus the number of common shares, if any,
that would be issued assuming conversion of all potentially
dilutive securities outstanding.
The
following securities were not included in the computation of the
Company’s diluted loss per share as their effect would be
anti-dilutive.
|
|
|
|
|
Potentially
dilutive securities outstanding
|
|
|
Convertible
common units
|
1,118,416
|
1,118,416
|
Convertible
long-term incentive plan units
|
112,408
|
72,215
|
Convertible
preferred stock
|
2,345,747
|
2,079,246
|
Total
potentially dilutive
securities
|
3,576,571
|
3,269,877
|
Smaller Reporting Company Disclosure
Requirements - The Company has
adopted reporting standards and disclosure requirements as a
“smaller reporting company” as defined in Rule 405 of
the Securities Act, Rule 12b-2 of the Securities Exchange Act of
1934 and Item 10(f) of Regulation S-K, as amended. These rules
provide scaled disclosure accommodations, the purpose of which is
to provide general regulatory relief to qualifying
entities.
Recent Accounting Pronouncements Not Yet
Adopted - In February 2016, the
FASB issued ASU No. 2016-02, Leases (Topic 842) (“ASU
2016-02”). ASU 2016-02 is intended to improve financial
reporting about leasing transactions. ASU 2016-02 will
require organizations that lease assets referred to as
“Lessees” to recognize on the balance sheet the assets
and liabilities for the rights and obligations created by those
leases with lease terms of more than 12 months. An organization is
to provide disclosures designed to enable users of financial
statements to understand the amount, timing, and uncertainty of
cash flows arising from leases. These disclosures include
qualitative and quantitative requirements concerning
additional information about the amounts recorded in the
consolidated financial statements. The leasing standard will
be effective for the Company for the year ended December 31, 2022.
Early adoption is permitted, and a modified retrospective approach
must be applied. The Company is currently evaluating the
impact of ASU 2016-02 on its financial
statements. See Note 14. Commitments and
Contingencies for more
information regarding the Company’s operating
leases.
Other
accounting standards that have been issued or proposed by the FASB
or other standard-setting bodies are not currently applicable to
the Company or are not expected to have a significant impact on the
Company’s financial position, results of operations and cash
flows.
3.
Recapitalization
Transaction
On
March 19, 2019, the Company consummated a recapitalization
transaction (the “Recapitalization Transaction”) with
Hale Partnership Capital Management, LLC (“Hale”) and
certain affiliated investors (each, a “Recapitalization
Investor” and collectively, the “Recapitalization
Investors”), pursuant to which (i) certain of such
Recapitalization Investors provided a $10,500,000 mezzanine loan to
the Company through the Operating Partnership, (ii) certain of such
Recapitalization Investors purchased 1,050,000 shares of the
Company’s 10.00% Series B Cumulative Convertible Preferred
Stock (the “Series B Preferred Stock”) for proceeds of
$10,500,000 and (iii) a Recapitalization Investor purchased 300,000
shares of the Company’s common stock for proceeds of
$3,000,000.
The
Company satisfied $10,698,000 of outstanding notes payable, $68,491
of accrued interest through March 19, 2019 and $381,647 of
prepayment penalties on certain notes payable with proceeds from
the Recapitalization Transaction. In addition, the Company
satisfied four mortgages with an aggregate principal balance, net
of escrows for property taxes and insurance, of $8,991,178 with
proceeds from the Recapitalization Transaction.
Transaction costs
of the Recapitalization Transaction totaled $1,273,984. Of the
transaction costs, $252,100 was paid to the Company’s law
firm where our former President is a partner and our former
Secretary was employed.
4.
Variable
Interest Entities
With
respect to the three SPEs where Holmwood Capital, LLC
(“Holmwood”) assigned to
the Operating Partnership all its rights, title and interest in and
to any and all profits, losses and distributed cash flow,
management determined these SPEs to be variable interest entities
(“VIE”) in which the Operating Partnership has a
variable interest and that Holmwood equity holders lacked the
characteristics of a controlling financial interest. The Company
determined in accordance with ASC Topic 810
“Consolidation” to consolidate these
SPEs.
