8-K - FSP - Equibles

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

FORM 8-K

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

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


Franklin Street Properties Corp.

(Exact name of registrant as specified in its charter)

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

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

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


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

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

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

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

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

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

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

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

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

Emerging growth company ☐

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

Item 2.02. Results of Operations and Financial Condition.

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

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

Item 9.01. Financial Statements and Exhibits.

(d)	Exhibits

Exhibit No.		Description

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

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

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

SIGNATURES

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

	FRANKLIN STREET PROPERTIES CORP.

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

Exhibit 99.1


PRESS RELEASE	Franklin Street Properties Corp.

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


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

Franklin Street Properties Corp. Announces

Second Quarter 2024 Results

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

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

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

During the second quarter of 2024, we did not sell any of our office properties. During the second quarter of 2024, we leased a total of approximately 75,000 square feet of office space within our approximately 5.3 million square foot directly–owned property portfolio.

Subsequent to the end of the quarter, on July 8, 2024, we completed the sale of our last property in the Commonwealth of Virginia. The property, located in Glen Allen and known as Innsbrook, sold for a gross selling price of $31 million. On July 10, 2024, we repaid approximately $25.3 million of our debt with a portion of the net proceeds of the Innsbrook disposition. As of July 10, 2024, our total indebtedness was approximately $277.7 million, equivalent to approximately $56 per square foot on our remaining approximately 5.0 million square foot directly-owned property portfolio.

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

Financial Highlights

●	GAAP net loss was $21.0 million and $28.6 million, or $0.20 and $0.28 per basic and diluted share for the three and six months ended June 30, 2024, respectively.
●	Funds From Operations (FFO) was $3.7 million and $7.9 million, or $0.04 and $0.08 per basic and diluted share, for the three and six months ended June 30, 2024, respectively.
---	---
●	On July 8, 2024, we sold our last property in the Commonwealth of Virginia. The property was a low-rise value office property located in Glen Allen and known as Innsbrook. The property sold for a gross selling price of $31 million. On July 10, 2024, we used approximately $25.3 million of the net proceeds from the disposition to repay debt.
---	---

Leasing Highlights

●	During the six months ended June 30, 2024, we leased approximately 272,000 square feet, including 92,000 square feet of new leases.
●	Our directly-owned real estate portfolio of 16 owned properties, totaling approximately 5.3 million square feet, was approximately 72.3% leased as of June 30, 2024, compared to approximately 74.0% leased as of December 31, 2023. The decrease in the leased percentage is primarily a result of one property disposition and lease expirations during the six months ended June 30, 2024, which were
---	---

-2-

partially offset by leasing completed during the six months ended June 30, 2024 .
●	The weighted average GAAP base rent per square foot achieved on leasing activity during the six months ended June 30, 2024, was $28.10, or 12.0% higher than average rents in the respective properties for the year ended December 31, 2023. The average lease term on leases signed during the six months ended June 30, 2024, was 6.1 years compared to 6.8 years during the year ended December 31, 2023. Overall, the portfolio weighted average rent per occupied square foot was $30.85 as of June 30, 2024, compared to $30.72 as of December 31, 2023.
---	---
●	We believe that our continuing portfolio of real estate is well located, primarily in the Sunbelt and Mountain West geographic regions, and consists of high-quality assets with upside leasing potential.
---	---

Investment Highlights

●	To reduce indebtedness, since December of 2020, FSP has selectively sold office properties when values and circumstances have warranted.
●	Since December of 2020, our dispositions have resulted in aggregate gross proceeds of approximately $1,043,000,000 and reflect an average sales price per square foot of approximately $210.
---	---
●	On July 8, 2024, we sold our last property in the Commonwealth of Virginia. The property was a low-rise value office property located in Glen Allen (Greater Richmond) and known as Innsbrook. The property sold for a gross selling price of $31 million. On July 10, 2024, we used approximately $25.3 million of the net proceeds from the disposition to repay debt resulting in a reduction in total indebtedness to an aggregate of approximately $277.7 million, which reflects about $56 per square foot on the remaining approximately 5.0 million square foot directly-owned portfolio.
---	---

Dividends

●	On July 5, 2024, we announced that our Board of Directors declared a quarterly cash dividend for the three months ended June 30, 2024, of $0.01 per share of common stock that will be paid on August 8, 2024, to stockholders of record on July 19, 2024.

Consolidation of Sponsored REI****T

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

Additional information about the consolidation of Monument Circle can be found in Note 1, “Organization, Properties, Basis of Presentation, Financial Instruments, and Recent Accounting Standards – Variable Interest Entities (VIEs)” and Note 2, “Related Party Transactions and Investments in Non-Consolidated Entities - Management fees and interest income from loans”, in the Notes to Consolidated Financial Statements included in our Quarterly Report on Form 10-Q for the three and six months ended June 30, 2024.

-3- Non-GAAP Financial Information

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

2024 Net Income (Loss), FFO and Disposition Guidance

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

Real Estate Update

Supplementary schedules provide property information for the Company’s owned and consolidated properties as of June 30, 2024. The Company will also be filing an updated supplemental information package that will provide stockholders and the financial community with additional operating and financial data. The Company will file this supplemental information package with the SEC and make it available on its website at www.fspreit.com.

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

Earnings Call

A conference call is scheduled for July 31, 2024, at 11:00 a.m. (ET) to discuss the second quarter 2024 results. To access the call, please dial 888-440-4368 and use conference ID 5398803. Internationally, the call may be accessed by dialing 646-960-0856 and using conference ID 5398803. To listen via live audio webcast, please visit the Webcasts & Presentations section in the Investor Relations section of the Company's website (www.fspreit.com) at least ten minutes prior to the start of the call and follow the posted directions. The webcast will also be available via replay from the above location starting one hour after the call is finished.

About Franklin Street Properties Corp.

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

-4- Forward-Looking Statements

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

-5- Franklin Street Properties Corp.

Earnings Release

Supplementary Information

Table of Contents



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

-6- Franklin Street Properties Corp. Financial Results

Supplementary Schedule A

Condensed Consolidated Statements of Operations

(Unaudited)


	For the						For the
	Three Months Ended						Six Months Ended
	June 30,						June 30,
(in thousands, except per share amounts)	2024		****	2023		****	2024		****	2023		****

Revenue:
Rental	$	30,818		$	36,257		$	62,043		$	74,024
Other		12			9			12			9
Total revenue		30,830			36,266			62,055			74,033

Expenses:
Real estate operating expenses		11,027			12,140			22,046			24,830
Real estate taxes and insurance		5,727			7,169			11,663			14,142
Depreciation and amortization		11,482			14,645			23,107			29,372
General and administrative		3,635			3,767			7,794			7,584
Interest		7,082			6,084			13,928			11,890
Total expenses		38,953			43,805			78,538			87,818

Loss on extinguishment of debt		—			—			(137)			(67)
Gain on consolidation of Sponsored REIT		—			—			—			394
Gain (loss) on sale of properties and impairment of assets held for sale, net		(13,200)			(806)			(13,205)			7,586
Interest income		348			—			1,356			—
Loss before taxes		(20,975)			(8,345)			(28,469)			(5,872)
Tax expense		48			75			106			142
Net loss	$	(21,023)		$	(8,420)		$	(28,575)		$	(6,014)

Weighted average number of shares outstanding, basic and diluted		103,477			103,330			103,454			103,283

Net loss per share, basic and diluted	$	(0.20)		$	(0.08)		$	(0.28)		$	(0.06)

-7- Franklin Street Properties Corp. Financial Results

Supplementary Schedule B

Condensed Consolidated Balance Sheets

(Unaudited)


	June 30,			December 31,
(in thousands, except share and par value amounts)	2024		****	2023
Assets:
Real estate assets:
Land	$	105,298		$	110,298
Buildings and improvements		1,086,300			1,133,971
Fixtures and equipment		10,436			12,904
		1,202,034			1,257,173
Less accumulated depreciation		361,278			366,349
Real estate assets, net		840,756			890,824
Acquired real estate leases, less accumulated amortization of $20,505 and $20,413, respectively		5,306			6,694
Assets held for sale		67,823			73,318
Cash, cash equivalents and restricted cash		31,495			127,880
Tenant rent receivables		2,349			2,191
Straight-line rent receivable		38,901			40,397
Prepaid expenses and other assets		4,064			4,239
Office computers and furniture, net of accumulated depreciation of $1,051 and $1,020, respectively		92			123
Deferred leasing commissions, net of accumulated amortization of $14,584 and $16,008, respectively		21,741			23,664
Total assets	$	1,012,527		$	1,169,330

Liabilities and Stockholders’ Equity:
Liabilities:
Bank note payable	$	—		$	90,000
Term loans payable, less unamortized financing costs of $3,766 and $293, respectively		149,604			114,707
Series A & Series B Senior Notes, less unamortized financing costs of $2,019 and $329, respectively		147,611			199,670
Accounts payable and accrued expenses		23,765			41,879
Accrued compensation		2,300			3,644
Tenant security deposits		6,248			6,204
Lease liability		859			334
Acquired unfavorable real estate leases, less accumulated amortization of $419 and $396, respectively		63			87
Total liabilities		330,450			456,525

Commitments and contingencies

Stockholders’ Equity:
Preferred stock, $.0001 par value, 20,000,000 shares authorized, none issued or outstanding		—			—
Common stock, $.0001 par value, 180,000,000 shares authorized, 103,566,715 and 103,430,353 shares issued and outstanding, respectively		10			10
Additional paid-in capital		1,335,361			1,335,091
Accumulated other comprehensive income		—			355
Accumulated distributions in excess of accumulated earnings		(653,294)			(622,651)
Total stockholders’ equity		682,077			712,805
Total liabilities and stockholders’ equity	$	1,012,527		$	1,169,330

-8- Franklin Street Properties Corp. Financial Results

Supplementary Schedule C

Condensed Consolidated Statements of Cash Flows

(Unaudited)


	For the
	Six Months Ended
	June 30,
(in thousands)	2024		****	2023
Cash flows from operating activities:
Net loss	$	(28,575)		$	(6,014)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization expense		24,604			30,634
Amortization of above and below market leases		(11)			(30)
Amortization of other comprehensive income into interest expense		(355)			(1,726)
Shares issued as compensation		270			315
Loss on extinguishment of debt		137			67
Gain on consolidation of Sponsored REIT		—			(394)
(Gain) loss on sale of properties and impairment of assets held for sale, net		13,205			(7,586)
Changes in operating assets and liabilities:
Tenant rent receivables		(158)			263
Straight-line rents		464			322
Lease acquisition costs		(292)			(824)
Prepaid expenses and other assets		(420)			(267)
Accounts payable and accrued expenses		(12,557)			(8,747)
Accrued compensation		(1,344)			(1,358)
Tenant security deposits		44			(44)
Payment of deferred leasing commissions		(2,748)			(4,137)
Net cash provided by (used in) operating activities		(7,736)			474
Cash flows from investing activities:
Property improvements, fixtures and equipment		(13,247)			(18,369)
Consolidation of Sponsored REIT		—			3,048
Proceeds received from sales of properties		34,326			28,098
Net cash provided by investing activities		21,079			12,777
Cash flows from financing activities:
Distributions to stockholders		(2,068)			(2,065)
Proceeds received from termination of interest rate swap		—			4,206
Borrowings under Bank note payable		—			62,000
Repayments of Bank note payable		(22,667)			(35,000)
Repayments of Term loans payable		(28,963)			(40,000)
Repayments of Series A&B Senior Notes		(50,370)			—
Deferred financing costs		(5,660)			(2,327)
Net cash used in financing activities		(109,728)			(13,186)
Net increase (decrease) in cash, cash equivalents and restricted cash		(96,385)			65
Cash, cash equivalents and restricted cash, beginning of year		127,880			6,632
Cash, cash equivalents and restricted cash, end of period	$	31,495		$	6,697

-9- Franklin Street Properties Corp. Earnings Release

Supplementary Schedule D

Real Estate Portfolio Summary Information

(Unaudited & Approximated)


Commercial portfolio lease expirations (1)
	Total	% of
Year	Square Feet	Portfolio
2024	171,693	3.1%
2025	476,539	8.7%
2026	552,224	10.1%
2027	295,314	5.4%
2028	239,307	4.4%
Thereafter (2)	3,743,099	68.3%
	5,478,176	100.0%

(1)	Percentages are determined based upon total square footage.
(2)	Includes 1,661,397 square feet of vacancies at our owned and consolidated properties as of June 30, 2024.
---	---


(dollars & square feet in 000's)	As of June 30, 2024
				% of	Square	% of
State	Properties	Investment		Portfolio	Feet	Portfolio

Colorado	4	$	445,049	52.9%	2,140	39.1%
Texas	7		261,224	31.1%	1,909	34.8%
Georgia (a)	1		-	0.0%	160	2.9%
Minnesota	3		115,300	13.7%	757	13.8%
Virginia (a)	1		-	0.0%	298	5.5%
Indiana	1		19,183	2.3%	214	3.9%
Total	17	$	840,756	100.0%	5,478	100.0%

(a) Includes two properties that were classified as an asset held for sale as of June 30, 2024.

-10- Franklin Street Properties Corp. Earnings Release

Supplementary Schedule E

Portfolio and Other Supplementary Information

(Unaudited & Approximated)

Recurring Capital Expenditures


					For the Six
(in thousands)	For the Three Months Ended				Months Ended
	31-Mar-24		30-Jun-24		30-Jun-24
Tenant improvements	$	2,619	$	2,558	$	5,177
Deferred leasing costs		2,237		511		2,748
Non-investment capex		1,019		1,480		2,499
	$	5,875	$	4,549	$	10,424


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


Square foot & leased percentages	June 30,	December 31,
	2024	2023
Owned Properties:
Number of properties (a)	16	17
Square feet	5,264,416	5,565,782
Leased percentage	72.3%	74.0%

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

Total Owned and Consolidated Properties:
Number of properties	17	18
Square feet	5,478,176	5,779,542
Leased percentage	69.7%	71.5%

(a) Includes two properties that were classified as assets held for sale as of June 30, 2024 and December 31, 2023.

-11- Franklin Street Properties Corp. Earnings Release

Supplementary Schedule F

Percentage of Leased Space

(Unaudited & Estimated)


									First				Second
							% Leased (1)		Quarter		% Leased (1)		Quarter
							as of		Average %		as of		Average %
	Property Name	****	Location	****	Square Feet	****	31-Mar-24	****	Leased (2)	****	30-Jun-24	****	Leased (2)	****

1	PARK TEN		Houston, TX		157,609		83.8%		83.8%		82.1%		84.0%
2	PARK TEN PHASE II		Houston, TX		156,746		95.0%		95.0%		66.9%		85.6%
3	GREENWOOD PLAZA		Englewood, CO		196,236		66.3%		66.3%		65.0%		65.0%
4	ADDISON		Addison, TX		289,333		79.4%		79.4%		79.4%		79.4%
5	INNSBROOK (3)		Glen Allen, VA		298,183		90.5%		90.5%		89.6%		89.9%
6	LIBERTY PLAZA		Addison, TX		217,841		77.2%		78.2%		75.9%		75.9%
7	ELDRIDGE GREEN		Houston, TX		248,399		100.0%		100.0%		100.0%		100.0%
8	121 SOUTH EIGHTH ST		Minneapolis, MN		297,541		77.6%		77.5%		77.6%		77.6%
9	801 MARQUETTE AVE		Minneapolis, MN		129,691		91.8%		91.8%		91.8%		91.8%
10	LEGACY TENNYSON CTR		Plano, TX		209,562		53.1%		55.3%		53.1%		53.1%
11	WESTCHASE I & II		Houston, TX		629,025		65.0%		64.2%		66.5%		65.7%
12	1999 BROADWAY		Denver, CO		682,639		51.5%		51.7%		50.7%		51.0%
13	1001 17TH STREET		Denver, CO		649,235		76.5%		74.7%		76.5%		76.5%
14	PLAZA SEVEN		Minneapolis, MN		330,096		61.6%		62.1%		61.6%		61.6%
15	PERSHING PLAZA (3)		Atlanta, GA		160,145		79.8%		79.8%		79.8%		79.8%
16	600 17TH STREET		Denver, CO		612,135		78.8%		78.4%		78.8%		78.8%
	OWNED PORTFOLIO				5,264,416		73.3%		73.1%		72.3%		72.9%