A
summary of the VIE’s assets and liabilities that are included
within the Company’s Consolidated Balance Sheets at December
31, 2020 and 2019 is as follows:
|
|
|
Assets:
|
|
|
Buildings
and improvements, net
|
$10,842,846
|
$11,237,144
|
Intangible
assets, net
|
128,130
|
264,538
|
Prepaids
and other assets
|
418,292
|
358,998
|
Total
assets
|
$11,389,268
|
$11,860,680
|
Liabilities:
|
|
|
Mortages
payable, net
|
$9,277,699
|
$9,459,291
|
Intangible
liabilities, net
|
33,053
|
79,237
|
Accounts
payable and accrued expenses
|
176,964
|
205,862
|
Total
liabilities
|
$9,487,716
|
$9,744,390
|
|
|
|
Net
identifiable assets
|
$1,901,552
|
$2,116,290
|
5.
Investment
in Real Estate
The
following is a summary of the Company’s investment in real
estate, net as of December 31, 2020 and 2019:
|
|
|
Land
|
$12,701,648
|
$10,092,020
|
Buildings
and improvements
|
93,743,401
|
83,785,235
|
Site
improvements
|
1,463,473
|
1,463,473
|
Tenant
improvements
|
10,338,157
|
8,611,754
|
Construction
in progress
|
1,545,104
|
-
|
|
119,791,783
|
103,952,482
|
Accumulated
depreciation
|
(10,725,687)
|
(6,979,637)
|
Investment
in real estate, net
|
$109,066,096
|
$96,972,845
|
Depreciation
expense for the years ended December 31, 2020 and 2019 was
$3,746,050 and $3,074,466, respectively.
During
the year ended December 31, 2020, the Company acquired three
operating properties. These acquisitions were acquired with leases
in place with the United States of America. The following is a
summary of the property location, acquisition date, rentable square
feet and the remaining non-cancellable lease term at the time of
acquisition:
|
|
|
|
|
|
Remaining
|
|
|
|
|
|
|
Non-Cancelable
|
|
|
Acquisition
|
|
Rentable
|
|
Lease Term at
|
Location
|
|
Date
|
|
Sq Ft
|
|
Acquisition Date
|
Birmingham, Alabama
|
|
4/30/2020
|
|
12,470
|
|
14.5 years
|
Columbia, South Carolina
|
|
9/22/2020
|
|
19,368
|
|
9.9 years
|
Lakewood, Washington
|
|
12/17/2020
|
|
9,567
|
|
8.2 years
|
Pursuant to a
purchase and sale agreement dated October 6, 2020 (as amended,
“the Agreement”) and further with respect to our
Lakewood, Washington Property, the Company funded an additional
$323,000 into an escrow account at closing in connection with a
potential purchase price adjustment pending the resolution of
certain lease provisions. Upon resolution of the lease provisions,
all or a portion of the escrow amount shall be released to the
seller and any balance shall be released to the Company. As of
December 31, 2020, the $323,000 escrow amount is recorded in
prepaid expenses and other assets on the Consolidated Balance
Sheets.
On
October 16, 2020, the Company acquired one property that is under
development in Portland, Maine with a lease in place with the
United States of America. Upon completion of the development
project, the 10-year non-cancellable lease will commence. The
project is expected to be completed in June 2021.
During
the year ended December 31, 2019, the Company acquired four
operating properties with leases in place with the United States of
America. The following is a summary of the property location,
acquisition date, rentable square feet and the remaining
non-cancellable lease term at the time of acquisition:
|
|
|
|
|
|
Remaining
|
|
|
|
|
|
|
Non-Cancelable
|
|
|
Acquisition
|
|
Rentable
|
|
Lease Term at
|
Location
|
|
Date
|
|
Sq Ft
|
|
Acquisition Date
|
Monroe, Louisiana
|
|
5/1/2019
|
|
21,124
|
|
4.4 years
|
Ft Lauderdale, Florida
|
|
10/22/2019
|
|
16,000
|
|
8.5 years
|
Lawrence, Kansas
|
|
10/22/2019
|
|
16,000
|
|
13.4 years
|
Oklahoma City, Oklahoma
|
|
10/22/2019
|
|
16,991
|
|
9.2 years
|
A
summary of the allocated purchase price, based on estimated fair
values, for the acquisitions completed during the years ended
December 31, 2020 and 2019 is as follows:
|
|
|
Land
|
$2,609,628
|
$2,605,465
|
Buildings
and improvements
|
10,012,672
|
14,753,313
|
Tenant
improvements
|
1,648,196
|
2,649,748
|
Construction
in progress
|
765,137
|
-
|
Acquired
in-place leases
|
1,879,736
|
1,547,143
|
Acquired
lease-up costs
|
924,708
|
817,750
|
Above
market leases
|
713,863
|
229,380
|
Below
market leases
|
-
|
(58,379)
|
Acquisition
fee payable
|
-
|
(51,500)
|
|
|
|
Total
|
$18,553,940
|
|