17	MONUMENT CIRCLE (4)		Indianapolis, IN		213,760		4.1%		4.1%		4.1%		4.1%

	OWNED & CONSOLIDATED PORTFOLIO				5,478,176		70.6%		70.4%		69.7%		70.2%

(1)	% Leased as of month's end includes all leases that expire on the last day of the quarter.
(2)	Average quarterly percentage is the average of the end of the month leased percentage for each of the three months during the quarter.
---	---
(3)	Properties were classified as assets held for sale as of June 30, 2024. Innsbrook was sold on July 8, 2024.
---	---
(4)	Consolidated property as of January 1, 2023, which was previously a managed property.
---	---

-12- Franklin Street Properties Corp. Earnings Release

Supplementary Schedule G

Largest 20 Tenants – FSP Owned and Consolidated Portfolio

(Unaudited & Estimated)

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

As of June 30, 2024


			% of
	Tenant	Sq Ft	Portfolio
1	CITGO Petroleum Corporation	248,399	4.5%
2	EOG Resources, Inc.	169,167	3.1%
3	US Government	168,573	3.1%
4	Commonwealth of Virginia	127,500	2.3%
5	Kaiser Foundation Health Plan, Inc.	120,979	2.2%
6	Swift, Currie, McGhee & Hiers, LLP	101,296	1.9%
7	Deluxe Corporation	98,922	1.8%
8	ChemTreat Inc.	94,456	1.7%
9	Ping Identity Corp.	89,856	1.7%
10	Permian Resources Operating, LLC	67,856	1.2%
11	PwC US Group	66,304	1.2%
12	Hall and Evans LLC	65,878	1.2%
13	Cyxtera Management, Inc.	61,826	1.1%
14	Precision Drilling (US) Corporation	59,569	1.1%
15	Olin Corporation	54,080	1.0%
16	Coresite, LLC	49,518	0.9%
17	Schwegman, Lundberg & Woessner, P.A.	46,269	0.8%
18	Invenergy, LLC.	42,505	0.8%
19	Ark-La-Tex Financial Services, LLC.	41,011	0.8%
20	Chevron U.S.A., Inc.	35,088	0.6%
	Total	1,809,052	33.0%

-13- Franklin Street Properties Corp. Earnings Release

Supplementary Schedule H

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

Adjusted Funds From Operations (“AFFO”)

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


Reconciliation of Net Loss to FFO and AFFO:	Three Months Ended				Six Months Ended
	June 30,				June 30,
(In thousands, except per share amounts)	2024		2023		2024		2023

Net loss	$	(21,023)	$	(8,420)	$	(28,575)	$	(6,014)
Gain on consolidation of Sponsored REIT		—		—		—		(394)
(Gain) loss on sale of properties and impairment of asset held for sale, net		13,200		806		13,205		(7,586)
Depreciation & amortization		11,476		14,633		23,095		29,342
NAREIT FFO		3,653		7,019		7,725		15,348
Lease Acquisition costs		68		91		189		169
Funds From Operations (FFO)	$	3,721	$	7,110	$	7,914	$	15,517

Funds From Operations (FFO)	$	3,721	$	7,110	$	7,914	$	15,517
Loss on extinguishment of debt		—		—		137		67
Amortization of deferred financing costs		818		672		1,498		1,261
Shares issued as compensation		270		315		270		315
Straight-line rent		258		653		464		322
Tenant improvements		(2,558)		(4,381)		(5,177)		(7,428)
Leasing commissions		(511)		(3,230)		(2,748)		(4,138)
Non-investment capex		(1,480)		(2,042)		(2,499)		(5,009)
Adjusted Funds From Operations (AFFO)	$	518	$	(903)	$	(141)	$	907

Per Share Data
EPS	$	(0.20)	$	(0.08)	$	(0.28)	$	(0.06)
FFO	$	0.04	$	0.07	$	0.08	$	0.15
AFFO	$	0.01	$	(0.01)	$	(0.00)	$	0.01

Weighted average shares (basic and diluted)		103,477		103,330		103,454		103,283

-14- Funds From Operations (“FFO”)

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

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

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

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

Adjusted Funds From Operations (“AFFO”)

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

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

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

-15- Franklin Street Properties Corp. Earnings Release

Supplementary Schedule I

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

Net Operating Income (“NOI”)

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


		Rentable												****
		Square Feet		Three Months Ended			Three Months Ended			Inc			%	****
(in thousands)	****	or RSF	****	30-Jun-24		****	31-Mar-24		****	(Dec)		****	Change	****
Region
East		298		$	711		$	709		$	2		0.3	%
MidWest		757			1,665			1,640			25		1.5	%
South		2,069			5,240			5,266			(26)		(0.5)	%
West		2,140			6,224			6,204			20		0.3	%
Property NOI* from Owned Properties		5,264			13,840			13,819			21		0.2	%
Disposition and Acquisition Properties (a)		214			(92)			89			(181)		(1.3)	%
NOI*		5,478		$	13,748		$	13,908		$	(160)		(1.1)	%

Sequential Same Store				$	13,840		$	13,819		$	21		0.2	%

Less Nonrecurring
Items in NOI* (b)					255			246			9		(0.1)	%

Comparative
Sequential Same Store				$	13,585		$	13,573		$	12		0.1	%

-16-


Reconciliation to	Three Months Ended		Three Months Ended
Net income (loss)	30-Jun-24		31-Mar-24
Net income (loss)	$	(21,023)	$	(7,552)
Add (deduct):
Loss on extinguishment of debt		—		137
Gain on sale of properties, net		13,200		5
Management fee income		(443)		(462)
Depreciation and amortization		11,482		11,625
Amortization of above/below market leases		(6)		(6)
General and administrative		3,635		4,159
Interest expense		7,082		6,846
Interest income		(348)		(1,008)
Non-property specific items, net		169		164


NOI*	$	13,748	$	13,908

(a)	We define Disposition and Acquisition Properties as properties that were sold or acquired or consolidated and do not have operating activity for all periods presented.
(b)	Nonrecurring Items in NOI include proceeds from bankruptcies, lease termination fees or other significant nonrecurring income or expenses, which may affect comparability.
---	---

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

Exhibit 99.2

	<br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br>
	<br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br><br>Franklin Street Properties Corp.<br><br>Supplemental Operating & Financial Data<br><br><br><br><br><br><br><br>401 Edgewater Place ~Wakefield, MA 01880<br><br>781.557.1300.~ www.fspreit.com


	Second Quarter 2024 Table of Contents


	Page			Page

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

Reconciliation		Disposition Activity		24
FFO & AFFO	9
EBITDA	10	Loan Portfolio of Secured Real Estate		25
Property NOI	11
		Net Asset Value Components		26
Debt Summary	12
		Appendix: Non-GAAP Financial Measures Definitions
Capital Analysis	13	FFO		27
		EBITDA and NOI		28
Owned and Consolidated Portfolio Overview	14-16	AFFO		29
<br><br>
All financial information contained in this supplemental information package is unaudited. In addition, certain statements contained in this supplemental information package may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although FSP believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. Factors that could cause actual results to differ materially from FSP’s current expectations include adverse changes in general economic or local market conditions, including as a result of geopolitical events, the long-term effects of the COVID-19 pandemic and wars, terrorist attacks or other acts of violence, which may negatively affect the markets in which we and our tenants operate, inflation rates, increasing interest rates, disruptions in the debt markets, economic conditions in the markets in which we own properties, risks of a lessening of demand for the types of real estate owned by us, adverse changes in energy prices, which if sustained, could negatively impact occupancy and rental rates in the markets in which we own properties, including energy-influenced markets such as Dallas, Denver and Houston, changes in government regulations and regulatory uncertainty, uncertainty about governmental fiscal policy and expenditures that cannot be anticipated such as utility rate and usage increases, delays in construction schedules, unanticipated increases in construction costs, unanticipated repairs, additional staffing, insurance increases and real estate tax valuation reassessments. FSP assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events.

			45 South Seventh Street Minneapolis, MN

June 30, 2024| Page 2


	Company Information

Overview		Snapshot (as of June 30, 2024)
<br><br>Franklin Street Properties Corp., based in Wakefield, Massachusetts, is focused on infill and central business district (CBD) office properties in the U.S. Sunbelt and Mountain West, as well as select opportunistic markets. FSP is focused on long-term growth and appreciation, as well as current income. FSP is a Maryland corporation that operates in a manner intended to qualify as a real estate investment trust (REIT) for federal income tax purposes. FSP’s real estate operations include property acquisitions and dispositions, short-term financing, leasing, development and asset management.		Corporate Headquarters	Wakefield, MA
			Fiscal Year-End	31-Dec
			Owned & Consolidated Properties	<br><br>17
			Total Square Feet	5.5 Million
			Trading Symbol	FSP
			Exchange	NYSE American
			Common Shares Outstanding	103,566,715

Our Business		Total Market Capitalization	$0.5 Billion (1)
As of June 30, 2024, the Company owned a portfolio of real estate consisting of 16 owned properties and one consolidated Sponsored REIT. The Company may also pursue, on a selective basis, the sale of its properties in order to take advantage of the value creation and demand for its properties, for geographic, property specific reasons or for other general corporate purposes.		Insider Holdings	6.62%



Management Team

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

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

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

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

June 30, 2024| Page 3


	Summary of Financial Highlights


(in thousands except per share amounts, SF & number of properties)
	****	30-Jun-24		****	31-Mar-24		31-Dec-23		****	30-Sep-23		****	30-Jun-23
Income Items:
Rental revenue		$	30,818		$	31,225	$	34,519		$	36,903		$	36,257
Total revenue			30,830			31,225		34,771			36,903			36,266
Net income (loss)			(21,023)			(7,552)		3,575			(45,671)			(8,420)
Adjusted EBITDA*			10,783			11,113		13,112			13,718			13,178
FFO*			3,721			4,193		6,938			7,509			7,110
AFFO*			518			(659)		(4,462)			1,777			(903)

Per Share Data:
Earnings (loss) per share		$	(0.20)		$	(0.07)	$	0.03		$	(0.44)		$	(0.08)
FFO*		$	0.04		$	0.04	$	0.07		$	0.07		$	0.07
AFFO*		$	0.01		$	(0.01)	$	(0.04)		$	0.02		$	(0.01)
Weighted Average Shares (diluted)			103,477			103,430		103,430			103,430			103,330
Closing share price		$	1.53		$	2.27	$	2.56		$	1.85		$	1.45
Dividend declared		$	0.01		$	0.01	$	0.01		$	0.01		$	0.01

Balance Sheet Items:
Real estate, net		$	840,756		$	884,733	$	890,824		$	921,581		$	1,081,959
Other assets, net			171,771			154,230		278,506			230,192			117,350
Total assets, net			1,012,527			1,038,963		1,169,330			1,151,773			1,199,309
Total liabilities, net			330,450			335,099		456,525			440,447			440,215
Shareholders equity			682,077			703,864		712,805			711,326			759,094

Market Capitalization and Debt:
Total Market Capitalization (a)		$	461,457		$	537,787	$	669,782		$	586,346		$	549,974
Total debt outstanding (excluding unamortized financing costs)		$	303,000		$	303,000	$	405,000		$	395,000		$	400,000
Debt to Total Market Capitalization			65.7%			56.3%		60.5%			67.4%			72.7%
Net Debt to Adjusted EBITDA ratio*			6.3			6.0		5.3			7.0			7.5

Owned Properties Leasing Statistics (b):
Owned properties assets			16			16		17			19			20
Owned properties total SF			5,264,416			5,264,416		5,565,782			5,992,700			6,056,898
Owned properties % leased			72.3%			73.3%		74.0%			74.8%			75.7%

(a)	Total Market Capitalization is the closing share price multiplied by the number of shares outstanding plus total debt outstanding on that date.
(b)	Excludes one property known as Monument Circle that was consolidated in our financial statements effective January 1, 2023. Please see the note: Consolidation of Sponsored REIT on page 25 for more information.
---	---

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

June 30, 2024| Page 4

Condensed Consolidated Income Statements<br><br>($ in thousands, except per share amounts)


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

Revenue:
Rental	$	31,225	$	30,818	$	62,043	$	37,767	$	36,257	$	36,903	$	34,519	$	145,446
Other		—		12		12		—		9		—		252		261
Total revenue		31,225		30,830		62,055		37,767		36,266		36,903		34,771		145,707

Expenses:
Real estate operating expenses		11,019		11,027		22,046		12,690		12,140		12,797		13,105		50,732
Real estate taxes and insurance		5,936		5,727		11,663		6,973		7,169		7,115		5,943		27,200
Depreciation and amortization		11,625		11,482		23,107		14,727		14,645		13,408		11,958		54,738
General and administrative		4,159		3,635		7,794		3,817		3,767		3,265		3,172		14,021
Interest		6,846		7,082		13,928		5,806		6,084		6,209		6,219		24,318
Total expenses		39,585		38,953		78,538		44,013		43,805		42,794		40,397		171,009

Loss on extinguishment of debt		(137)		—		(137)		(67)		—		(39)		—		(106)
Gain on consolidation of Sponsored REIT		—		—		—		394		—		—		—		394
Gain (loss) on sale of properties and impairment of assets held for sale, net		(5)		(13,200)		(13,205)		8,392		(806)		(39,671)		8,701		(23,384)
Interest income		1,008		348		1,356		—		—		—		567		567
Income (loss) before taxes on income		(7,494)		(20,975)		(28,469)		2,473		(8,345)		(45,601)		3,642		(47,831)
Tax expense on income		58		48		106		67		75		70		67		279

Net income (loss)	$	(7,552)	$	(21,023)	$	(28,575)	$	2,406	$	(8,420)	$	(45,671)	$	3,575	$	(48,110)

Weighted average number of shares outstanding, basic and diluted		103,430		103,477		103,454		103,236		103,330		103,430		103,430		103,357

Net income (loss) per share, basic and diluted	$	(0.07)	$	(0.20)	$	(0.28)	$	0.02	$	(0.08)	$	(0.44)	$	0.03	$	(0.47)

June 30, 2024| Page 5

	$ in thousands, except per share amounts)<br><br>
	Condensed Consolidated Balance Sheets<br><br>(in thousands)


	March 31,		June 30,		March 31,		June 30,		September 30,		December 31,
	2024		2024		2023		2023		2023		2023
Assets:
Real estate assets:
Land	$	110,298	$	105,298	$	130,147	$	128,588	$	114,298	$	110,298
Buildings and improvements		1,137,496		1,086,300		1,367,629		1,362,939		1,183,744		1,133,971
Fixtures and equipment		13,002		10,436		11,411		11,612		10,377		12,904
		1,260,796		1,202,034		1,509,187		1,503,139		1,308,419		1,257,173
Less accumulated depreciation		376,063		361,278		413,272		421,180		386,838		366,349
Real estate assets, net		884,733		840,756		1,095,915		1,081,959		921,581		890,824
Acquired real estate leases, net		5,971		5,306		9,620		8,828		7,447		6,694
Assets held for sale		38,947		67,823		—		8,860		132,659		73,318
Cash, cash equivalents and restricted cash		37,779		31,495		13,110		6,697		13,043		127,880
Tenant rent receivables, net		2,200		2,349		3,306		1,938		2,854		2,191
Straight-line rent receivable, net		40,357		38,901		51,703		50,267		43,253		40,397
Prepaid expenses and other assets		4,140		4,064		6,125		5,648		5,601		4,239
Office computers and furniture, net of accumulated depreciation		106		92		145		127		109		123
Deferred leasing commissions, net		24,730		21,741		33,758		34,985		25,226		23,664
Total assets	$	1,038,963	$	1,012,527	$	1,213,682	$	1,199,309	$	1,151,773	$	1,169,330

Liabilities and Stockholders’ Equity:
Liabilities:
Bank note payable	$	—	$	—	$	75,000	$	75,000	$	80,000	$	90,000
Term loan payable, net of unamortized financing costs		149,169		149,604		124,365		124,471		114,610		114,707
Series A & Series B Senior Notes		147,340		147,611		199,547		199,588		199,629		199,670
Accounts payable and accrued expenses		30,099		23,765		37,720		32,501		36,857		41,879
Accrued compensation		1,196		2,300		1,189		2,286		3,179		3,644
Tenant security deposits		6,268		6,248		5,740		5,666		5,631		6,204
Lease liability		953		859		655		550		444		334
Acquired unfavorable real estate leases, net		74		63		171		153		97		87
Total liabilities		335,099		330,450		444,387		440,215		440,447		456,525

Commitments and contingencies

Stockholders’ Equity:
Preferred stock		—		—		—		—		—		—
Common stock		10		10		10		10		10		10
Additional paid-in capital		1,335,091		1,335,361		1,334,776		1,335,091		1,335,091		1,335,091
Accumulated other comprehensive income		—		—		3,544		2,480		1,417		355
Accumulated distributions in excess of accumulated earnings		(631,237)		(653,294)		(569,035)		(578,487)		(625,192)		(622,651)
Total stockholders’ equity		703,864		682,077		769,295		759,094		711,326		712,805
Total liabilities and stockholders’ equity	$	1,038,963	$	1,012,527	$	1,213,682	$	1,199,309	$	1,151,773	$	1,169,330

June 30, 2024| Page 6

Condensed Consolidated Statements of Cash Flows<br><br>(in thousands)


		Six Months Ended June 30,
		2024		2023
Cash flows from operating activities:
Net loss	$	(28,575)	$	(6,014)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization expense		24,604		30,634
Amortization of above and below market leases		(11)		(30)
Amortization of other comprehensive income into interest expense		(355)		(1,726)
Shares issued as compensation		270		315
Loss on extinguishment of debt		137		67
Gain on consolidation of Sponsored REIT		—		(394)
Impairment and loan loss reserve		—		—
(Gain) loss on sale of properties and impairment of assets held for sale, net		13,205		(7,586)
Equity in income from non-consolidated REITs		—		—
Distributions from non-consolidated REITs		—		—
Decrease in allowance for doubtful accounts <br>and write-off of accounts receivable		—		—
Changes in operating assets and liabilities:
Tenant rent receivables		(158)		263
Straight-line rents		464		322
Lease acquisition costs		(292)		(824)
Prepaid expenses and other assets		(420)		(267)
Accounts payable and accrued expenses		(12,557)		(8,747)
Accrued compensation		(1,344)		(1,358)
Tenant security deposits		44		(44)
Payment of deferred leasing commissions		(2,748)		(4,137)
Net cash provided by (used in) operating activities		(7,736)		474

Cash flows from investing activities:
Property improvements, fixtures and equipment		(13,247)		(18,369)
Consolidation of Sponsored REIT		—		3,048
Proceeds received from sales of properties		34,326		28,098
Net cash provided by investing activities		21,079		12,777

Cash flows from financing activities:
Distributions to stockholders		(2,068)		(2,065)
Proceeds received from termination of interest rate swap		—		4,206
Borrowings under Bank note payable		—		62,000
Repayments of Bank note payable		(22,667)		(35,000)
Repayments of Term loans payable		(28,963)		(40,000)
Repayments of Series A&B Senior Notes		(50,370)		—
Deferred financing costs		(5,660)		(2,327)
Net cash used in financing activities		(109,728)		(13,186)
Net increase (decrease) in cash, cash equivalents and restricted cash		(96,385)		65
Cash, cash equivalents and restricted cash, beginning of period		127,880		6,632
Cash, cash equivalents and restricted cash, end of period	$	31,495	$	6,697

June 30, 2024| Page 7

	(in thousands)<br><br>
	*Property Net Operating Income (NOI) with<br><br>Same Store Comparison (in thousands)**


																															****
		Rentable
		Square Feet		Three Months Ended						Six Months Ended			Three Months Ended											Year Ended			Six Month			%	****
(in thousands)	****	or RSF	****	31-Mar-24		****	30-Jun-24		****	30-Jun-24		****	31-Mar-23		****	30-Jun-23		****	30-Sep-23		31-Dec-23		****	31-Dec-23		****	Inc (Dec)		****	Change	****
Region
East		298		$	709		$	711		$	1,420		$	276		$	343		$	239		285		$	1,143		$	801		129.4	%
MidWest		757			1,640			1,665			3,305			2,239			1,718			1,396		1,656			7,009			(652)		(16.5)	%
South		2,069			5,266			5,240			10,506			5,129			5,251			5,359		5,482			21,221			126		1.2	%
West		2,140			6,204			6,224			12,428			6,423			6,412			6,505		5,994			25,334			(407)		(3.2)	%
Property NOI* from Owned Properties		5,264			13,819			13,840			27,659			14,067			13,724			13,499		13,417			54,707			(132)		(0.5)	%
Disposition and Acquisition Properties (a)		214			89			(92)			(3)			3,673			2,847			3,105		1,662			11,287			(6,523)		(18.9)	%
Property NOI*		5,478		$	13,908		$	13,748		$	27,656		$	17,740		$	16,571		$	16,604	$	15,079		$	65,994		$	(6,655)		(19.4)	%

Same Store				$	13,819		$	13,840		$	27,659		$	14,067		$	13,724		$	13,499	$	13,417		$	54,707		$	(132)		(0.5)	%

Less Nonrecurring
Items in NOI* (b)					246			255			501			1,292			301			485		217			2,295			(1,092)		4.2	%

Comparative
Same Store				$	13,573		$	13,585		$	27,158		$	12,775		$	13,423		$	13,014	$	13,200		$	52,412		$	960		3.7	%

(a)	We define Disposition and Acquisition Properties as properties that were sold or acquired or consolidated and do not have operating activity for all periods presented.
(b)	Nonrecurring items in NOI include proceeds from bankruptcies, lease termination fees or other significant nonrecurring income or expenses, which may affect comparability.
---	---

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

June 30, 2024| Page 8

*FFO & AFFO* Reconciliation<br><br>(in thousands, except per share amounts)**


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

Net income (loss)	$	(7,552)	$	(21,023)	$	(28,575)	$	2,406	$	(8,420)	$	(45,671)	$	3,575	$	(48,110)
(Gain) on consolidation of Sponsored REIT		—		—		—		(394)		—		—		—		(394)
(Gain) on sale of properties and impairment of assets held for sale, net		5		13,200		13,205		(8,392)		806		39,671		(8,701)		23,384
Depreciation & amortization		11,619		11,476		23,095		14,709		14,633		13,400		11,952		54,694
NAREIT FFO*		4,072		3,653		7,725		8,329		7,019		7,400		6,826		29,574
Lease Acquisition costs		121		68		189		78		91		109		112		390
Funds From Operations (FFO)*	$	4,193	$	3,721	$	7,914	$	8,407	$	7,110	$	7,509	$	6,938	$	29,964


Adjusted Funds From Operations (AFFO)*
Funds From Operations (FFO)*	$	4,193	$	3,721	$	7,914	$	8,407	$	7,110	$	7,509	$	6,938	$	29,964
Loss on extinguishment of debt		137		—		137		67		—		39		—		106
Amortization of deferred financing costs		680		818		1,498		589		672		665		576		2,502
Shares issued as compensation		—		270		270		—		315		—		—		315
Straight-line rent		206		258		464		(331)		653		106		198		626
Tenant improvements		(2,619)		(2,558)		(5,177)		(3,047)		(4,381)		(3,653)		(5,295)		(16,376)
Leasing commissions		(2,237)		(511)		(2,748)		(908)		(3,230)		(1,114)		(1,649)		(6,901)
Non-investment capex		(1,019)		(1,480)		(2,499)		(2,967)		(2,042)		(1,775)		(5,230)		(12,014)
Adjusted Funds From Operations (AFFO)*	$	(659)	$	518	$	(141)	$	1,810	$	(903)	$	1,777	$	(4,462)	$	(1,778)

Per Share Data:
Earnings (loss) per share	$	(0.07)	$	(0.20)	$	(0.28)	$	0.02	$	(0.08)	$	(0.44)	$	0.03	$	(0.47)
FFO*		0.04		0.04		0.08		0.08		0.07		0.07		0.07		0.29
AFFO*		(0.01)		0.01		(0.00)		0.02		(0.01)		0.02		(0.04)		(0.02)

Weighted Average Shares (basic and diluted)		103,430		103,477		103,454		103,236		103,330		103,430		103,430		103,357

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

June 30, 2024| Page 9

	<br><br>
	*EBITDA & Adjusted EBITDA* Reconciliation<br><br>(in thousands, except ratio amounts)**


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

Net income (loss)	$	(7,552)	$	(21,023)	$	(28,575)		$	2,406	$	(8,420)	$	(45,671)	$	3,575	$	(48,110)
Interest expense		6,846		7,082		13,928			5,806		6,084		6,209		6,219		24,318
Depreciation and amortization		11,619		11,476		23,095			14,709		14,633		13,400		11,952		54,694
Income taxes		58		48		106			67		75		70		67		279
EBITDA*	$	10,971	$	(2,417)	$	8,554		$	22,988	$	12,372	$	(25,992)	$	21,813	$	31,181
Loss on extinguishment of debt		137		—		137			67		—		39		—		106
Gain on consolidation of Sponsored REIT		—		—		—			(394)		—		—		—		(394)
(Gain) loss on sale of properties and impairment of assets held for sale, net		5		13,200		13,205			(8,392)		806		39,671		(8,701)		23,384
Adjusted EBITDA*	$	11,113	$	10,783	$	21,896		$	14,269	$	13,178	$	13,718	$	13,112	$	54,277

Interest expense	$	6,846	$	7,082	$	13,928		$	5,806	$	6,084	$	6,209	$	6,219	$	24,318
Scheduled principal payments		—		—		—			—		—		—		—		—
Interest and scheduled principal payments	$	6,846	$	7,082	$	13,928		$	5,806	$	6,084	$	6,209	$	6,219	$	24,318

Interest coverage ratio		1.62		1.52		1.57			2.46		2.17		2.21		2.11		2.23

Debt service coverage ratio		1.62		1.52		1.57			2.46		2.17		2.21		2.11		2.23

Debt excluding unamortized financing costs	$	303,000	$	303,000				$	400,000	$	400,000	$	395,000	$	405,000
Cash, cash equivalents and restricted cash		37,779		31,495					13,110		6,697		13,043		127,880
Net Debt (Debt less Cash, cash equivalents and restricted cash)	$	265,221	$	271,505				$	386,890	$	393,303	$	381,957	$	277,120

Adjusted EBITDA*	$	11,113	$	10,783				$	14,269	$	13,178	$	13,718	$	13,112
Annualized	$	44,452	$	43,132				$	57,076	$	52,712	$	54,872	$	52,448

Net Debt-to-Adjusted EBITDA ratio*		6.0		6.3					6.8		7.5		7.0		5.3

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

June 30, 2024| Page 10

	<br><br>
	Reconciliation of Net Income (Loss) to Property NOI<br><br>(in thousands)*


					Six Months										Year
	Three Months Ended				Ended		Three Months Ended								Ended
	31-Mar-24		30-Jun-24		30-Jun-24		31-Mar-23		30-Jun-23		30-Sep-23		31-Dec-23		31-Dec-23
Net income (loss)	$	(7,552)	$	(21,023)	$	(28,575)	$	2,406	$	(8,420)	$	(45,671)	$	3,575	$	(48,110)
Add (deduct):
Loss on extinguishment of debt		137		—		137		67		—		39		—		106
Gain on consolidation of Sponsored REIT		—		—		—		(394)		—		—		—		(394)
(Gain) loss on sale of properties and impairment of assets held for sale, net		5		13,200		13,205		(8,392)		806		39,671		(8,701)		23,384
Management fee income		(462)		(443)		(905)		(374)		(427)		(460)		(446)		(1,707)
Depreciation and amortization		11,625		11,482		23,107		14,727		14,645		13,409		11,957		54,738
Amortization of above/below market leases		(6)		(6)		(12)		(18)		(12)		(9)		(6)		(45)
General and administrative		4,159		3,635		7,794		3,817		3,768		3,265		3,171		14,021
Interest expense		6,846		7,082		13,928		5,806		6,084		6,209		6,219		24,318
Interest income		(1,008)		(348)		(1,356)		—		—		—		(567)		(567)
Non-property specific items, net		164		169		333		95		127		151		(123)		250
Property NOI*	$	13,908	$	13,748	$	27,656	$	17,740	$	16,571	$	16,604	$	15,079	$	65,994

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

June 30, 2024| Page 11

Debt Summary<br><br>(in thousands)


		Outstanding		Interest			Interest
	Maturity	Balance at:		Rate (a)			Rate at
	Date	30-Jun-24		Components			30-Jun-24

BofA Term Loan	1-Apr-26	$	67,333	SOFR	+	3.00%	8.46%
BMO Term Loan Tranche B	1-Apr-26		86,037	SOFR	+	3.00%	8.46%
Series A Senior Notes	1-Apr-26		86,785				8.00%
Series B Senior Notes	1-Apr-26		62,845				8.00%

		$	303,000				8.23%

●	The table above is a summary of our debt as of June 30, 2024. Additional information on our debt can be found in our Quarterly Report on Form 10-Q for the three and six month periods ended June 30, 2024, which may be updated in our future Quarterly Reports on Form 10-Q, on file with the U.S. Securities and Exchange Commission.
●	On February 8, 2023, we terminated all remaining interest rate swaps applicable to the BMO Term Loan and, on February 10, 2023, we received an aggregate of approximately $4.3 million as a result of such terminations.
---	---
●	On February 21, 2024, we entered into an amendment to the credit agreement evidencing our BMO Term Loan Tranche B. On February 21, 2024, as part of the amendment to the credit agreement, we repaid a $29.0 million portion of the BMO Term Loan, so that $86.0 million of the principal amount remains outstanding. The amendment, among other items, extended the maturity date from October 1, 2024 to April 1, 2026.
---	---
●	On February 21, 2024, we entered into an amendment to the credit agreement evidencing our BofA Revolver. On February 21, 2024, as part of the amendment to the revolving line of credit agreement, we repaid a $22.7 million portion of the $90 million then outstanding, so that $67.3 million of the principal amount remains outstanding. The amendment, among other items, extended the maturity date from October 1, 2024 to April 1, 2026 and converted the revolving loan to a term loan.
---	---
●	On February 21, 2024, we entered into an amendment to the note purchase agreement evidencing our $200 million of Senior Notes. On February 21, 2024, as part of the amendment to the note purchase agreement, we repaid a $29.2 million portion of the Series A Notes, so that $86.8 million of the principal amount remains outstanding. On February 21, 2024, as part of the amendment to note purchase agreement, we repaid a $21.2 million portion of the Series B Notes, so that $62.8 million of the principal amount remains outstanding. The amendment, among other items, changed the maturity date applicable to the Series A Notes from December 20, 2024 to April 1, 2026, and changed the maturity date applicable to the Series B Notes from December 20, 2027 to April 1, 2026.
---	---
●	On July 8, 2024, we sold a property located in Glen Allen, Virginia for a gross selling price of $31 million and on July 10, 2024, we used approximately $25.3 milllion of net proceeds to repay our outstanding debt pari passu based on principal amounts then outstanding.
---	---
●	We incurred financing costs, some of which are deferred and amortized into interest expense during the terms of the loans we execute. We estimate the future annualized amount of the amortization included in interest expense will be approximately $3.3 million.
---	---

(a)	Interest rates exclude amortization of deferred financing costs.

June 30, 2024| Page 12

	<br><br>
	Capital Analysis<br><br>(in thousands, except per share amounts)


		31-Mar-24			30-Jun-24				31-Mar-23			30-Jun-23			30-Sep-23			31-Dec-23
Market Data:	****			****			****	****			****			****			****			****
Shares Outstanding			103,430			103,567				103,236			103,430			103,430			103,430
Closing market price per share		$	2.27		$	1.53			$	1.57		$	1.45		$	1.85		$	2.56
Market capitalization		$	234,787		$	158,457			$	162,080		$	149,974		$	191,346		$	264,782
Total debt outstanding excluding unamortized financing costs			303,000			303,000				400,000			400,000			395,000			405,000
Total Market Capitalization		$	537,787		$	461,457			$	562,080		$	549,974		$	586,346		$	669,782

Dividend Data:
Total dividends declared for the quarter		$	1,034		$	1,034			$	1,033		$	1,032		$	1,034		$	1,034
Common dividend declared per share		$	0.01		$	0.01			$	0.01		$	0.01		$	0.01		$	0.01
Declared dividend as a % of Net income (loss) per share			(14)%			(5)%				43%			(12)%			(2)%			29%
Declared dividend as a % of AFFO* per share			(157)%			200%				57%			(114)%			58%			(23)%

Liquidity:
Cash, cash equivalents and restricted cash		$	37,779		$	31,495			$	13,110		$	6,697		$	13,043		$	127,880
Revolver (converted to Term Loan 2/21/24):
Gross potential available under the BofA Revolver			—			—				150,000			150,000			150,000			125,000
Less:
Outstanding balance			—			—				(75,000)			(75,000)			(80,000)			(90,000)
Total Liquidity		$	37,779		$	31,495			$	88,110		$	81,697		$	83,043		$	162,880

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

June 30, 2024| Page 13

	<br><br>
	Owned & Consolidated Portfolio Overview


		As of the Quarter Ended
	****	30-Jun-24	31-Mar-24	31-Dec-23	30-Sep-23	30-Jun-23	****
Total Owned Properties:
Number of properties (a)		16	16	17	19	20
Square feet		5,264,416	5,264,416	5,565,782	5,992,700	6,056,898
Leased percentage		72.3%	73.3%	74.0%	74.8%	75.7%

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

Total Owned and Consolidated Properties:
Number of properties		17	17	18	20	21
Square feet		5,478,176	5,478,176	5,779,542	6,206,460	6,270,658
Leased percentage		69.7%	70.6%	71.5%	72.4%	73.3%

(a)	Includes properties that were classified as assets held for sale.

June 30, 2024| Page 14

	<br><br>
	Owned & Consolidated Portfolio Overview


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

East Region														Midwest Region

Richmond, VA														Minneapolis
Innsbrook (c)		Glen Allen		VA		298,183		89.6%		79.1%		$	19.93	121 South 8th Street		Minneapolis		MN		297,541		77.6%		77.6%		$	25.72
														801 Marquette Ave		Minneapolis		MN		129,691		91.8%		91.8%			25.48
														Plaza Seven		Minneapolis		MN		330,096		61.6%		60.0%			29.66

														Indianapolis, IN
														Monument Circle (d)		Indianapolis		IN		213,760		4.1%		4.1%			33.91









East Region Total						298,183		89.6%		79.1%		$	19.93	Midwest Region Total						971,088		57.9%		57.3%		$	27.20

(a)	Weighted Occupied Percentage for the six months ended June 30, 2024.
(b)	Weighted Average GAAP Rent per Occupied Square Foot.
---	---
(c)	Property was classified as an asset held for sale as of June 30, 2024 and was sold on July 8, 2024.
---	---
(d)	Consolidated as of January 1, 2023, property held by Single Asset REIT (SAR).
---	---

June 30, 2024| Page 15

	<br><br>
	Owned & Consolidated Portfolio Overview


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

South Region														West Region

Dallas-Fort Worth														Denver
Legacy Tennyson Center		Plano		TX		209,562		53.1%		51.9%		$	31.07	1999 Broadway		Denver		CO		682,639		50.7%		51.2%		$	35.13
Addison Circle		Addison		TX		289,333		79.4%		79.4%			34.92	Greenwood Plaza		Englewood		CO		196,236		65.0%		65.6%			28.96
Liberty Plaza		Addison		TX		217,841		75.9%		74.6%			25.56	1001 17th Street		Denver		CO		649,235		76.5%		71.1%			37.59
														600 17th Street		Denver		CO		612,135		78.8%		78.5%			34.64
Houston
Park Ten		Houston		TX		157,609		82.1%		79.9%			29.20	West Region Total						2,140,245		67.9%		66.4%		$	35.21
Eldridge Green		Houston		TX		248,399		100.0%		100.0%			26.36
Park Ten Phase II		Houston		TX		156,746		66.9%		90.3%			29.95	Total Owned & Consolidated Properties						5,478,176		69.7%		68.3%		$	30.85
Westchase I & II		Houston		TX		629,025		66.5%		61.2%			27.36

Atlanta
Pershing Plaza (c)		Atlanta		GA		160,145		79.8%		79.8%			39.59


South Region Total						2,068,660		74.2%		74.0%		$	29.82

(a)	Weighted Occupied Percentage for the six months ended June 30, 2024.
(b)	Weighted Average GAAP Rent per Occupied Square Foot.
---	---
(c)	Property was classified as an asset held for sale as of June 30, 2024.
---	---

June 30, 2024| Page 16

	<br><br>
	Tenants by Industry<br><br>(Owned and Consolidated Properties by Square Feet)<br><br>

June 30, 2024| Page 17

	<br><br>
	20 Largest Tenants with Annualized Rent and Remaining Term<br><br>(Owned and Consolidated Properties)


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

1	CITGO Petroleum Corporation		1		105		248,399		4.5%		$	7,384,902		6.3%
2	EOG Resources, Inc.		1		30		169,167		3.1%			6,392,821		5.4%
3	US Government (b)		2		19, 79		168,573		3.1%			6,468,376		5.5%
4	Commonwealth of Virginia (c)		1		121		127,500		2.3%			416,747		0.4%
5	Kaiser Foundation Health Plan, Inc.		1		59		120,979		2.2%			3,911,586		3.3%
6	Swift, Currie, McGhee & Hiers, LLP		1		111		101,296		1.9%			4,313,600		3.7%
7	Deluxe Corporation		1		157		98,922		1.8%			2,988,895		2.5%
8	ChemTreat Inc. (d)		1		89, 90		94,456		1.7%			865,511		0.7%
9	Ping Identity Corp.		1		24		89,856		1.7%			3,786,532		3.2%
10	Permian Resources Operating, LLC		1		88		67,856		1.2%			2,970,057		2.5%
11	PwC US Group (e)		1		1, 55		66,304		1.2%			2,327,301		2.0%
12	Hall and Evans LLC		1		62		65,878		1.2%			2,574,309		2.2%
13	Cyxtera Management, Inc.		1		67		61,826		1.1%			2,435,326		2.1%
14	Precision Drilling (US) Corporation		1		47		59,569		1.1%			2,074,193		1.8%
15	Olin Corporation		1		69		54,080		1.0%			1,766,793		1.5%
16	Coresite, LLC		1		137		49,518		0.9%			2,038,656		1.7%
17	Schwegman, Lundberg & Woessner, P.A.		1		43		46,269		0.8%			1,406,279		1.2%
18	Invenergy, LLC. (f)		2		4, 132		42,505		0.8%			299,647		0.3%
19	Ark-La-Tex Financial Services, LLC.		1		33		41,011		0.8%			1,525,038		1.3%
20	Chevron U.S.A., Inc.		1		38		35,088		0.6%			1,510,188		1.3%

					Total		1,809,052		33.0%		$	57,456,757		48.9%

Footnotes on next page

June 30, 2024| Page 18

	<br><br>
	20 Largest Tenants with Annualized Rent and Remaining Term<br><br>(Owned and Consolidated Properties)

Footnotes:

(a) Annualized rent represents the monthly rent charged, including tenant reimbursements, for each lease in effect at June 30, 2024 multiplied by 12. Tenant reimbursements generally include payment of real estate taxes, operating expenses and common area maintenance and utility charges.

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

(c) Lease (i) commenced for 100,010 square feet in January 2024 with rent commencing on August 1, 2024 and (ii) commenced for 27,490 square feet on May 1, 2024 with rent commencing on July 1, 2025. This property was sold on July 8, 2024.

(d) Includes 44,908 square feet commencing on August 1, 2024 with rent commencing January 1, 2025. This property was sold on July 8, 2024.

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

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

June 30, 2024| Page 19

	<br><br>
	Leasing Activity<br><br>(Owned and Consolidated Properties)


					Year		Year
	Six Months Ended				Ended		Ended
Leasing Activity		30-Jun-24		30-Jun-23		31-Dec-23		31-Dec-22
(in Square Feet - SF)
New leasing		92,000		176,000		228,000		275,000
Renewals and expansions		180,000		269,000		478,000		160,000
		272,000		445,000		706,000		435,000

Other information per SF
(Activity on a year-to-date basis)
GAAP Rents on leasing	$	28.10	$	29.14	$	29.71	$	33.27
Weighted average lease term		6.1 Years		6.6 Years		6.8 Years		6.4 Years

Increase over average GAAP rents in prior year (a)		12.0%		7.2%		7.4%		10.6%

Average free rent		4 Months		5 Months		6 Months		6 Months
Tenant Improvements	$	28.18	$	20.90	$	22.42	$	31.86
Leasing Costs	$	8.57	$	10.27	$	10.56	$	11.80

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

June 30, 2024| Page 20

	<br><br>
	Lease Expirations by Square Feet<br><br>(Owned and Consolidated Properties)

June 30, 2024| Page 21

	<br><br>
	Lease Expirations with Annualized Rent per Square Foot (SF)<br><br>(Owned and Consolidated Properties)


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

2024	22	(c)	171,693		$	5,311,853	$	30.94	4.6%	4.6%
2025	54		476,539			16,612,257		34.86	14.1%	18.7%
2026	40		552,224			19,397,984		35.13	16.5%	35.2%
2027	28		295,314			10,159,656		34.40	8.6%	43.8%
2028	20		239,307			7,609,966		31.80	6.5%	50.3%
2029	32		492,044			14,661,408		29.80	12.5%	62.8%
2030	11		248,946			8,438,638		33.90	7.2%	70.0%
2031	8		256,836			9,565,128		37.24	8.2%	78.2%
2032	6		139,884			1,102,971		7.88	0.9%	79.1%
2033	7		461,076			15,992,456		34.69	13.6%	92.7%
2034 and thereafter	36		482,916	(d)		8,598,144		17.80	7.3%	100.0%
Leased total	264		3,816,779		$	117,450,460	$	30.77	100.0%
Owned property vacant SF			1,456,352
Monument Circle vacant SF (e)			205,045
Total Portfolio Square Footage			5,478,176

(a)	The number of leases approximates the number of tenants. Tenants with lease maturities in different years are included in annual totals for each lease. Tenants may have multiple leases in the same year.
(b)	Annualized rent represents the monthly rent charged, including tenant reimbursements, for each lease in effect at June 30, 2024 multiplied by 12. Tenant reimbursements generally include payment of real estate taxes, operating expenses and common area maintenance and utility charges.
---	---
(c)	Includes 2 leases that are month-to-month.
---	---
(d)	Includes 53,315 square feet that are non-revenue producing building amenities.
---	---
(e)	Includes one property known as Monument Circle that was consolidated in our financial statements effective January 1, 2023. Please see the note: Consolidation of Sponsored REIT on page 25 for more information.
---	---

June 30, 2024| Page 22

	<br><br>
	Capital Expenditures<br><br>(Owned and Consolidated Properties)


(in thousands)					Six Months
	For the Three Months Ended				Ended
	31-Mar-24		30-Jun-24		30-Jun-24

Tenant improvements	$	2,619	$	2,558	$	5,177
Deferred leasing costs		2,237		511		2,748
Non-investment capex		1,019		1,480		2,499
Total Capital Expenditures	$	5,875	$	4,549	$	10,424


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

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

First generation leasing and investment capital was $0 for the six months ended June 30, 2024 and $1.5 million for the year ended December 31, 2023. June 30, 2024| Page 23

	<br><br>
	Disposition Activity<br><br>(in thousands except for Square Feet)


Recent Dispositions:										Gross Sale			Gain (loss)
	****	City	****	State	****	Square Feet	****	Date Sold	****	Proceeds		****	on Sale		****
2024
Collins Crossing		Richardson		TX		300,887		1/26/24		$	35,000		$	(2,145)
Innsbrook		Glenn Allen		VA		298,183		7/8/2024			31,000			(13,200)

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

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

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

2020
Emperor Boulevard		Durham		NC		259,531		12/23/20		$	89,700		$	41,928
(a)	Conveyance of approximately 7,826 square feet of land as part of a road revitalization project.
---	---

June 30, 2024| Page 24

	<br><br>
	Loan Portfolio of Secured Real Estate<br><br>(in thousands)


(dollars in thousands, except footnotes)			Maximum		Amount		Interest
		Maturity	Amount		Outstanding		Rate at
Sponsored REIT	Location	Date	of Loan		30-Jun-24		30-Jun-24

Mortgage loan secured by property
FSP Monument Circle LLC (1)	Indianapolis, IN	30-Sep-24	$	24,000	$	24,000	7.51%
			$	24,000	$	24,000

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

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

Consolidation of Sponsored REIT

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

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

June 30, 2024| Page 25

	<br><br>
	Net Asset Value Components


(in thousands except per share data)
	As **** of
	30-Jun-24		Assets:			Other information:
Total Market Capitalization Values			Straight-line rent receivable	$	38,901	Leased SF to be FFO producing
Shares outstanding		103,566.7	Assets held for sale		67,823	during 2024-2027 (in 000's)		126
Closing price	$	1.53	Cash, cash equivalents and restricted cash		31,495
Market capitalization	$	158,457	Tenant rent receivables		2,349	Straight-line rental revenue current quarter	$	(258)
Debt		303,000	Prepaid expenses		3,213
Total Market Capitalization	$	461,457	Office computers and furniture		92
			Other assets:
			Deferred financing costs, net		5,785
	3 Months		Other assets - Right-to-Use Asset		851
	Ended			$	150,509
NOI Components	30-Jun-24

Same Store NOI (1)	$	13,819
Acquisitions (1) (2)		—	Liabilities:
Property NOI (1)		13,819	Debt (excluding contra for unamortized financing costs)	$	303,000	Footnotes to the components
Full quarter adjustment (3)		—	Accounts payable & accrued expenses		26,065	(1) See pages 11 & 30 for definitions and reconciliations.
Stabilized portfolio	$	13,819	Tenant security deposits		6,248
			Other liabilities: lease liability		859	(2) Includes NOI from acquisitions not in Same Store.
				$	336,172
Financial Statement Reconciliation:						(3) Adjustment to reflect property NOI for a full quarter in the quarter acquired, if necessary.
Rental Revenue	$	30,818
Rental operating expenses		(11,027)				(4) HB3 Tax in Texas is classified as an income tax, though we treat it as a real estate tax in Property NOI.
Real estate taxes and insurance		(5,727)
NOI from dispositions & acquisition properties		(89)				(5) Management & other fees are eliminated in consolidation but included in Property NOI.
Taxes (4)		(48)
Management & other fees (5)		(108)
Property NOI (1)	$	13,819

June 30, 2024| Page 26

	<br><br>
	Appendix: Non-GAAP Financial Measure Definitions

Definition of Funds From Operations (“FFO”)

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

June 30, 2024| Page 27

	<br><br>
	Appendix: Non-GAAP Financial Measure Definitions

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

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

Definition of Property Net Operating Income (Property NOI)

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

June 30, 2024| Page 28

	<br><br>
	Appendix: Non-GAAP Financial Measure Definitions

Definition of Adjusted Funds From Operations (AFFO)

June 30, 2024| Page 29

Investor Relations Contact Georgia Touma ~ 877.686.9496 InvestorRelations@fspreit.com Franklin Street Properties Corp. Supplemental Operating & Financial Data 401 Edgewater Place ~Wakefield, MA 01880 781.557.1300 ~ www.fspreit.com

June 30, 2024| Page 30